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2022-12-22 Agenda PacketSpokan�� Valley' Agenda Spokane Valley Planning Commission Regular Meeting Thursday, December 22, 2022 at 6:00 p.m. Remotely via ZOOMmeeting and In Person at 10210 E Sprague Avenue NOTE: Members of the public may attend Spokane Valley Planning Commission meetings in -person at City Hall at the address provided above, or via Zoom at the link below. Members of the public will be allowed to comment in -person or via Zoom as described below: Public comments will only be accepted for those items noted on the agenda as "public comment opportunity." If making a comment via Zoom, comments must be received by 4:00 pm the day of the meeting. Otherwise, comments will be taken in -person at the meeting in Council Chambers, as noted on the agenda below LINK TO ZOOM MEETING INFORMATION: https:Hspokanevalley.zoom.us/u/86262747051 One tap mobile US: +12532158782„ 86262747051# or+16699006833„86262747051# US Dial by your location US: +1 253 215 8782 US (Tacoma) Meeting ID: 862 6274 7051 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. APPROVAL OF AGENDA 5. APPROVAL OF MINUTES: December 8, 2022 6. COMMISSION REPORTS 7. ADMINISTRATIVE REPORT 8. PUBLIC COMMENT: On any subject which is not on the agenda. 9. COMMISSION BUSINESS: a. Findings of Fact: STV-2022-0003 - Privately initiated street vacation request to vacate 21 square feet of public right-of-way adjacent to University Road. b. Findings of Fact: CTA-2022-0003 — Privately Initiated Map Amendments Update 10. FOR THE GOOD OF THE ORDER 11. ADJOURNMENT Meeting Minutes Spokane Valley Planning Commission Council Chambers — City Hall December 8, 2022 I. Planning Commission Vice -Chair Robinson called the meeting to order at 6:00 p.m. The meeting was held in person and via ZOOM meetings. H. The Commissioners, staff, and audience stood for the Pledge Of Allegiance III. Administrative Assistant Marianne Lemons took attendance, and the following members and staff were present: Fred Beaulac Susan Delucchi Karl Gramath Walt Haneke, absent Bob McKinley, absent Nancy Miller Sherri Robinson Tony Beattie, City Senior Deputy Attorney Chaz Bates, Planning Manager Martin Palaniuk, Associate Planner Levi Basinger, Planner Greg Bingamin, IT Specialist Marianne Lemons, Administrative Assistant There was consensus from the Planning Commission to excuse Commissioner McKinley and Commissioner McKinley. IV. AGENDA: Commissioner Delucchi made a motion to approve the agenda of the December 8, 2022 meeting as presented. There was no discussion. The vote on the motion was five in favor, zero against and the motion passed. V. MINUTES: Commissioner Beaulac moved to approve the November 10, 2022 minutes as presented. There was no discussion. The vote on the motion was five in favor, zero against and the motion passed. VI. COMMISSION REPORTS: There were no Commissioner reports. VII. ADMINISTRATIVE REPORT: Planning Manager reminded the Planning Commission that there will be a meeting on December 22, 2022. VIII. PUBLIC COMMENT: There was no public comment. IX. COMMISSION BUSINESS: a. Public Hearing: STV-2022-0003 - Privately initiated street vacation request to vacate 21 square feet of public right-of-way adjacent to University Road. 12.08.2022 Planning Commission Minutes Page 2 of 5 The public hearing was opened at 6:05 p.m. Planner Basinger presented a staff report. He stated that the piece of public right-of-way (ROW) is located west of and adjacent to University Road and is approximately 170-feet south of the intersection with 16w Avenue. The subject piece of ROW measures approximately 4.5 feet east/west by 5 feet north/south. Mr. Basinger reported that notice of the public hearing was posted at the area to be vacated and in three places throughout the City. Written notice of the hearing was mailed to the property owner of the abutting property and notice was published in the Valley Herald on two occasions. Mr. Basinger explained that the ROW was dedicated to the City of Spokane Valley by Spokane County pursuant to Spokane County Resolution No. 11-0698 in 2011 for the purpose of placing a school zone flashing beacon in this location. According to the resolution, the county engineer deemed it in the best interest of the public to place the beacon upon be a part of the road ROW. The beacon assembly has since been relocated to north of 16`" Avenue and only the foundation for the assembly remains on the site. Other than the foundation for the former assembly, the right-of-way is unimproved. The right-of-way is not being used and is not needed by the City. The subject ROW and foundation for the former flashing beacon are located behind the existing sidewalk and behind the existing storm drains within University Road. The City does not plan to remove the foundation if the right-of-way is vacated. There are also no identified utility lines or easements that pass through the piece of right-of-way in question. Mr. Basinger stated that staff has reviewed the approval criteria and has the determined the following: • The vacation will better serve the public by reducing the Cities maintenance obligations and allowing full development of the private property. • The ROW is not required for public use or public access. • There is no need to substitute a new or different public ROW • The City does not anticipate that conditions will change in the future requiring use of the ROW. • The City has not received any objections from the public or agencies. There was no public comment offered. The public hearing was closed at 6:12 p.m. Commissioner Miller moved to recommend approval of the proposed street vacation STV-2022-0003 to the City Council subject to all staff conditions. There was no discussion. The vote on the motion was five in favor, zero against and the motion passed. b. Study Session: CTA-2022-0003 —Privately Initiated Map Amendments Update The public hearing was opened at 6:14 p.m. Associate Planner Martin Palaniuk gave a staff report. He stated that CTA-2022-0003 is a city -initiated code text amendment to revise Chapter 19.30 of the Spokane Valley Municipal Code (SVMC) as it relates to privately initiated site -specific Comprehensive Plan land use map amendments and privately initiated site -specific zoning map amendments. The proposed regulation would identify additional criteria that would be "considered" when reviewing the proposed map amendments. Mr. Palaniuk explained that there is a planning concern regarding the intrusion of more intense land uses into areas of less intense uses. The cause of this concern is because the SVMC does not identify 12-08-2022 Planning Commission Minutes Page 3 of 5 criteria for approving a change to the land use designation map and the criteria for zoning map amendments allows land use changes when adjacent to the same or higher zoning classification. However, the code does not define the word "higher" regarding zoning classifications. The code also includes 'comer touches" and allows crossing right-of-way. Mr. Palaniuk explained that the City has a Comprehensive Plan Land Use Designation Map which identifies the different land uses throughout the community. Comprehensive Plan Map Amendments are only allowed one time per year. The decision authority is the City Council. Changes to the Comprehensive Plan Land Use Map automatically require a zoning map amendment because the two maps must be consistent. Therefore, both map amendments are done concurrently. Mr. Palaniuk stated that Zoning Map Amendments must be consistent with the Comprehensive Plan land use designation. They can be requested at any time (unless a Comprehensive Plan Map amendment is required as well). The decision authority is the Spokane Valley Hearing Examiner. Changes to the zoning map may or may not require a Comprehensive Plan Land Use Map amendment. Any change other than a residential zone requires a change to the Comprehensive Plan land use map. Mr. Palaniuk said that the proposed code text language would develop criteria to "consider" for privately initiated site -specific Comprehensive Plan Map Amendments that include the following: • The effect on surrounding land use and traffic circulation. • The existence of logical boundaries. • Avoids creating peninsulas or protrusions into different land use zones. • Meets all zoning map amendment criteria. Mr. Palaniuk stated that the proposed code text language would also develop criteria for site -specific zoning map amendments that include the following: • Avoiding creating or enlarging peninsulas, islands, or protrusions into different zoning districts. • Considers logical boundaries and barriers such as the river, the railroad, or the interstate. Mr. Palaniuk explained that the existing regulations for Comprehensive Plan Map Amendments state that changes can only occur once per year, except for limited circumstances. The proposed regulations will keep the current existing regulations and add the following considerations: • The effect on surrounding land uses and transportation circulation. • Avoid allowing changes that extend across freeways, highways, & railroads, • Avoid changes that create peninsulas or intrusions • Changes would follow rezoning criteria. Mr. Palaniuk stated that the existing regulations for the zoning map criteria state the following: • Concurrency • Consistent with the comprehensive plan • Substantial relation to public health • Is needed for comprehensive plan goals • Adjacent to a higher zone • Cannot be detrimental to surrounding properties • Must have community wide benefit. Mr. Palaniuk said that the proposed regulations will keep all the current existing regulations except for "adjacent to a higher zone" and would add the following: • Must avoid creating peninsulas or intrusions 12-08-2022 Planning Commission Minutes Page 4 of 5 • Must consider right-of-way, river, and railroad corridors • Must be adjacent to a substantially similar zoning district Public Comment: Linda Klesch (Spokane Valley) stated that she is in support of the amendment. She said that she would like to see the City maintain traditional historic neighborhoods and keep large developments from coming in and changing those neighborhoods. The public hearing was closed at 6:37 p.m. Commission Miller moved to recommend approval of CTA-2022-0003 to the City Council based on the findings presented in the staff report. There was no discussion. The vote on the motion was five in favor, zero against and the motion passed. c. Study Session: CTA-2022-0004 — Stormwater Management Regulations Update Engineering Manager Adam Jackson gave a staff presentation. He stated that the Washington Dept of Ecology defines stormwater as rain and snow melt that runs off rooftops, paved streets, highways, and parking lots. Uncontrolled stormwater runoff can collect pollutants and harm the environment. Ecology issues various federal and state permits to control surface and groundwater pollution. The City's Stormwater Utility exists to ensure compliance with those applicable permits. Mr. Jackson explained that the Ecology's permitting process requires a Municipal Separate Storm Sewer System (MS4). To maintain compliance with the MS4, the City is required to update code text in the SVMC with specific language set forth by Ecology. Stormwater Engineer Chad Phillips explained that the proposed amendment will apply to three sections of the code. The change needs to include language in the illicit discharge section, the construction site stormwater water run-off controls section, and the post construction stormwater management section. Mr. Phillips explained that the change to the illicit discharge section will include an expanded list of exempted discharges, a list of conditionally exempt discharges, and an amendment for private property prevention of illicit discharge. There will also be an addition of a declaration of violation and an enforcement process and procedure. Mr. Phillips explained that the construction site stormwater run-off controls section and the post construction stormwater management section will include language regarding inspections on private property. There are conditions within the permit that the City inspect stormwater facilities every five years. Mr. Jackson stated that the public hearing will be held on January 12, 2023. Commissioner Robinson asked if displacement from new development is regulated by the amended codes. Mr. Jackson responded that the Cities development regulation standards and flood plain development permits that address that type of water run-off. Commission Robinson asked if stormwater filters into the sewer system. Mr. Phillips explained that the City uses other types of filtration and systems to keep stormwater from overflowing the sewer system. Commissioner Beaulac asked the process for reporting stormwater run-off violations. Mr. Phillips answered that residents should contact the City and the City will start the process to determine if a violation has occurred. 12-08-2022 Planning Commission Minutes Page 5 of 5 Commissioner Delucchi asked who maintains the dry wells. Mr. Jackson responded that dry wells in the public ROW are the responsibility of the City. Dry wells on private property are the responsibility of the property owner. However, the City does have an inspection program and maintenance/clean-up process. X. GOOD OF THE ORDER: Commissioner Robinson reported that she will not be able to attend the meeting on December 22, 2022. XI. ADJOURNMENT: Commissioner Beaulac moved to adjourn the meeting at T 13 p.m. The vote on the motion was five in favor, zero against and the motion passed. Bob McKinley, Chairman Date Signed Marianne Lemons, Secretary CITY OF SPOKANE VALLEY Request for Planning Commission Action Meeting Date: December 22, 2022 Item: Check all that apply ❑ old business ® new business ❑ public hearing ❑ information ❑ study session ❑ pending legislation FILE NUMBER: STV-2022-0003 AGENDA ITEM TITLE: Findings and Recommendation - STV-2022-0003 DESCRIPTION OF PROPOSAL: Privately initiated street vacation request to vacate 21 square feet of public right-of-way adjacent to University Road. GOVERNING LEGISLATION: Chapter 22.140 Spokane Valley Municipal Code (SVMC); RCW 35A.47.020 and Chapter 35.79 RCW BACKGROUND: The piece of public right-of-way in question is located west of and adjacent to University Road and is approximately 170-feet south of the intersection with 16th Avenue. The subject piece of right-of-way measures approximately 4.5-feet east/west by 5-feet north/south. The right-of-way was dedicated to the City of Spokane Valley from Spokane County pursuant to Spokane County Resolution No. 11-0698 in 2011 for purposes of placing a school zone flashing beacon in this location. The beacon assembly was relocated to north of 16th Avenue and only the foundation for the assembly remains. With the exception of the foundation for the former assembly, the right-of-way is otherwise unimproved. The right-of-way is not being used and is not needed by the City. The subject right-of-way and foundation for the former flashing beacon are located behind the existing sidewalk and behind the existing storm drains within University Road. The City does not plan to remove the foundation if the right-of-way is vacated. There are also no identified utility lines or easements that pass through the piece of right-of-way in question. The right-of-way is adjacent to Parcel 45291.0125 on three sides. The parcel is owned by Ann S. Easterly 2018 Living Trust. The property owner has requested the 21-square feet of right-of-way be vacated and aggregated into the adjacent property because it no longer serves a public purpose. On October 25, 2022, City Council passed Resolution 22-019 to set a public hearing date with the Planning Commission on December 8, 2022. The Planning Commission conducted a study session on November 10, 2022 and a public hearing on December 8, 2022. On December 8, 2022, the Planning Commission voted unanimously to recommend approval of the street vacation (STV-2022-0003) to the City Council. RECOMMENDED ACTION OR MOTION: Move to approve the Planning Commission Findings and Recommendation for STV-2022-0003. STAFF CONTACT: Levi Basinger, Planner ATTACHMENTS: 1. Findings of Fact RPCA Findings and Recommendation for STV-2022-0003 Page 1 of I FINDINGS AND RECOMMENDATIONS OF THE SPOKANE VALLEY PLANNING COMMISSION Pursuant to Spokane Valley Municipal Code (SVMC) 17.80.150(E) the Planning Commission shall consider the proposal and shall prepare and forward a recommendation to the City Council following the public hearing. The following findings are consistent with the Planning Commission's decision to recommend approval of File No. STV-2022-0003. A. Background: 1. Chapter 22.140 SVMC, governing street vacations. 2. STV-2022-0003 is a privately initiated street vacation request to vacate 21.5 square feet of public right-of-way adjacent to University Road. 3. The Planning Commission held a properly noticed public hearing on December 8, 2022. On December 8, 2022, the Planning Commission conducted deliberations and voted unanimously to recommend approval of STV-2022-0003 to the City Council. B. Planning Commission Findings: Compliance with SVMC 22.140.030 1. Whether a change of use or vacation of the street or alley will better serve the public. The area proposed to be vacated is surrounded on three sides by the parcel owned by the applicant. This results in a small intrusion ofpublic right of way extendingfrom University Road into the applicant's property. The area as right-of-way requires maintenance by the City, the applicant desires to take ownership and maintenance of the area and improving it as part of their private property. The vacation of this right-of-way will better serve the public by reducing maintenance obligations and allowing full development of the private property. The vacation will have no impact on the general public. 2. Whether the street or alley is no longer required for public use or public access. The area proposed to be vacated is currently unimproved and is not being used for public access and is not required for current or future public access or use. Stormwater improvements within and access to the adjacent property would be conditioned at time of future development. 3. Whether the substitution of a new and different public way would be more useful to the public. There is no substitution being proposed as part of the vacation. The City's review has determined no need for anew or different public way. The purpose for this right of way was for a school zone beacon, which is no longer present at this location. Only the foundation for the former beacon remains within the subject right of way. No additional right of way is needed to substitute the subject right of way to be vacated. 4. Whether conditions may so change in the future as to provide a greater use or need than presently exists. Properties adjacent to the site have access along University Road. No changes would occur in the future that would require the use of the 21.5 square feet of right-of-way for public access. Findings and Recommendations of the Spokane Valley Planning Commission STV-2022-0003 Page I oft Whether objections to the proposed vacation are made by owners of private property (exclusive of petitioners) abutting the street or alley or other governmental agencies or members of the general public. Notice of the public hearing was made by posting written notice at City Hall, CenterPlace, and the Valley library; publishing notice in the Spokane Valley Herald; and posting at the right-of-way to be vacated. A direct mailing was made to property owners adjacent to the proposed vacation. No objections by the public or governmental agencies have been received. C. Conclusions: The findings confirm that the criteria set forth in SVMC 22.140.030 have been met. D. Recommendation: The Spokane Valley Planning Commission therefore recommends the City Council approve STV-2022-0003 subject to the following conditions. 1. The vacated property shall be transferred to the owner of the abutting parcel 45291.0125. 2. Following the City Council's approval of the street vacation, a record of survey of the area to be vacated, prepared by a registered surveyor in the state of Washington, including an exact metes - and -bounds legal description, and specifying any and all applicable easements for construction, repair and maintenance of existing and future utilities and services, shall be completed. 3. All direct and indirect costs of the title transfer of the vacated street from public to private ownership shall be paid by the proponent. The City shall not, and does not, assume any financial responsibility for any direct or indirect costs for the transfer of title. 4. The Neighborhood Commercial zoning district designation of the properties adjoining the street to be vacated shall be automatically extended over the entirety of the vacation. 5. The record of survey and certified copy of the Ordinance shall be recorded by the City Clerk in the office of the Spokane County Auditor. 6. All conditions of City Council authorization shall be fully satisfied prior to any transfer of title by the City. Approved this 22nd day of December 2022 Planning Commission, Chairman ATTEST Marianne Lemons, Office Assistant Findings and Recommendations of the Spokane Valley Planning Commission STV-2022-0003 Page 2 of 2 CITY OF SPOKANE VALLEY Request for Planning Commission Action Meeting Date: December 22, 2022 Item: Check all that apply ❑ old business ® new business ❑ public hearing ❑ information ❑ study session ❑ pending legislation AGENDA ITEM TITLE: CTA-2022-0003 Comprehensive Plan Map and Zoning Map Amendments GOVERNING LEGISLATION: RCW 36.70A.106, SVMC 17.80.150 and 19.30.040. PREVIOUS COMMISSION ACTION: Study sessions on October 13 and November 10, 2022; a public hearing was conducted on December 8, 2022. BACKGROUND: Review of past privately initiated site -specific Comprehensive Plan land use and zoning map amendments identified a need for code text amendment to SVMC 19.30.010 and SVMC 19.30.030. Pursuant to SVMC 19.30.040 these amendments require the Planning Commission to hold a public hearing and provide a recommendation to City Council. Chapter 19.30 SVMC outlines the process for Comprehensive Plan text and map amendments, area -wide rezones, and site -specific rezones. A review of chapter 19.30 SVMC found that there were two related issues: (1) there are no criteria for privately initiated site -specific Comprehensive Plan land use amendments and (2) a property can be eligible for a site -specific zoning map amendment if it is adjacent to a property zoned the same or higher zone; adjacent includes comer touches, and across right-of-way. Additionally, there is ambiguity in what classifies as a "higher zone". Conceptually, this can be interpreted either as a more intensive zone (Industrial is higher than Multiple Family), or the allowed uses are similar but more dense (Multiple Family is higher than Single Family). These issues taken together allow for more intense zoning and land use designations intruding into less intense zones and land use designations. CTA-2022-0003 is a city -initiated code text amendment to revise chapter 19.30 SVMC as it relates to privately initiated site -specific Comprehensive Plan land use map amendments and privately initiated site - specific zoning map amendments. The proposed regulation will identify additional criteria that shall be considered when reviewing the proposed map amendments. Planning Commission held a study session on the proposed amendment on October 13 and November 10, 2022. The Planning Commission discussed the proposed changes, and suggested the following areas to consider: historical development patterns of neighborhoods, and preserving those lot sizes and patterns; limiting the expansion or growth of the existing zoning peninsulas, and islands. Language was added to the proposed amendment that speaks to expansion, and islands. The Planning Commission held a properly noticed public hearing and conducted deliberations on December 8, 2022. The Commissioners voted 5-0 to recommend that the City Council approve the amendment. OPTIONS: Approve the Commission's Findings and Recommendation for CTA-2022-0003, or provide further direction. RECOMMENDED ACTION OR MOTION: Move to approve the Commission's Findings and Recommendation for CTA-2022-0002. STAFF CONTACT: Martin Palaniuk, Associate Planner ATTACHMENTS: 1. Findings and Recommendation 2. Draft CTA-2022-0003 RPCA Public Hearing for Code Text Amendment CTA-2022-0003 Page I of I FINDINGS AND RECOMMENDATIONS OF THE SPOKANE VALLEY PLANNING COMMISSION CTA-20224003 Proposed Amendment to Spokane Valley Municipal Code (SVMC) Pursuant to SVMC 17.80.150(E) the Planning Commission shall consider the proposal and shall prepare and forward a recommendation to the City Council following the public hearing. The following findings are consistent with the Planning Commission recommendation. Background: 1. Pursuant to RCW 36.70A.130, Spokane Valley adopted its 2016 Comprehensive Plan Update and updated development regulations on December 13, 2016, with December 28, 2016, as the effective date. 2. Review of past privately initiated site -specific Comprehensive Plan land use and zoning map amendments identified a need for code text amendments to SVMC 19.30.010 Comprehensive Plan text and map amendments, and SVMC 19.30.030 Site -specific zoning map amendments. 3. Pursuant to SVMC 19.30.040 modification to SVMC Titles 17 through 24 are classified as a Type IV development application, and require the Planning Commission to hold a public hearing and provide a recommendation to City Council. 4. CTA-2022-0003 is a city -initiated code text amendment to revise chapter 19.30 SVMC as it relates to privately initiated site -specific Comprehensive Plan land use map amendments and privately initiated site -specific zoning map amendments. The amendment adds criteria that shall be considered when reviewing the proposed map amendments. 5. The Planning Commission held a properly noticed public hearing, and conducted deliberations on December 8, 2022. The Commissioners voted 5-0 to recommend that the City Council approve the amendment. Planning Commission Findings: 1. Compliance with SVMC 17.80.150(F) Approval Criteria a. The proposed text amendment is consistent with the applicable provisions of the Comprehensive Plan. Findings: The proposed amendment is supported by the Comprehensive Plan and is consistent with the following Comprehensive goals and policies: LU-GI Maintain and enhance the character and quality of life in Spokane Valley. LU-G2 Provide for land uses that are essential to Spokane Valley residents, employees, and visitors. LU-P7 Protect residential neighborhoods from incompatible land uses and adverse impacts associated with transportation corridors H-P6 Preserve and enhance the city's established single-family neighborhoods by minimizing the impacts of more dense housing typologies such as duplexes and cottage development Conclusion: The proposed text amendment is supported by the Comprehensive Plan and is consistent with the goals and policies. b. The proposed amendment bears a substantial relation to public health, safety, welfare, and protection of the environment. Findings and Recommendations of the Spokane Valley Planning Commission CTA-2022-0003 Page I oft Findings: The proposed amendment bears a substantial relation to public health, safety, welfare, and protection of the environment for the following reasons: The development of properties creates a need for public services to support the development. Development must have a transportation network capable of safely handling the additional traffic created by development. Safe water supplies, and a functional sewage system capable of serving the new development are necessary to protect public health. The proposed amendment minimizes encroachment of incompatible land uses. The encroachment of incompatible densities, and land use intensities into adjacent areas should be avoided. It is especially important to preserve the integrity of residential neighborhoods. Conclusion: The proposed text amendment bears a substantial relation to public health, safety, welfare, and protection of the environment. 2. Recommendation: The Spokane Valley Planning Commission recommends that the City Council approve CTA-2022-0003. Attachment: Exhibit 1 — Proposed Amendment CTA-2022-0003 Approved this 220e day of December 2022 Planning Commission ATTEST Marianne Lemons, Office Assistant Findings and Recommendations of the Spokane Valley Planning Commission CTA-2022-0003 Page 2 of 2 19.30.010 Comprehensive Plan text and map amendments. A. Pursuant to RC W 36.70A. 130(2)(a), proposed updates to the Comprehensive Plan shall only be processed once per year except for the adoption of original subarea plans, amendments to the SMP, the amendment of the capital facilities chapter concurrent with the adoption of the City budget, in the event of an emergency, or to resolve an appeal of the Comprehensive Plan filed with the Growth Management Hearings Board. B. Privately initiated Comprehensive Plan land use man amendments sh�dl con ider the tollo"in criteria: I. "fhe effect of the or000sed amendment on the lama use and circulation patrern of the �unoundin area. 2. The existence of boundaries such as right-of-way �md natural areas shall b observed In Lenctal proposal, shall avoid extending land use designations across fi-eew'ays hi hw ass of aihoad rights of way that present a logical boundary Proposed amendments shall avoid creatim, or expandin ionin peninsul is or i land of othuwisc rreatc nmvstons into a different land use designation. T. A site -specific land use map amendment also requires a it specific lonin m m unuadmcnt and ,hall additionaliv meet the criteria in SVMC 19 3 0'0 B Bc . Comprehensive Plan text and map amendments are classified as Type IV development applications and shall be processed pursuant to SVMC 17.80.140. 19.30.020 Area -wide rezones. A. Area -wide rezones shall be considered only in conjunction with updates to the Comprehensive Plan text and maps to ensure full consideration of the cumulative effects of all changes. B. Area -wide rezones are classified as Type IV development applications and shall be processed pursuant to SVMC 17.80.140. 19.30.030 Site -specific zoning map amendments. A. Site -specific zoning map amendment requests may be submitted at any time. Site -specific zoning map amendments are classified as Type III development applications and shall be processed pursuant to SVMC 17.80.140. B. All site -specific zoning map amendment requests shall meet all of the following criteria: 1' :Shall pm%% 1e a general I . -a% of the can.uit� to III C1 the dcur.tnd: ahth, pmru d mww Lund LI>e; 2. Be consistent with the Comprehensive Plan land use designation; 3. Bear a substantial relation to the public health, safety, and welfare; 4. Be warranted in order to achieve consistency with the Comprehensive Plan or because of a need for additional property in the proposed zoning district classification, or because the proposed zoning classification is appropriate for reasonable development of the subject property; 5. Shall avoid creatin, or. ionim' pcMIIILI .II IC _nr iIItruyion, into a different zonin; district 6. Not be materially detrimental to uses or property in the immediate vicinity of the subject property; and 7. Have merit and value for the community as a whole id lon,i..lrr `.c, and bariL,.!IL:� ur. ;mJ railroad anti Ji�r,.