PC APPROVED Minutes 02-23-12.pdf Spokane Valley Planning Commission
APPROVED Minutes
Council Chambers — City Hall, 11707 E. Sprague Ave.
February 23, 2012
L CALL TO ORDER
Chair called the meeting to order at 6:01 p.m.
IL PLEDGE OF ALLEGIANCE
Commissioners, staff and audience stood for the pledge of allegiance
IIL ROLL CALL
Commissioners Bates, Carroll, �a���ea 6:os�Hall, Higgins, Neill, Sands, and Stoy were present.
Staff attending the meeting: Scott Kuhta, Planning Manager; Mike Basinger, Senior Planner;
Christina Janssen, Assistant Planner, Kelly Konkright, Deputy City Attorney; Henry Allen
Development Engineer; Dean Grafos, Councilmember; Arne Woodard, Councilmember; Cari
Hinshaw, Office Assistant; Deanna Griffith, Administrative Assistant
IV. APPROVAL OF AGENDA
Commissioner Sands made a motion to approve the agenda as presented. This motion was
passed unanimously.
V. APPROVAL OF MINUTES
There were no minutes to approve. �
VL PUBLIC COMMENT
There was no public comment.
VIL COMMISSION REPORTS
Commissioner Higgins requested to make a point of clarification. Mr. Higgins stated that at
the Feb. 09 meeting he had made a comment and which he would like to clarify. Mr. Higgins
stated that at the end of the meeting in the discourse of discussing when to have, he made a
statement that he felt the land use part of the amendments was a done deal. He said he did not
mean that his mind was made up, he meant that he was personally ready to hear public
testimony. Mr. Higgins wanted the public to know he was personally ready to hear the public
testimony regarding each subject. He said his mind was open and he was interested in what
folks had to say.
Commissioner Hall stated he had attended the joint City Council meeting and appreciated the
exchange. Commissioner Bates stated he also attended the joint meeting.
VIIL ADMINISTRATIVE REPORTS
No administrative report.
IX. COMMISSION BUSINESS
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A. Unfinished Business: CTA-06-11, Proposed amendment to Chapter 22110 Sign
Regulations:
Planning Manager Scott Kuhta said after approving the proposed amendments to Chapter
22.110, sign regulations at the Feb. 9 meeting, he was presenting the findings of the
Planning Commission for approval. Commissioner Stoy mad a motion to approve the
Planning Commission findings and recommendation and forward them to the City Council.
Vote on this motion was 7 in favor, 0 against.
B. New Business: Public Hearing, 2012 Annual Comprehensive Plan Amendments
Senior Planner Mike Basinger made a presentation to the Commissioners regarding the
Comprehensive Plan, why it is needed, the purpose of the annual amendments, and how the
amendments are processed.
Mr. Basinger stated that there were seven privately initiated site specific map amendments,
and four chapter text amendments. Mr. Basinger reminded the Commissioners that the
determination for them would be if the request is appropriate in this area, not what could be
proposed to be built there. Mr. Basinger shared that Asst. Planner Christina Janssen would
be presenting four of the seven site specific map amendments, Mr. Basinger will be
presenting the other three site specific map amendments and the four text amendments.
Ms Janssen started with the site specific map amendments which are have been assigned to
her:
CPA-Ol-12 — Located at 12510/12512 E Olive. Request to change from Low Density
Residential to Medium Density Residential. This is located east of Pines and south of
Broadway Ave. Ms Janssen stated she had received three comment letters which had been
provided to the Commissioners.
CPA-02-12 — Located at 16913 E Mission. Request to change from Low Density
Residential to Mixed Use Center. This parcel is located just north of Indiana extension.
The parcel has a single family residence and a greenhouse operation on it currently. Ms
Janssen stated she had received one comment letter, which had been provided to the
Commissioners.
CPA-04-12 — Located at 805 N Park Rd. Request to change from low Density Residential
to Neighborhood Commercial. This is located off of Park and Broadway. The north and
south east corners are both already zoned neighborhood commercial.
CPA-06-12 —Located at 1114 N Vercler. Request to change from Low Density Residential
to Office. This is located near the hospital and against another parcel which is also zoned
Office/Garden Office.
After Ms. Janssen completed her presentation and Mr. Basinger began his presentation of
the amendments assigned to him.
CPA-03-12 — Located at 15922/16002 E Broadway. Request to change from Office to
Community Commercial. These three parcels are located on Broadway east of Sullivan,
across from Walmart.
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CPA-OS-12 — Located at 601 N Conklin. Request to change from medium Density
Residential to High Density Residential. This is a large parcel located farther down
Broadway, next to CPA-03-12 and this parcel has access onto Conklin as well.
CPA-07-12 — Located at 15712 E Broadway. Request to change from Office to
Community Commercial. This is several parcels which also include a church.
CPA-08-12 — Text amendment to Chapter 2, Land Use, Staff has updated population
estimates, updated figure 2.1 by land use designation, revised potential annexation area
language, updated Map 2.1 to reflect the site-specific map requests if approved.
Commissioners asked if parks level of service was behind, Mr. Basinger stated yes,
however the population figures had been adjusted based on the 2010 census. There was a
discussion regarding marketable land.
CPA-09-12 — Text amendments to Chapter 3, Transportation, Staff has deleted all
references to non-motorized transportation and referenced back to the newly adopted
Chapter 11 Bike and Pedestrian Element of the Comprehensive Plan and have removed the
non-motorized goals and policies as well and referenced them to Chapter 11 as well. Map
3.1 Arterial Street Plan has been updated. Map 32 the Pedestrian Map has been deleted
and all the bike and pedestrian maps are now located in Chapter 1l, and the rest of the
maps have been renumbered.
CPA-10-12 — Text amendments to Chapter 4, Capital Facilities updated the 6-year TIP,
updated the population projections, facility and service data. Map 4.5 has been update to
reflect the 6-year sewer projects.
CPA-11-12 — Text amendments to Chapter 7, Economic Development, updated the entire
chapter with employment status, wages, most of the statistics have been updated to reflect
more current information. Map 7.1 has been updated to reflect current development
activity, updated the goals and policies to reflect the current times. Mr. Basinger noted that
he had made the correction on page 19 to reflect a regional XXXXXXXXX.
Chairman Bates opened the public hearing at 6:32 p.m.
Scott Creighton, 815 S Marigold: Mr. Creighton stated he was the owner of the property,
he stated this property is on the cusp between the zoning. Mr. Creighton said he would like
this change in order to have a better opportuniry for the property.
Monty Lewis, 11006 E Sprague: Mr. Lewis stated he was the property owner and wanted
it to become a conforming use.
Mary Orcutt, 2009 N Bell street: Ms. Orcutt stated she lived not far from the property
located at CPA-02-12 and she walked the trail and surrounding area and felt it should
remain sing family housing.
Grant Person, 11219 E Sundown Dr. Mr. Person stated he had reviewed the staff report
he said had owned the property for years. He said vacancies exceed 25%, rental rates are
down, the uses in office zone are more restrictive, he felt there is more of a need for retail
and commercial more than the office uses and that the property was better suited for retail.
Tim Severns, 611 N Moore Rd: Mr. Severns had asked a question from the back of the
room and the Chairman asked him to step to the podium, and he asked how many units
someone thought could go on the property.
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Ibrahim Farraj, 923 N Park Rd: Mr. Farraj stated that the property was an empty lot, he
bought it and he wanted to put to good use for the neighborhood.
Dwight Hume, 9101 N Mt. View Lane: Mr. Hume stated he was representing the
applicant for this map change. He stated he had read the staff report which recommended
approvaL Mr. Hume stated the issue is not the zoning, land map designation is high density
residential. He said one of the parcels fronts on to Broadway and one on Conklin, which is
across from regional commercial. Mr. Hume stated that the properties south of Broadway
were changing and along with the regional commercial was a driving force of change.
High density residential was a transition designation from regional commerciaL Mr. Hume
stated that this properry was shovel ready. He also said that the Growth Management Act
urges the City to accommodate a certain number of people, this site can assist in
accommodating that many people. Commissioner Carroll stated earlier one of the requests
was to change parcel adjacent parcels on Broadway to Office. Mr. Carroll asked Mr.
Hume if he had considered changing parcels on Conklin to another transition zone. Mr.
Hume's response was, "no I did not and did not on purpose."
Gregory Arger, 300 N Mullan: Mr. Arger stated he was the property owner. Mr. Arger
said he viewed the change to better implement the need for better improved luxury type
apartments, to bring services to the area. Many projects developed today have parks,
playgrounds and other amenities in order to compete and to transform the area.
commissioner neill, apartments over off—have trails and parks and playgrounds to a
Lindsay Skeen, 2602 N Sullivan Rd.: Ms Skeen stated she worked for and as reading a
statement on behalf of Dennis Crapo. The statement said Mr. Crapo had entered into a
developers agreement during a Comprehensive Plan amendment he applied for. It also
stated that he felt CPA-OS-12 was very similar to his and he feels this amendment should
be held to the requirements of his development agreement.
Stan Rhodes, 16422 E Valleyway; Mr Rhodes stated within seven miles of the subject
property there are properties that have hundreds of rental units, from low income restricted,
to townhouses, they have standing units which are vacant. This information is relevant
since there is such an excess, it shows no more apartments are needed or wanted
Katharine Potter, 622 N Moore Rd: Ms. Potter stated she had sent in note previously,
which had signatures attached to it. She currently has collected 90 signatures from
neighbors. Ms. Potter stated she was not opposed to the development of the property she
was opposed to increasing the density. Ms. Potter stated she found it interesting the owner
talk about children running around, she is a member of the PTA at Progress Elementary
and this school is full. She shared that the school district considers crossing Sullivan as a
danger, which requires busing. Increasing the population would add costs to the school
district more money. She said the Greenacres middle school is already busing students to
other schools because it is over capaciry. Ms. Potter said she felt the property should
remain medium density residential, the owners can make all the money they need from it
that way.
Tom Felton, 409 N Sonora: Mr. Felton stated he was a retired Idaho state policeman. Mr.
Felton Mr. Felton said the traffic on Valleyway has increased 50% since the three large
stores have gone in. He said the average speed is 35-40 mph, on a street which the speed
02-23-12 Planning Commission Minutes Page 4 of 9
limit is 25 mph. Mr. Felton said he did not want the cul-de-sac turned into a through street.
Mr. Felton shared he felt the hospice plan was a good idea, a high rise is not a good idea.
Jeffery Potter, 622 N Moore Rd; Mr. Potter started with a thank you for allowing the
neighbors to speak Mr. Potter stated he was opposed to the plan. He said he had called the
police dept. to ask what happens to crime rates when high density goes into an area. Mr
Potter shared he was concerned about traffic, worried about over populated schools. Mr.
Potter stated he was insulted by reference to his neighborhood. He said he do not want
apartments up against his yard. Mr. Potter said he would love to have more neighbors, but
not apartments.
Del Liljegren 418 N Moore Rd; Mr. Liljegren said he has lived in the area for 25 years,
he moved to the valley because of the space, and is very concerned about the proposed
change. Mr. Liljegren said he had submitted a letter previously regarding issues with
traffic, school population and other issues regarding the change from medium to high
density. Mr. Liljegren said he felt that medium density was a transition between the areas..
Joseph Wetzler 424 N Moore: Mr. Wetzler said he enjoyed his residence. He said there
are several elderly living on Valleyway he was concerned about, if the properry is changed
to high density residential. He shared he is worried about the traffic going out and in and
out and in. Mr. Wetzler said there are bicycles going down the street which you really have
to watch for. Mr. Wetzler said that there are bike routes, but no one uses them, bikes are
always going the wrong way. He said watches for the elderly going by his home.
Vicki Endicott. 613 N Conklin: Ms. Endicott said that the development would be on two
sides of her. She said she is not opposed to single family homes however she said she did
not like the insinuation the neighbors don't need a buffer zone. Ms. Endicott said she does
not want apartments.
Robert Endicott, 613 N Conklin: Mr. Endicott stated his property next to the proposal. He
also said he had seen the drawings of what they want to put behind our property. On one
side they said they were putting a day care. Mr. Endicott said that the traffic for 260 units
would mean at least 520 people moving in. He stated he did not want to live in a fish bowl.
He shared he liked living with the wide open spaces. Mr. Endicott stated there are enough
empty apartments. There are plenty on Conklin and Sprague. Single homes is fine, he said
the area can remain that way. Mr. Endicott said he took offense to the statement that the
property owners did not feel the need for a buffer zone...
Jason Camp 618 N Conklin Rd: Mr. Camp said he was 3rd generation living on the
property, he had history of the area and nature traffic increase and he is concerned about
the increase in traffic since the opening of the larger stores, with this increase it will make
the traffic that much worse and unsafe for his children to play in neighborhood.
Jan Wood, 503 N Conklin Rd: Ms. Wood said she lived two houses south of the
proposed development. She stated that traffic since stores have been built has increased,
people going up to 50 mph. She said there is a group home on Broadway, the only place for
the residence to walk is on Valleyway, there are children walking, riding bikes, foot traffic
on Conklin, it is all dangerous, and it will get worse with apartments on the property.
Cheryl McManamon, 504 N Conklin Rd.: Ms. McManamon said this was the best
neighborhood she has lived in, she knows all her neighbors. Ms. McManamon said she has
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a neighbor in a wheel chair which was hit at mission and Sullivan. She shared the traffic
has increased, but not it is not being policed enough. She said she feels the streets have not
updated for the increase in traffic. She shared that since the bigger stores have come, semi-
trucks are coming up Conklin instead of using Sullivan so they don't have to make the
corner. (need to address truck traffic) She also shared she felt there are too many
apartments now.
Brian Groff, 16316 E Valleyway: Mr. Groff stated that traffic is terrible on Conklin, he
has a seven year old son and he will not let him ride his bike because it isn't safe. He
shared he is afraid the crime rate go up and the property values will go down. Mr. Groff
stated that the other day a deer come out of that field with a little baby. He did
acknowledge development can't be stopped but he would rather not have a bunch of
apartments.
Alyssa Camp, 608 N Conklin Rd: Miss Camp said she really didn't want this
development to go in because she couldn't even ride her bike.
Kathy Groff, 16316 E Valleyway: Ms. Groff said she recognized the need for progress
and development, she loved the fact she lives within five minutes of stores but still have a
little piece of property and neighbors. Ms. Groff said she agreed with everything everyone
else had said. She shared that she knew all of her neighbors and she could list the
neighbors half way down the street, and they are all friendly and wonderful. Ms. Groff said
she would like to keep our neighbor hood as it is now.
Shawnee Stewart, 503 N Sonora Lane: Ms. Stewart said she has raised three boys in this
neighborhood, one in a wheelchair. She said she also has three neighbors in wheelchairs.
Ms. Stewart said people speed down her street regardless of dead end sign. She stated the
neighbors had to watch for the children before, then the development starts bringing in the
stores, the City made it worse when they detoured traffic through the area, and then add in
500 more people, she did not want to see communities where the children would not be
able to go out. She acknowledged she was not opposed to single family houses, it would be
great to have new neighbors but she is worried about having that many. She said she was
distressed over the proposal.
The Commission took a break at 7:32 p.m. They returned at 7:46 p.m.
Dwight Hume, 9101 N Mt. View Lane: Mr. Hume stated he was representing the property
owner Dean Riddle. Mr. Hume said this was vacant property. Mr. Hume shared that the
property to the north had been sold to Cancer Northwest. He also said most of the vacant
property around the specific area belongs to hospital. Mr. Hume pointed out the staff
report supports it. He said the properry is proposed to be used in the same manner
surrounding the area. He shared that the property to the south is zoned residential.
Levi Johnson, 12815 E Desmet: Mr. Johnson said he lived two houses to the east of the
proposal and he is in favor of the proposal however he wanted to make sure there would
not be real traffic on Virginia, is not really a street. Mr. Johnson said travelers use it as a
high speed shortcut. He would ask that the Commission approve the request with
reservation so there would be no access onto Virginia or Desmet, increase in traffic was his
concern. Commissioner Hall asked staff if Virginia was a dedicated right-of-way. Staff
confirmed it was half of a dedicated right-of-way.
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Larry Click, 1119 N Vercler: Mr. Click said his main concern traffic along Vercler, he
felt it is a freeway. He said if the Commission approved this proposal then the traffic will
increase. He stated Boone is already an active street. He expressed his concern for his
grandchildren's. He also said he did not want to look out the window and see an office
building. Mr. Click said everything surrounding us is single family homes, except for the
apartments on Broadway. He hopes it won't change.
Kristin Payne 617 N Moore Rd: Ms. Payne stated she was a properry owner and her
property looks out over CPA-07-12. She shared she has spent time and resources updating
her property and contributing to the neighborhood. She shared that her children enjoy their
large backyard, the privacy, peaceful street. Ms Payne stated she was concerned that loss
of privacy, light pollution, safety for children if this amendment were approved. If office
zone stays, then would allow for more peace during off hours, less light pollution. Ms
Payne said she would like the commission to consider what they would do for their own
families.
Tim Severns, 611 N Moore: Mr. Severns said he had concerns with the commercial
zoning. He said that during good parts of the day, a person can't get west to Sullivan Rd.
Traffic at certain times of the year it is difficult to get around the area at all and the traffic
comes down Moore Rd. This would ruin the neighborhood. He said he felt a full
commercial designation would be a detriment to the neighborhood,
Kelly Johnson, 1811 S Madison: Ms. Johnston she was a commercial realtor who was
representing the owner. She shared she was the one who suggested the change. She
explained that they have been having trouble selling the property with the Office
designation on it, anyone who wanted to buy the property found it was too limited in its
allowed uses under this zoning.
Katharine Potter, 622 N Moore: Ms. Potter stated she was opposed to this change. She
explained she was looking at these things (CPA-03,05,07-12)like a package deal. She said
she felt they were basically choking the neighborhood. She asked the Commission what
would they do if it was their neighborhood.
Seeing no one else who wished to testify, the Chairman closed the public hearing at 8:10
p.m.
The Commission discussed and agreed to address each amendment as individual motions.
Commissioner Neill made a made a motion to recommend approval to the City Council
CPA-Ol-12. Commissioners noted staff had received three comments in opposition to the
proposal. Commissioner Carroll noted it was a natural extension of the zoning. Vote is 7 in
favor, 0 against.
Commissioner Carroll made a motion to recommend approval of CPA-02-12 to the City
Council. Commissioners noted staff had received a comment about a good the properry
owner being a good neighbor. Vote is 7 in favor, 0 against.
Commissioner Stoy made a motion to recommend approval to the City Council of CPA-03-
12. Commissioner Hall asked about a comment Mr. Hume had made about a regarding a
subarea plan in this area. Sr. Planner Basinger explained the process required in order to try
and develop a subarea plan. (council would need to feel the need, make the request for staff
to investigate, staff to research and write the plan, public input, process through the
02-23-12 Planning Commission Minutes Page 7 of 9
Planning Commission and Council in a very shorten version) Commissioners wondered if
it was requested could it happen this year, the likely hood would be not. Commissioners
said this amendment would allow a bit of buffering. Commissioner Sands was concerned
for the neighborhood although she could see the area is changing in spite of the residences.
She too expressed concern over the amount of traffic in the area. Commissioner Bates
stated he felt that the business community has moved east and is the hub of retail area at
this time. Vote on the motion is 7in favor, 0 against.
Commissioner Sands made a motion to recommend approval of CPA-04-12 to the City
Council for approval. Commissioners agreed the neighborhood commercial proposed on
this property was a good use of the properry. Vote is 7 in favor and 0 against.
Commissioner Neill made a motion to recommend approval of CPA-OS-12 to the Ciry
Council. Commissioner Sands said she drove through the neighborhood and feels there are
other transitions zones that they could have chosen. She said the neighborhood could have
has had turnover and it will be the way it is for a while. However, she did not thing that
high density residential was the highest and best use for this property. Commissioner Bates
stated he felt this was a difficult situation. He too drove the area, and there are areas for
improvement. He said it is a large parcel, however he was unaware of the school situation
and it had an impact on him that the school district was busing kids now, there will always
be the traffic problem, and he felt this is a tough one. Mr. Bates said there are other
apartments in the area. Commissioner Neill said he felt this is a difficult decision, and that
this was a wonderful area for progression. Commissioner Neill recounted a development
near where he lives, it has not made the changes he thought it would. He expressed his
concern about the schools. Commissioner Higgins stated that vacant properry is a vacuum,
which attracts lots of bad things. He also drove the property and walked on the property.
He expressed he felt the pain but progress. Commissioner Stoy shared he had driven
around the neighborhood, and it is 10 acres of undeveloped ground. He wondered what
would make best use? Commissioner Stoy said he would rely on staff to make the
recommendation. Commissioner Carroll said he felt this project needs more buffering, for
the neighborhood, and made reference to the Crapo letter. Commissioner Sands recounted
some of the steps for Mr. Crapo to come to being in the developer agreement with the city
for his development on 4th Avenue. Planning Manager Kuhta discussed with the
Commission what options they had at the moment, since they appeared to conflicted and
stalled on this amendment. He said he they could go ahead approve it and send it forward
to council, approve it and recommend a developer agreement, deny and recommend the
need to have a developer agreement, or move this to a time certain for more consideration.
Commissioner Higgins made a motion to continue the motion on CPA-OS-12 to March 8
2012. The vote was 7 in favor and 0 against.
At 8:56 Commissioner Carroll made a motion to extend the meeting to 9:30 p.m. The vote
was 7 in favor 0 against.
Commissioner Stoy made a motion to present CPA-06-12 to the Ciry Council.
Commissioner Carroll asked about Virginia if the half of a dedicated right-of-way would
become a road. Staff responded they did not know if in the future if development would
require it to be developed into a road. At that time Deputy Ciry Attorney Konkright
pointed out that the motion was only to present the amendment to City Council not to
02-23-12 Planning Commission Minutes Page 8 of 9
recommend approval. Commissioner Stoy made a motion to amended this original motion
to read recommend approval. Vote on the amendment is 7 in favor, 0 against. Vote on the
amended motion is 7 in favor, 0 against.
Commissioner Carroll made a motion to recommend approval to the City Council of CPA-
07-12. He stated he felt this is a natural change. Everyone expressed the same comment.
The vote on the motion is 7in favor, 0 against.
Commissioner Stoy made a motion to recommend approval to the City Council of CPA-08-
12. Commissioner Higgins stated he would support the motion as made however, he read
into the record a request for the land use chapter, specifically the city center information be
added to the docket for next year. Staff stated they would take his request to the Director
who would discuss it with the City Manager where they would tallc about how to proceed
with the request Vote on the motion is 7 in favor, 0 against..
Commissioner Stoy made a motion to recommend approval to the City Council of CPA-09-
12. To update the bike and pedestrian information. Vote on the motion is 7 in favor and 0
against.
Commissioner Neill made a motion to recommend approval of CPA-10-12 to the City
Council. The vote on the motion is 7in favor and 0 against.
Commissioner Carroll made a motion to recommend approval of CPA-11-12 to the City
Council. The vote on the motion is 7 in favor, 0 against.
X. GOOD OF THE ORDER
Commissioner Stoy gave thanks to the audience for being here.
XL ADJOURNMENT
The being no other business the meeting was adjourned at 9:05 p.m.
SUBMITTED: APPROVED:
Deanna Griffith, Secretary Bill Bates, Chairperson
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