The URL can be used to link to this page

Agenda 11/18/2010 ��`T'�al�an� � �a11+� H � Spokane Valley Planning Commission Agenda City Hall Council Chambers, 11707 E. Sprague Ave. November 18, 6:00 p.m. L CALL TO ORDER IL PLEDGE OF ALLEGIANCE IIL ROLL CALL IV. APPROVAL OF AGENDA V. APPROVAL OF MINUTES: October 14, 2010 VL PUBLIC COMMENT: On any subject that is not on the agenda VIL COMMISSION REPORTS VIIL ADMINISTRATIVE REPORT IX. COMMISSION BUSINESS OLD BUSINESS: NEW BUSINESS: STUDY SESSION, E-COMPREHENSNE PLAN AMENDMENT REGARDING THE CITY CENTER DISTRICT ZONE IN THE SUBAREA PLAN. KAREN KENDALL, ASSISTANT PLANNER. X. FOR THE GOOD OF THE ORDER XL ADJOURNMENT COMMISSIONERS CITY STAFF Joxlv G. CA�oLL,Cxaix KA�Y McCLU1vG,CD DIxECTOx CRAIG EGGLESTON SCOTT KUHTA,PLANNING MGR,AICP RUSTIN HALL MIKE BASINGER, SENIOR PLANNER,AICP JoE Malvlv MAxcIA SAN�s,VicE Cxaix ART SHARPE DEANNA GRIFFITH, SECRETARY ARNE WOODARD WWW.SPOKANEVALLEY.ORG CITY OF SPOKANE VALLEY Request for Planning Commission Review Meeting Date: November 18, 2010 Item: Check all that apply: ❑ consent ❑ old business ❑ new business ❑public hearing � information � admin. report ❑ pending legislation AGENDA ITEM TITLE: 2010 Emergency Comprehensive Plan Amendment— Study Session FILE NUMBER: ECPA-01-10 DESCRIPTION OF PROPOSAL: City initiated, site specific emer_gencX comprehensive plan amendment to change the City Center(CC) comprehensive plan and zoning designation to Mixed Use Avenue (MUA); remove all language referencing City Center in the Sprague Appleway Corridors Subarea Plan (Subarea Plan) from Book 1: Community Intent, adopted as part of the Spokane Valley Comprehensive Plan; and Book 2: Development Regulations and Book 3: City Actions, adopted by reference in the Spokane Valley Municipal Code (SVMC). GOVERNING LEGISLATION: RCW 36.70A.130 (1)(d), (2)(a) and (b); Section 17.80.140 Type IV applications - Comprehensive Plan amendments and area-wide rezones and Section 1930.010 Comprehensive Plan text and map amendments of the Spokane Valley Municipal Code (SVMC). BACKGROUND: The Ciry Council adopted the Sprague Appleway Corridors Subarea Plan (Subarea Plan)in June of 2009. Since that time, the Council has, by motion,placed the entire Subarea Plan on the 2011 Annual Comprehensive Plan Amendment docket for review. Pursuant to Section 17.80.140(E)(3) of the Spokane Valley Municipal Code (SVMC) the City Council passed a motion on October 26, 2010 to initiate an emergency comprehensive plan amendment to change the City Center Comprehensive Plan and Zoning designation. The basis for an emergency is as follows; 1. In the last 12 months, since the adoption of the Subarea Plan, the City's revenue forecast has continued to deteriorate. Specifically, sales taxes are projected to decrease by $400,000 from 2010 to 2011, and property taxes by $100,000 from 2010 to 2011. Funds available from the real estate excise tax have decreased from a high of approximately $22 million in 2007 and 2008 to approximately $900,000 for 2010 and 2011. 2. Funds for significant private development are not as available and significant failures of large commercial investments within the City have occurred. 3. The economic development anticipated by the Council when the Ordinance adopting the Subarea Plan was passed in September of 2009 has not occurred. 4. The restrictions on development within the City Center zone, as well as the design requirements, contemplate significant public investment involving both the purchase of property and construction of a City Hall as well as adjacent infrastructure improvements. The projected 2011 budget does not contemplate the purchase of any property within the City Center zone and funds available for the construction of City Hall are projected to be reduced by $22 million to fund other capital projects. 5. Because there is little likelihood that any significant investment will occur by the City, the City Center zone, as currently configured and restricted, creates significant immediate economic hardships for the property owners within that zone. Based upon these facts an emergency exists and an immediate change to the Comprehensive Plan pursuant to the RCW 36.70A.130 (2)(b) set forth above may be appropriate. NOTICE: Notice for the proposed amendment will be placed in the Spokane Valley News Herald on November 12, 2010 and November 19, 2010 and at the corners of Bowdish Road/ Sprague Avenue, Herald Road/Sprague Avenue and Appleway Avenue/Universiry Road a"Notice of Public Hearing" sign posted with a description of the proposal. Individual notice of the proposals will be mailed to all property owners within 400 feet of the amendment area. SEPA REVIEW Pursuant to the State Environmental Policy Act (SEPA —RCW 4321C) an environmental checklist was required for the proposed emergency comprehensive plan amendment. Under SEPA, amendment to the comprehensive plan are considered "non-project actions" defined as actions involving decisions on policies,plans, or programs that contain standards controlling use or modification of the environment. Additional environmental review may be required for the physical development of the subject area at the time of future proposed land actions. Staff reviewed the environmental checklist and a threshold determination will be made for the proposed emergency comprehensive plan amendment. A Determination of Non-significance (DNS)is anticipated to be issued for the proposed amendment on November 12, 2010 consistent with the City of Spokane Valley Environmental Ordinance. APPROVAL CRITERIA: Section 17.80.140(H) of the Spokane Valley Municipal Code provides approval criteria for comprehensive plan amendments to the Spokane Valley Municipal Code. RECOMMENDED ACTION OR MOTION: Staff recommends the Planning Commission hold a Public Hearing for the proposed comprehensive plan amendment on December 9, 2010. STAFF CONTACT: Karen Kendall, Assistant Planner ATTACHMENTS: Attachment 1: Staff Report Attachment 2: Map of Comprehensive Plan Map Amendment Attachment 3: Text of Comprehensive Plan Map Amendment Request far Planning Commission Study Session ECPA-01-10 2 of 2 CONIMUNTTY DEVELOPMENT DEPARTDZENT PLANNING DIVISION �`�pokane STAFF REPORT AND RECOMMENDATION TO THE �[J�� PLANNING COMMISSION �� ECPA-01-10 STAFF REPORT DATE: November 9, 2010 HEAiuNG DaTE aNn LocaTioN: December 9, 2010, beginning at 6:00 p.m., Spokane Valley City Hall Council Chambers, Valley Redwood Plaza Building, 11707 East Sprague Avenue, Suite 101, Spokane Valley, Washington 99206. PxoPOSA�.DESCiuPT1oN: City initiated, site specific emergency comprehensive plan amendment to change the City Center(CC) comprehensive plan and zoning designation to Mixed Use Avenue (MUA); remove all language referencing City Center in the Sprague Appleway Corridors Subarea Plan (Subarea Plan) from Book 1: Community Intent, adopted as part of the Spokane Valley Comprehensive Plan; and Book 2: Development Regulations and Book 3: City Actions, adopted by reference in the Spokane Valley Municipal Code (SVMC). PxoPOSaL LocaTioN: The amendment area is boarded by Walnut Road to the west, Bowdish Road to the east, Main Avenue to the north and 4m Avenue to the south. APPLrcANT: City of Spokane Valley Community Development Department, Karen Kendall; 11707 East Sprague Avenue, Suite 106, Spokane Valley, WA 99206; (509) 720-5026 APPxovAL CxiTExiA: Chapter 2 (Urban Land Use) of the Spokane Valley Comprehensive Plan, Title 17 (General Provision), Title 19 (Zoning Regulations), Title 21 (Environmental Controls) of the Spokane Valley Municipal Code (SVMC) and Sprague Appleway Corridors Subarea Plan (Subarea Plan) from Book 1: Community Intent, adopted as part of the Spokane Valley Comprehensive Plan; and Book 2: Development Regulations and Book 3: City Actions, adopted by reference in the Spokane Valley Municipal Code (SVMC). SUMMARY OF RECOMMENDATION: The Planning Division, after review and consideratlon of the submitted application and applicable approval criteria, recommends that the Planning Commission approve ECPA-01- 10. STAFF PLANNER:Karen Kendall, Assistant Planner, Community Development Depai'tment xEVrEwE�sY: Scott Kuhta, AICP, Planning Manager, Community Development Department ExxisiTS: Exhibit 1: Application Materials Exhibit 2 SEPA Determination Exhibit 3: Comprehensive Plan Map Exhibit 4: Zoning Map Exhibit 5: 2009 Aerial Map Exhibit 6: Vicinity Map Exhibit 7: Transportation Map Staff Report and Recommendation to the Planning Commission for ECPA-01-10 Page 1 of 6 L BACKGROUND INFORMATION APPLicATioN PxocESSrNG: Chapter 17.80 Permit Processing Procedures in the Spokane Valley Municipal Code (SVMC). The following summarizes key application procedures for the proposal. Pre-Application Meeting: N/A Application Submitted: N/A Determination of Completeness: N/A Issuance of Determination of Non-Significance (DNS): November 12, 2010 End of Appeal Period for DNS: November 26, 2010 Date of Published Notice of Public Hearing: November 12, 2010 Date of Mailed Notice of Public Hearing: November 12, 2010 Date of Public Hearing: December 9, 2010 PROPERTY INFORMATION: Size and Characteristics: The site is approximately 225 acres in size. The site is relatively flat. Comprehensive Plan: City Center Zoning: City Center(CCT) Existing Land Use: There area is comprised of developed and undeveloped land with one Park(Balfour Park). SURROUNDING COMPREHENSIVE PLAN,ZONING,AND LAND USES: North Comprehensive Plan—Low, Medium and High Density Residential Zoning—R-3, MF-1 and MF-2 Existing Land Uses — Single-Family and Multi-Family Residential South Comprehensive Plan—Low, Medium and High Density Residential Zoning—R-3, MF-1 and MF-2 Existing Land Uses — Single-Family and Multi-Family Residential East Comprehensive Plan — Mixed Use Avenue, Community Boulevard and High Density Residential Zoning—Mixed Use Avenue (MUA), Community Boulevard (CB) and MF-2 Existing Land Uses —Commercial, Office and Residential West Comprehensive Plan—Mixed Use Avenue and Community Boulevard Zoning—Mixed Use Avenue (MUA) and Community Boulevard (CB) Existing Land Uses —Auto oriented uses, Commercial, Office and Residential IL FINDINGS AND CONCLUSIONS SPECIFIC TO SEPA Findings: Pursuant to Title 21 (Environmental Controls) of the Spokane Valley Municipal Code (SVMC), the lead agency has determined that this proposal does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). The Planning Division issued a Determination of Non-Significance (DNS) for the proposal. This decision was made after review of a completed environmental checklist and other information on file with the lead agency. Staff Report and Recommendation to the Planning Commission for ECPA-01-10 Page 2 of 6 Conclusion(s): The procedural requirements of the State Environmental Policy Act and Title 21 of the SVMC have been fulfilled by the applicant's submittal of the required SEPA Checklist, and the issuance of the City's threshold determination consisting of a Determination of Non-Significance (DNS). III. FINDINGS AND CONCLUSIONS SPECIFIC TO THE COMPREHENSIVE PLAN AMENDMENT A. COMPLIANCE WITH TITLE 17 (GENERAL PROVISIONS) OF THE SPOKANE VALLEY MUNICIPAL CODE Findings: Section 17.80.140 H. (Comprehensive Plan Amendment A�roval Criteria) Spokane Vallev Municipal Code 1. The following are responses to the proposed comprehensive plan amendment; a. The proposed amendment bears a substantial relationship to the public health, safety, welfare, and protection of the environment; The City proposes an emergency amendment due to the deterioration of the economy and the resulting decreasing sales tcrx and decreasing property tcrxes. It is likely not possible to have a large investment company to contribute to build in the City Center. The proposed amendment offers additional opportunities to achieve economic gr�owth by expanding the land uses available for further diverse development. This proposal supports the safety, health and welfare of the community by encouraging mixed uses that foster community identity with pedestrian, bicycle and regional transportation services. b. The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City's adopted plan not affected by the amendment; The state-wide planning goals and policies provide the basis for the City's Comprehensive Plan and guidance in the development of goals and policies. The proposed amendment will allow services to be expanded for appropriate in-fill development with the City of Spokane T�alley. The City has adopted development regulations that are designed to address specific impacts related to new development such as off-street parking, landscaping, lighting, setbacks and height. The proposed amendment is consistent with the Growth ManagementAct. Adjacent land use designations are consistent with the proposed amendment. c. The proposed amendment responds to a substantial change in conditions beyond the property owner's control applicable to the area within which the subject property lies; The proposed amendment responds to the economic hardships of business to locate within City Center due to limited permitted uses. The crashing economy has also limited the interest in mixed use/town center developments on a national level by large scale investment companies and developers. The economic climate has lead to a substantial change in conditions. d. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. e. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Staff Report and Recommendation to the Planning Commission for ECPA-01-10 Page 3 of 6 The proposed amendment alleviates the restrictions placed upon the area by the current zoning of the Sprague Appleway Corridors Subarea Plan (Subarea Plan). 2. The City must also consider the following factors prior to approving Comprehensive Plan amendments: a. The effect upon the physical environment; The comprehensive plan amendment is a non project action under SEPA. At the time of the submittal of the building permit application, an additional SEPA review would likely be required to evaluate the impacts of the use(s) and proposed structure(s) on the physical environment. b. The effect on open space, streams, rivers, and lakes; There is no surface water body on or in the immediate vicinity of site. Balfour Park is the only designated open space within the proposed amendment area. c. The compatibility with and impact on adj acent land uses and surrounding neighborhoods; The proposed amendment is contiguous to a Mixed Use Avenue Comprehensive Plan designation on the east and west. To the north and south High, Medium and Low Density Residential as well as Community Boulevard Comprehensive Plan designations border the area. At the time of development, standards relating to fencing, screening, and landscaping will reduce impacts on adjacent low density residential designated properties by providing visual separation and physical buffers between land uses. d. The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools; The City of Spokane T�alley addresses adequacy of community facilities on a citywide basis through capital facilities planning. Policy CFP-9.1 of the Comprehensive Plan recommends a concurrency management system for transportation, sewer, and water facilities. The City of Spokane T�alley's Parks and Recreation Plan outlines an implementation strategy including a capital facilities plan, which identifies costs and revenue sources for new parks. At the time of the submittal of the building permit application, an additional SEPA review would likely be required to evaluate the impacts of the use(s) and proposed structure(s) on the physical environment in regards to transportation and schools. e. The benefit to the neighborhood, City, and region; The proposal would be consistent with the existing character of the neighborhood. This is an appropriate location to allow for infzll mixed use development that can utilize services such as alternative transportation methods (public transportation)provide an opportunity to live and work in a close proximity and the beneficial location of commercial, auto oriented retail and office uses to serve the area. f. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The Mixed Use Avenue zone district allows less density when compared to the City Center zone district. However, residential and commercial projections have been fairly conservative compared to mcrximum allowed density. g. The current and proj ected population density in the area; and Staff Report and Recommendation to the Planning Commission for ECPA-01-10 Page 4 of 6 The current population of 736 dwelling units is projected to increase to over 3,000 dwelling units as calculated in the City Center Final Environmental Impact Statement(FEIS)for the Planned Action Ordinance. This projection would translate to the Mixed Use Avenue (MUA) designation. h. The effect upon other aspects of the Comprehensive Plan. The proposal would eliminate the only mapped area designated City Center within the City's Comprehensive Plan designation designated to serve as a social, cultural and economic focus for the City of Spokane T�alley. B. COMPLIANCE WITH TITLE 19 (ZONING REGULATIONS) OF THE SPOKANE VALLEY MUNICIPAL CODE Findings: Section 19.110.020 (S�ra�,ue A�lewav Corridors Subarea Plan) Spokane Vallev Municipal Code The Comprehensive Plan Map Amendment is from City Center to Mixed Use Avenue and corresponding zoning map amendment from City Center(CCT)to Mixed Use Avenue (MUA). Conclusion(s): The proposed Comprehensive Plan amendment is contiguous to other mixed use development. ECPA-01- 10 is consistent with the intention of the Mixed Use Avenue designation. C. COMPREHENSIVE PLAN The Comprehensive plan states that Mixed Use Avenue is characterized by multi-family housing mixing with commercial, office and lodging uses. Staff analysis is italicized. L Mixed Use Avenue is intended to transition older strip commercial development into a mix of vertical and horizontal mixed use developments. Development intended to orient to a vegetation enhanced street. 2. LUG-3 of the Comprehensive Plan states; "Transform various commercial business areas into vital, attractive, easily accessible mixed use areas that appeal to investors, consumers and residences and enhance the community image and economic vitality." Staff Comment: The Mixed Use Avenue designation is consistent with the surrounding parcels. 3. LUP-3.1 of the Comprehensive Plan states; "Encourage transformation of Sprague Avenue Regional/Community Commercial corridor into a quality mixed-use retail area. Retail development along the corridor, exclusive of the City Center should be concentrated at arterial intersections and designed to integrate auto, pedestrian, and transit circulation. Integration of public amenities and open space into retail and office development should also be encouraged." Staff Comment: The proposed area has several arterial intersections along the Sprague and Appleway corridor. The proposed amendment area is served by Balfour Park located on Balfour Street and Main Avenue across from University City Development. Staff Report and Recommendation to the Planning Commission for ECPA-01-10 Page 5 of 6 D. FINDING AND CONCLUSIONS SPECIFIC TO PUBLIC COMMENTS Findings: Staff has received no public comment concerning the proposal to date. Conclusion(s): Adequate public noticing was conducted for ECPA-01-10 in accordance with adopted public noticing procedures. E. FINDING AND CONCLUSIONS SPECIFIC TO AGENCY COMMENTS Findings: Staff has not received any agency comments to date. Conclusion(s): No concerns are noted. IV. OVERALL CONCLUSION The proposed Comprehensive Plan designation to Mixed Use Avenue and change in zoning classification to Mixed Use Avenue (MUA) is consistent with the Comprehensive Plans goals and policies. V. STAFF RECOMMENDATION The Planning Division after review and consideration of the submitted application and applicable approval criteria recommends that the Planning Commission recommend approval of ECPA-01-10. Staff Report and Recommendation to the Planning Commission for ECPA-01-10 Page 6 of 6 ECPA-01-10 Proposed Text Amendment A. The following language from Sprague Appleway Corridors Subarea Plan (Subarea Plan) Book 1: Community Intent, adopted as part of the Spokane Valley Comprehensive Plan proposed to be deleted: 1. The deletion of Section 1.2 INTENT, subsection (3) Insti�ate the construction of the first Citv Center for the new Citv of Spokane Va11eX, 2. The amendment of Fig. 1.1 Urban Desi�n concept: Pattern of Centers and Se�ments, eliminating the City Center Core and neighborhood designation and replacing it with Mixed Use Avenue; 3. The deletion of Section 1.4, subsection 1, (a) , (b) and (c), The Citv Center, The Citv Center-Core, The Citv Center-Spra�ue Avenue and The Citv Center- Nei�hborhood as well as fig 1.2-1.11; and 4. The amendment of Section 1.5 Corridor Revitalization Strate�v by deleting subsection 1 Place hi�hest prioritv on the realization of the communitv's dream of a Citv Center, (a) Move Swiftiv, (b) Public —private partnershi�, (c) Citv Center must come first and (d)Flexible entitlements. B. The following language from Sprague Appleway Corridors Subarea Plan (Subarea Plan) Book 2: Development Regulations, adopted as part of the Spokane Valley Municipal Code (SVMC), Section 19.11.020 proposed to be deleted: a. The deletion of Book Two Section 2.01 (1) The Citv Center District Zone; b. Amend fig.2.0.3 How to use the Development Re�,ulations deleting the section relating to City Center; c. Amend fig. 2.1 Deleting The Citv Center-2.11 District Zone and Replacing it with the Mixed Use Avenue-2.1.3 Designation; d. Delete Section 2.1.1 Citv Center District Zone, including all subparts and regulations; e. Delete reference to "City Center Core Street" and "City Center Street B" from Section 2.21 (2) "Front Street" and "Side Street" Classifications; f. Amend Section 2.2 Buildin� Use by deleting section 2.22 (1) A, Citv Center Retail; g. Amend Section 2.2.5 Public Fronta�e Improvements by deleting section 2.2.5 (2) (a) Citv Center District Zone and fig. 2.2.5 (2) (a) (ii) Citv Center North Properties and fig.2.2.5 (2) (a) (ii) Citv Center South Properties; h. Amend Section 2.3.1.5 (6) Street types by deleting (a) Core Street; i. Amend Section 2.4.2 Parkin� Standards by removing reference to City Center in chart 2.4.2 Parkin�Provisions along with the adjacent requirements; j. Amend Section 2.6.1 General Si�na�e Re�ulations, Subsection (2) by removing references to City Center District Zone from (2) (9) and(2) (16); and k Amend fig.2.6 Signa�e Re�,ulations chart by deleting Section 2.1.1 Citv Center. C. The following language from Sprague Appleway Corridors Subarea Plan (Subarea Plan) Book 3: City Actions, adopted as part of the Spokane Valley Municipal Code (SVMC)proposed to be deleted: 1. The amendment of Book Three of Exhibit D as is identified in the Spokane Valley Municipal Code, Section 19.110.020 as follows: a. Delete the words, "and the development of the new City Center" from the preamble; b. Delete Section 3.1 The Citv Center, Section 3.1.1 Citv Center Facilities; c. Eliminate Section 3.3 Streetscape Improvements, Subsection( 1) Spra�_ue Avenue-Citv Center; and d. Delete the following defined words: Core Street. Proposed Emergency Amendment Comprehensive Plan �� : � �� Low iDensitti� ; Gethsemane � � � .� a�: �� i i I I` i i i 3 CG �o Broadway Ix�Broadway Br.oadway � B.roadway � Residential �A-' LUthePari=b --"o � N'eigtiborhood �s� o ca � CIII��I I.I � ommeccial Broadway 3 o � � � Elementar � b � �Sprin field � � � y Spring6eld � � � o Springfield_� C7 � 3 'ield '�, Q �� Spt7np � � �q°_' Alki_�, Alki r�� ,.'�.� � � �`' Alki Alki St John ;, - �� Vianriey w Low.D�s�ty � � � Residential Qlive �� .I � � o 'x GG I.OR'DeI1Slt}' _ � Resi enti�al Valleyway Valleyway Valile�ay Valle,y_way Ualleyway U�alle_y_way a' �1 � �� 1Vixon � � a� �: �, High Detts�t5 �a Nixon � 1 ~' , r— � '" �. Medium w .es�det �� . a, Rron � � Density� � y � � Main , -o � ho 3i 0 Residential_ -� - � • Main Main LLLI � �qa _ Mam.,� _. u ��. „ ,� x�G E�� o � � �, �� River'sicle �'Q�t�;�o, 'i� Riverside � � ___� � f? � o: �, i� � �� iMixed Use �+ F�.D1#1 A�:enue Sprague Sprague Sprague Contract Based Education� ,� Cent r ; _ � VI'xed � 'd Use � '. ECPA-01-10 3 � � 2nd� =��'enue � �; � ., Communitti � �� '�; Community � Boulevard B ale�`d � �1ppleway 3rd o � �¢, High Deusiri U � � _ � � � ,� `�;, Res�idential E ' ,.,� �..,. � 4th .,., -� 4.th- a -4th �...-- '� ---�`�. ._ ��---....�� _��.- \igtiboi:hood _� � �Hibl�Den��g� �ia:::l I. � 'q � ,� I . � Commercial �, 3� Medium Res�dent�al �� I I �� I � x� Lo�ti Densit�� 5� � ;� Density Residential� � ? � Residential S.th �� p" o� � � � �� 6th ' �6th F� I� �� 6th �6th 3 6th �� ? a� vi o � w �� 6th � � ; m w � f1' �Q 7�l 7Y�1 � . �Th �r'C � a? � s�, � y a� �: �8�th x �"� 8th 8�th � a 8�th 8th � b y � � � � ,�, � � Low Density � _ � �x � �� II � � �, � � Residential g� � q� � � 9th 9th� 9th cG 9th 9.thLL1J „ 3 � a• rr� 'a � � Low Densiri � �, a . � d � b Residential High � � � � ��__ O s� IQth 1.O.th lOth l0.th�� il0.th a��i Dettsih' o l0.th_� l0.bh � � � x Universit� �-- � �, Low Density r.. Residenrial o � � i I b � Center �� Residential �o a �q 11 th ECPA-01-10 Request: Change the Comprehensive Plan map designation from City of Spokane Valley CCT to MUA• subse uent Zonin chan e from CCT to MUA. Community Development Department ' q g g i ��' �`'°>.:, � cirr oF a�'x, JpO�.rie Valley& COMPREHENISVE PLAN AMENDMENT APPLICATION STAFF USE ONLY Date Submitted: 10-27-10 Received by: Fee: City Initiated (Rl/A) L�LiDS*: Fil�*: �uPa-C1-70 i i PART II - APPLICATION INFORNiATION i � i � Map Amendment; and � Text Amendment , �I APPLICANT NAME:Cit of Spokane Valley, Community Development Department � i MAILING ADDRESS: 11707 East SpragueAvenue, Suite 106 'I C�nr:�pokane Valley STATE:WA ZiP:99206 PHONE:509-720-5334 Scott Kuhta Fax:509-921- EnnA��:skuhta a(�.spokanevalley.orq 509-720-5026 Karen Kendall 1008 kkendall@spokanevalle .org PROPERTY OWNER: N/A STREET ADDRESS: CITY: STATE: ZIP: � PHONE: FAX: CELL: EMAIL: ( SITE ADDRESS: See attached PARCEL NO: �!I I COMPREHENSNE PLAN DESIGNATION: City Center I �� PROPOSED COMPREHENSIVE PLAN DESIGNATION: Mixed Use Avenue (MUA) ZONING DESIGNATION: City Center PROPOSED ZONING DESIGNATION: (VrIX�d USe AV2111l2(MUA) BRIEFLY EXPLAIN REASON FOR MAP OR TEXT AMENDMENT(attaCh2d fUll 2XpIaC18tIOC1 Otl SepBf at@ Sh@2t Of � paper): City initiated site specific emer�Y com�rehensive plan amendment to chan�e the City Center (CC comprehensive plan and zonin�;desi�;nation to Mixed IJse Avenue(MUA);remove all language t•eferencing Citv Center in the S�rague t�ppieway Corridors Subarea Plan(Subarea P'lan)from Book l: f Communitv Intent adopted as part ofthe Spokane Valley Comprehensive Plan;and Book 2: � � Develo�ment'�e�ulations and Book 3: �it��cti�ns,�dopted by reference in the Spokar.e�Ialley � Municipal Code SVMC� I i REVISED 2I2610 Page 3 of 4 � ��p .�� ,_ S"T Ol�arie P V�Iey& COMPREHENISVE PLAN AMENDMENT APPLICATION PART III - AUTHORIZATION � � � � � (Signature of legal owner or applicant) � � I, ��'�� 1��G��`�� , (print name) swear or affirm that the above responses are ma e r thfully and �o the b� f my owiedge. � -' � �� .Y � � ��`� i (°'�� (S� atu e) (Date) ( NOTARY STATE OF WASHINGTON) ss: COUNTY OF SPOKANE ) SUBSCRIBED AND SWORN to before me this day of � ��;7` "�J�°��, 20� NOTARY SEAL � .� NO SI AT`t�� E ai�\\\14\S `�/�'`��`F`�R�.��/�i Notary Public in and for the S ate o Washington _ �✓`,.��ssrbk h,4 B� � � � �.�4,"��/ _ o �ot ,��'s UN '.° Residing at: .> Q� ) � � � � �° y% 'i �'.��ii icy?�C'i L\G r _ ', ��` �`'��,,�9_11 .,.�`p��=. , G?,,. ��.��>=� •� � } �.. ''��q�,�-It�1�' � My appointment expires: LEGAL OWNER AUTHORIZATION: If the applicant is not the legal owner(s), the owner must provide the following acknowledgement; I, , owner of the above described property do hereby authorize� to represent me and my interests in all matters regarding this application. i I I REVISED 2/2610 Page 4 of 4 i Comprehensive Plan Application Questions: 1. The following are responses to the proposed comprehensive plan amendment; i a. The proposed amendment bears a substantial relationship to the public health, � safety,welfare, and protection of the environment; The City proposes an emergency amendment due to the deterioration of the economy and the resulting decreasing sales tax and decreasing property ta�ces. It is likely not possible to have a Zarge investment company to contribute to build in the City Center. The proposed amendment offe�s additional opportunities to achieve economic growth by expanding the land uses available for further diverse development. This proposal supports the safety, health and welfare of the � community by encouraging mixed uses that foster community identity next with I pedestrian, bicycle and regional transportation services. i � b. The proposed amendment is consistent with the requirements of Chapter 36.70A !i RCW and with the portion of the City's adopted plan not affected by the amendment; The state-wide planning goals and policies provide the basis for the City's Comprehensive Plan and guidance in the development of goals and policies. The p�oposed amendment will allow services to be expanded for appropriate in-fill development with the City of Spokane Valley. The City has adopted development regulations that are designed to address specific impacts related to new development such as off-streetparking, landscaping, lighting, setbacks and � height. The proposed amendment is consistent with the Growth Management Act. i Adjacent land use designations are consistent with the proposed amendment. I c. The proposed amendment responds to a substantial change in conditions beyond the property owner's control applicable to the area within which the subject property lies; The proposed amendment responds to the economic hardships of business to locate within City Center due to lzmited permitted uses. The crashing economy has also limited the interest in mixed use/town center developments on a national I level by large scale investment companies and developers. The economic climate � has Zead to a substantial change in condztions. d. The proposed amendment corrects an obvious mapping error; or The proposed amendment does not correct a mapping error. e. The proposed amendment addresses an identified deficiency in the Comprehensive Plan. The p�oposed amendment alleviates the restrictions placed upon the area by the current zoning of the Sprague Appleway Corridors Subarea Plan (SARP). 2. The City must also consider the following factors prior to approving Comprehensive Plan amendments: a. The effect upon the physical environment; � i I Page 1 of 3 i ; i The comprehensive plan amendment is a non project action under SEPA. At the time of the submittal of the building permit application, an additional SEPA review would likely be required to evaluate the impacts of the use(s) and proposed structure(s) on the physical environment. i b. The effect on open space, streams,rivers, and lakes; There is no surface water body on or in the immediate vicinity of site. Balfour Park is the only designated open space within the proposed amendment area. c. The compatibility with and impact on adjacent land uses and surrounding neighborhoods; The proposed amendment is contiguous to a Mixed Use Avenue Comp�ehensive � Plan designation on the east and west. To the north and south High, Medium and Low Density Residential as well as Community Boulevard Comprehensive Plan designations border the area. At the time of development, standards relating to fencing, screening, and landscaping will reduce impacts on adjacent low density residential designated properties by providing visual separation and physical buffers between land uses. d. The adequacy of and impact on community facilities including utilities,roads, public transportation,parks,recreation, and schools; The City of Spokane T�alley addresses adequacy of community facilities on a i citywide basis through capital facilities planning. Policy CFP-9.1 of the Comprehensive Plan recommends a concurrency management system for transportation, sewer, and water facilities. The City of Spokane Valley's Parks and Recreation Plan outlines an implementation strategy including a capital facilities plan, which identifies costs and revenue sources for new parks. At the time of the submittal of the building permit application, an additional SEPA I review would likely be required to evaluate the impacts of the use(s) and � proposed structure(s) on the physical environment in regards to transportation and schools. e. The benefit to the neighborhood, City, and region; The proposal would be consistent with the existing character of the neighborhood. This is an appropriate location to allow for infill mixed use development that can utilize services such as alternative transportation methods (public transportation) � provide an opportuniry to live and work in a close proximity and the beneficial ', location of commercial, auto oriented retail and office uses to serve the area. f. The quantity and location of land planned for the proposed land use type and density and the demand for such land; The Mixed Use Avenue zone district allows less density when compared to the City Center zone district. However, residential and commercial projections have � been fairly conservative compared to mcr�imum allowed density. g. The current and projected population density in the area; and Page 2 of 3 i ; � I I The current population of 736 dwelling units is projected to increase to over 3,000 dwelling units as calculated in the City Center Final Environmental Impact Statement(FEIS)for the Planned Action Ordinance. This projection would translate to the Mixed Use Avenue (MZIA) designation. , ; h. The effect upon other aspects of the Comprehensive Plan. i The proposal would eliminate the only mapped area designated City Center �'I within the City's Comprehensive Plan designation designated to serve as a social, cultural and economic focus for the City of Spokane Valley. � I I i 'i �I � I I I Page 3 of 3 ! I � • � � ' � • ' � � • • � � :--:� ..-----.----�---------------�—�-- �J ' �■■■■■1��I1■�■I- : , , ■■ I■■■I � ��` �■: ■■ i�� ■ ■ � : , � ■�� ii - ��= C ■■ . ,�� 111: -1 . ■ � - •�Ir �� : _ �� 1111111 � ' � � � ■�■�■■�■■■■■ . � � � �� i� 11111 - i��i �� ■�■■■■■■■�■■ • � ' ' �� ■ � • �� ■1 �� II � ��1� IIII . 1 � �� ■ .. � ■ � �� ■� �� 11 ■ �11 �� ■��I �I ■11 1�1 I ._� u�� ■■■■r ■� 1111■■■■■1 � ■�I��■ �� " e i 11■■ , 1■ �� i= � � . o �� . � � ,,,,,,,,�� - � , I�I. � =_�� . ._, ��,��„ --_ . ��II ��.... .�� ._.— ��_. ._ �r._'—'_'_'_' • �II ��;�i - --- --- r,,--� �j�--�i�i ��++��. ,� ��. i��;�■ � ° ��,� �■�ii�■ � � � ' � _�71 � ��,� . ■ ��1 - ■ ■ ■■■ Ji� 11 : .� : I � ��■■ � ■ ■ �■ �,. � ■ �� 11111 �,. . �;: ,. .: . . � � �� .. .. �; . - � �� : i�rr.- „ , ��:�.�.�, � � ■ ,1, " `�� 1 — — — �I'� o !'� �� II ° � ,�,',� � _� _ � � 1� � IIII :� �� __ �� = ��__�,. ��1��_ ��_� - =__=__=" , ._.c ._._ �.�.�.� �._ �.�. ._._. ��I��I�I �� I �� •-•- •-•-•—•-•-•-•-� •-•�.,—.��A�1 .4��—'_'='='^i�'�'� ii■ -=i�� __ _-�__.� -:� : ��i�i��i��i�, �'� �+ ��II I�� -- �� _ _� _ .� . , Y .� ��■� �1. == - �i��- � � =� -- - �� ■ ■ �� .. � �is• �� 111111 ■ �� '1: e 111� .��II �� ■�� ' �� `� � ■ �� ' �11�� i ��i �J��■� . ;'■ .• ■ ■� �� ■ ■�■■■■�� ii■ 1�11 �I■ ■�■�1 �■11�� 111 - �� . ■ : , — � �■■ � i� 11�1 11■ 11�11■ - I■ III�. �� ■IIII�i �■■��■■�� ■� � e � � �■i� � . i . � i _��III � �■■ ■�� ■■. . �I �. 1111 � . ■ �� 1�� ■�■■■� ■�� °° �� ; . ■ . . III �� . ��. �� o �� . ��I �.__.��--n- -�I_��1_ !■1��1��___�III��_.._�� ' � I I ' •� � • � � ' � � • � � � i � � � • � � � � • � � i 1 i 1 — — �'��i'o � COMMUNITY DEVELOPMENT DEPARTMENT PLANNIlVG DIVISION �� Determination of Non-Significance (DNS) PxorosAL:ECPA-Ol-10 DE5CRIPTION OF PROPOSAL: City initiated, site specific emergency comprehensive plan amendment to change the i City Center (CC) comprehensive plan and zoning designation to Mixed Use Avenue (MIJA); remove all language � referencing City Center in the Sprague Appleway Corridors Subarea Plan(Subarea Plan) from Book 1: Community ! Intent, adopted as part of the Spokane Valley Comprehensive Plan; and Book 2: Development Regulations and � Book 3: City Actions,adopted by reference in the Spolcane Valley Municipal Code(SVMC). APPLICANT: City of Spokane Valley Community Development Department, I�aren Kendall; 11707 East Sprague Avenue, Suite 106, Spokane Valley,WA 99206; (509)720-5026 LOCATION OF PROPOSAL: The amendment area is boarded by Walnut Road to the west, Bowdish Road to the east, Main Avenue to the north and 4�'Avenue to the south. LEAD AGENCY: Spokane Valley The lead agency for this proposal has detertnined that it does not have a probable significant adverse impact on the environment. An environmental impact statement(EIS)is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. DETERMINATION: ❑ There is no comment period for this DNS. I � This DNS is issued using the optional DNS process in WAC 197-ll-355. There is no further comment period on the DNS. ❑This DNS is issued under WAC 197-11-340(2);the lead agency will not act on his proposal for 14 days from the date below. Comments must be submitted by RESPONSiBL� OF'FICIAL: Kathy McClung, Community Development Director; 11707 East Sprague Avenue, Suite 106; Spokane Valley,WA 99206; (509)720-5300 DATE ISSU�D: November 12.2010 SIGNATU�: App�AL: An appeal of this determination shall be submitted to the Community Development rttnent within ( fourteen(14) calendar days after the date issued. The appeal must be written and make specific factual objections to � the City's threshold determination. Appeals shall be conducted in conformance with Section 17.90 (Appeals) of the � Spokane Valley Municipal Code, and any required fees pursuant to the City's adopted Fee Scheduled shall be paid at time of appeal submittal. Pursuant to WAC 197-11-680, appeals shall be limited to a review of a fmal threshold determination. TffiS DNS WAS MAIL�D TO: City of Liberty Lake,Community Development Spokane County,Fire District No.8 City of Spokane,Planning Services Spokane County,Regional Health District Spokane County,Boundary Review Board Spokane Transit Autharity(STA) Spokane County,Building and Planning Spokane Regional Transportation Council(SRTC) Spokane County Division of Utilities—Info Svc Washington State Deparhnent of Ecology(Spokane) Spokane County;Clean Air Agency Washington State Deparhnent of Ecology(Olympia) Spokane County,Fire District No. 1 ! II ( I � • � . ' � � � � ��.�� -- ! -��— ��- —___�., .� ---ii�' �� - � � � � � a . a 1 ; � a : e o e e e e e �� ■1! � " �� , ,, � �� : , � e ' ��II � �� ■ � ' � � � �� , . � , � If ■■��. I�i1� � o � 1111111 � ' ° �� . � I � �� 111� 11 �1111� i� ��1 � �� e �. � ' �� ' ■■■� - ■ �� 11� It �• � o „A1��1�, IIII_ 1�� ! � � � ■ � �� ■ � �� - � ; ■� �� ° �I � ■ � 1� 1 1�1 I ;�j ,: .� �� ■■■. , . ��■■■■■� �■��I 111 � . . �� .�� 11■ . ■1■ - .� . � �� ■�■■■■■11 . �� ° � �� . . -.�o� . . , : . ,,,��l��.�. '� . � ��I � �i . : : . m . � � r ��'�1 �.�'�//1� .� � r � � i � /� i i / . .,.�,,. �, %//-'i' /'�/`/_'i�/��'�i/�/�� i/i ; ��1� - �/il�� r��y// ir i � �� //i/�r�� /� i ii`�..� ■�,� , - � //� � .I��/1�11��/��/��//�i�1■. _I _.-:��/� � ��/I�O �/ %/� � �� 'e I/ / I�/.//• _ .�-��_ -• �/ / / �1� �� //�� //�� I� I///�/ . .�■ � � ��,,,i,/d / / �/ /� �i �i / i//" ��'�� /r � / i � // �i i r� , /%r � • � ��/��I�Y�!�� j�/� �j�%%�� %i�� I . �� !��—�� ■j/j;'��%��%;��:�%%% � j ' ► :i/�;,//� �� '��!/.i�� • • _ .� ;, // �/ �� . � �/�� /%� s � ,, /_� � ,� ' I I ��%� / .� _= �, i � / , �� /� , .o� � ,, � �� //�` "` ,- �/��i,//// /��/� � � ��I� / �//��/�%/��/ i .� ''' / / %////////////////////: I I . '� %'j�I� � //�/ `�% %%�%�j��i%%i jii�%_ � ��%%��'��i'�� . � i�/ ��//�ii� / /�/� _..�- .�"-�"�� / i�////��/� �%��/��I%//�' '�/////� - G�' ��/// // �L�� / i i i i i / /r /� / /. I �'%��/�� i ��/ / '��//// �pf��i ��/�� / /��/�i�/�/�� %/�%/ '//�� '/_/'�� /.��y/��}�■ • ,1 II �j/ f" ♦ /� ' / �y/� /�� / �/ II '�.+.�...I!r�'��;��./�� /ys /�� r .— .�.��r �"^�/!��! ■■ �� '''"+�t7� �:�.�:�d.��:�.�Y:�.�:�,�74�a. ■■ �'�'�:��.� n... i '•�y�' '�:�:�. O. , 7.d.�.�.�..�,- �. �� 1� � ' 111111� � ■■ �'ll � �""� �• � � _ � � �11 1 ' � � �i � �iiiiiiii�� IIIIIII . . . - : �� _" � �� 1 111�� - ■ ■■ ■ 1, �� ° ° � I ■ ��11� �� ■�� ■ �� . �11�� .. �� - JI , J� ��1. -� � �. ■ ■� �� ■■ ■��■■■�� :� '� � � �■ � ■ ■i 1 ■ � �� - �� . °e : .� ; O 11�1 �1 �IIIII■ I■11■ � 1■1 III� ��'■■■1111� :■■��■■�11 � ��ii � 1 I II II 1 ■: I� �� 111■■ - �� . ■■■ .. �� ,. m ■■■ . ■ - �� , e 111�� ■ � �I� . � � _ � ' �i �� - ■�� , ��■ �• o ■i �. . � !■ ■�1■■■■� ��I��■��■■■ ■■II �._ .I�__�� _ _ II�__ �� - �� . u � -=�------- � • � � ' •� � • � � ' � � • � � � i i - - � 1 • • � 1 • � � • � � ! !• � � � � • • � � � r �--e ��.----�._.—�--��----�� ■ I� !e � � ,e � �� . � a�, a e : � a � e e � �o e e i � �� _■ � : � �� 111 � �1■�■ � �:. ■�ii �� : 11 , . � : � ■11 � ■■■��•• � '!i�r �� 1111111 � � , �� ■�■�■■�■■■■� : � II �� .. 111 1 ■�� . �� ■ ■■■■ � �.�` �� ■� ■ II � , �� II� 1��II �� - � ��■1 �� IIII� �111 . � ��■11� � � - � ■ ' . � � � ■� . � . � ■� �� ' � �� . 11 �■ 1 1� ■1 1 I � � ■. � �■ ■��.�� ■■■■o , ��■■■■■� ■��■ 111 ,�� ■ � �� 11■ . ■1■ . � . �� - �= - � �n�� . ' � °� � � � - � 1 - ■■ � . �■ ■�■ °�m � � ee ��11 •� �' , - �.. .,.�. . . .� -� .�� . .� _ �; ;�� ;��. : Ci�ll ;%� -�� __ ��, ,, ,,, , � �.� . . ��ji �� i. �% j!� %i %iti�.. I ��- /_/ e // �� ,i_ // �_�� e ��,�y. _I i � .� �/� �� /� /�' �%i�� %� �� jJ� e �.I �� %: � /;j %/� /�j� � /�i%/ �/_ %i�� I ' ��.� / % �� i i�% %�%%��i/�%�%%�� • ► ; . �/� / /�/ / / / i �' . / �. �/�/ / �/ /� �//_�/i i/�,//�i�%j/ - / //' �� / �� ' ' I I '% �%� � �� '/�/� % a . �� / / �,� - � /�� e �/ �i'%i!��%% �� : � � � i ��/ � �./�ji�i% / � i' �� %�i%%%ii��jij� e:� I .—:%�j��%� -�__ =i �� /i/�i�iii ��i�;� ., I I ■�//��i/��;_�i�� l-%// �� %��% ��;/�■ � '�%'%j�%�%��%%''/ ��/�� %i��%/ ' ��/ i�//�/:� ,� IIII � /;//��%� �/ �//"=�=i %� - ,/i�/i i �//i i i_i � i ! i .•.•.•.• .•...�: .:�:.•.:....�:.:.:.:.:�...•..... �.. ..■ .�. ��.,.-:� � �■"' ''. ..�.�. .�.�. . II■ ��I 1 �� , ...�IIIII� , � � . �� 11�11 �� .I ■ � , Y �II� miiai�� I. �� IIIIIII � �� I ��"'� ,. LeJ G . �� _ , - ■ II .. �� _ e��I�� ` ' �� e a �� . •��i� . �� a ■�� 11 • ' JJI:��■1: �� ■��■�� .. �:� . . ■� �� ■ ■��■■■�� .� � = � ■ • �■ ■i . 111 � �� . ee � ; e 11�1 �1 �IIIII■ I■11■ � I■1 III� �� ■■■1111� :■■��■■�11 ��i � 111 11 II■ II 1 ■: 11 1 ��II �111■■ � ��■■■ � .. �� 0 � e 1111 � ■ � � �I� 11�:■�� ■■■■■ - ��■ ' I ; ° 1� � e � o ■ rii� . �� , �� e. , i �._ .nn_ n��_�■_■_1_�!■1��1��l;�_-_�I��_��i ' • I I ' •� � • � � ' � � • � � � i i � � • � � � � • � � � 1 i 1 - - Exhibit 5: 2009 Aerial Map � � +j � , _ __ _ - � � �� e t+, �� "�.�.`� ' ��" � r��;� Gethsemaiie `�,� ,� �' ��. 4=' '- �' � � ''r � � � � � "4� � F � r y�i�. `t ��.3_ '� ��, ��+r�+�!' �� '�.' '��_��e.;j �'.��s� � �: � r . ��'�i�T�$P'" 1 Ut�1@e�Pi311 ��`�1'J�-' 1,� i T�, �' ,.� y� ,�,��.:n,. .x�?1�e:� ir i.�.. � .��r ,� `�� . fa. �r [�� i.�i�!"r.�� .'G�,��,4 t.-'�". '��'� t�rf.�G�;...�r�� i,.:��-�' �. ~jo.c'Broadway�° B�roa'dw�ay ��wBrbadway'�-��Broadway"��Broailw�y �Broadw'�ay•��Broad�v°ayf Broadway o�" '''�° ; � s� �,.•�% y,,.. � �;. r ; �- o� � i . ,-�a� �ws •r� ,S'"._ � - .a a � f y� �, q�. ji f �Ar� '�^� L"i� � ' ��.. � ... � k �!F� �r" c� M iiaY.< '. r A`�r i�",� -*t :.� 7.�f�A;��:_f�J .0��C."r �;i.,0i1(i��dti' {'�'��f'� �� ..`i'. �r`�.�: �+6� 'r r"'� ' ° �$ 6' . ;��" �,yvs°s G�, P _ �� s e• r� r� ' '"'� ! #�:. �f �-.. ��ri1 35.1a:� .i1�.3 � �y '}I�'�'� '�,'Gd3� � ry J � � ' O �� • ��'k� � y . f� �l i�1� �.-yF' i�.y R f � 4 �Y 31 1 y � � .' � � -1 � s,�'a L7'- �ementarr;',o r y�� `'��`°1�;�]�o ;�� ,-�- � ,�^a �,�a� 1 g� g � Springfield ��=�� 1 ..� � . w,� ,f...,-S�r.'i�ngfield� �" ��,�'�■s� 1�' `��'��. '� _� '+��'a� ;r, , F ��:� rin field�`� °i � fleld ,� �, � �, �,-�; �•� { ru�.s��+'�'�ara� •.�1� ee�' �- a� w •� a�.��;J��,� SP g r`�. Spr!n,�g � "7�a.� r `-,�--t`�� 1 .�� s� rdr��ir.. r_. r' �G 1� � �;. � �� d 'r�' �;��'A L i dr,�,, ,�+ o., i , iwSpririgfield �� °�' � �;; �-I�' +'•'-, ',�'�'� " �:�f � .r�z ��i� !' ��v. 1 ��( �� I� � � � •uft�F�.� fD ��-- r s�� F er 1Cl 4. a � a C sT-:,.��-��'��,�� Alki �n�; i �Alki� ti� ��..�.cr,� F..,;� � .�'�� Alki rs, �-Alki� E.. .r�.Al�i 3 ffAlki ' Jt.JO�ltl �F � �1^'A`=r � y� . a �'' - �r y� �s s' ,� � �.'� �,�., � .,_� �� r� G ,-�ow �d11p r � ��e.s�. � 7 w �IMrr�Yl�s..� `.'� 1�+,� i a� . w �t�� f.R` .r x y��.`'i ��' � �F 1 I.� ��i a i�,°kA�r�, �# 4� .�� 1i11111eV�i�. .� „�y"1!, �{ ��,�Fe��i i��rF . �r,`{ ~.�y�-I� a�-�� k s _� �F��,s �� `i f �_.-,� ;r- �r _ �rs o - 1.r �±] � v ir. .yr�'r��u�� `"�..��+ •�� `i'� '� ?��C. r.r � a�,a�t Iri y�.i �4 ,�I1VC� ��I1Ve,1� '��1 7�, ■f�� " � � s �[�. � �.+ IT�at . � ��, � I'.1 3. � "'�,�'iatJ '`' �-p� y �-,. +Y^ "�� .� � a� ++ �.,�� p3 .-. ��.y �+� ._�' ,� .�-�o.. # I„ �1 � I �� ` � � +9�� { n.�r��r�..�� 7� ' ��1�. � �i�s. �.. C ��., +��+�.�� .S'�'* f'` •��'�.��-� ..s��'�' �`,a �_ 'qR �n 'f i��- ��u�� °,. I �. °'� i � ,t,i" �� *a{� ��a+� T� �,�, F � +s:� w. � � ._� � � R''� �a � �� x �� s�`as z/�-�! �I',± �,� r,,� �F�'�'r � � :��Va1�l�yway�Ya11� ;w.aA�.� V�lle w:a �'"�*Valle wa� :�`�V�alle�w�^� �V�all w.r I�" ��AV�all�e`�`v"•'a .��V�alile w � Vall(e w•a�` ,rW . y _ y �,:__ � y y yny y � y � y �y* y� - y y _��:- 1.`- �, ��'�#.m�.- d�vC[ �.T-a'z ,� � ��`��' -...n � � � ��k �`L4�� _ �.r, F�('� ,�y�'��F.�� . . �n u� . � w`"� ; '�� '�. �' N1X�n ''. c� kR� �1� � y _""rp� ' �r ;� �r i. ` � � �` � � .��o•� n� .�a . ..2+M�- R_,� iM-a�� .k , ... '.. �� °;n#^ '�-n�, r°1;=.-� ��`p.�� --�:� ��i' � ��'� N1XOI1• . . __„`•. i '�.--''�It --'�- ' O �.,- p�y�► �� c �a _. F � _,� �� , .�e e� � . , e�Front � 4 -;'CQ - P af �, � �!,x � �, w'` �-- � � ,, s� L ` - ` � ., � - , ; Ma�in- -� �._�.. �, a�!^d� r„ �' +h.,'^ �,. ��y,,,�q ,w� ,,..,,°�-�iyy .,� ,a.e '�C � �.-w�� •" i ; �^' ., . . � . s.. �" 1 S' � .: R � A,,4 . ,� h'w.'M .r�w '�" - ,�. a . - 'r�� • �„�- � .s v� 'A �� "•'�`�� r�* Main ^lYIain Main ° Main �M�in �Main 1�Iain�• Main Main , �� "' ��j ��C]OGu��u�700C�Guuu��Duuu��Gr�-�DuCau��00�7�-�uu�QC�ObG�u�•��u�7pqC�uuu�C��uu��Guyu�]L'1�� ."� -�� _ -��'R- �" . `�w.� CC—_- :�et�'d�' � _...�4 ____ .o� � # e.s"i�rJQ�Q��.d1 �w � _ �, � 'O r�. ,a 'Cr-i '�= r.., � '+a y� .+� � u �,'.,�. � + ,�r.. "�' r,,, 'e+A. - ..Sw ~ �__,�� .��'� � � � -- � ,�-�. � ,�,�''Ri�ers�i�e .� x�� .. � �_� „_ -o ❑Qdr�,�l _, 9` v� � w �, �� `„r, � . , �^ `' s. o s p ,_�� — o +.� � ��, �,� � €� �o _ y � C�, �+ � � - ' - U' _ � a� .w.�� '�°�� ` r�" �: - - , � `." .�� , � " '"" r 6, : �� c� ,�' � _ � - - �°�. - ,r:. � � --• � Sprague SpragueSprague Sprague " Sprague � Sprague ,� Sprague Sprague �Sprague Sprague Sp�ague �. . � � . „ _ / i g n — n � . i ..._ � . .� . . . -. . „h -t- __ ' . l��R�� dEA.�k'��'4l'�4 . �d�2�1�.,1 J - Q -- .=. ' • � ' �.��, �; :; �' - �� : ,; � "��.s� ��r �, � � ; :.� ��„ i '� - o �L � . =`�1�lII��--�_ ' �` � ..� � i � _�.-c��""i� �'t � �j� ." -- U �_ ar�. ..�.e�.uw�'.z--.�� i a��t. I .'' �� , ` � a � _ . F '� ECPA-01-10 ;`� ;; , � �� ,�:"" ,, _ _. - � , .. � '� -___ _ � _ � �. � � 3 APPIeWay A � - , - y� - � - _ . -- - _ �� , �� , � •� � _ _ . . - � �� . � ,. � y� �; � R�t!'�e� ��"� � .�� . o �_ 2, pleway ,�r�� #� ,. �; � o � ��.�n�� ' ' � ' ! p - '�,} °.�► �;�.� y,� � ; �'� 3�rd "� '� �+"'�� _ �, �}ca�i•oa€ t-��. � -_❑ K�Tr �iW , t .�. �I �«..a I,-� �� I�.�k �'1 S. �'t 'o_ .^y, 'Ll -M .. ...! +.!� �h.�� la�'i�. � �� ;._.� �. s .. i ....:T '8u.:�.k:-:fl � .s"_� � �.�,�„ �-�� ..„I"• * �,_ - 1 �4.��..`' ... _y ,�4th _ '�4th ��o��oPon�_4.th�"^�, r�'�� 4th -� -4 r4th` • " p� '�4th 4th�- ,�4.th�o�V� '�4th�. Lu��O��C�000u�� uu�70C��Q0�7DC�0000C�u000C�❑ QD��u�7a0C�OQ �C�D�ui1C.7Gu�OC�dOGu� ; �� „" 'al,:i t�a��' �.'��.- ` "� . � `,e '-- � I. - -._ ?� � �11 � ,.�r �,� .0 _ �4..� s, . � ..y� � ��-�.�. Le�.i � S • � s �l.. " � � r�..�� .rf�a a � C �� .}�,;i . . +�..w . ±'^ �t � y � n �tl�` v,", . y Epi� 9 . '�. _ `'�c � �M&ti,��l�. . 'y '` � ' rt. ^� �_ �I .k �� .� . . � � • e' t a+7_ . "��3ix?t� ....r �.� � �.`�,F" .y�,+ 'cd '!! ��,. �aniP.L.�tll -�p"i .ri� � � s" r.0 � *, �� Ky�¢"" , � _. w �� ',� �"��M� � �; � a}�M; ��. ��..�.y�.;,N• y ��c�� ' � I Fq � �?��:�ij�'�,�. �` -�` Sth '`� ` . �a . ,, �' � ►.1��,�'��.��a� �� ° .� �� o�� ,� � .�r:; y• ��l�4 ,.� _, �� , . . .''�,� 6"th � � ��6�.''��6.: a � c„!'� r ��"'��b9�li� th j ` __ 6 h�. �6� t, , � ,_ `�•�.. , �1.��. � A .O ..�.. .� . �. � �, . �: ra � .-� -'� i'I .'-� ' "�= K -- - 'R '�+��.r�,. �4'"'".�.s �A1 �•��.`_..�.� . �.".. -- � �s�. � .�._ .x.i��a��.�� tU1�+! . .t�,#s��:.,�„ - �tl:lF.t�C1 � O. 6th�� 6th 6th �s:, ,.� tw°b s "� ::�iW � �r,i .fas.�� CQ "r.' . ��i ,�A y �� e�r��d•, r�, e ,�'_ '- � ' �' ! .ra� +. , -� � a�. y,�-� CQ - + i��"1,r-� �1$ 1�r M.�'� ,l�. � r � s,iW ''�� ,7t�"�' �� =7th�l P-� � . ,-�.. �'+7th�z i • '� ''°. r�� o .. � : � � A�� d �, �, � . �r�' � zo, 7�h -.-� 4�•� t �r al r�..l Rt,.- �, . .., � , � °� - '�'�°'�� '�3��F µ-TM �'� � � �'' * ,3�-f; �« .� �'�� ,�. _. �� e: � �� +�. " � . '�`� � -;4� `� �. �� . � Y., ; � � i � : � � ,.,�t�� , � n �LF' . �� f � --- �� s� p'� ��!8t��8t� +s � �8 hvl�'� �� 8th'1it� 8th��'�8 h"�'�� 8°th `'�:C7,s�'8th '�� 8 h�„��`�' °`- 3 r,� w ��i x � � � � � �; �.�� i ��8th �=rS"i iR�.""� +�'e�.- . �H,,. _1i�. ■ ry�t e �-r nf: .f^.'i, '°?- _�`I�, � � � 6"� `e� : ��1a) �'9 '^iR -w.. ,.A�b, �..�d y�. r�"i. 'f''� _`" O, (i�.�'_, �� '=�� cd ��I �pE _�� r,�,,,. L 4,s� .�'. �,.0 P. - .�S E 4-;..'�. „y,,�.�- �wYrd` T1l.sur U� �6� t °�� lR7P e E"s�.. r_ A, � � r �� ... '.:'�' s, w. s,� , R � �. ., ��^� �'+aa. r0 if c�?� '+'1� }" r! a, a�� ` � ' a� _i #.�' � , "A'.,"� i'S� �°a� � r�� p� �r i- � � c +�� "k9th-� �9th�� w�9�th' W_ w''i 9th� ��9th O 9th��.'a _ � s ;9't;h ��k�`�� , -�� 9th ,�-�l� '�''�� .,.� r�- , . . _j �i�p : �� i � }� y :` ' �'�' � � �cd''��!—�fE,��,6. `'i�"'�� -.r.:. ��+�a� � �� R .��.��# �tl�� .,+r� SV-"i� #��'� ��PL�E'��E�� -iS-.� [ x,l� -►1r { u :CI ��a�i +sF°y ' �y � �. � °� ��' � �� 4�� ` � �C 10'th �`ii�p�x .�,,�� .� �- ��o`-��fp,lOth.�� j�`.�. `'�'1!Oth��t ti _P; � -,- ��•,110th • - �� lOt'. w. � .r. � �`.. +F�� '��Ulll�'eY'Slh � � Lfi �'�,�, "�r� .�. I�. st � -r _ :Y C� �.` � I -� �' v' - ,� � e� � Y� � �� + s,�1��'� �T'�� ? i � �� d�� f �rl c "' s �► ' �� , I r�,. ��5��lL.i�d� + ,�t � A "� .. °�� ,�� #p {-.- F� �Centet'��E �� r-r�s� ��"d �R( � 'y�'"�i �l�th� '�`f�� " rJ�'� oll �o �`: � `� J °�'` � ��-- --. �,,� � �'.�- � 1F`,� �•e ll.t€h�';A�"�,` ,,�Ilth��, p'��- -�%�lth'• •� ` '.:: ��*'th � '�llatli� `l�lth;x � 1��y ,�r �1=1 h��i�i:t,h.6�_ � z �; ., _ „ �,��. - ;�� ECPA-01-10 Request: Change the Comprehensive Plan map designation City of Spokane Valley from CCT to MUA; subsequent Zoning change Community Development Department from CCT to MUA. � � � � � �� -� �� ♦ ---- --�� ;� � .. J ��■� iu�` ��--iii`��i � - -_ � �� ! � . � �� : : � 1■�� ■ 1 i�■� � e e � - 1 �� _ . � e ' �� . ■■■ ■■ �� 111: � . : ... . ■��1■JIIII■ ■�ii � �� ' �■ 1 1 � � �' - - � 11�■11 7 � �.� r ' ' �� 'i � � : �� 1111111 � � �� - � ■■■�■■�■■■■■■ � II � � � ° �� 111. 111 i�� . �� ■■�■■■■ . �■■� �,; �■1 , �� ■■■� � � ■ � , . - �� 1�111 �� i � � 11 � . It� �� .. � � " p � ■� �� :� � � ii ■■ � � � ill�■■ i� 1� �1 :1 1� ■�I � ■■ �■1�■ � � � ■�� '�■ ■�� ■■■�� I��■■■■■� '�■��I� 1�� ■ � � �� .�� . 11■ e ■1■ _ � � �� o �� C � �� ii �■�■■■■■11 �� : ■ �� ... -�� I . �� , 1� .� - �� -� • ii . . _ . . . .. . . .. ..: :: : : . . . ��i� iiii�i�ii�° �� ii�=:�� ■�� .: �i�i� .� : . . ��::�� . ��PI�-1 � �� . ' � ��==�■ ■`i=:�1 � . . - ■■■ J�1 111 � �i�■�=-r■� �� ■■ � � � ■ � . 1 � '� � � p I�JIJ � Ili� :: � I . . :_�� , , � . _ - .�.. � .:_� ' � — �� =_�� ■�� 1 � _ � ■ �1��11 :_ i � � = � � 11 � = ��II �.., ��: :II� r�1��71�� , i�■ �j�i� �i�� j �� : 11:��liii�ii�ii . . .�'� ��.. ��II � � 1 ��,�� 11 1 • I �� I ■ � �� i Y � �iiiiiiii�� I�� IIIIIII � � � ` _ �. � �� ■ ■ ■�� ■■■ :�11, ��• �� .' �� 1 111 �� `_ � ��: e a I ■�. ��11� ��■■�� i�� I� J� ��i �� ■11�� ■�■�.i �� ♦ � � ��Jt� �� ■■� ■��■■■�� :i i i ■■1 � •�1■ ■� ��■11�� 111■ �� i ■�■� ir 11�11 �1� �IIIII■ 11■11■11■11 III� C� �■■■1111� :■■��■■�11 ■■�i � � � �� ■�■�� ■� ■�� :��III ��■■ - ■.... . ■■■. � _�� : — ■■■ �� ■�� ■■■■■� ■�� i �. �� ■ � �� . �� : � , .. - � ��.: r�� . ■�� , ��■ ...� �. . � ■ ■��■■■■� ■��■��■■■ ■■■�� : -!�� e� _ - : . _ �� '�■■�� ■■■� ■■■q i■ 1 ■■� . ■ ��II �_��.��T��i��_�D � � � � -•. �• � . � .. .• � � � .� � � � . •. � � �• � �• • �• �••. � � � � � � • � • � � --�_=�—=-:::ai�=== �� --_________--____- - _� � :■ �: J� �. �u�` �� ;�■■■`�� ■i -- � ■�� : I�111�11■�� ■■11111 ■�■ ■1��■ � �1 : , , = ��■ ' �� 1! � :: �� 111: � _ : ... . �1111■ ■�ii �� . 1 � , 1 . . � ■ 1��11■ . 7 � ±!i�r �� - �� 11111111 � ' � �� ■■■�■■�■■■■■■ � II � .. � 111�111 ■�� . �� ■■■■�■■■�■■� ��, �.�` � � � ■■■� � ■ ■� ■ 11 ' • �� ,��', �IIII� �111 � � �� r�l ■ � � � � � � ■ � � ■I ■ �■�� ■ ■1 ■�� ■� ■��II� ■11 1�1� ��I ■.� �� ■��.��. ■■■.r �� ■■■■■� � ■�� 111 �� .■ � 1� � ��■�■� �� :� == ■ � "� = � , _��` � �� ■ ■■�■■■■■ - .... : ■ �� _ ; ... �� .... -�� .� �� , 1� .�� -■�� •�::�� :�� i:��° °i��i��ii��i�� i� �� ■�� ::■■ . � _■�::■■ :- �■ � ��:�i - .:: _: . _ . ■ iii Ji� Illl � :. .-n:■:=::1 ■�.._�1 �� 'i�■■ � ■ ■ ■ I 1�1 . :. .. ._ ., . � - � �, , � � � ::: I - 1 ��.:� , ■'--� -_�i � � � � ■ �� 1�� €� ■ � � _ _ � . �11 ,��-- � � =� = � � . 11 ; � � �� 1 1■■� 1�= =111 11��17 �� . J ��I i�■ �j�� . i�.�; ` .�� - 11' :11i�iiii�i �II;. �� II �� - — �� _ _� � �1 ■ � � � � � � ' � � �i Y � �iiiiiiii�� I� � � �IIIIII � . � ` �� I��II■■■ ■�1 ;�� I�� .' �� 111111�� ■ �� ; - , - � �� . ■�: '��iiiiiiiiiii' ��I��I��iii: ii�� , ,J J��1■ .�� , . . �� ■� �� ■: ■�■■■■��;= ��ii _ . ■�■�III�■1�� ,�� 11� �� , i� ' ' 11■11■1 I■11 III: C� '•■■Ii11�� :■■��■■�11: ■■�� i ' 1■■1 ■III �111 ��1�111�■■ ■�� . ■■■� �`i ��ii ■ � �I� 1�� ■■■■■� ■�� i . , . . ii ; ' • III■■ r�� ttrt�t� ■�� ■■� ii ' ! 11�1 �!■ �ii�■��■ ■��I��■�� ■■■II �� , _ �I� �■ ��I�� ■ i■,J■��!■LJ� � �� _..��i��i��_��D � � � � -•. �• � . � .. .• � � � .� � � � . •. � � �• � �• • �. �•.. � � �