Agenda 05/12/2011 �'�I C[TY����
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Spokane Valley Planning Commission Agenda
City Hall Council Chambers, 11707 E. Sprague Ave.
May 12, 2011 6:00 p.m.
L CALL TO ORDER
IL PLEDGE OF ALLEGIANCE
IIL ROLL CALL
IV. APPROVAL OF AGENDA
V. APPROVAL OF MINUTES: February 10, 2011; February 24 2011(amended),
March 10, 2011(amended)
VL PUBLIC COMMENT: On any subject that is not on the agenda
VIL COMMISSION REPORTS
VIIL ADMINISTRATIVE REPORT
IX. COMMISSION BUSINESS
NEW BUSINESS:
A. PLANNING COMMISSION TRAINING
• ROBERTS RULES OF ORDER
B. SPOKANE COUNTY UGA PROCESS UPDATE
X. FOR THE GOOD OF THE ORDER
XL ADJOURNMENT
COMMISSIONERS CITY STAFF
Joxlv G. CA�oLL,Cxaix KaTHY McCLU1vG,CD DIxECTOx
MARCIA SANDS,VICE CFIAIR SCOTT KUHTA,PLANNING MGR,AICP
BILL BATES MIKE BASINGER, SENIOR PLANNER,AICP
RUSTiN HALL
JoE MAlvlv
JOE STOY DEANNA GRIFFITH,CFM
W W W.SPOKANEV ALLEY.ORG
CITY OF SPOKANE VALLEY
Request for Planning Commission Review
Meeting Date: May 12, 2011
Item: Check all that apply: ❑ consent ❑ old business ❑ new business ❑ public hearing
� information ❑ admin. report ❑ pending legislation
AGENDA ITEM TITLE: Spokane County Urban Growth Area Update— Review Session
PREVIOUS ACTION TAKEN: None
BACKGROUND:
Spokane County and its cities and towns are collaborating on a regional update of the Spokane County Urban
Growth Area (UGA). The UGA is intended to accommodate 20 years of projected population growth and
includes already developed urban land and areas planned for urban services. A review of the UGA is required
every 10 years to ensure that there is adequate capacity to meet the needs of new growth and development
in the subsequent 20 year planning period.
The Spokane County Comprehensive Plan and UGA were adopted in 2001 and the deadline for the ten year
UGA review is November 2011. The County and City Planning staffs have completed detailed land quantity
analysis to ensure that there is adequate land designated for future urban development. The land supply
evaluation also identifies sensitive environmental areas so that development is directed away from these
areas. The results of this report indicate that there is currently adequate capacity within existing UGAs to
meet future needs for growth and development.
The remaining tasks include public participation efforts, environmental review, and capital facilities planning.
STAFF CONTACT:
Mike Basinger, AICP, Senior Planner
ATTAC H M E NTS:
Exhibit 1: City of Spokane Valley Land Quantity Analysis
1of1
Urban Growth Area Update
Land Quantity Analysis for
The City of Spokane Valley
September 2010
City of Spokane Valley
RESIDENTIAL LAND QUANTITY ANALYSIS
The City of Spokane Valley is responsible for developing its own Land Quantity Analysis (LQA)
report to determine the amount of land available within existing urban areas to support
residential and non-residential growth. The Steering Committee of Elected Officials will use this
quantitative information to make a recommendation to the Board of County Commissioners.
County-wide Planning Policies direct jurisdictions to utilize the LQA methodology developed by
the Washington State Department of Community Trade and Economic Development and from
the guidebook, "Issues in Designating Urban Growth Areas". The Steering Committee of
Elected Officials adopted this methodology on November 3, 1995. This report analyzes land
quantity using the most current data. The analysis incorporates an aerial photography review
to verify the accuracy of various sources of land use data.
Below is a summary of the City of Spokane Valley's application of the adopted methodology:
Step 1
Identify land that can accommodate future growth.
In determining residential land quantity, these lands fall under three categories:
Preliminary and final plats
Platted lots that have not been built on are considered as available and calculated at one
dwelling unit per lot.
Vacantland
Vacant lands are any lot or parcel that does not contain a structure or building, as determined
from the Assessor's records.
Partially used land
Partially used land is land that contains existing residential development but is large enough to
be further subdivided based on the current zoning classification. Partially used residential land
includes properties that can be subdivided into five (5) or more lots, consistent with the current
zoning classification.
Step 2
Subtract all parcels that your community defines as not developable due to physical
limitation.
In most cases throughout Spokane Valley, land can be developed with mitigating measures.
While recognizing that most land has development potential, certain properties have physical
and/or regulatory constraints, such as wetlands, steep slopes, or regulated shorelines. Some
properties may never develop or may develop at densities less than allowed by zoning.
City of Spokane Valley
Therefore, lands containing physical limitations are not included in the residential land supply.
These include the following critical areas deductions:
Critical areas deduction
Wetlands Identified wetlands and an associated 100 foot buffer area are
subtracted from land inventory.
Fish and Wildlife Streams and associated riparian area buffers are subtracted from the
land inventory.
Geologically Hazardous Certain geologic units and slopes over 30% are deducted from
available land inventory. The geologic units include alluvium, mass
wasting deposits and the Latah formation.
The above deductions amount to a 9.6 % reduction of available land supply.
Step 3
Subtract lands that will be needed for other public purposes.
Land needed for public purposes is addressed in two different ways. In the first case, land that
is necessary for new infrastructure, primarily for road right-of-way, is subtracted from the
acreage figures generated in Step 1. A 20% reduction is taken from residential land initially
identified as vacant or partially-used for these purposes.
In the second instance, the Spokane County Assessor's property class codes and exemptions are
used to identify lands that may appear to be vacant but, in reality, are not available for
residential development. These situations involve both public and private properties owned by
entities such as utility companies, school districts, or parks departments. Table 6 illustrates the
Assessor property use codes and exemptions that are deducted from the vacant land supply.
Table 6-Assessor Exemption Property Use Codes
41 Trans— Railroad 67 Service—Governmental 76 Park
42 Trans— Motor 68 Service— Educational 77 Churches
43 Trans—Aircraft 71 Cultural Activity 79 Other Cultural
44 Trans— Marine 72 Public Assembly Cemetery Exempt
45 Trans— Highway 73 Amusement DoR Institutional Exempt
46 Trans—Parking 74 Recreational Government Property Exempt
47 Communication 75 Resort- Camping Operating Property Exempt
48 Utilities State Levy Exempt
49 Trans—Other Public Schools Exempt
City of Spokane Valley
Step 4
Subtract all parcels which your community determines are not suitable for development for
social and economic reasons.
Deduction for parcels with low improvement value
Parcels appraised at less than $500 land value per Assessor's code are removed from the
available land supply.
Deduction for parcels with hiph improvement value
Single family residential parcels that have an improvement value greater than 3 times the lot
area are considered unlikely to redevelop and are excluded from available land supply.
Step 5
Subtract...that percentage of land... which you assume will not be available for development
within your plan's 20 year time frame.
In the adopted Land QuantityAnalysis Methodology for5pokane County, a technical committee
of elected officials and technical experts determined that a build-out factor of 70%was an
acceptable average countywide, also referred to as a "market factor". Therefore, the City of
Spokane Valley assumes that approximately 30%of the total land identified will not be available
for development during the 20-year planning horizon.
Step 6
euild a safety factor
Building a safety factor is considered a local methodology option to be used if a jurisdiction is
not able to monitor land supply and consumption on a regular basis. The City of Spokane Valley
has not employed a safety factor in past studies due to GIS capabilities enabling effective
monitoring. Additionally, an amendment to the Countywide Planning Policies in 2008
established a strategy for monitoring population growth and mandating land quantity and
population capacity studies when certain growth triggers are met. This strategy is intended to
ensure that adequate land supply will be monitored and maintained throughout the planning
horizon.
Step 7
Determine total capacity.
Assumptions
Residential zones
Low Density: Available vacant land is calculated at a density of 4 dwelling units per acre
Medium Density: Available vacant land is calculated at a density of 11 dwelling units per acre
High Density: Available vacant land is calculated at a density of 22 dwelling units per acre
City of Spokane Valley �
Mixed use, commercial and industrial zones
Mixed Use: Within the Mixed Use zone, 25% of available vacant land is counted for
residential use at a density of 17 units per acre.
Light Industrial: No residential use within Light Industrial zones.
Heavy Industrial: No residential use in heavy industrial zones.
Commercial: No residential use in commercial zones.
Population per dwellinp unit
Low density residential units are assigned a value of 2.5 residents per household.
Medium density residential units are assigned a value of 2.0 residents per household.
High density residential units are assigned a value of 2.0 residents per household. Mixed use
residential units are assigned a value of 1.5 residents per household.
Aerial Photography Review
A final step in the analysis included a review of recent aerial photography to compare the
results of the GIS analysis to the existing landscape and identify any major errors or anomalies.
The review identified a number of anomalies relating to land determined to be vacant using the
Assessor's property use codes. The LQA was modified to exclude the identified areas from
lands available for development.
2010 Population Capacity
Table 7 illustrates the 2010 population capacity for the City of Spokane Valley using the
adopted land quantity methodology and assumptions as described in this report.
Table 7.0—2010 Population Capacity
Vacant and Net
Partially Used Developable Potential New Population
Land Acres Dwelling Units Capacity
City of Spokane Valley 3,485.43 1,448.72 7,763.84 17,337.49
Assessor Errors -46.42 -16.71 -109.69 -239.33
R-1 Correction -124.93 -61.95 -242.18 -605.46
Adjusted Total 3,314.07 1,370.06 7,411.97 16,492.70
City of Spokane Valley
COMMERCIAL LAND QUANTITY ANALYSIS
On March 15, 1996, the Growth Management Steering Committee adopted a methodology for
determining commercial land demand. The following is a summary of the City of Spokane
Valley's commercial land analysis using the adopted methodology. The formula does not take
into account current commercial vacancy rates and current developed commercial property
that is currently under-utilized.
The first step in determining the commercial land demand is to identify a growth factor. The
growth factor is calculated by taking the City of Spokane Valley's official population allocation
adopted by the Board of County Commissioners (BoCC) and dividing it by the current
population determined by the Office of Financial Management (OFM). The growth factor is
then calculated by the City of Spokane Valley's commercial acres currently in use. Table 8
illustrates the Assessor property use codes used to identify commercial acres in use.
Table 8—Assessor Commercial Property Use Codes
Code Description
16 Hotels and Motels
17 Lodging and daycare
46 Automobile parking
52 Building materials, lumber yard, nursery, florist, and farm equipment
53 Shopping centers
54 Grocery stores, convenient stores, and auto body repair
55 Automobile sales and service
56 Apparel, photography, and laundromats
57 Furniture and equipment
58 Restaurants, fast food, and taverns
59 Miscellaneous retail trade
61 Financial institutions
62 Personal services
63 Business services
64 Repair services
65 Professional services
Spokane Valley did not apply a land utilization factor. The adjusted commercial acres of
demand are then calculated by a market factor of 25%to determine the total demand of
commercial acres. The total demand of commercial acres is then subtracted from the
commercially zoned acres resulting in the demand for commercial acreage.
Using this methodology the City of Spokane Valley determined that there was adequate
commercial property for the next twenty years of commercial growth (see formula below).
City of Spokane Valley .
Population Allocation +Current
Population / Current Population = Growth Factor
108,956.00 90,210.00 1.21
Commercial Acres
Growth Factor X in Use = Commercial Acres of Demand
1.21 1,133.56 1,369.11
Land Utilization Adjusted Commercial Acres
Commercial Acres of Demand X Factor = of Demand
1,369.11 1.00 1,369.11
Adj. Commercial Acres of Commercial Acres Total Vacant Commercial
Demand - in Use = Acres of Demand
1,369.11 1,133.56 235.56
Vacant Commercial Acres of Total Commercial Acres of
Demand X Market Factor = Demand
235.56 1.25 294.45
Total Commercial Acres of Commercial Acres Total Commercial Acres of
Demand + in Use = Demand
294.45 1,133.56 1,428.00
Commercial Acres Additional Comm. Acreage
Total Comm. Acres of Demand - Zoned = needed
1,428.00 2,638.53 -1,210.53
Minus indicates surplus
INDUSTRIAL LAND QUANTITY ANALYSIS
The industrial employment forecast for 2031 is determined using a ratio method that compares
industrial employment to total population. This forecast is needed to determine the adequacy
of industrial lands to meet the land quantity needs for the 2031 planning horizon. The forecast
and needs analysis involves several steps as follows:
1. Establish a ratio of industrial employment to total Population
The ratio is established using the 2000 census, which includes detailed employment data for
industrial employees. The categories considered as industrial include construction,
manufacturing, wholesale trade, transportation and warehousing, and utilities. In the year
2000, there were 49,344 people employed in these industrial categories. Since the land
quantity analysis focuses on urban growth area needs, rural industries such as agriculture,
City of Spokane Valley
forestry, and mining are not included. This number is compared to the total population for
2000 (417,939) to determine a percentage ratio as follows:
10,644 divided by 79,000 = 0.135 or 13.5%
2. Estimate industrial employment for 2010
Estimating industrial employment for 2010 can be achieved by applying the ratio
established in step 1 to the 2010 population for Spokane County. The equation is illustrated
as follows:
2010 population x 0.135 = Industrial employees for 2010
90,210 x 0.135 = 12,178 employees
3. Estimate industrial employment for 2031
The UGA update contemplates land use needs for the year 2031. Estimating industrial
employment for 2031 is necessary to determine future industrial employment needs and
can be estimated similarly to step 2. The equation is illustrated as follows:
2031 population x 0.135 = Industrial employees for 2031
108,956 x 0.135 = 14,709 employees
4. Estimate the increase in industrial employment between 2010 and 2031
To estimate the increase in industrial employment simply subtract the current estimate of
industrial employees (2010) from the 2031 estimate for industrial employees:
2031 employees- 2010 employees = increase in employment for planning period
14,709— 12,178 = 2,531 employees
5. Estimate the need for available industrial lands
An industrial lands study was done by Spokane County in 2000. The study provided a
detailed analysis of industrial lands in the unincorporated areas of the County. Research
within that study established a ratio of 16 employees per net acre of industrial land. This
ratio is used to determine the net acres of industrial land needed to meet the employment
needs for 2031:
(16 employees per acre)/ 2,531 employees = 158 acres
The conclusion is that 138 acres of available industrial land is needed to maintain the
current level of industrial use per capita for the 2031 planning horizon. This conclusion is
city-wide and does not include the industrial land needs for unincorporated UGAs.
City of Spokane Valley :
In order to evaluate the industrial lands within the City, staff used an industrial land study
developed in 2000 by a committee composed of representatives from various economic
development, business, and real estate organizations. This committee developed a rating
system to evaluate the marketability of land designated for industrial use. The rating system
utilized Geographical Information Systems (GIS) data to evaluate the industrial land in terms of
lot size, availability of infrastructure, and environmental limitations. In this study, industrial
land was classified into five categories or "tiers". Tier one lands were determined to have all
the attributes to be immediately available for development. Tier two and three lands were
classified as being usable within a 20-year timeframe. Tier four and five lands were considered
constrained with improvement value, size, or critical area limitations, which essential made
them unavailable for development.
Using this methodology, it was determined that there is 839 acres of tier one industrial
property within the jurisdictional boundaries of the City of Spokane Valley. In addition, there is
250 acres of tier one industrial property currently in a public/quasi-public use. There is no tier
two or three industrial properties located within the City of Spokane Valley. The majority of the
remaining industrial property was classified as tier four and five considered as land that is "built
out" with little opportunity for redevelopment in the near term. Table 9 summarizes the
industrial land analysis in the City of Spokane Valley.
Table 9: Industrial Land Analysis
Industrial Analysis Acres
Tier 1 838.9046
Tier 1 (P/Q-P) 250.4862
Tier 4 2349.5993
Tier 4 (P/Q-P) 2.6502
Tier 5 54.5821
Tier 5 (P/Q-P) 22.9966
Totals 3,519.22
Based on the analysis, the needed industrial land for the 2031 planning horizon is 158 acres.
Currently, the City has 839 acres of tier one industrial land. Essentially, the City has four times
the industrial land needed in tier one industrial properties alone. In conclusion, the City
Spokane Valley has an adequate supply of industrial land for the next 20 years
PREVIOUS ECONOMIC STUDIES &ANALYSIS
The City of Spokane Valley, as part of the planning process for the Sprague-Appleway
Revitalization Plan, conducted economic analyses providing a basis for recommendations in the
Plan. The most recent study performed by Gibbs Planning Group, Inc. in 2007 specifically
examined the economic feasibility of establishing a town center in Spokane Valley. The Gibbs
City of Spokane Valley •
study examined three trade area scenarios: 1) Micro Trade Area, 2) Primary Trade Area, and 3)
100 Mile Trade Area. These trade areas are discussed in more detail below.
Micro Trade Area
This model established the minimal possible trade area for the proposed town center site. The
Spokane Valley Mall and downtown Spokane were excluded from the trade area (supply side) in
an effort to create the largest possible retail void. It was expected that this model would yield a
strong demand for neighborhood goods and services. However, the Micro Trade Area analysis
indicated an over-supplv of all retail categories except for specialty foods such as ice cream,
bagels, and coffee. Overall, the Micro Trade Area 2006 retail sales were reported at $1.29
billion, with a consumer demand of only$738 million. The Micro Trade Area thus had an over-
supplv of$550 million per year or approximately 2 million square feet.
Primary Trade Area
The Primary Trade Area included most of the Spokane Valley region where most of the study
area's (Spokane Valley Town Center) potential shoppers reside. The Spokane Valley Mall and
surrounding retail were included in this model; downtown Spokane was excluded from this
model. The estimated Primary Trade Area's overall 2006 retail sales (supply) were $2.23 billion
with total consumer demand (spending) of only$1.46 billion. This resulted in an over-supply of
$805 million per year or almost 3 million square feet surplus retail stores in the Primary Trade
Area.
100 Mile Trade Area
Due to the relatively remoteness of Spokane, Gibbs' opinion was that it is likely that the total
Spokane trade area extends 100 miles or beyond. The 100 Mile Trade Area would account for
the largest potential demand for retail and restaurants in the greater Spokane region. Within
the 100 Mile Trade Area, most categories are over-supplied especially jewelry, sporting goods
and books. A small demand was indicated for home furnishing, appliances, electronics, and
limited service restaurants. The overall 2006 retail sales (existing supply) was estimated at
$9.48 billion, while the 2006 overall consumer demand was estimated at $8.17 billion yielding
retail over-supply of$1.31 billion. This results in an existing over-supplv of up to 4.7 million
square feet of retail space in the Spokane Region.
City of Spokane Valley �
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