PC APPROVED Minutes 08-08-13 Spokane Valley Planning Commission
APPROVED Minutes
Council Chambers — City Hall, 11707 E, Sprague Ave.
August 8, 2013
I. CALL TO ORDER
Chair Bates called the meeting to order at 6:00 p.m.
II. PLEDGE OF ALLEGIANCE
Commissioners, staff and audience stood for the pledge of allegiance
III. ROLL CALL
COMMISSIONERS Present Absent CITY STAFF
Bill Bates-Chair x r— John Hohman, Community Development Director
Joe Stoy—Vice Chair x ( Mike Basinger, Senior Planner
Steven Neill x j- Christina Janssen, Planner
Kevin Anderson x r Cary Driskell, City Attorney
Mike Phillips x
Robert McCaslin x r
Christina Carlsen x Can Hinshaw, Secretary
IV. APPROVAL OF AGENDA
Commissioner Stoy moved to approve the agenda as presented, a second was made and the
motion passed unanimously.
V. APPROVAL OF MINUTES
Commissioner Neill moved to approve the July 25, 2013 minutes as presented, a second was
made and the motion was passed unanimously.
VI. COMMISSION REPORTS:
Commissioner Bates reported that he attended the last Council meeting and stated there was a
great presentation in regards to Balfour Park and Library. He stated that it was the first time he
had seen the plans for the park and it will be a very nice addition to our City. Chair Bates also
attended some of the National Night Out Against Crime parties. He stated that there were
forty-five neighborhood parties thru out the County, with the Fire Department, Police Chief
and deputies attending party to party,
Plarming Commission Minutes Page 1 of 8
VII. ADMINISTRATIVE REPORT:
Community Development Director John Hohman stated that there would be a new version of
the advance agenda drawn up. Previously it was anticipated to be ready for a Public Hearing on
the Shoreline development regulations for August 22. He stated that they are not prepared
enough for that and it would be sometime in September. Staff spent a lot of time this week
trying to fit all the pieces together with a real concerted effort on looking at the critical area
regulations and how it fits in with the development regulations.
VIII, PUBLIC COMMENT:
There was no public comment
IX. COMMISSION BUSINESS:
A. New Business: Industrial Land Inventory Analysis
Senior Planner Mike Basinger provided an overview on the Industrial Land Inventory,
which is an assessment of the industrial property supply for the City of Spokane Valley.
The purpose of the industrial property inventory is to provide an up-to-date understanding
of the characteristics, practicality, and deficiencies of industrial properties. Commissioner
Stoy stated that on the map that Mr. Basinger provided there is a critical area, he asked Mr.
Basinger to explain that. Mr. Basinger stated that it's a wetland and that we have wetlands
in our jurisdiction that haven't gone thru a process where they have been identified as a
wetland. Mr. Basinger excluded that portion of the industrial property from the analysis.
X. PUBLIC HEARING: CTA-2013-0006 Privately Initiated Code Text Amendment, SVMC
Chapter 19.120, to allow Specialized Training/Learning Studios as a Permitted Use in the I-1
zone and a Conditional use in the 1-2 zone.
Chair Bates opened the Public Hearing at 6:11 PM.
Planner Christina Janssen provided a brief overview of CTA-2013-0006. Ms. Janssen
informed Commissioners how the City Council allowed indoor recreational and
entertainment facilities in the Light and Heavy Industrial zones as a permitted use. Ms.
Janssen explained the difference between this use and the entertainment recreation facility.
The recreational and entertainment uses would be a bowling alley or indoor soccer center,
where individuals would go to recreate at their own leisure. Specialized training and
learning schools deal with instruction have a teaching staff and participate in classes. Ms.
Janssen explained that Spokane Valley Municipal Code, Section 17.80. 150(f) outlines two
criteria that must be met in order to approve the amendment:
1. The proposed amendment needs to be consistent with the applicable provisions of the
Comprehensive plan.
2. The amendment must bear a substantial relationship with the public health safety and
welfare.
Ms. Janssen went over the approval criteria, Chapter 2-Land use, Light and Heavy
Industry. She stated in the application that was submitted the applicant called out four goals
from the Comprehensive Plan to support their application:
1. LUG-14-Improve the appearance and function of the built environment.
Planning Commission Minutes Page 2 of 8
2. EDG-1- Encourage diverse and mutually supportive business development and the
expansion and retention of existing businesses within the City for the purpose of
emphasizing economic vitality, stability and sustainability.
3. EDG-2- Encourage redevelopment of commercial/industrial properties within the
City.
4. EDG-1-Encourage regional tourism as a sustainable provider of jobs and markets
Following the application being submitted to the City, staff as well did an analysis of the
CompPlan. Following are the goals and policies that staff found to be applicable to this
application:
1. LUG-10-Provide for the development of well-planned industrial areas and ensure the
long-term holding of appropriate land in parcel sizes adequate to allow for future
development as industrial uses.
2. LUG-11- A variety of strategically located heavy industrial areas should be
designated and protected from conflicting land uses.
3. LUP-11.1- Commercial, residential and recreational uses should be limited or not
allowed in areas designated for industry, except for small-scale ancillary commercial
and recreational uses intended to primarily serve the industrial area.
4. LUP-11.2- Conversion of designated industrial lands to other uses should be strictly
limited to ensure an adequate land supply.
5. LUP-12.1-Commerical, residential and recreational uses shall be limited or not
allowed in areas designated for light industry, except for small-scale ancillary
commercial and recreational uses primarily to serve the industrial area,
Ms. Janssen stated that Staff recommends denial of amendment to the Spokane Valley
Municipal Code (SVMC) 19.120.
Questions:
Commissioner MeCaslin asked why the word residential is put in LUP-11.1. In addition,
has anybody had any requests for residential in the light industrial area? Ms. Janssen stated
that yes they have had questions regarding that at the Permit Center. (People wanting to
locate residential in industrial areas).
Public Comment:
Tiara Racicot, 16612 E. Indiana # D108, Spokane Valley. A packet was passed around
to the Planning Commission from Ms. Racicot. (See enclosed Attachment "A"). Ms.
Racicot stated she has a huge amount of equipment totaling to a minimum of 15,000 square
feet, so when you go out of the industrial zones its double to triple the price. She has ring
towers reaching nineteen feet high, which need twenty-foot ceilings. Floor exercises are 45
by 45 feet, so columns within warehousing have to leave her with that amount of room. She
stated that at this point she has exhausted every possible building. The industrial zone is her
only option within the city limits. Ms. Racicot stated that there are already two other
gymnastic facilities in the industrial zones and she hopes the City will give her the
opportunity to do the same.
Planning Commission Minutes Page 3 of 8
Commissioner Bates stated that the specialized training and learning schools are permitted
use in six of our zones within the city and that encompasses most of the city. Mixed use,
corridor mixed use, garden office, office, community commercial and regional commercial.
Commissioner Bates asked Ms. Racicot if there were buildings in any of the stated zones
that would fit her needs. Ms. Racicot stated that she has gone thi•u every broker system and
it has been an ongoing search since the beginning of April, with the specific requirements
of the ceilings,pillars, and space,that she needs there is nothing.
Commissioner Stoy asked what her facility does. Ms. Racicot responded that she holds
Mommy and Me classes, recreational classes, adult classes, yoga, gymnastics.
Commissioner Bates asked how many people she would employ. Ms. Racicot stated after
the first year probably about twenty. Commissioner Bates asked what her main reason that
she chooses the building she has in mind. Ms. Racicot responded that it is ideally set up
with a sprinkler system, up to code, has the right spacing, and has the column situation
where everything is outright twenty thousand square feet and half the price of anything she
could have got if it was available. It's in the light industrial zone off Bradley by the UPS
building.
Shelli Waddell, 16621 E. Indiana Ave #0103, Spokane Valley. Ms. Waddell stated that
she is a mom who has had kids in gymnastics and in traveling in that she has traveled the
State of Washington, Oregon, Idaho, Montana, California, and Colorado. She stated that
every site she has been to was an industrial zone. She stated she is permanently disabled
and she has no safety concerns, traveling to those sites they are much more accommodating
then some of the other sites she has been to. Industrial zones are more willing to build and
be accommodating. Ms,Waddel stated that it seems kind of funny that cities like Liberty
Lake, Spokane and the rest of Washington State allow this in the industrial zone and why
wouldn't the City of Spokane Valley want to move forward and progress like everyone else
has. Spokane Valley is willing to advertise (hey come to us were willing to work with you,
were willing to change your permits). She stated that something like this is a no brainer.
Commissioner Bates asked Ms. Waddell in her experience is it daytime activities or
nighttime activities? Ms. Waddell responded that the kids were in school in the daytime, so
it was in the evenings. Usually classes were 5-8 pm five days a week and some weekends.
A few mornings for Mommy and Me's program for stay at home moms.
Todd Whipple, 2528 N. Sullivan, Spokane Valley. A packet was passed around to the
Planning Commission. (See attachment"B"). Mr. Whipple stated, in the packet is The City
of Spokane's Code for Light Industrial with what has allowed and not allowed. Also
included in the City code is the definition of Community Services, which is what this
would technically fall under. Mr. Whipple stated also in the Community Services that they
could see the exceptions that were noted when it becomes retail sales and service. Page
four of the packet. Mr. Whipple stated he works with many land developers, which have
many discussions about everybody is chasing the same dollar. Where should that dollar be
spent? Should it be spent in Spokane, Spokane Valley, or Liberty Lake? One of the
reasons Liberty Lake allows it is because of the HUB, which is a very nice sports facility
that just happens to be located in light industrial. Mr. Whipple's opinion is; the Light
Industfy category is not to be as feared for change as is the resulting blight. He stated he
wrote that in his first letter and was trying to be fairly hard about it. It's the cities
responsibility to help and facilitate business. The city has an incredible amount by
Planning Commission Minutes Page 4 of 8
percentage of heavy and light industrial for what he believes is per capita ratio. There are
not that many 20,000 foot clear span buildings and the perception is that grocery stores are
clear span but they're not. He said if you were to take a hard look at every grocery store,
you would see that they put the rack lines on the column lines every twelve to sixteen feet.
It's the clear span elements and some of the uses that can be facilitated by that in the long
run that will help. He expressed in hopes that the City of Spokane Valley would come
forward along with everyone else who has already done it. He stated that it could go too far
to protect an industry,to the detriment of your City.
Robert Bonnecelli, 4904 S. St. Andrews Lane, Spokane. Mr. Bonnecelli stated that he is
a lifetime resident of Spokane Valley. He is the owner and or partner in owning about
seven hundred thousand square feet of industrial buildings in the City of Spokane Valley
that compromise about twenty-five separate projects. In addition, he is one of the managing
partners of Pinecroft Buisness Park, which has three hundred and sixty thousand square
feet of Business Park at Pines and Mirabeau Parkway. He stated he has many projects in
the Valley, grew up here, and has paid a lot of taxes. This amendment to the text that Tiara
is asking for is a no brainer. Mr. Bonnecelli commented that he is the owner of the building
that Tiara is hoping to occupy. Changing this text amendment is going to allow a very
compatible low impact use in this facility. He stated he has leased to several gyms in the
industrial zone in the Spokane Valley, and currently he has two tenants that are gym related
uses in industrial zones, one in Spokane Valley, and one in California.
Piper Driskell, 11014 E. 21St, Spokane Valley. Ms. Driskell wanted more information as
to why the City of Spokane Valley's staff recommended to deny the amendment.
Commissioner Bates stated this is a time to make a presentation to the Planning
Commission and discussion and other information come after that.
Commissioner Bates stated a letter was added to the record for Public comment. (See
Attachment"C").
There were no further comments and Commissioner Bates closed the Public Hearing
at 6:43 PM.
Motion: Commissioner Neill moved to approve and forward to City Council CTA-2013-
0006 as presented, a second was made.
Discussion:
Commissioner Stoy had concerns about the existing lighting levels due to the fact that light
industrial zones are not quite as high as a regular retail area might be as far a for kids
running around in the evening hours and how much truck traffic would there be due to it
being a light industrial zone. Commissioner Stoy stated he thinks this should be allowed in
industrial zones, but he just wants to make sure that there might be some stipulations to
make sure we do have adequate lighting for that type of a use and make that part of the
tenant improvement permit just to make sure there is enough light.
Commissioner Bates reminded the Planning Commissioners that this is a request for
permitted use in the light industrial use and the conditional use in the heavy industrial and
if we approve and recommend to the City Council we not only change it for the building
that is in question but that entire zone anywhere within our City. Commissioner Bates
concern is that this would be city wide as a permitted use. Commissioner McCaslin
Planning Commission Minutes Page 5 of 8
commented that in all his experience with his daughter being in gymnastics that anytime he
took her there, he took her directly in the building and if the kids were waiting for anything,
they stayed within the building. It was not outside.
Commissioner Bates stated that Planning Commission did not get a chance to study over
the material that was handed out (Attachments A, B,) and in all fairness, he had hoped they
could end the discussion and take a recommendation that evening. He commented that with
anything this major we should take our time and read all the information before there is a
decision.
Commissioner Anderson stated that two of the items supporting the applicant from the
municipal code EDG-1 and EDG-2 (refer to page 3 of this document) do support the
applicant due to the fact it encourages economic development. Staff comments LUG-10
and LUG-11 and LUP-11.2 (refer to page 3 of this document); Commissioner Anderson
does not think these apply. He stated he agrees we are not developing new or converting
existing industrial land into a different use and we are not converting industrial land. It's
talking about a zoning action, but he thinks LUP-11.1 and LUP-12.1 do apply if they are
taken literally. Commissioner Anderson stated that he does not see anything that is being
offered to do in this application is any different from some of the items that are currently
allowed in our own code. He does not think there is a public health safety welfare item, our
job is not to further it, we just do not want to create a safety problem. He stated lighting is a
problem anywhere. Commissioner Anderson supports the applicant stating he can't find
any negatives.
Commissioner Carlsen stated she liked that the proposed code text amendment request is
utilizing existing structures for repurposing and not suggesting building new. She stated
that currently we do allow similar facilities such as professional, vocational, trade schools
and the golf driving range facilities. Commissioner Carlsen commented she believes to be
consistent and to follow the Comprehensive Plan, we should think about allowing the
specialized training and learning schools to be a conditional use in I-1 light industrial and
not be allowed in 1-2 heavy industrial. This allows for in this case she has a building in the
light industrial area that fits her needs and on this case it only can be met on this particular
location, it should be something that we can address. Commissioner Carlsen stated she does
not think that the heavy industrial should be used for this. It already states in the
Comprehensive Plan that we should limit the uses to small scale and she does not see a
dance, gymnastics or martial arts in the industrial parks.
Commissioner MeCaslin asked if we would be denying a manufacturing concern valuable
space if we allowed a learning studio. Is there that much demand for manufacturing space?
He also stated as a City are we trying to attract manufacturing by offering tax breaks,
wouldn't the City of Spokane Valley benefit from that, and shouldn't this be business and
landowner driven and not driven by our City. Commissioner provided the pros to this
proposal; use of empty buildings that would otherwise be unused, business development for
Spokane Valley and the allowance of being business and customer driven.
Commissioner Phillips commented that he believes we should allow businesses and
property owners to make the decision whether they want to fill a building with a
manufacturing need and or if they cannot feel that need then they should be able to decide.
Planning Commission Minutes Page 6 of 8
He stated if there is a lighting problem, the customer could let the gymnastics company
know this and it would take care of itself. Commissioner Phillips supports the proposal.
Commissioner Neill stated he supports this because he loves to see new business coming
in. Commissioner Neill asked Community Development Director John Hohman if there is a
difference in the code for lighting for light industrial verses retail. Mr. Hohman responded
no, we recently looked at the lighting code, before we did have some type of "not to
exceed" language in there. The City does not regulate how much light, it is up to the
proponent to bring that forward.
Commissioner Bates stated he has a problem with this and that he relates to the
Comprehensive Plan as the City's declaration as far as our City's Land Use. Commissioner
Bates passed along a copy of the heavy industry and light industry from the Comprehensive
Plan for the Planning Commission (see attachment "D"). Commissioner Bates requested
that 2.5.6 Industrial Designations from the Comprehensive Plan be part of the record.
After Commissioner Bates read aloud 2.5.6 Industrial Designation, he commented on his
definition of ancillary uses,which he believes it means support of our industrial areas such
as banks, credit unions, and convenient stores, these types of things, which are supported
by the Comprehensive Plan to support the industrial area. Commissioner Bates reminded
the Planning Commissioners that if were approving or recommending approval of the
industrial area were doing it citywide, and not just talking about this one building.
Commissioner Bates stated he does not intend to support the application.
Commissioner Bates stated that it is important to go thru all the documents that were
handed out that evening in order to make a clear decision. He asked the Planning
Commission how they felt about it. Majority felt they were ready to vote. Commissioner
Anderson stated that he understands what Commissioner Bates just read, 2.5.6, and he
thinks it needs to be taken in context that if you are developing a new industrial area or
you're going to signify a new industrial area than you have the ability to put some stringent
"what shall" and "not shall" be there. Most of the industrial areas that are being discussed
is already developed. We are filling in an area that has no activity. Mr. Hohman stated the
Comprehensive Plan applies for existing and new. You cannot just take the new and apply
it to that.
Commissioner McCaslin stated that it keeps coming back to some of Tiera's comments
about her search for an appropriate place for what she is trying to do and the fact that she
has only found it in the areas she's talking about, plus the fact the cost of putting that
together in that building is so much lower. Commissioner McCaslin agreed that we need to
take a good look at the Comp Plan and that there are parts that need to be revised.
Commissioner Stoy stated that Mr. Bonnecelli has about 700,000 square feet of leasable
space in different industrial areas. The industrial park has around 500,000 square feet of
additional space. Looking at the information provided by staff on the Matrix, item number
713 is Entertainment/recreation facilities, indoor, which is an outright permitted use in
the 1-2. 7139 is Entertainment/recreation facilities, outdoor, is an outright permitted use
in the I-l. Commissioner Stoy stated he thinks the Comprehensive Plan has missed this
particular use, because it's right in the Matrix to have an indoor or outdoor recreation
facility. Commissioner Stoy supports this.
Planning Commission Minutes Page 7 of 8
Motion on floor:
Planning Commission Vote was to forward to the City Council as presented CTA-2013-
0006, 5 in favor, 2 against (Commissioner Bates and Commissioner Carlsen), the motion
was passed.
XI. GOOD OF THE ORDER:
There were no comments.
XII. ADJOURNMENT
There being no other business the meeting was adjourned at 7:18 p.m.
Bill Bates, Chairperson
Carl Hinshaw, PC Secretary
Date signed Elda 1/?
Planning Commission Minutes Page 8 of 8
Attachment "A"
August 8th, 2013
City of Spokane Valley
Planning Commission
11707 E Sprague
Spokane Valley, WA 99212
Dear Commissioners,
Attached are examples of the equipment required for me to successfully run a USA approved
competitive gym. This equipment demands specific building requirements due to the size in height and
length of the various events. For example, for the floor exercise apparatus requires an area free of
building support columns of 45' x 45'. The ring tower, used by the boys and men, is 19 feet tall and
requires a ceiling height of 20 feet. I need to lease a space that is 20,000SF in size,much different than
small dance and karate studios.
These apparatus are the reason I have made this request to the zoning matrix to allow my use in the
Light Industrial zone, where I am able to find buildings that meet these specific requirements. I spent
several months looking for a building suitable in the current approved zoning and was unsuccessful.
Thank you for hearing my case and I hope this information is helpful to you when making your final
decision.
Sincerely
Tiara Racicot
Evergreen Gymnastic,LLC
Gymnastics Equipment and Facility Requirements
The main challenge in finding a building to accommodate a gymnastics club is finding one that is not
only large and open, but also has 20ft ceilings in order to accommodate the equipment. Listed below is
a description and dimensions of each piece of apparatus.
The Vault requires 105ft in length by 8ft, This are will need to be doubled as there is an additional
training vault.
Exomp'ooffulfyrnalledfandingoroa T-
Num-
19'6" FIG runway 78'rnln,412'max.
(18'for JO) CO'minlmum allowed for JO Low.4-6
70'minlmum,maximum 60'for JO Lev,7
76'minimum,80'maximum for JO Lov.8-10
The Uneven Bars require 19ft in length by 8ft wide by 8ft high. Then you must consider an additional
8ft needed to accommodate the gymnast's rotation around the high bar. In addition,there are two
training bar sets, So,the required area above will need to be doubled.
Exomplooffuymaltedlanding
aroa ns per FIG landing and
nxxmispoclflcations.Malsnro t 20 cm,thick rind 7'0'tvkle, �
12' 18' 19'8`
MountOlstancerninimums: Lev.4.7 8-10 FIG
LB,-FIG 170±1 Gm 1LB.-FiG.2b041cm
0
Heigh!of bars measured from
the floor lo the fop of rail 1vkdlh _
iiihi rrd un }
(Pagano,
(torn Inside
Low Mr 10
Insido HB
The Beam requires 45.5ft in length and 8ft wide and 4ft tall. Again,an additional 8ft is needed for the
gymnast to perform tricks on the apparatus. In addition,there are 4 training beam areas. Therefore,
there is 4x this area needed.
Exampleof FIG spe ficalbnsfor
moo'naaoctd,smoorrtn2
7%i f!{9, fP�l+tr5 1 7
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18' 15.51 17
The Floor requires a very large open area of 45ft by 45ft. There can be no beams or structures within
this 45sqft area.
Toro rrir*Ith hoedrit •.42 M 42'
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Foam Floor(picture not shown) needs an area of 45ft in length by Eft wide. There are 4 foam floors to
be set up.
Tumble Trak and matting requires an area of 56ft in length by 8ft wide by aft high. An additional 12ft of
height is needed for the gymnast to work the trak.
40.1
High Bar and Matting requires 16ft in length by 8ft wide by 10ft in high. In addition, you need an
additional 8ft in height to accommodate the gymnast rotating around the high bar.
1 \
Parallel Bars and Matting requires 12ft in length by 12ft wide by 6.6ft in height. In addition, needed is
an additional 10ft in height for gymnast to hit vertical on top (handstand)and dismounts.
Pommel Horse and Matting requires 10ft in length by 10ft wide by Oft high. An additional 10ft in height
is needed for the gymnast to hit vertical and dismount.
k
i
k
t
Ring Tower and matting requires 16ft in length by 8ft wide and 19ft in height. Therefore 20ft is needed
in ceiling height.
Oarnc
0._
strap
ring (ll1
guy wGlu
Jill 1
Elite Kids Bar Station and Matting requires 20ft in length by Eft wide by 6ft high.
/i.i
Robert A, Bonuccelli
Village Square Realty
12309 E. Mirabeau Pkwy 112
Spokane Valley, Wa 99216
Cell 509-220-8522
bob bonuccel li@rnsn,com
TO: City of Spokane Valley, Planning Department
RE: Changes in Industrial Zones to allow Gyms
Date: 8-02-2013
Gentlemen:
I am in favor of changing the permitted uses in Industrial
Zones to allow Gyms and other exercise and fitness uses
not permitted under- the current zoning matrix.
I have leased and currently lease to gyms, exercise/weight
training facilities and sports associations that need high
cube larger open spaces at an affordable monthly price. A
normal industrial building would rent for 1/2 of less versus
a comparable facility located in a retail zone. This makes
Industrial buildings are a very cost effective solution for
these businesses. Additionally, they are very low impact on
both the facility, the adjacent tenants and neighborhood.
Normally, most of their heaviest parking requirements are at
hours when surrounding businesses are closed or on
weekends.
Thank you for your attention to my request.
Sincerely,
7)feec-76-e724-e4,_
Carlos Herrera ccarlos@sdsrealty.00rn>
Gymnastic use in Industrial zones
August B,2013 2:31:38 PM PDT
Darren Slackman<dslackman @naiblack.conu
Darren,
From my perspective and experience the gynmastics use does not negatively affect other business located in industrial zones. The size and
scope of the apparatuses use by this type of business requires buildings that have high ceilings(20'11)and wide clear spans(451x45'). These
building characteristics arc not found in commercial zones. The business hours are typically not concurrent with industrial hours as they
operate a great deal of nights and weekends.
This type of use is allowed in industrial zones in other local municipalities,county,Liberty Lake,and City of Spokane.
Carlos A.Herrera
President
Spokane Real Estate Traders Club
Commercial Sales&Leasing
SOS Realty Inc.
108 North Washington,Suite 500
Spokane,WA 99201
Cell:(509)714-2593
Fax:(509)524-1711
email:carios(0 sdsreakly.coru
Go to;:_y:_.',d�re:��tr.cnr. to search all commercial listings in Spokane.
Notice:This email could be considered as an advertisement under federal law. To opt out simply reply with the word remove in the subject line.
Chase Breckner<obrecknercerownwest.corn>
Letter of Support 01 Zone Change
August 8,2013 1:48:43 PM PDT
"dslackman @naiblack-tram"<dslackrnan @naiblack.conu
To Whom it may concern:
I am writing in regard to further our support of a zone code change for a potential gymnastics facility in the City of Spokane Valley. We have explored
this type of use and other similar types of nonconforming uses(A/C car track,baseball training facility,indoor skate park,etc.)for our industrial
space before. In the past,we have found that gymnastics use would not negatively affect other businesses located in our industrial zone. We noticed
that the business hours for gymnastics studios are typically not concurrent with the industrial hours of the majority of our clients. It always appeared
that a gymnastics facility or other"training"facilities are mostly used at nights and on weekends. The use is very low impact on buildings,adjacent
tenants and neighborhoods. Our type of property seems ideal,as the size and scope of the apparatuses requires buildings that have high ceilings
(20Yt) and wide clear spans{45'x451. These building characteristics are not typically found in other commercial zones.
Thank you for your consideration.
Chase Breckiaer, CCIM
Crown West Really,1..1..C.
Spokane Business&Industrial Park
N.3808 Sullivan Road,Bldg N-15,1202
Spokane Valley,WA 99216
(509)924-1720 Office
(509)924-3748 Fax
(509)879-7053 Cell
cbreckncr(kerow nwest.cont
AINC E
Whipple Consulting Engineers
August 8, 2013
W.O.No. OH
Attachment "B"
City of Spokane Valley
11707 E Sprague Avenue, Suite 106
Spokane Valley, WA 9920c
Attn: Community F .velopment—Planning Division
Re: Development Code Text Amendment to Chapter 19420; Permitted and Accessory
Uses; Supplemental Information--2°d Offering
Dear Sirs,
These supplemental responses are being provided in support of the Code Text Amendment being
proposed by the above Applicant. The intent of the Code Text Amendment would allow
additional uses in the I-1 and 1-2 zones. These uses would include the ability to provide
Specialized Training (Gymnastics) Learning Schools/ Studios. We would request that these
uses be outright permitted in the I-1 and 1-2 Zones,with the understanding that the City may
choose to allow these uses in the I-2 Zone as a Conditional Use.
This letter is intended to supplement my original letter of July 9,2013. With this letter I offer
additional information for your consideration in adopting this text amendment.
• Light Industrial portion of the City of Spokane Code with definition for Community
Service
• Emails supporting the requested text changes from
o Spokane Business and Industrial Park, Chase Breckner, CCIM
o Spokane Real Estate Traders Club, Carlos Herrera, President
Again, we would ask that the Planning Commission allow this Text Amendment to be heard by
the City Council, a publicly elected unit. We believe that while the development of new
commercial buildings can meet many goals,the adaptive reuse of an existing structure to meet an
area wide deficiency is an important goal for continued economic growth of the City of Spokane
Valley. Should you have any questions do not hesitate to call at 893-2617 or email at
twhipple@whipplece.com
whipplece.com
Sincerely,
S
Todd R. Whipple, PE
President
Cc: Tiara Racicot
File
2528 N. Sullivan Rd. • Spokane Valley, WA 99216 PO Box 1566 • Voradale, WA 99037
Phone 509-893-2617 • Fax 509-926-0227
Civil, Structural, Traffic, Survey, Landscape Architecture and Entitlements
From: Chase Breckner<cbreckner @crownwest.com>
Subject: Letter of Support of Zone Change
•
Date: August 8,20131:46:43 PM PDT
To: 'dsfackman@naiblack.com"<dslackman@nalblack.com>
To Whom it may concern:
I am writing in regard to further our support of a zone code change for a potential gymnastics facility in the City of Spokane Valley. We have explored
this type of use and other similar types of nonconforming uses(R/C car track,baseball training facility,Indoor skate park,etc.)for our industrial
space before. In the past,we have found that gymnastics use would not negatively affect other businesses located in our industrial zone. We noticed
that the business hours for gymnastics studios are typically not concurrent with the industrial hours of the majority of our clients. It always appeared
that a gymnastics facility or other"training"facilities are mostly used at nights and on weekends. The use is very low impact on buildings,adjacent
tenants and neighborhoods. Our type of property seems ideal,as the size and scope of the apparatuses requires buildings that have high ceilings
(20`ft) and wide clear spans(4S'x45'). These building characteristics are not typically found in other commercial zones.
Thank you for your consideration.
Chase Breckner, cum
Crown West Realty,L.L.C.
Spokane Business&Industrial Park
N.3808 Sullivan Road,Bldg N-15,#202
Spokane Valley,WA 99216
(509)924-1720 Office
(509)924-3748 Fax
(509)879-7053 Cell
cbreckner@crownwest.com
•
•
From: Carlos Herrera<carlos @sdsrealty.com>
Subject: Gymnastic use in Industrial zones
Date: August 8,2013 2:31:38 PM PDT
To: Darren Slackman cdslackman@naiblack.com>
Darren,
From my perspective and experience the gymnastics use does not negatively affect other business located in industrial zones. The size and
scope of the apparatuses use by this type of business requires buildings that have high ceilings(20'ft)and wide clear spans(45'x45'). These
building characteristics are not found in commercial zones. The business hours are typically not concurrent with industrial hours as they
operate a great deal of nights and weekends.
This type of use is allowed in industrial zones in other local municipalities,county,Liberty Lake,and City of Spokane,
cartes A.Herrera
President
Spokane Real Estate Traders Club
Commercial Sales&Leasing
SDS Realty inc.
108 North Washington,Suite 500
Spokane,WA 99201
Cell:(509)714-2593
Fax:{509)624-1711
email:carlos @,sdsreaity.corn
Go to%vvrw.sdsrealty.corn to search all commercial listings in Spokane.
Notice:This email could be considered as an advertisement under federal law. To opt out simply reply with the word remove in the subject line.
8/8/13 Spokane Municipal Code
Spokane Municipal Code Thursday,August 8, 2013-5:01 PM
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Title 17C Land Use Standards
Chapter 17C.190 Use Category Descriptions
Article V. Institutional Categories
Section 17C.190.420 Community Services
A. Characteristics.
Community Services are uses of a public, nonprofit or charitable nature generally providing a local service to people of the
community. Generally, they provide the service on the site or have employees at the site on a regular basis. The service is
ongoing, not just for special events. Community centers or facilities that have membership provisions are open to the
general public to join at any time, (for instance, any senior citizen could join a senior center).The use rrey provide mass
shelter or short-term housing where tenancy may be arranged for periods of less than one month when operated by a
public or nonprofit agency.The use may also provide special counseling,education or training of a public, nonprofit or
charitable nature.
B, Accessory Uses,
Accessory uses may include offices;meeting areas;food preparation areas; parking, health and therapy areas;daycare
uses;and athletic facilities.
C. Examples.
Examples include libraries, museums,senior centers, community centers, publicly owned swirrning pools,youth club
facilities, hospices, ambulance stations, drug and alcohol centers,social service facilities, mass shelters or short-term
housing when operated by a public or nonprofit agency, vocational training for the physically or mentally disabled,
crematoriums, colurrbariums, mausoleums,soup kitchens and surplus food distribution centers.
D. Exceptions.
1, Private lodges,clubs and private or conmerciai athletic or health clubs are classified as Retail Sales and Service.
Commercial museum(such as a wax rruseum)are in Retail Sales and Service.
1 Parks are In Parks and Open Areas,
3. Uses where tenancy is arranged on a month-to-month basis, or for a longer period are residential, and are
classified as Residential Household or Group Living.
4. Public safety facilities are classified as Basic Utilities.
Date Passed:Tuesday, May 31, 2005
ORD C33636 Section 3
•
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Title 17C Land Use Standards
Chapter 17C.130 Industrial Zones
Section 170.130,010 Purpose
The industrial zoning categories implerrent the industrial goals and policies and land use plan reap designations of the comprehensive
plan.The zones are for areas of the City designated by the comprehensive plan for industrial uses.The industrial zone classifications
reserve areas of the City for industrial uses and a mix of nonindustrial uses that are compatible with industrial uses.These areas are
located where necessary supporting Infrastructure is available and where there is an adequate supply of land. Limits on the intensity of
uses and their impacts on surrounding land uses are accomplished by the development standards specified in this chapter.The
development standards are designed to allow a large degree of development flexibility within parameters that support the Intent of the
specific zone. The standards are intended to provide certainty to property owners,developers and neighbors about the limits of what
is allowed in the industrial zones.
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 170,130,015 Design Standards Administration
All projects must address the pertinent design standards and guidelines.A determination of consistency with the standards and
guidelines will be made by the planning director following an administrative design review process. Design standards are in the form of
Requirements(R), Presumptions(P), and Considerations(C). Regardless of which term is used,an applicant must address each
guideline.An applicant may seek to deviate from eligible standards and guidelines through the design departure process;see chapter
17G.030 SMC, Design Departures.
A. Requirements(R).
Requirements are mandatory in that they contain ianguage that Is not discretionary,such as"shall,""exist,"and"will."
Requirements must be satisfied by any plan prior to building permit approval.An applicant may seek a deviation from certain
requirements through the design departure process,chapter 17G.030 SMC. Requirements are listed with an(R)after the
standard.
B. Presumptions(P).
Presumptions are guidelines that are meant to be applied, but with some flexibility. Presumptions indicate that the City is open
to design features that are equal to, or better than,that stated—so long as the purpose Is satisfied.A submitted plan is
incomplete and will be rejected if it does not demonstrate that the presumptive elements have been in some way incorporated
or overcome. Presumptions are listed with a (P)after the standard.
1. Overcoming a Presumption.
A presumption that may be unsuitable for a given project may be waived if an applicant can demonstrate to the
planning director that there is a good reason why the presumption is inappropriate.The director may approve an
alternative that achieves the intent of the presumption.At the discretion of the applicant,a request to deviate from a
presumption may be referred to the design review board pursuant to the procedures set forth in chapter 17G.030
SMC.In rare cases involving projects of unusual complexity and/or situations where it is not clear to the director
whether or not the proposal satisfies the intent of the design standards and the comprehensive plan, the director,
may also refer the project application to the design review board.
2. Appropriate ways to overcome a presumption include:
a. demonstrating that for a specific project, the underlying design principles will not be furthered by the
application of the presumption;
b. showing that another design principle is enhanced by not applying the presumption;
c. demonstrating an alternative method for achieving the intent of the presumption;
d. explaining the unique site factors that make the presumption unworkable such as iot size and shape,slope,
natural vegetation, drainage, and characteristics of adjacent development,which are identified through their
use of materials,colors, building mass and form,and landscaping.
Note:Increases in the cost of development will not be an acceptable reason to waive a guideline or determine that a
guideline is inappropriate.
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C. Considerations(C).
Design guidelines listed as considerations are features and concepts that an applicant should consider in preparing a plan.Their
omission is not grounds for rejecting a plan,but their inclusion or recognition is encouraged and may assist in overcoming certain
presumptions and in gaining acceptance for a plan.Considerations are listed with an(C)after the standard.
Date Passed: Monday,April 25, 2011
ORD C34717 Section 13
Section 170.130.020 List of the Industrial Zones
The full and short names of the industrial zones and their imp symbols are listed below. When this chapter refers to the industrial
zones, it is referring to the zoning categories listed here.
Full Nam Short Name
Map Symbol
Light Industrial LI
Heavy Industrial HI
Planned Industrial PI
Date Passed: Monday,November 7,2005
ORD C33757 Section 1
Section 170,130.030 Characteristics of Industrial Zones
A. light Industrial(LI).
The light industrial zoning category is located in areas designated light industrial on the land use plan map of the comprehensive
plan.The tight industrial(U)zone is intended to provide a wide range of employment opportunities without potential conflicts from
interspersed residential uses. A full range of industrial, commercial and office use is allowed. Commercial uses are limited in size to
ensure that they do not dominate the character of the industrial area or adversely affect the intended industrial use of the area.
Consistent with the comprehensive plan,residential development is allowed in close proximity to the Spokane River where
residents can take advantage of the river amenity.The development standards in this title are the minimum necessary to assure
safe,efficient and environmentally sound development, which will have minimum adverse impacts.
B. Heavy Industrial(HI).
The heavy industrial zoning category is located in areas designated heavy industrial on the land use plan map of the
comprehensive plan, The heavy industrial(HI)zone is intended primarily for high impact industrial uses while allowing office and
limited commercial uses which are harmonious with Industrial uses. Coririercial uses are limited in size to ensure that they do not
dominate the character of the industrial area or adversely affect the intended industrial use of the area. Residential development
is allowed in close proximity to the Spokane River where residents can take advantage of the river amenity.The development
standards are the minimum necessary to assure safe,functional,efficient and environmentally sound development.
C. Planned Industrial(PI).
The planned industrial zoning category may be located in areas designated light industrial or heavy industrial on the land use plan
rrep of the comprehensive plan.The planned industrial(PI)zone is intended to encourage the use of industrial land for
employment and employment supporting uses. Nonindustrial uses are limited unless they are a part of a binding site plan or
planned unit development.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 170.13.0.040 Other Zoning Standards
The standards in this chapter state the allowed uses and the development standards for the base zones. Sites within overlay zones,
plan districts or designated historical landmarks are subject to additional standards.The official zoning maps indicate which sites are
subject to the additional standards. Specific uses or development types may also be subject to standards in Part 3,Special Use
Standards, of this division.
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Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 170.130.100 Industrial Zones Primary Uses
A. Permitted Uses(P).
Uses permitted in the industrial zones are listed in Table 170.130-1 with a"P,"These uses are allowed if they comply with the
development standards and other standards of this chapter.
B. Limited Uses(L).
Uses allowed that are subject to limitations are listed in Table 17C.130-1 with an"L.°These uses are allowed if they comply with
the limitations as listed in the footnotes following the table and the development standards and other standards of this chapter.
In addition,a use or development listed in Part 3 of this division,Special Use Standards,is also subject to the standards of those
chapters.
C. Conditional Uses(CU).
Uses that are allowed if approved through the conditional use review process are listed in Table 17C.130-1 with a"CU."These
uses are allowed provided they comply with the conditional use approval criteria for that use,the development standards,and
other standards of this chapter. Uses listed with a"CU"that also have a footnote number in the table are subject to the
standards cited in the footnote. In addition,a use or development listed in Part 3 of this division,Special Use Standards, is also
subject to the standards of those chapters.The conditional use review process and approval criteria are stated in chapter
17C.320 SMC,Conditional Uses.
D. Uses Not Permitted(N).
Uses listed in Table 17C.130-1 with an"N"are not permitted. Existing uses in categories listed as not permitted may be subject to
the standards of chapter 17C.210 SMC, Nonconforming Situations.
Table 17C.130-1
Industrial Zones Primary Uses
Use is:
P—Permitted;
N--Not Permitted; Li Zone HI Zone PI Zone
L—Allowed, but with (Light Industrial) (Heavy Industrial) (Planned Industrial)
Special Limitations;
CU—Conditional Use
Review Required
Residential Categories
Group Living L[1] N L[3]
Residential Household L[2] L[2] L[3]
Living
Corm ercial Categories
Adult Business L[4] N N
Commercial Outdoor P P CU
Recreation
Conti rcial Parking P P P
Drive-through Facility P P P
•
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Major Event CU CU CU
Entertainment
Off ice P P P
Quick Vehicle Servicing P P P
Retail Sales and L/CU[5] L/CU[6] L[7]
Service
Mini-storage Facilities L[8] L[8] L[8]
Vehicle Repair P P P
Industrial Categories
High Impact Use L[9] L[9] N
Industrial Service P P P
Manufacturing and P P P
Production
Railroad Yards CU P P
Warehouse and Freight P P P
Movement
Waste-related CU CU CU
Wholesale Sales P P P
Institutional Categories
Basic Utilities P P P
Colleges P N L[10]
Community Service P N N
Daycare P CU L[10]
Medical Centers P N L[10]
Parks and Open Areas P CU P
Religious Institutions P N N
Schools P N L[10]
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Other Categories
Agriculture P P P
Aviation and Surface P P P
Passenger Terminals
Detention Facilities CU CU CU
Essential Public CU CU CU
Facilities
Mining CU CU CU
• Rail Lines and Utility P P p
Corridors
Wireless
Communication L/CU[11] LJCU[11] L/CU[11]
Facilities
Notes:
•The use categories are described in charter 17C,190 SMC.
•Standards that correspond to the bracketed numbers[]are specified in SMC 17C.130.110.
•Specific uses and developments may be subject to the standards in Part 3 of this division,Special Use
Standards.
•Standards applicable to conditional uses are stated in chapter 17C.320 SMC.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130.11O Limited Use Standards
The paragraphs listed below contain the limitations and correspond with the bracketed[]footnote numbers fromTable 17C.130-1.
1. Group Living.
This standard applies to all parts of Table 17C.130-1 that have a[1].
a. Group living uses are allowed on sites within one-quarter mile of the Spokane River where residents can take
advantage of the river amenity.The planning director may authorize a group living use greater than one-quarter mile
from the Spokane River if the applicant demonstrates that the site has a river viewpoint and a pedestrian connection
to the river.Group living uses shall provide buffering from adjacent industrial lands by use of berms,landscaping,
fencing or a combination of these measures or other appropriate screening measures deemed appropriate by the
planning director.The proposal shall include a design, landscape and transportation plan which will limit conflicts
between the residential, employment and industrial uses.
b. Alternative or Post Incarceration Facilities.
Group living uses which consist of alternative or post incarceration facilities are not permitted.
2. Residential Household Living.
This standard applies to all parts of Table 17C.130-1 that have a[2].
a. Residential household living uses are allowed on sites within one-quarter mile of the Spokane River where residents
can take advantage of the,river amenity.The planning director may authorize a residential living use greater than
one-quarter mile from the Spokane River if the applicant demonstrates that the site has a river viewpoint and a
pedestrian connection to the river, Residential uses shall provide buffering from adjacent industrial lands by use of
berms, landscaping,fencing or a combination of these treasures or other appropriate screening measures deemed
appropriate by the planning director.The proposal shall include a design, landscape,and transportation plan,which
will limit conflicts between the residential, employment and industrial uses.
b. A single-family residence may be erected on a lot having a side property line which adjoins a lot in a residential zone,
with or without an intervening alley,or on a lot which has less than one hundred feet of frontage and has residences
existing on all lots adjoining its side property lines.
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c. Living quarters for one caretaker per site in the LI, HI and PI zones are pen rutted.
3. Group Living and Residential Household Living.
This standard applies to all parts of Table 17C.130-1 that have a[3].Group living and residential household living uses may be
perrritted In the PI zone as a part of a binding site plan under the provisions of the subdivision code or a planned unit
development under the provisions of Division G—Administration and Procedures.A minimum of fifty percent of the site within the
binding site plan or.planned unit development shall be in manufacturing and production, Industrial service or office uses. Group
living and residential household living uses shall be buffered from industrial lands by use of berms, landscaping,fencing or a
combination of these measures or other appropriate screening measures deemed appropriate by the planning director.The
buffering improvements shall be developed on the residential portion of the binding site plan or planned unit development at the
time the residential uses are constructed,The site development plan shall Include a design, landscape,and transportation plan,
which will knit conflicts between the residential and industrial uses.
4. Adult Business.
This standard applies to all parts of Table 17C.130-1 that have a[4].Adult businesses are subject to the following standards:
a. Chapter 17C.305 SMC,Adult Business.
b. Adult businesses are subject to the size requirements specified in item[5]below applicable to retail sales and services
uses in the light industrial(LI)zone.
c. In addition to the standards in subsections(4)(a)and(b)of this section,adult businesses are permitted only in the light
industrial zone adult business overlay zone as designated on the official zoning map.
5. Retail Sales and Service Uses Size[irritation..
This standard applies to all parts of Table 170.130-1 that have a[5]. Retail sales and service uses are allowed if the floor area
plus outdoor sales and display and outdoor storage area is not more than sixty thousand square feet per site.Retail sales and
service uses where the floor area plus the outdoor sales and display and outdoor storage area is mare than sixty thousand
square feet per site are a conditional use.
6. Retail Sales and Service Uses Size Limitation.
This standard applies to all parts of Table 17C.130-i,that have a[6]. Retail sales and service uses are allowed if the floor area
plus outdoor sales and display and outdoor storage area is not more than twenty thousand square feet per site. Retail sales and
service uses where the floor area plus the outdoor sales and display and outdoor storage area is more than twenty thousand
square feet per site are a conditional use.
7. Retail Sales and Service Uses Size Limitation.
This standard applies to all parts of Table 17C.130-1,that have a[7]. Retail sales and service uses are allowed if the floor area
plus the outdoor sales and display and outdoor storage area is not more than three thousand square feet per site. Retail sales
and service uses where the floor area plus the outdoor sales and display and outdoor storage area Is more than three thousand
square feet per site maybe permitted as a part of a binding site plan under the provisions of the subdivision code or a planned
unit development under the provisions of the zoning code.A minimum of fifty percent of the site area of the uses in the planned
unit development or,binding site plan shall be in manufacturing and production, industrial service or office uses.
8. Mini-storage Facilities.
This standard applies to all parts of Table 170.130-1 that have a[8].The limitations are stated with the special standards for
these uses in chapter 17C.350 SMC,Mini-Storage Facilities,
9. High Inpact Uses.
This standard applies to all parts of Table 17C.130-1 that have a [9]. High impact uses shall be located a minimum of six hundred
feet from the boundary of a residential or con-marcial zone.
10. Colleges, Medical Centers, Daycare and School Uses.
This standard applies to all parts of Table 17C.130-1 that have an[10]. Colleges,medical centers,daycare and school uses may
be perrritted as a part of a binding site plan under the provisions of the subdivision code,or a planned unit development under
the provisions of the zoning code.A minimum of fifty percent of the site within the planned unit development or binding site plan
shall be In manufacturing and production, Industrial service or office uses. Colleges,medical centers,daycare and school uses are
allowed within the planned unit development or binding site plan provided that the site development includes a design, landscape
and transportation plan which will knit conflicts between the college, medical center,daycare,school and industrial uses.
11. Wireless Communication Facilities.
This standard applies to all parts of Table 17C.130-1 that have a[11]. Some wireless communication facilities are allowed by right.
See chapter 17C.355 SMC.
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
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Section 17C.130.1.20 Accessory Uses
Uses that are accessory to a primary use are allowed if they comply with specific standards for the accessory uses and all development
standards. See chapter 17C.190 SMC, Use Category Descriptions.
I
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130,130 Nuisance-related Impacts
A. Off-site Impacts.
All nonresidential uses including their accessory uses shall comply with the standards of chapter 17C.220 SMC, Off-site Irrpacts.
B. Other Nuisances.
Nuisances are further regulated by state and local laws.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130.200 Lot Size
There is no required nininxim lot size for development of land or for the creation of new lots in the industrial zones.Creation of new
lots is subject to the standards of chapter 17G.080 SMC,Subdivisions,
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 170.130.210 Floor Area Ratio
Floor area ratios(FARs)regulate the amount of use(the intensity)allowed on a site. FARs provide a means to match the potential
amount of uses with the desired character of the area and the provision of public services. FARs also work with the height, and
setback standards to control the overall bulk of development.There is no maximum FAR in the industrial zones.
QI•
y f0 2 sfoRIFs
_ 1 FOR?
f�` _[ iot F[ Area
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Table 17C.130-2
Industrial Zones Development Standards[1]
Standard LI Zone HI Zone PI Zone
Maximum FAR[2] No Lint No limit No Unit
Maximum Height[3] 150 ft.[3] 150 ft.[3] 150 ft.[3] 1
Maximum Height
Abutting R Zoned 35 ft,[3] 35 ft.[3] 35 ft.[3] I
Lots[3]
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Minimum Building
Setback Street Lot 0[4] 0[4] 0[4]
Line[4]
Minimum Setback from 10 ft, 10 ft. 10 ft.
R Zoned Lots[5]
Landscaping and Yes Yes Yes
Screening Required[6]
Parking Required[7] Yes Yes Yes
Notes:
[1]Plan district or overlay zone standards may supersede these standards.
[2]The FAR for uses that are not classified as industrial uses within the Industrial Categories of Table
17C.130-1 are the same as the GC Commercial Zone.See chapter 17C.120 SMC for GC zone standards.
[3]See SMC 17C.130.220(B)and(C).
[4]When abutting a single-fanily and two-family residential zoning,the minimum structure setback from
the street lot line is the same as the residential zoning district for the first sixty feet from the boundary of
the residential zoning district.See SMC 17C.130.230 for additional standards and exceptions.This does
not apply when a zone boundary is within the public right-of-way.
[5]Structure setbacks are measured from the lot line.
[6]This part of the table is for general information purposes only;see chapter 17C.200 SMC, Landscaping
and Screening, for the specific standards.
[7]This part of the table Is for general information purposes only;see chapter 17C.230 SMC,Parking and
Loading,for the specific standards.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130.220 Height
A. Purpose
The height lints are intended to control the overall scale of buildings. The height lints for sites near residential zones discourage
buildings that visually dominate adjacent residential zones. Light, air,and potential for privacy are intended to be preserved in
residential zones that are close to industr€alzones.
B. Height Standards
The height standards for all structures are stated in Table 17C.130-2. Exceptions to the maximum height standard are stated
below.
1. Maximum Height.
Exceptions to the maximum structure height are designated on the official zoning map by a dash and a height listed after
the zone map symbol(i.e.,CB-150). Changes to the height limits require a rezone. Height lints are thirty-five feet,forty
feet,fifty-five feet,seventy feet or one hundred fifty feet depending on location.
2. Buildings and structures for uses that are not classified as industrial uses within the Industrial Categories of Table
17C.130-1 and that are over fifty feet in height crust follow the design,setback and dimensional standards found in
chapter 17C.250 SMC,Tall Building Standards,
3. Adjacent to Single-family and Two-family Residential Zones.
To provide a gradual transition and enhance the compatibility between the mare intensive industrial zones and adjacent
• single-fanily and two-farrily residential zones:
a. For all development within one hundred fifty feet of any single-family or two-farrily residential zone the maximum .
building height Is as follows:Starting at a height of thirty feet at the residential zone boundary,additional
building height may be added at a ratio of one to two(one foot of additional building height for every two feet of
additional horizontal distance from the closest single-family or two-family residential zone).The building height
transition requirement ends one hundred fifty feet from the single-family or two-family residential zone and then
full building height allowed in the zone applies.
•
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818113 Spo'rone Municipal Code
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4. Projections Allowed.
Chirmeys,flag poles,satellite receiving dishes and other items sirrilar with a width,depth or diameter of five feet or less
may rise ten feet above the height linit, or five feet above the highest point of the roof,whichever is greater. If they
are greater than five feet in width,depth or diameter,they are subject to the height unit.
5. Rooftop Mechanical Equipment.
All rooftop mechanical equipment must be set back at least fifteen feet from all roof edges that are parallel to street lot
lines and roof lines facing an abutting residential zone. Elevator mechanical equipment may extend up to sixteen feet
above the height lirrit. Other rooftop mechanical equipment,which cumulatively covers no more than ten percent of the
roof area,may extend ten feet above the height limit,
6. Radio and television antennas, utility power poles and public safety facilities are exempt from the height limit except as
provided in chapter 17C.355 SMC,Wireless Communication Facilities.
C. Special Height Districts
Special height districts are established to control building heights under particular circumstances such as preservation of public
view or airport approaches.See chapter 17C.170 SMC,Special Height Overlay Districts and chapter 17C.180.SMC,Airfield
Overlay Zones.
Date Passed: Monday,July 23, 2012
ORD C34888 Section 7
Section 17C.130.230 Setbacks and Sidewalks
A. Purpose.
The required structure setbacks promote streetscapes that are consistent with the desired character of the different industrial
zones.The setback requirements for areas that abut single-family residential zones promote coin rrcial development that will
maintain light,air,and the potential for privacy for adjacent single-farrily residential zones. The sidewalk standards provide a
continuous,safe,and consistent street frontage character along the street right-of-way.
B. Setback and Required Sidewalk Width Standards,
The setback standards for all structures are stated In Table 17C,130-2,Industrial Zones Development Standards,and as stated
below.
1, Structures shall be no closer than twelve feet from the back of the curb except as provided in subsection(B)(3)of this
section, •
2. Sidewalks are required to be constructed and shall consist of a clear walling path at least five feet wide(in addition to a
planting zone for street trees per SMC 17C.200.050). Part or all of the sidewalk width may be located on private
property,The sidewalk dimension shall be applied to the clear,unobstructed pathway between the planting zone behind
the curb and building facades or parking lot screening,
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3, The required sidewalk width may be reduced by approval of the planning director if the existing sidewalk(distance
between the curb and the building)is less than twelve feet wide between the back of curb and the existing building
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setback line of adjacent building(s), In no case shall the setback be reduced below nine feet from the back of the curb
unless on-street parking exists between the building and the street.
4. Unless otherwise required or where larger plaza areas are provided,sidewalk-paving material shall be concrete,two-foot
grid,standard sidewalk color and float finish.
C. Exceptions to the Setback Standards,
1. Where a site is split between more than one zone and a structure is proposed that will cross an internal lot line that is also
a zoning line, no setbacks are required from that lot line.
2. Detached Accessory Structures.
The setback standards for detached accessory structures are stated in SMC 17C,130.300. Fences are addressed in SMC
170.130.310. Sign standards are in chapter 17C.240 SMC,Signs.
D. Extensions into Required Structure Setbacks.
The following features attached to structures are allowed as exceptions to the setback standards except they shall not reduce
the required sidewalk width of SMC 17C.130,230.
1. Minor Projections of Features Attached to Structures.
a, Minor Projections Allowed.
Minor features of a structure,such as eaves,chimneys,fire escapes,bay windows, uncovered stairways,
wheelchair ramps,and uncovered decks or balconies may extend into a required structure setback up to twenty
percent of the depth of the setback. However,they may not be within three feet of a lot line when a setback is
required. Bays and bay windows extending into the setback also must meet the following requirements:
I. Each bay and bay window may be up to twelve feet long, but the total area of all bays and bay windows
on a building facade cannot be more than thirty percent of the area of the facade.
ii. At least thirty percent of the area of the bay which faces the property line requiring the setback must be
glazing or glass block.
iii. Bays and bay windows must cantilever beyond the foundation of the structure;and
iv. The bay may not include any doors.
b. Full Projection Allowed.
In addition to subsection(D)(1)(a)of this section,the following features are allowed to project farther into
required structure setbacks:
I. Canopies, marquees,awnings, and similar features may fully extend into a street setback and may
extend into the public right-of-way subject to the requirements of SMC 17F,040,140,
ii. Uncovered stairways and wheelchair ramps that lead to one entrance on the street-facing facade of a
building may fully extend into a street setback,
ill. Uncovered decks and stairways that are no more than forty-two inches above the ground may fully
extend into a required structure setback;and
iv. On lots that slope down from the street,vehicular and pedestrian entry bridges that are no more than
forty-two inches above the average sidewalk elevation may fully extend into a required structure
setback.
v. Balconies n-ay extend into pubic rights-of-way as allowed in the building code.
c. Projections Not Allowed.
Attached mechanical structures such as heat pumps,air conditioners,emergency generators,and water pumps
are allowed in a street setback but not in a required setback from an abutting residential zone,
2. Underground structures are permitted in all setbacks.
Date Passed: Monday,February 25,2013
ORD C34961 Section 6
Section 17C.130.240 Landscaped Areas
A. Purpose.
Landscaping Is required because it is attractive and it helps to soften the effects of built and paved areas. It also helps reduce
stormwater runoff by providing a surface into which stormwater can percolate into the soil,
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B. Landscape Standards.
Requirements for landscaping are stated in chapter 17C.200 SMC, Landscaping and Screening.
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 170,130.250 Screening
A. Purpose.
The screening standards address specific unsightly features which detract from the appearance of industrial areas.
B. Garbage Collection Areas.
All exterior refuse(including garbage,recycling materials and yard debris)receptacles and refuse collection areas must be
screened from the street and any adjacent properties.Trash receptacles for pedestrian use are exempt.Screening must comply
with the standards of chapter 17C.200 SMC, Landscaping and Screening.
C. Mechanical Equipment.
Mechanical equipment located on the ground,such as heating or cooling equipment, pumps or generators trust be screened from
the street and any abutting residential zones by walls,fences or vegetation tall enough to screen the equipment. Mechanical
equipment on roofs of buildings must be screened from ground level of any abutting R-zoned lands.
D. Other Screening Requirements.
The screening requirements for parking,outdoor storage and outdoor display areas are stated in the standards for those types
of development.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130.260 Pedestrian Standards
A. Purpose.
The pedestrian standards encourage a safe,attractive and usable pedestrian circulation system. They ensure a direct pedestrian
connection between the street and buildings on a site.
B. Pedestrian Connection Implementation.
1. Connections.
Within parking lots containing more than thirty stalls,clearly defined pedestrian connections shall be provided:
a. between a public right-of-way and building entrances;
b. between parking lots and building entrances.
2. Width.
Pedestrian connections shall not be less than five feet wide.
3. Materials.
Pedestrian connections shall be clearly defined by at least two of the following:
a. Six-inch vertical curb.
b. Textured paving, including across vehicular lanes.
c. A continuous landscape area at a minimum of three feet wide on at least one side of the walkway.
d. Trellis.
e. Special railing.
f. Bollards.
g. Special paving.
h. Low seat wall and/or other architectural features.
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818113 Spokane Municipal Code 1 0
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4. Landscaping.
Pedestrian connections can be counted toward the amount of required landscaping. Requirements for •
landscaping are stated in chapter 17C.200 SMC, Landscaping and Screening.
Date Passed: Monday, Novenber 7,2005
ORD C33757 Section 1
Section 17C.130.270 Outdoor Activities
A. Purpose.
The standards of this section are intended to assure that outdoor sales,display,storage and work activities:
1. will be consistent with the desired character of the zone;
2. will not be a detriment to the overall appearance of the industrial area;
3. will not have adverse impacts on adjacent properties,especially those zoned residential;and
4. will not have an adverse impact on the environment.
Outdoor activities associated with nonresidential uses shall be permitted in industrial zones subject to the standards of the zone as
described below.
B. Outdoor Sales and Storage Areas.
1. Outdoor sales and storage areas are allowed in all industrial zones,
2. There is no limit on the size of permitted outdoor storage areas.
3. The size of outdoor sales areas for retail sales and service uses are prescribed in the Table 170.130-1,Industrial Zones
Primary Uses, and SMC 170,130.110, United Use Standards.
C. Outdoor Activities Location.
1. The following outdoor activities shall be located at least fifty feet from a residentially zoned lot:
a. Outdoor sales and/or service of food or beverages.
b. Outdoor storage.
c, Outdoor loading berths,
d. Outdoor work activities including the sales of motor vehicle fuels and car washes.
D. Outdoor Activities Area Improvements.
1. Outdoor activities shall be screened and landscaped according to the provisions of chapter 17C.200 SMC, Landscaping
and Screening.
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2. In order to control dust and mid,all vehicle circulation areas must be paved.
Date Passed: Monday,November 7, 2005
ORD C33757 Section 1
Section 170.130.280[Reserved]
Reserved
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 170.130.290 Drive-through Facilities
Drive-through facilities are allowed in all industrial zones.The standards for drive-through facilities are stated in chanter 17C.325 SMC,
Drive-through Facilities.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 170.130.300 Detached Accessory Structures
A. Purpose.
The general standards are intended to clarify the development standards applicable to detached accessory structures.
B. General Standards.
1. The standards of this section apply only to detached accessory structures.
2. The height standards of the base zone apply to detached accessory structures.
3. Detached accessory structures shall not reduce the required sidewalk width of SMC 170.130.230,
C. Setbacks,
1. Uncovered Accessory Structures.
a. Uncovered accessory structures such as flag poles, lamp posts,signs, radio antennas and dishes, mechanical
equipment, uncovered decks, play structures, and tennis courts are allowed in the street lot line setback
provided they do not reduce the required sidewalk width of SMC 170.130.230.
b. Uncovered accessory structures are not allowed in a required setback from an abutting residential zone.
2. Covered Structures.
Covered structures such as storage buildings,garages, greenhouses,work shed, covered decks and covered
recreational structures are subject to the setbacks for structures.
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130,310 Fences
A. Purpose
The fence standards promote the positive benefits of fences without adversely impacting the community or endangering public or
vehicle safety. Fences near streets are kept low in order to allow visibility into and out of the site and to ensure visibility for
motorists. Fences in any required side or rear setback are limited in height so as to not conflict with the purpose for the setback.
B. Type of Fences
The standards apply to walls,fences, and screens of all types whether open,solid,wood, metal,wire, masonry, or other
material.
C. Location, Height, and Design
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1. Street Setbacks.
No fence or other structure Is allowed within twelve feet from the back of the curb, consistent with the required sidewalk
width of SMC 170.130.230.
a. Measured from Front Lot Line.
Fences up to three and one-half feet high are allowed in a required street setback that is measured from a front
lot line.
b. Measured frame Side Lot Line.
Fences up to six feet high are allowed in required setback that is measured from a side lot line.
c. Fences shall not reduce the required setback width of SMC 17C.130.210.
2, Side or Rear Structure Setbacks.
Fences up to six feet high are allowed in required side or rear setbacks except when the side or rear setback abuts a
pedestrian connection.When the side or rear setback abuts a pedestrian connection,fences are limited to three and
one-half feet in height.
3. Not in Setbacks.
The height for fences that are not in required setbacks is the same as the regular height limits of the zone.
4. Sight-obscuring Fences and Walls.
Any required or non-required sight-obscuring fences,walls,and other structures over three and one-half feet high,and
within fifteen feet of a street lot line shall be placed on the interior side of a L2 see-through buffer landscaping area at
least five feet in depth(See chapter 170.200 SMC,Landscaping and Screening).
D. Prohibited Fences
1. No person may erect or maintain a fence or barrier consisting of or containing barbed,razor,concertina, or similar wire
except that up to three strands of barbed wire may be placed atop a lawful fence exceeding sbc feet in height above
grade.
2. No person may maintain a fence or barrier charged with electricity.
3. A fence,wall or other structure shall not be placed within a public right-of-way without an approved covenant as
provided in SMC 176.010.160 and any such structure is subject to the height requirement for the adjoining setback.
4. No fence may be closer than twelve feet to the curb.
E. Visibility at Intersections
1. A fence,wall, hedge or other improvement may not be erected or maintained at.the corner of a lot so as to obstruct the
view of travelers upon the streets.
2. Subject to the authority of the traffic engineer to make adjustments and special requirements in particular cases,no
fence exceeding a height of thirty-six inches above the curb may be inside the:
a. right isosceles triangle having sides of fifty feet measured along the curb line of each Intersecting residential
street; or
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b. right triangle having a fifteen-foot side measured along the curb line of the residential street and a seventy-five
foot side along the curb line of the intersecting arterial street,except that when the arterial street has a speed
lirrit of thirty-five Mies per hour,the triangle has a side along such arterial of one hundred twenty-two feet;or
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c, right isosceles triangle having sides of seven feet rreasured along the right-of-way line of an alley and:
i. the inside line of the sidewalk;or
B. if there is no sidewalk, a line seven feet inside the curb line.
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F. Enclosures for Pools, Hot Tubs, or Ponds
1. A person maintaining a swimming pool, hot tub, pond,or other impoundment of water exceeding five thousand gallons
and eighteen inches or more in depth and located on private property Is required to construct and maintain an approved
fence by which the pool or other water feature l5 enclosed and Inaccessible by shall children.
2. The required pool enclosure must be at least fifty-four Inches high and may be a fence,wall, building or other structure
approved by the building services departnent.
3. If the enclosure is a woven wire fence, it is required to be built to discourage climbing.
4. No opening,except a door or gate may exceed four inches in any dimension.
5. Any door or gate in the pool enclosure, except when part of the occupied dwelling unit,must have self-closing and self-
lockng equipment by which the door or gate is kept secure when not in use. A latch or lock release on the outside of the
door or gate must be at least fifty-four inches above the ground.
G. Reference to Other Standards
Building permits are required by the building services department for all fences including the replacement of existing fences. A
permit is not required to repair an existing fence.
Date Passed: Monday,July 23,2012
ORD C31888 Section 8
Section 17C.130.320[Reserved]
Reserved
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 170.130.330 Nonconforming Development
Existing development that does not conform to the development standards of this chapter shall be subject to the standards of chapter
17C.210 SMC, Nonconforming Situations.
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 17C.130.340 Parking and Loading
The standards pertaining to the minimum required and maximum allowed number of auto parking spaces,minimum required number of
bicycle parking spaces, parking lot placement,parking lot setbacks and internal parking lot pedestrian connections are stated in chaoter
170.230 SMC, Parking and Loading.
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° • Date Passed: Monday,November7,2005
ORD 033757 Section 1
Section 170.130.350 Signs
The sign standards are stated in chapter 17C.240 SMC,Signs.
Date Passed: Monday,July 23, 2012
ORD C34888 Section 9
Section 17C.130.360 Residential Uses Notification
Any residential property offered for sale shall include notice to potential purchasers,placed on the title to the property that industrial
activities within the zone are legal and permitted by zoning standards, and further, that the property is located within an area where
additional industrial activities may be conducted.A note to this effect shall also be placed on any plat or short plat approved by the
City. Property, buildings, or portions thereof offered for lease or rent shall include in the lease or rental agreement a note to this
effect. Failure to provide such notice does not negate the right to engage in any lawful industrial activities located in the area.
Date Passed: Monday,November 7,2005
ORD C33757 Section 1
Section 170.130.400[Reserved]
Reserved
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 170.130.500 Design Standards Implementation
The design standards and guidelines found in SMC 17C,130.500 through SMC 170.130.540 follow SMC 17C.130.015,Design Standards
Administration. All projects must address the pertinent design standards and guidelines. Design standards are in the form of
Requirements(R), Presumptions(P),and Considerations(C). Regardless of which term is used, an applicant must address each
guideline.An applicant may seek relief through chapter 17G.030 SMC, Design Departures,for those eligible standards and guidelines
contained in the zoning code.
A. Industrial,Institutional and Other Use Categories.
Site and building design for uses in the industrial,institutional and other categories described in chapter 17C.190 SMC,Use
Category Descriptions,shall comply with the following design standards(refer to Table 170.130-3 below for a summary of the
design standards):
1. Light Industrial(LI), Heavy Industrial(HI),and Planned Industrial(PI)Zones.
a. A building within sixty feet of an arterial street shall incorporate one of the design elements specified in SMC
17C.130.510 through SMC 17C.130.540,
Table 17C.130-3
Industrial Zone Design.Standards[1]
Design Standards for Light Industrial(LI),
Heavy Industrial(HI)and Pianned Industrial(PI)Zones
Ground Floor Prominent Ground Level Roof Blank Walls
Base/Middle/Top fop Articulation Entrance Details Expression
Site Windows SMC SMC p SMC
Location SMC SMC SMC SMC 170.130.540
170.130.510 170.130.513 170.130.520 17C.130.510 17C.130.530 17C.130.535 •
Site
. Adjacent One of the above design treatments required on wall facing arterial
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818113 Spokane Municipal Code
to Arterial
Site
Abutting a Two of the above design treatments required on wall facing commercial zone
Commercial
Zone
Site
Abutting a Three of the above design treatments required on wall facing residential zone
Residential
Zone
Other Sites No requirements
Notes:
[1]Design standards apply to uses in the industrial,institutional and other use categories,see chapter 170.140 SMC. Uses in the
commercial use categories shall corrply with all of the design standards specified in SMC 17C.120.500 through SMC 170.120.580.
b. A building on a site adjacent to or across a right-of-way from a comwercial zone or within
sixty feet of a commercial zone shall incorporate two of the design elements specified in SMC
170.130.510 through SMC 170.130.540.
c. A building on a site adjacent to or across a right-of-way from a residential zone or within sixty
feet of a residential zone shall Incorporate three of the design elements specified in SMC
170.130.510 through SMC 17C.130.540.
B. Commercial Uses in Industrial Zones.
Building and site development in the LI, PI and HI zones with uses in the commercial use category shall comply with all of the
design standards specified in SMC 170.120.500 through SMC 17C.120.580;
C. Residential Uses in Industrial Zones.
Building and site development in the LI, PI and HI zones with uses in residential use category shall comply with the design
standards specified in chanter 170.110 SMC applicable to residential uses.
Date Passed: Monday, November 7, 2005
ORD C33757 Section 1
Section 17C,130.510 Ground Floor Windows—Building Design
A. Purpose.
Blank walls on the ground level of buildings are limited in order to;
1. provide a pleasant, rich and diverse view from neighboring commercial and residential zones and from arterial streets;
2. encourage observation or viewing opportunities by restricting fortress-like facades;and
3. avoid a monotonous pedestrian environment.
B. Required Arnounts of Window Area.
These provisions apply to building facades between two feet and ten feet above the level of the adjacent sidewalk,walkway or
ground level.When this building design element is chosen,windows equal in area to a minimum of fifteen percent of the wall area
shall be provided.
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Date Passed: Monday, November 7, 2005.
ORD C33757 Section 1
Section 17C.130.515 Base/Middle/Top--Building Design
A. Purpose.
To reduce the apparent bulk of buildings by providing a sense of"base"and"top."
B. Base/Middle/Top Implerrentation.
When this building design element Is chosen:
1. Buildings shall have a distinct"base"at the ground level,using articulation and materials such as stone, masonry or
decorative concrete. (P)
2, The"top"of the building shall be treated with a distinct outline with elements such as a projecting parapet, cornice,or
projection. (P)
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Date Passed: Monday, November 7,2005
ORD 033757 Section 1
Section 170.130.520 Articulation—Building Design
A. Purpose.
To reduce the massiveness of larger buildings.
B. Articulation Implementation.
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818113 Spokane Municipal Code
When this building design element is chosen:
1. Facades longer than fifty feet shall be broken down into smaller units through the use of offsets, recesses,staggered
walls,stepped walls, pitched or stepped rooflines, overhangs and other elements of the building's mass. Simply
changing materials or color is not sufficient to accomplish this. (R)
2. Articulation shall be provided along facades visible from the street,as well as from neighboring residential areas. (P)
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Date Passed: Monday,November 7,2005
ORD C33757 Section 1
Section 17C.130.525 Prominent Entrance—Building Design
A. Purpose.
To ensure that building entrances are easily identifiable and clearly visible from roads and sidewalks.
B. Prominent Entrance Irrplenentation.
When this building design element is chosen:
1. Principal entry to the building shall be marked by at least one element from Group A and one element from Group B:
(R)
a. Group A.
i. Large entry doors.
ii. Recessed entrance.
iii. Protruding entrance.
b, Group B.
I. Canopy.
Portico.
iii. Overhang.
2. Weather protection over the entry. (P)
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818113 Spokane Municipal Code
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Date Passed: Monday, Noventer 7,2005
ORD C33757 Section 1
Section 170.130.530 Ground Level Details—Building Design
A. Purpose.
To ensure that buildings display the greatest amount of visual Interest.
B. Ground Level Details Implen'entation.
When this building design element is chosen:
1. Ground level of building shall be pedestrian friendly in scale,expression and use of materials. (R)
2. Ground floor of the buildings shall have at least two of the following elements: (P)
a. Large windows.
b. 1Gckplates for storefront windows.
c. Projecting sills.
d. Pedestrian scale signs.
e. Canopies.
f. Plinth.
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Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C130.535 Roof Expression--Building Design
A, Purpose.
To ensure that rooflines present a distinct profile and appearance for the building.
B. Roof Expression Implementation.
When this building design element is chosen, buildings with flat roofs shall have portions with pitched roofs,extended parapets or
projecting cornices to create a prominent edge when viewed against the sky,especially to highlight major entrances. (P)
ms
Vari&ion in rooflrne
Date Passed: Monday, November 7,2005
ORD C33757 Section 1
Section 17C.130.540 Treating Blank Walls--Building Design
A. Purpose.
To mitigate blank walls by providing visual interest.
B. Treating Blank Wails Irrplerrentation.
When this building design element is chosen:
1. Where windows are not provided on walls(or portions of walls)facing streets or visible from right-of-way,at least two
of the following elements shall be incorporated: (R)
a. Masonry(but not flat concrete block).
b. Concrete or masonry plinth at wall base.
c. Belt courses of a different texture and color.
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d. Projecting cornice.
e. Projecting metal canopy.
f. Decorative tilework.
g. Trellis containing planting.
h. Medallions,
i. Opaque or translucent glass windows.
j. Artwork such as sculptures,murals, inlays, mosaics or elements integrated with the project.
k. Vertical articulation.
I. Lighting fixtures.
m. Recesses.
n. An architectural element not listed above, as approved,that meets the intent.
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Date Passed; Monday, November 7, 2005
ORD C33757 Section 1
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RECEIVED
Attachment "C" Robert A. Bonuccelli
Village Square Realty AUG 5 2013
12309 E. Mirabeau Pkwy #2
Spokane Valley, Wa 99216 SPOKANE ArT T O
rnrr":"f!Ty DEVFLQ'MEFJ I
Cell 509-220-8522
bobbonuccelli@msn.com
TO: City of Spokane Valley, Planning Department
RE: Changes in Industrial Zones to allow Gyms
Date: 8-02-2013
Gentlemen:
I am in favor of changing the permitted uses in Industrial
Zones to allow Gyms and other exercise and fitness uses
not permitted under the current zoning matrix.
I have leased and currently lease to gyms, exercise/weight
training facilities and sports associations that need high
cube larger open spaces at an affordable monthly price. A
normal industrial building would rent for 1/2 of less versus
a comparable facility located in a retail zone. This makes
Industrial buildings are a very cost effective solution for
these businesses. Additionally, they are very low impact on
both the facility, the adjacent tenants and neighborhood.
Normally, most of their heaviest parking requirements are at
hours when surrounding businesses are closed or on
weekends.
Thank you for your attention to my request.
Sincerely,
Ap �� U D 11 City of Spokane Valley Comprehensive Plan
Corridor Mixed-Use
Corridor Mixed-use is intended to enhance travel options, encourage development of locally serving
commercial uses, multi-family apartments, lodging and offices along major transportation corridors
identified on the Comprehensive Plan Land Use Map (Map 2.1). Corridor Mixed-use recognizes the
historical low-intensity, auto-dependent development pattern, and focuses on a pedestrian
orientation with an emphasis on aesthetics and design. The Corridor Mixed-use designation is
primarily used along Sprague Avenue in order to space the areas designated commercial.
Mixed-Use Center
The Mixed-use Center designation would allow for two or more different land uses within
developments under this designation. As described above, Mixed-use developments can be either
vertical or horizontally mixed, and would include employment uses such as office, retail and/or
lodging along with higher density residential uses, and in some cases community or cultural
facilities.
Mixed-use developments in this designation are characterized by differing land uses which are
developed pursuant to a coherent, approved plan of development. Compatibility between uses is
achieved through design which integrates certain physical and functional features such as
transportation systems, pedestrian ways, open areas or court yards, and common focal points or
amenities.
2,5.6 Industrial Designations
Providing for industrial land is important for the �-
economic health of Spokane Valley. Industrial
businesses help drive the local economy and
create an economic multiplier effect throughout
the region. Providing an adequate supply of ' ,' �.
usable land with minimal environmental I ; \''
constraints and infrastructure in place helps '
ensure that Spokane Valley will be an attractive - _ - -
place for industrial businesses to locate and
prosper. (See Chapter 7, Economic Development,
for additional policies that encourage recruitment
and retention of industrial business.).
Heavy Industry _ - -
Heavy industry is characterized by intense industrial activities which include, but are not limited to,
manufacturing, processing, fabrication, assembly/disassembly, freight-handling and similar
operations. Heavy industry may have significant noise, odor or aesthetic impacts to surrounding
areas. - -
��
Commercial, residential and most recreational uses ` ` � .>
should not be allowed in areas designated for heavy ' : r '�� ,,�
industry, except for small-scale ancillary uses serving
the industrial area The conversion of designated � ,
industrial lands to other uses should be limited
Limiting incompatible uses ensures a competitive ?l .��ts ; (FV
advantage in business recruitment by providing : (}
adequate industrial land supply, reducing land use ='•
conflicts and preventing inflation of land prices
Moreover, allowing a wide variety of commercial, retail `�� " '~: . ,y
1.and other uses in the Industrial areas would be in •
conflict with other portions of this Plan related to • . 'i
concentrating major commercial growth in nodes at 4
the intersection of major streets. -
Adopted April 25, 2006 (Updated 06-06-2012) Chapter 2— Land Use
Page 18 of 34
City of Spokane Valley Comprehensive Plan
Light Industry
The Light industry designation is a planned industrial area with special emphasis and attention
given to aesthetics, landscaping, and internal and community compatibility. Uses may include high
technology and other low-impact industries. Light Industry areas may incorporate office and
commercial uses as ancillary uses within an overall plan for the industrial area. Non-industrial uses
should be limited and in the majority of cases be associated with permitted industrial uses.
The Light Industry category may serve as a transitional category between heavy industrial areas
and other less intensive land use categories. The category may also serve as a visual buffer for
heavy industrial areas adjacent to aesthetic corridors.
2.5.7 Parks!Open Space
The Parks and Open Space designation is intended to protect parks, open space, and other natural
physical assets of the community.
2.6 Development Review Process
The Land Use chapter provides the policy foundation for implementing zoning and development
regulations. In developing policy concerning future land use regulations, or revisions to existing
regulations, every effort has been made to instill certainty and efficiency in the development
process. State legislation has focused on developing streamlined and timely permit processing.
Through the goals and policies of this Plan, the City will continue to strive to provide an efficient and
timely review system.
2.7 Urban Design and Form
In addition to guiding development, the Land Use chapter also guides the quality and character of
the City's future development pattern through goals and policies related to the form, function, and
appearance of the built environment. These priorities and implementation strategies, related to
quality development, serve and will continue to serve as a basis from which to develop appropriate
implementation measures.
The design of our urban environment has a significant effect on community identity. Well designed
communities contribute to a healthful, safe and sustainable environment that offers a variety of
opportunities for housing and employment. An attractive and well planned community is invaluable
when recruiting new business and industry to an area. Some of the concepts considered include:
Community appearance, including signs and placement of utilities;
• Neighborhood considerations in the review of development projects;
• Integration and linking of neighborhoods including bicycle and pedestrian facilities;
• The effect of traffic patterns and parking on neighborhood character;
• Encouragement of high quality development through the appropriate use of planned unit
developments; and
• Consideration for public art.
2.7.1 Aesthetic Corridors
Aesthetic corridors are intended to protect the visual appeal of Spokane Valley along major
transportation routes entering and exiting the city. Aesthetic corridors provide special design
standards for aesthetics along major transportation routes to help create a quality image of
Spokane Valley.
Another component of aesthetic corridors is the "gateways" into the city. There are several
entrances into the City of Spokane Valley along major transportation corridors, including Sprague
Avenue, Trent Avenue, State Route 27 and a number of interchanges on Interstate 90. Design
elements and landscaping treatments should denote a sense of arrival into the City, a
neighborhood or special area such as the city center.
Adopted April 25, 2006 (Updated 06-06-2012) Chapter 2—Land Use
Page 19 of 34
ATTACHMENT A
FINDINGS AND RECOMMENDATIONS
OF THE SPOKANE VALLEY PLANNING COMMISSION
August 22,2013
The following findings are consistent with the Planning Commission's decision to recommend approval.
Background:
1. Spokane Valley development regulations were adopted in September 2007 and became effective on
October 28, 2007.
2. This is a citizen-initiated text amendment to amend Spokane Valley Municipal Code
(SVMC) 19.120 Permitted and Accessory Uses matrix- to allow specialized training/learning
schools or studios in the Light Industrial (I-1) district as a Permitted Use and as a conditional
use in the Heavy Industrial (I-2) district.
3. The Planning Commission held a public hearing and conducted deliberations on August 8, 2013. The
Planning Commission voted 5-2 to recommend approval of the amendment to the City Council.
Planning Commission Findings and Conclusions:
1. Compliance with SVMC 17.80.150(F) Approval Criteria
a, The proposed citizen-initiated code text amendment is consistent with the applicable provisions
of the Comprehensive Plan;
Finding(s):
i. Land Use Policy, LUP-11.1 - Commercial, residential and recreational uses should be
limited or not allowed in areas designated for industry, except for small-scale ancillary
commercial and recreational uses intended to primarily serve the industrial area.
ii. Land Use Goal, LUG-14 - Improve the appearance and function of the built environment.
"
in. Economic Development Goal, EDG-1 -- Encourage diverse and mutually supportive
business development and the expansion and retention of existing businesses within the
City for the purpose of emphasizing economic vitality,stability and sustainability.
iv. Economic Development Goal, EDG-2 — Encourage redevelopment of
commerciallindustrial properties within the City.
v. Economic Development Goal, EDG-4 — Encourage regional tourism as a sustainable
provider of jobs and markets.
b. The proposed amendment bears a substantial relation to public health, safety, welfare, and
protection of the environment. Utilizing existing facilities in a re-use fashion reduces the need for
expansion of the built environment, allows for the adaptive re-use of existing building that
matches the scale of the surroundings and again facilitates the economic vitality of the
surrounding area.
Findings and Recommendations of the Spokane Valley Planning Commission Page 1 of 2
ATTACHMENT A
Finding(s):
i. Allowing specialized training/learning schools or studios in the Light Industrial (I-1)
district as a Permitted Use and as a Conditional Use in the Heavy industrial (I-2) district is
consistent with uses already allowed in these zones including, but not limited to
entertainment/recreational facilities and golf driving ranges.
ii. Specialized training/learning schools or studios do not present a safety concern in the
industrial zones for either the participants or the surrounding uses.
iii. The public health, safety, welfare, and protection of the environment are furthered by
ensuring that the City's development regulations are consistent with goals and policies in
the adopted Comprehensive Plan.
2. Conclusion(s):
a. The proposed citizen-initiated code text amendment is consistent with the City's adopted
Comprehensive Plan and the approval criteria contained in SVMC 17.80.150(F).
b. The Growth Management Act stipulates that the comprehensive land use plan and development
regulations shall be subject to continuing review and evaluation by the City.
Recommendations:
The Spokane Valley Planning Commission therefore recommends City Council adopt the proposed
citizen-initiated code text amendment to SVMC 19.120, Permitted and Accessory Uses matrix.
Approved this 22nd day of August,2013.
Bill Bates,Chairman
ATTEST:
Cari Hinshaw,Planning Commission Secretary
Findings and Recommendations of the Spokane Valley Planning Commission Page 2 of 2