staff report date · subject property are single-family residences. to the south is a vacant...

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STAFF REPORT DATE: June 3, 2020 HEARING DATE AND LOCATION: June 25, 2020, beginning at 6:00 p.m., remotely via Zoom.

Project Number: CPA-2020-0001 Application Description: Request to change the Comprehensive Plan Land Use Designation from

Single Family Residential (SFR) to Corridor Mixed Use (CMU) and to change the Zoning District from Single Family Residential Urban (R-3) to Corridor Mixed Use (CMU)

Location: Parcel number 45152.1004 addressed as 1311 N. McDonald Road, further located in the NW ¼ of Section 15, Township 25 North, Range 44 East, Willamette Meridian, Spokane County, Washington

Applicant: Land Use Solutions and Entitlement, 9101 N Mt View Lane, Spokane, WA 99218

Owner: Tucker Roy LLC, 1215 N McDonald , Spokane Valley, WA 99216 Date of Application: October 2, 2019 Staff Contact: Chaz Bates, Senior Planner, 10210 E Sprague Avenue, Spokane Valley,

WA 99206 APPROVAL CRITERIA: Spokane Valley Comprehensive Plan, Title 17 Spokane Valley Municipal Code (SVMC) General Provisions, Title 19 SVMC Zoning Regulations, and Title 21 SVMC Environmental Controls. ATTACHMENTS:

Exhibit 1: Application Exhibit 2: Vicinity Map Exhibit 3: Comprehensive Plan Map Exhibit 4: Zoning Map Exhibit 5: Aerial

Exhibit 6: SEPA Checklist Exhibit 7: Environment Determination Exhibit 8: Notice of Public Hearing Exhibit 9: Agency and Public Comments

A. BACKGROUND INFORMATION

The Comprehensive Plan Map and Zoning Map amendment is a privately-initiated request to change the Comprehensive Plan Land Use Designation of parcel 45152.1004 from Single Family Residential (SFR) to Corridor Mixed Use (CMU) and to change the Zoning District from Single Family Residential Urban (R-3) to Corridor Mixed Use (CMU).

The existing use on the property is a single family residence owned by the applicant. The site is flat and does not contain any critical areas. The property is to the north of the McDonald Professional Center and adjacent to a vacant parcel designated and zoned CMU. The property and adjacent vacant CMU property and are being considered for future office expansion.

A 44 unit multifamily development, McDonald Place, is directly east across McDonald Road; to the north of McDonald Place is another 19 unit multifamily development. Immediately to the north and west of the

COMMUNITY & PUBLIC WORKS DEPARTMENT BUILDING & PLANNING DIVISION

STAFF REPORT TO THE PLANNING COMMISSION CPA-2020-0001

Staff Report CPA-2020-0001 06/03/20

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subject property are single-family residences. To the south is a vacant property designated and zoned CMU; beyond the vacant property further south is the McDonald Professional Office building.

The property is served by McDonald Road. McDonald Road is minor arterial with a 3-lane urban cross-section with a single-travel lane north and south, a center turn lane, with bike lanes and sidewalks on both sides of the street. The Average Daily Traffic (ADT) for this segment of McDonald, in 2015, is estimated at nearly 5,000 vehicular trips per day with a level of service of A-C.

PROPERTY INFORMATION:

Size and Characteristics: The property consists of one parcel totaling 0.46 acres in size with frontage on McDonald Road.

Comprehensive Plan: Single Family Residential (SFR)

Zoning: Single Family Residential Urban (R-3)

Existing Land Use: A single-family home is located on the property.

SURROUNDING COMPREHENSIVE PLAN, ZONING, AND LAND USES:

North Comp Plan: Single Family Residential (SFR) Zoning: Single Family Residential Urban (R-3) Uses: Single-family home

South Comp Plan: Corridor Mixed Use (CMU) Zoning: Corridor Mixed Use (CMU) Uses: Vacant

East Comp Plan: Multifamily Residential (MFR) Zoning: Multifamily Residential (MFR) Uses: Multifamily residences (44 units)

West Comp Plan: Single Family Residential (SFR) Zoning: Single Family Residential Urban (R-3) Uses: Single-family home

IMPLICATIONS: The adopted Comprehensive Plan describes the CMU designation as “allow[ing] for light manufacturing, retail, multifamily, and offices along major transportation corridors. It is primarily used along Sprague Avenue, and the north-south arterials.” McDonald Road is an improved north-south Minor Arterial that is consistent with the description of the CMU designation. The proposed amendment provides flexibility that can be used to support the applicants indicated desire to expand the McDonald Professional Center use to the subject property. Changing the designation to CMU, increases the allowed types of uses to include office and parking. The designation change and rezone of the site to CMU allows for a broader range of uses than the R-3 zone permits, including retail and office uses. The residences to the north and west are likely to experience impacts from the increased intensity of use on the property. Any development on the property will be subject to the adopted transitional provisions to minimize the impacts of the allowed uses. The transitional provisions include height limitations, screening and landscaping requirements.


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APPLICATION PROCESSING: Chapter 17.80 Permit Processing Procedures in the SVMC. The following summarizes key application procedures for the proposal. Pre-Application Meeting: October 2, 2019 Application Submitted: October 2, 2019 SEPA Determination of Non-Significance: February 21, 2020 End of Appeal Period for DNS: March 6, 2020 Posted Notice of Public Hearing: March 6 & May 27, 20201

Published Notice of Public Hearing: March 6, 13, May 29 & June 5, 20201

Mailed Notice of Public Hearing: March 10 & May 27, 20201

1: Additional public notification required; a result of cancelling a duly noticed public hearing due to COVID-19 and efforts to maximize social distancing.

B. FINDINGS AND CONCLUSIONS SPECIFIC TO SEPA

1. Findings:

Pursuant to Title 21 (Environmental Controls) SVMC, the lead agency has determined that the proposal does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). The city issued a Determination of Non-Significance (DNS) for the proposal on February 21, 2020. The determination was made after review of a completed environmental checklist, the application, Titles 19, 21, and 22 of the SVMC, a site assessment, public and agency comments, the Comprehensive Plan and associated Environmental Impact Statement.

2. Conclusion(s):

The procedural requirements of the State Environmental Policy Act (SEPA) and Title 21 SVMC have been fulfilled.

C. FINDINGS AND CONCLUSIONS SPECIFIC TO THE COMPREHENSIVE PLAN AMENDMENT AND REZONE

1. Compliance with Title 17 (General Provisions) of the Spokane Valley Municipal Code

a. Findings:

SVMC 17.80.140(H). Comprehensive Plan Amendment and Rezone Approval Criteria i. The City may approve Comprehensive Plan amendments and area-wide zone map

amendments if it finds that: (1) The proposed amendment bears a substantial relationship to the public health, safety,

welfare, and protection of the environment; Analysis: The proposed amendment changing the land use designation from SFR to CMU has a substantial relationship to the public health, safety, welfare, and protection of the environment. The adopted Comprehensive Plan describes the CMU designation as “allow[ing] for light manufacturing, retail, multifamily, and offices along major transportation corridors. It is primarily used along Sprague Avenue, and the north-south arterials.” McDonald Road is an improved north-south Minor Arterial that is consistent with the description of the CMU designation.


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Additionally, the proposed amendment provides flexibility that can be used to support the applicants indicated desire to expand the McDonald Professional Center use on the subject property. Changing the designation to CMU, increases the allowed types of uses to include office and parking. Increasing office and parking opportunities in the McDonald Road corridor has a substantial benefit to public health, safety, and welfare.

The amendment area is not covered by critical areas or designated natural resources. The public health, safety, welfare and protection of the environment are promoted by standards established by the state and the City’s regulations.

(2) The proposed amendment is consistent with the requirements of Chapter 36.70A RCW and with the portion of the City’s adopted plan not affected by the amendment; Analysis: The Growth Management Act (GMA) adopts thirteen goals to guide the development of local comprehensive plans and development regulations. The request allows opportunity to provide an expansion of office use on a designated Minor Arterial with supporting infrastructure. The proposal is consistent with goals of GMA and the Comprehensive Plan.

(3) The proposed amendment responds to a substantial change in conditions beyond the property owner’s control applicable to the area within which the subject property lies; Analysis: The amendment does not respond directly to a substantial change in conditions from the 2016 legislative update to the Comprehensive Plan. However, the two parcels to the south of the proposed amendment were changed from Office to CMU as part of the 2016 legislative update as part of a larger overhaul to eliminate the Office designation, and the owner of the subject property is the same owner of the McDonald Professional Center.

(4) The proposed amendment corrects an obvious mapping error; or

Analysis: The amendment is not in response to a mapping error.

(5) The proposed amendment addresses an identified deficiency in the Comprehensive Plan. Analysis: While not directly identified as a deficiency, the Comprehensive Plan has identified the following goals and policies that support increasing employment opportunities while taking advantage of existing supportive infrastructure. The proposed amendment contributes to the long-term success of the City: ED-P6 Promote the development or redevelopment of vacant and underutilized properties, particularly those with potential to serve as a catalyst for economic development. LU-G2 Provide for land uses that are essential to Spokane Valley residents, employees, and visitors. T-G2 Ensure that transportation planning efforts reflect anticipated land use patterns and support identified growth opportunities.

ii. The City must also consider the following factors prior to approving Comprehensive Plan amendments: (1) The effect upon the physical environment;


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Analysis: The change to CMU will allow for expanded office and office related uses such as parking. The change could result in more intensive development in the future, though the site immediately to the south is vacant and designated and zoned CMU. There is no concern on effect of physical environment.

(2) The effect on open space, streams, rivers, and lakes;

Analysis: There are no known critical areas associated with the site, such as wetlands, fish and wildlife habitat areas, frequently flooded areas or geologically hazardous areas. The parcel is not located within shoreline jurisdiction, and there are no known surface water quality or quantity issues. The City’s critical areas ordinance ensures adequate protection of the critical areas and stormwater associated with commercial development will be retained and treated on the site.

(3) The compatibility with and impact on adjacent land uses and surrounding neighborhoods; Analysis: The property is adjacent to CMU to the south and MFR to the east. To the north and west are existing single family homes on SFR designated properties. If approved, the development of the site will be subject to the transitional provisions adopted in the development regulations that will ensure projection of the adjacent homes to the north and south. Potential development consistent with the CMU zone will be compatible with properties to the south and east. The projected impact to the surrounding neighborhood is minimal. Any future development will be evaluated for compliance with all municipal requirements as it relates to adjacent uses at the time of development.

(4) The adequacy of and impact on community facilities including utilities, roads, public transportation, parks, recreation, and schools;

Analysis: McDonald Road is a Minor Arterial and is expected to accommodate the projected change. While the subject property was not considered in the 2016 legislative update, the property immediately to the south was part of the 2016 analysis. The projected LOS for McDonald Road in 2040 is A-C, and no mitigations or transportation projects are planned for this area of McDonald Road within the 20-year planning horizon. Additionally, the subject property is approximately 0.5 acres and its overall impact to the transportation system is minimal.

The subject property and the property immediately to the south are considered infill development, as such, the expansion of office in this area is ideal because of the supporting infrastructure that is in place.

(5) The benefit to the neighborhood, City, and region;

Analysis: The proposed change would allow the property to support the expansion of the McDonald Professional Center, increasing employment opportunities and growing the City’s economy. The change will benefit the City and region by supporting the following adopted Comprehensive Plan goal and policy:

ED-G1 Support economic opportunities and employment growth for Spokane Valley

ED-P3 Encourage businesses that provide jobs and grow local markets.

(6) The quantity and location of land planned for the proposed land use type and density and the demand for such land;


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Analysis: The proposal would add approximately 0.5 acres of CMU property to the 1,666 acres of existing CMU designated property within the City. While additional demand for CMU property may be limited, the CMU designation in this places allows for the expansion of an existing office development on the McDonald Road corridor in an area supported by existing infrastructure. The proposal is limited to a reasonable area and if developed under CMU standards the type of use and density would be appropriate for the location.

(7) The current and projected population density in the area; and

Analysis: There is one dwelling unit proposed to be removed. While CMU allows residential development, it is not expected that residential development would occur and therefore the City would lose one single family house as a result of the amendment. The change is not expected to have significant impacts to population density in the area.

(8) The effect upon other aspects of the Comprehensive Plan.

Analysis: The CMU designation will support the goals and policies identified above. There will be no effect on other elements of the Comprehensive Plan, including Housing, Capital Facilities and Public Services, Public and Private Utilities, Parks and Open Space and Natural Resources.

Conclusion(s):

For the reasons outlined above the proposed amendment is consistent with SVMC 17.80.140(H).

2. Consistency with the Comprehensive Plan

a. Findings: The amendment is consistent with the Comprehensive Plan. The Comprehensive Plan describes the CMU designation as “allow[ing] for light manufacturing, retail, multifamily, and offices along major transportation corridors. It is primarily used along Sprague Avenue, and the north-south arterials.” McDonald Road is an improved north-south Minor Arterial that is consistent with the description of the CMU designation. Additionally, the amendment is supported by the following adopted Comprehensive Plan goals and policies:

ED-G1 Support economic opportunities and employment growth for Spokane Valley.

ED-P3 Encourage businesses that provide jobs and grow local markets.

ED-P6 Promote the development or redevelopment of vacant and underutilized properties, particularly those with potential to serve as a catalyst for economic development.

LU-G2 Provide for land uses that are essential to Spokane Valley residents, employees, and visitors.

T-G2 Ensure that transportation planning efforts reflect anticipated land use patterns and support identified growth opportunities.

Conclusion(s):

The proposed amendment is consistent with the City’s adopted Comprehensive Plan.

3. Adequate Public Facilities

a. Findings: The Growth Management Act (GMA) and the City’s Comprehensive Plan requires that public facilities and services be adequate to serve the development at the time the development is available for occupancy.


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The area is currently served with adequate public facilities and services. Modern Electric Water Company, Spokane County Environmental Services, Spokane Valley Fire District, and Central Valley School district provide water, sewer, and fire protection and schools services in this area. The projected LOS for McDonald in 2040 is A-C, and no mitigations or transportation projects are planned for this area of McDonald within the 20-year planning horizon. Urban services are available. Specific site needs, including transportation will be addressed at the time a development is proposed for the site.

b. Conclusion(s): The proposed amendment will have adequate urban services at the time of development.

D. FINDINGS AND CONCLUSIONS SPECIFIC TO PUBLIC COMMENTS 1. Findings:

Staff received one written comment which can be summarized as a general dissatisfaction with the openness of a mixed use zone. The comments can be reviewed in their entirety in Exhibit 9. Comments received following the date of this report will be provided to the Planning Commission at the June 11, 2020 meeting.

2. Conclusion(s):

The scheduled public hearing on March 26, 2020 was canceled due to COVID-19 and efforts to maximize social distancing. Prior to the cancellation, the Notice of Public Hearing (NOPH) was published on March 6, 2020 and March 13, 2020. The NOPH was also posted on site and mailed to residents within a 400-foot radius of the subject property on March 10, 2020. The public hearing was rescheduled for June 25, 2020. The NOPH was published May 29, 2020 and June 5, 2020 posted on site on May 27, 2020 and mailed to residents within a 400-foot radius of the subject property on May 28, 2020.

E. FINDINGS AND CONCLUSIONS SPECIFIC TO AGENCY COMMENTS

1. Findings:

Staff has not received any agency comments to date.

Agency Received Comments Comments Dated City of Spokane Valley Senior Traffic Engineer City of Spokane Valley Development Engineering City of Spokane Valley Building & Planning City of Spokane Valley Parks & Recreation Spokane Valley Fire Department City of Millwood City of Liberty Lake City of Spokane City of Spokane Valley Police Department Spokane County, Building and Planning Spokane County, Environmental Services Spokane County, Clean Air Agency Spokane County, Fire District No. 1 Spokane County, Fire District No. 8 Spokane County Regional Health District Spokane Regional Clean Air Agency


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Spokane Aquifer Joint Board Spokane Transit Authority (STA) Spokane Regional Transportation Council (SRTC) Washington State Dept of Commerce Washington State Dept of Ecology (Olympia) Washington State Dept of Ecology (Spokane) Washington State Dept of Fish & Wildlife Washington State Dept of Natural Resources Washington State Dept of Transportation Washington State Parks & Recreation Commission WA Archaeological & Historic Preservation Avista Utilities Inland Power & Light Modern Electric Water Company Central Valley School District #356 East Valley School District #361 West Valley School District #363 Century Link Comcast Model Irrigation District #18 Consolidated Irrigation District #19 East Spokane Water District #1 Vera Water & Power Spokane County Water District #3 Spokane Tribe of Indians

2. Conclusion(s):

No concerns are noted.

F. CONCLUSION:

For the reasons set forth in Section C (1 and 2) the proposed amendment to change the land use designation from SFR to CMU and the rezone from R-3 to CMU is consistent with the requirements of the SVMC 17.80.140(H) and the Comprehensive Plan.

EXHIBIT 1

EXHIBIT 2

FireDistrict 1

WA State Parks -Centennial Trail

ValleyMission

Park

CenterPlace

N B

lake

Rd

E Valleyway Ave

E Mission Ave

E Boone Ave

E I 90 Fwy

E Montgomery Dr

NW

h ipp

leRd

E Mansfield Ave

E Desmet Ave

E Alki Ave

E SharpLn

E Main Ave

E Olive Ave

E Cataldo Ave

N W

ilbur

Rd

E Indiana Ave

E Carlisle Ave

E Ermina Ave

E Sinto Ave

ECataldoLn

N W

oodl

awn

Rd

E Maxwell Ave

NU

nionLn

N V

ercl

er R

d

E Boone Ln

N R

ees R

d

N M

cCab

e R

d

NBoli

var R

d

E Rego Ct

N M

amer

Ln

N C

alvi

n R

d

E Sharp Ave

N F

ox R

d

N M

ayhe

w R

d

E Mallon Ct

N C

alvi

n Ln

N W

arre

n R

d

E Mallon Ave

N U

nion

Rd

N P

errin

e Rd

E Nixon Ave

N B

anne

n Rd

N C

ollin

s Rd

NCh

erry

St

E Springfield Ave

E Montgomery Ave

E I 90 W290 OFF Ramp

E I 90E289 ON Ramp

E I 90 E290 ON Ramp

E I 90 W290 ON RampE I 90 E290 OFF Ramp

E I 90 E289 OFF RampE Nora Ave

N M

cDon

ald

Rd

N P

ines

Rd

NEv

ergr

een

Rd

N B

owdi

sh R

d

N B

est R

d

NBatesRd

E

Indiana Ct

N M

amer

Rd

N R

obie

Ln

NM

irabe

auPk

wy

N D

isco

very

Pl

NorthPinesMiddle

Barker HighSchool andLearning

SpokaneValley

Vicinity Map CPA-2020-0001

0 0.5 10.25Miles

EXHIBIT 3

E Sharp Ave

N M

cDon

ald

Rd

E Sinto Ave

Comprehensive Plan Map

CPA-2020-0001

Study Area

Owner:Parcel#:Address:

Request:Proposed change: Land Use designation from SFR to CMUand Zoning from R3 to CMU

Tucker Roy LLC45152.10041311 N McDonald Rd

LegendCMU

I

IMU

MF

MU

NC

POS

RC

SF

EXHIBIT 4

E Sharp Ave

N M

cDon

ald

Rd

E Sinto Ave

Zoning Map

CPA-2020-0001

Study Area

Owner:Parcel#:Address:



LegendR1

R2

R3

POS

MF

NC

MU

CMU

RC

IMU

I

EXHIBIT 5

E Sharp Ave

E Boone Ave

E Maxwell Ave

E Sinto Ave

N M

cDon

ald

Rd

2018 Aerial Map

Study Area

CPA-2020-0001Owner:Parcel#:Address:



EXHIBIT 6

EXHIBIT 7

EXHIBIT 8

Notice of Remote Public Hearing

City of Spokane Valley 2020 Comprehensive Plan Amendments

Due to the restrictions on public gatherings arising from the covid-19 outbreak, and pursuant to Governor Inslee’s Stay Home, Stay Healthy Proclamation (No. 20-25) and Proclamation 20-28 (and associated extensions), this hearing will be conducted remotely using web and telephone conference tools, as described below. HEARING DATE AND TIME: June 25, 2020 beginning at 6:00 p.m. ZOOM MEETING DETAILS: Join Zoom Meeting A link to the Zoom meeting will be provided on the agenda and posted to the City’s webpage: www.spokanevalley.org/planningcommission. HEARING BODY: Spokane Valley Planning Commission The Planning Commission will hold a public hearing to receive public comment on the proposed Comprehensive Plan Amendment requests and make a recommendation to the City Council on each of the following applications: FILE NO. CPA-2020-0001: A privately initiated map amendment to change the designation for parcel 45152.1004(0.47 acres), addressed as 1311 North McDonald Road from Single Family Residential (SFR) to Corridor Mixed Use (CMU). FILE NO. CPA-2020-0002: A privately initiated map amendment to change the designation for parcel 35133.2321 (2.98 acres), unaddressed, from Industrial (I) to Regional Commercial (RC). FILE NO. CPA-2020-0003: A privately initiated map amendment to change the designation for parcels 45094.0133, 45094.0134, and 45094.0121 (6.24 acres total), addressed as 1723 and 1724 North Union Road from Multifamily Residential (MFR) to Corridor Mixed Use (CMU). FILE NO. CPA-2020-0006: A City initiated map amendment to change the designation for parcel 45013.9024 (8.8 acres), addressed as 3830 North Sullivan Road Bldg 1, from Industrial (I) to Corridor Mixed Use (CMU). FILE NO. CPA-2020-0007: A City initiated text amendment to Chapter 2 Goals and Policies to provide policy guidance for increased housing density and provide implementing regulations, including an area-wide rezone of approximately 1,200 acres. STAFF CONTACT: Chaz Bates, AICP, Senior Planner; (509) 720-5337 [email protected] ENVIRONMENTAL DETERMINATION: The City issued a Determination of Non-significance (DNS) on February 21, 2020 pursuant to the State Environmental Policy Act (SEPA) and chapter 21.20 Spokane Valley Municipal Code (SVMC). HEARING PROCEDURES: The Planning Commission will conduct the remote hearing pursuant to the rules of procedure adopted in SVMC Title 18 (Boards and Authorities). The public is encouraged to submit written comments prior to the hearing by sending the comments to Chaz Bates, 10210 E Sprague Ave, Spokane Valley, WA 99206, or email to [email protected]. Comments will need to be submitted no later than 4:00 PM on June 25, 2020 in order for them to be received and prepared for submission into the record. Comments received will be entered into the record at the time of the public participation portion of the Public Hearing. If you would like to deliver comments to City Hall you may contact City Hall at (509) 720-5000 prior to 4:00 PM on June 25, 2020 to schedule an appointment for delivery and allow staff to scan and include in the report. Comments received through US Mail will be included if they are received prior to the hearing. All interested persons may testify at the remote public hearing via the zoom meeting address and/or phone number. Interested persons will need to sign up to speak no later than 4:00 p.m. on June 25, 2020 at the link provided in the agenda posted at the link referenced above. Use the link above to sign up for oral public comments. The link will direct you to directions to sign up for oral public comments. This is an opportunity for the public to speak on any subject except those action items above, as public comments will be taken on those items where indicated. This is not an opportunity for questions or discussion. Remarks will be limited to three minutes per person. Written comments and documents may only be submitted prior to the hearing. Any appeal of the Planning Commission’s decision will be based on the record established before the Planning Commission, pursuant to SVMC 17.90 (Appeals). The Planning Commission will forward a recommendation on the request to the Spokane Valley City Council. STAFF REPORT AND INSPECTION OF FILE: A staff report will be available for inspection seven (7) calendar days before the hearing. The staff report and application file may be inspected by logging on to the Spokane Valley SmartGov Public Portal at this web address: ci-spokanevalley-wa.smartgovcommunity.com/Public/Home Go to applications and search for CPA-2020 to review or download the staff reports for the 2020 Comprehensive Plan Amendment requests. If you have any questions, please contact Chaz Bates, Senior Planner, Economic Development Division, at [email protected]. _______________________________ Carrie Koudelka, Spokane Valley Deputy City Clerk Publish: May 29, 2020 and June 5, 2020

http://www.spokanevalley.org/planningcommission

mailto:[email protected]

mailto:[email protected]

EXHIBIT 9

1

Chaz Bates

From: Connor LangeSent: Tuesday, March 24, 2020 1:55 PMTo: Chaz Bates; Mike BasingerCc: Jenny NickersonSubject: FW: Chas Bates

This came through the Planning email today. Just passing it along.

From: Selma Hair <[email protected]> Sent: Tuesday, March 24, 2020 1:37 PM To: Planning <[email protected]> Subject: Chas Bates

RE:Parcel #45152 1311 N. McDonald Chas: On Monday, March 23, we spoke about the building permit on the property on McDonald. After our discussion, I was not very happy about the way the Planning Commision had changed the wording of the zoning permits that you issue. The words MIXED USE can mean many things. Business, Apartment, Medical, Auto Shop, Used Car Lot, etc. However you did tell me the person applying for the permit was planning on a Medical Buiding, although he could change his mind and build a Apartment Building. In the best interest of the people living in the city, it would be more helpful to be more clear of the type of building on said properties. This open end permitting can really turn into a bad situation. I do realize this type of zoning makes it much easier for you to monitor. But please consider the people you represent. Thank you for taking time to talk with me and please pass this on to the rest of the board and have a discussion. Respectfully, Selma Hair 12820 E. Sinto Spokane Valley 924 7352 CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders.

staff report date · subject property are single-family residences. to the south is a vacant...

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