SNC Site Plan Comments March 2013

7/30/2019 SNC Site Plan Comments March 2013

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CommentstoCityofSpokaneDesignReviewBoard:

BlackDevelopmentInitialSubmission/DraftSitePlanforproperties

locatedinthePalouse/RegalDistrictCenter.

byLandUseCommittee,SouthgateNeighborhoodCouncil

Reportauthors:K.Brooks,LUCchairandTedTeske,SNCVicePresidentandLUCmember

13March2013

INTRODUCTION

ThisdocumentsummarizescommentsontheBlackDevelopmentInitialSubmissionDraftSite

PlanforthePalouse/RegalDistrictCenter,whichwewillrefertohereastheDraftPlan.This

documentistheproductofanalysisbytheSouthgateNeighborhoodCouncilLandUse

Committee(LUC).Thecommitteehadonlylimitedopportunitytoreviewtheplanbutwehope

thatoursuggestionswillnonethelessbeusefultotheDesignReviewBoardasyoudevelop

suggestionsandrecommendationsfortheDraftPlan.

Thisdocumentcontainstwomainsectionsandanappendix.Firstwepresentsuggestions

regardingtheStaffReport.SecondlyweanalyzetheDraftPlanandpresentsuggestionstotheDesignReviewBoard(DRB)regardingtheDraftPlan.Thosesuggestionsarebasedonboththe

StaffReportaswellasthematerialspresentedintheAppendix.IntheAppendix,weprovide

someadditionaldefinitionsandpoliciesregardingDistrictCentersandUrbanDesignfromthe

following:theSpokaneComprehensivePlan(SCP),theSpokaneMunicipalCode(SMC),andthe

relevant(Black)DevelopersAgreement(DA).

COMMENTSONTHEDRAFTPLANSTAFFREPORT

WecommendDRBstaffforproducingwellthoughtoutandwelldocumentedanalysisand

recommendationsfortheDraftPlan.Wedohavesomecommentsandsuggestionsinregards

totheStaffReportrecommendations.Pleasefindtheseimmediatelybelow.Asnoted,wealso

extracted(andplacedintheAppendix)additionalguidancefromtheSCPandSMCregarding

DistrictCentersanddesiredurbanformthatwesuggesttheDRBaddtotheStaffReport.Inthe

AppendixwealsoemphasizesomeadditionalaspectsoftheDAthatcaninformthefinalsite

planandprovidecommentsontheStaffReportrecommendations.

BelowpleasefindourcommentsontheStaffReportrecommendations.

Recommendation1a.WeconcurthatthebuildinglabeledPadDshouldbealignedwithPadC

andwillshowthisgraphicallyinourrecommendationsbelow.

Recommendation1b.Weagreethatthisconnectionandrelationshipneedsgreaterclarityandmakesomesuggestionstothateffectbelow.Inparticularweareconcernedwiththeroutingof

theFerris-AdamsStudenttrail(FAST)tothesiteandthoughthesiteanditscontinuationtothe

west.ThisconcernisquiterelevanttotheCC1pedestrianorientationrequiredbythe

DevelopersAgreement.

Recommendation2.Weconcurwiththisrecommendationtodevelopapermanenttransitstop

andfurthersuggestthatSpokaneTransitbeconsultedregardingthebestconfigurationsforthis

importanttransitconnection.


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Recommendation3a.Weregardsafepedestrianandbicycleconnectionsasvital.Wewishto

emphasizetotheDRBthatsignificantnumbersofchildrenusetheSouthsideSoccerComplex

justthewestofthisproject.TheyarehighlylikelytocrossRegaltoaccessthisprojectandtheir

safetyisofparamountimportance.Therefore,weagreethatmoredetailisneededtodescribe

hownotonlybikes,butpedestrianswillbeprotectedfromautotrafficinallsectionsofthetrail.

Recommendation3b.Weshowapotentiallocationfortheconnectiontothemulti-familyunits

tothesouthinourrecommendationsbelow.

Recommendation4.Weagreethatthetopographytothenorthofthecurrentlyproposed

wouldrequiresignificantgrading.Wealsosuggestthatthismaynotbetheideallocationfora

crossingoftheFASTduetothetopographyandalsoduetodecisionsalreadymadeonthe

routingofthetrailthroughpropertiestothenorth.SeeFigureXX.

Recommendation5.Werecognizethatanydevelopmentswillhavesomeimpactonthelocal

view-scape.WesupporttheideadevelopedpreviouslybytheDRBthattheCommunity

GatheringPlace/Plazacanbeaplacethatbyprotectingtheviewcorridorsfromitslocationcan

focusthoseviewsandinasenseframeandenhancethem.

Inconclusion,wefullysupportthestaffrecommendations.Ouradditionalsuggestionsare

madeinthespiritofhelpingthenewDistrictCenterbeaplacethattheentirecommunitycan

useandenjoy,serveasaneconomicenhancementtotheentirecommunity,andactasan

exampleofhowtocreateasuccessfulandcompellingurbanplace.


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OVERALLCOMMENTSONDRAFTPLAN

Asidefromthestipulationsfortheprojectputforthintheas-yet-approvedISP,wecanevaluatethisDraftPlanbasedonitsadherencetocitywidestandardsandguidelinesforplanning,

zoning,anddesign.ThefirststandardstoconsiderarethoselaidoutintheSpokane

ComprehensivePlan(SCP),specificallysectionsdealingwithdefinitionsoflanduseand

transportation,aswellasthetermsoftheDevelopersAgreements.Thisprojectexistsina

recentlycreatedDistrictCenterandmustconformtothedesignstandardsofCC1zoning.The

visionofaDistrictCenteristobeamini-downtown,adensebeatingeconomicheartofa

districtofthecityremovedfromtheDowntownCore,butconnectedbyrobusttransit.Itshould

supportamixofusesincludingretail,highdensityresidential,andprofessional.Aspartofthe

SpokaneCenterandCorridordesignationitshouldenhancethesurroundingcommunityby

providingavarietyofservicesaccessiblebymultiplemodesoftransportation.

IntheCC1zone,theemphasisofthistypeofdevelopmentistobecenteredonpedestrian

travel.Enhancementsaimedatpedestrianswillprovideprotectedaccessandhumanscale

designthatencouragesfrequentuseandasenseofcommunity.AccordingtotheSCPthe

layoutofDistrictCentersshouldfacilitateconnectionsbetweenthehighdensitycommercial

andresidentialusesofthecenterandsurroundinglowerdensityresidentialareas.Mostofall

DistrictCentersaredesiredtobeaestheticallypleasing,possessingurbandesignsthatpromote

economicgrowthandhelpmakeSpokanethecityofchoiceintheNorthwest.Mayor

Condonsvisionistoattractandretainyoungerresidentsbyprovidinggoodjobsandgood

neighborhoods.Hesaid,Letsdecidetogetherwhatwewanttobeinsixyears,10,20,40

years,andletsenergizeandgetaroundthatidea.Letsgo.

ThisDraftPlanfailsonmostofthosepointstorealizethisvision.Itisnotadevelopmentforthe

futureofSpokane,butonerootedfirmlyinthepast.Itfalterswhencomparedwiththe

conceptsforaCC1DistrictCenter:urban,ratherthansuburbandesignwithapedestrian

emphasisthatwhereautomobilesareaccommodatednota-dominant.Weshowbelowwhat

webelieveiscompellingevidencethatthissitedoesnotcurrentlyconformtothestandards

andvisionforaDistrictCenterandpresentamodifiedvisionthatusescurrentplanning

standardsandguidelinestopromotetheneighborhoodsandSpokanesvisionmovingforward.

TheDraftPlansubmittedonFebruary20th

showsalargeretailstoreofabout135,000sq.ft.

surroundedbyexpansiveparkinglotsandborderedontheWestbysecondarybuildingsattheedgeoftheproperty.(Figure1)Whenwefirstsawthisdesigninitsentirety,itstruckusas

immediatelyfamiliarinbothlayoutandscale.Thenithitus,thisisalmostanexactreplicaof

anothershoppingcenterthathasexistedinSpokanefor23years:theNorthpointeTarget

ShoppingCenter(Figure2).


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Figure1-OverallDraftSitePlanfortheBlackProperty

Figure2-TheNorthsideTargetShoppingCenteronHwy2.107,000sqftmainbuilding,700+parkingspots,builtin1990.


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Thisexistingcenterwasbuilt20yearsago,longbeforethecurrentSpokaneComprehensive

PlanandthestandardsandguidelinesforCentersandCorridors.Howeverinappearanceand

massingitisalmostexactlythesame.Tofurtherillustratethepointwehaveoverlaidthe

NorthsideTargetonsatelliteimageryoftheBlackproperty(Figure3)andtheDraftSitePlan

(Figure4)usingthesamescaleforcomparison.Thesimilaritiesareobvious.

Figure3-NorthsideTargetoverlaidonBlackpropertyusingthesamescaleastheDraftPlan.


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Figure4-NorthsideTargetoverlaidonBlackDraftSitePlan.

Thoughthesiteplansarenearlyidentical,thezoningforthetwositesisdifferent.Thezoning

fortheNorthsideTargetcenterisGeneralCommercial,whiletheBlacksiteiszonedasa

DistrictCenter.Tohavethatsamesuburban,auto-orienteddesignappliedtotheSouthgate

sitewouldviolatetheoperantstandardsandguidelinesforthistypeofdevelopment(CC1)and

tofailinrealizingthevisionoftheSCPasitrelatestothecreationofDistrictCenters.

ThefollowingsectionofthisresponseprovidesadetailedcritiqueoftheDraftPlan.Italso

describesSouthgateNeighborhoodsproposedsolutionstotheissuesandopportunities

discussedinthecritique.


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LUCRECOMMENDATIONSFORDRAFTPLAN

Theserecommendationsareinthreeparts.FirstwepresentobservationsandanalysesconcerningtheDraftPlan.Second,wepresentkeyconceptsbasedontheSCP,SMCincluding

theInitialDesignStandardsandGuidelinesforCentersandCorridors,theSouthgate

NeighborhoodConnectivityPlan,andtheDevelopersAgreementfortheproperties.Third,we

graphicallypresentconceptual,potentialsolutionsthatwefeelcouldenhancetheDraftPlanin

termsofbetterconsonancewiththevariousplansandregulations.

AnalysisofDraftPlan-ThesecommentsrefertotheDraftPlaninnoparticularorderof

precedence.1. CorrectionNeeded:ThephraseinresponsetoMarketForcesfoundonpage1.0ofthe

DraftPlanisnotincludedinthelanguageoftheDevelopersAgreement.Further,itwasnotthe

spiritoftheComprehensivePlanorDevelopersAgreementstodesignstrictlyaroundmarketforces.AccordingtoSMC,CentersandCorridorsareareaswhere,Newdevelopmentand

redevelopmentisencouragedthatpromotesarelativelycohesivedevelopmentpatternwitha

mixofuses,higherdensityhousing,buildingsorientedtothestreet,screenedparkingareas

behindbuildings,alternativemodesoftransportationwithasafepedestrianenvironment,

qualitydesign,smallerblocksandrelativelynarrowstreetswithon-streetparking(SMCSection

17C.122.010).

Furthermore,theCitysatesthatthespiritandintentoftheCenterandCorridorzoningisto,

upgradetheseuniqueareastomakethemmoreattractiveplacesforlivingandcommerce

(CenterandCorridorHandout,2009)Somarketforcesmaydictatewhentheseareasareready

fordevelopmenttothesestandards,buttheyarenotanexcusefordismissingthevisionand

intentoftheSCPandSMCandproceedingwithnon-conformingdevelopmentinthemeantime.

2. IntegratedSitePlanNotYetApproved.WeacknowledgethattherequiredIntegratedSitePlan(ISP)isnotyetapproved.WehavebeentolditwillbeapprovedandappliedtothisDraftPlan

beforetheDRBDeterminationHearingonthisproject.ThiscurrentDraftPlanleavesblankthe

entiresectionrelatedtoDesignTheme(DAsection5.3),CommunityPlaza(DASection5.4),and

associatedBuildingTreatments(DASection7.2).

Thereisalsonomentionofhowthefinaldesignwillencouragethedevelopmentofthedesired

streetcharacterhighlightedintheISPcurrentlygoingthroughfinalrevisionandapproval.

However,evenwhenapproved,thereislittlespecificintheISPregardingvariousPedestrian

Emphasisfeaturesordesirednon-commerciallandusesfortheentireDCsowehavenoway

tonotwanttoseethemaspartoftheBlack DraftPlan.3. DevelopersAgreementCC1designspecification/pedestrianemphasis.Theoperantdefinition

oftheCC1designationisPedestrianEmphasis/AutoAccommodating(SMC17C.122.020).The

DraftPlanaspresentedisfarfromprovidingapedestrianemphasis.Forexample,theparking

ratiointheDraftPlan(Pg.4.2)is4spacesper1000squarefeetofbuilding.Thisis400%ofthe

minimumrequirement(1spaceper1000).Pedestrianemphasiswould,inourestimation,

proposeaparkingratiomoretowardtheminimumthanthemaximumareadevotedtovehicles.

ThiswouldalsoechothevisionoftheSCPstransportationchapterthatindicatespedestrian


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needsandnon-motorizedortransitneedsaretobeconsideredaheadofaccommodationfor

automobiles(SCPSection4.5,pg.40).Inadditionthereisonlylimitedpedestrian(andbicycle)

circulationindicatedintheDraftPlan.

4. BlockSizespreferred.Section5.6oftheDAstatesthatpartofthedevelopmentofaFutureUrbanDistrictisthatdrivewaysshallbeplacestofacilitateconnectiontoandbetweentheproperties.DuringtheISPreviewprocessthiswasdiscussedtomeanthedevelopmentofcity-

sizeblockswithinthepropertiesstartingwithentrancesfromthesurroundingarterialsevery

300feet.ThismeasurementconformstoSCPguidelinesforblocklengthsthatprovidemultiple

oralternateroutesforpedestriansandvehiclesandpromotetrafficcalming.(SCP,LU4.5,pg.

23)DASection5.6goesontosaythatcurbingshallbeusedtodefineparkinglotareas,main

driveaisles,andtosurroundlandscapingfeatures.Webelievethatthisrequirement,when

consideredinconjunctionwithCC1designstandardsofpedestrianemphasiswouldleadtothe

developmentoffullsizesidewalksandpathwaystofurtherdefinethefuturegridoftheurban

district.

ThecurrentDraftPlanplacesthedrivewaysattherecommendedintervalsandprovidesdrive

aislesforcars,however,again,pedestrianandbikefacilitiesarescareincomparison.Increasingtheamountofpedestrianwalkwaysthoroughthepropertywouldencouragecommunity

memberstofindtheirownwaythroughthepropertyandreinforcetheideathattheDistrict

Centerisdesignedtobeawalkableareathatencouragesmulti-modaltransportationwiththe

emphasisonpedestrianandnon-motorizedtravel.(Figure5)Thesearethesameprioritiesand

conceptssetforthfortransportationoverallintheSCP:Itwillbecitypolicytoputpedestrians

first,thentoconsidertheneedsofthosewhousetransitandnon-motorizedtransportation

modessuchasbicyclists,andfinallytoconsidertheneedsofautomobileusers.(SCP,Section

4.5,pg.40)ThisstatementistrueofallplanninginSpokane,butespeciallytrueinareassuchas

CC1zonesdesignatedforpedestrianemphasis.Thereisnoneedtowaitfortheurbandistrictto

bebuilt;existingplanningdocumentsandneighborhoodinputarepointingtheway.Thefuture

isnow;theseconceptsshouldberealizedinthisproject.


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Figure5-Increasedpedestrianemphasisonproposedsitecompletingtheurbanstylegridwithmultipleoptionsfor

pedestrianandmulti-modalmovement.Redcircleindicatingconnectiontoadjacentmulti-familydevelopment.

5. Ferris-AdamsStudentTrail(FAST)ClarificationNeeded.WesupporttheinclusionoftheFASTthroughtheproject,thoughitneedsclarification.Wesuggestinthegraphicsbelowsome

additionalpedestrianfacilitiesthatmayincreasethePedestrianEmphasisofthesite,alongwith

somepotentialbuildingreconfigurationsthatwillconformmoretotheCC1zoningstandards

foundintheSMCandSCP.(Figure6)


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Figure6-ShowsthecurrentdisconnectbetweentheDraftPlan,theSNCConnectivityPlan,andexistingportionsof

theAdams-FerrisStudentTrailalreadyunderconstruction.

6. ConnecttoMultifamilydevelopmenttoSouth. Toencourageconnectionwithsurroundingneighborhoods,theStaffReportrecommendsformalizingtheconnectionbetweentheproject

siteandspecificallythemulti-familyunitstothesouth.Thiscouldbedonebycompletingthe

gridandprovidingnon-motorizedaccessalignedwiththeinternalroadwaysoftheapartment

complex(DraftISP,SCP)(Figure5).

7. CurrentPlaza/GatheringSpaceLocation.ThecurrentlocationofthecommunityplazawasoneofthreelocationsselectedbydevelopersindiscussionwiththePlanningDepartmentand

SouthgateNeighborhoodrepresentatives.Duringdiscussionoftheyet-to-be-approvedISP,this

currentsitewasindicatedtobethe1st

choiceofboththedevelopersandtheneighborhood

withsomespecificcaveatsexpressedtotheDRBonthepartoftheneighborhood.Onecaveat

wasthatbecauseitislocatedatthecornerofthetwomajorroadsrunningthroughtheDistrict

Center,thelocationwassaidtobetooexposedtoautotrafficandnotparticularlyconduciveto

communitygatheringduetonoiseothertrafficimpacts.Itwasrecommendedthatthe

developersprovideadesignthatseparatedtheplazafromtheroadsandthattheroadsbe

modifiedtocalmtraffictravelingthroughtheheartoftheDistrictCenter.

TheDraftPlandoesnotindicatehowtrafficwillbecalmedinthearea.Astoplightappearstobe

proposed,butthatalonewillnotcalmthethroughtrafficaroundthesiteandencourage

communitygatheringatthislocation.Additionally,uponreviewofthe DraftPlanbythe


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SouthgateNeighborhoodCouncilLUCtheconsensuswasthattheproposedplazawouldbe

potentiallytoohottobeusableduetothedirectexposuretothewesternsunandlackofshade.

8. StormwaterTreatment.HazelsCreek.(DAItem4).TheDraftPlandoesnotindicatehowstormwaterandrun-offcreatedbythedevelopmentwillberetainedon-sitepercurrentCity

requirements.Infact,theplanassumesthatallstormwaterretentionordetentionrequirementswillbehandledbytheHazelsCreekProject(DraftPlanNote2,Page3.1).During

theISPdevelopmentsitevisitthedevelopersrepresentativeestimatedthatitwouldtake

roughly5acresofretentionpondsonthepropertytomeettheCitysrequirements.TheDraft

Planobviouslydoesnotreflectthat.Further,weunderstandthatatthispointthelake

plannedfortheKXLYsiteisnotapproved,meaningthatoff-siteretention/detentionisnota

surething.Inaddition,allpresentationsbytheCitytotheSGNCovertheyearshaveemphasized

thatHazelscreekwillonlyreceiveanystormwaterthatwouldnaturalrunoffthesite(pre-

developmentlevels)andthatdevelopment-causedrunoffstillneedtobehandledwithinthe

development.

Itmaybeprudenttorequirethatthe DraftPlandesignateappropriateretention/detentionon

site.Ourrecommendationisarevisedplazaplanandlocation.Developerscancreateapermanentwaterfeatureinthecurrentplazalocations(thelowpointonthesite)andmovethe

plazaSEintothesite,borderingthewaterfeature.(Figure7)Thiswouldmitigatetheexpected

stormwaterrun-offthatisotherwisenotdealtwithinthisDraftPlan,protectcommunityusers

fromautotraffic,andbyproperdesignprotectusersfromthehotwesternsun.Thiswould

createaprominentwaterfeaturenotunliketheonelocatedontheTwigspropertyonRegal

Street,onethatispotentiallybettersuitedtomeetingtheintentofDistrictCenterdesign.It

couldalsoprovideawaterfeaturedesignthemeforthisneighborhoodthatcouldhelpcreatea

specialidentity.

Figure7-DraftPlanwithPadsBandCrealignedaroundnewplazaandstormwaterretentionfacility/water

feature


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9. Multi-StoryPreferred. AllofthebuildingsshownintheDraftPlanappeartobesingle-story.Multi-storybuildingsareahallmarkofurbandesignandplanning.Increaseddensityencourages

mixedusesandpromotesdevelopmentofawalkableneighborhoodwithservicesbeinglocated

morecloselytopopulations.Morespecifically,theSCPsdefinitionofaDistrictCenterincludes

thestatementthat,Itisimportanttoencouragebuildingsinthecoreareaofthedistrictcenter

tobetaller.Buildingsuptofivestoriesareencouragedinthisarea.(SCP,LU3.2,pg.18)

Additionally,theDevelopersAgreementstatesthatthepreferredbuildingconfigurationofany

retailbuildingismulti-story(DASection7.2).Figure8belowshowsourmodifiedsiteplan

massingwithallbuildingson-sitebeingatleasttwo-storiestall.Thesechangeswillhelpfoster

thesenseofanurbandistrictandmovetheplanawayfromitscurrentsuburbandesign.These

typesofdesignsandfeaturesarefoundintheaward-winningRestonTownCenterprojectin

Virginiacreatingamulti-story,urbanscalecommercialdistrict.(Figure9)

Figure8-Sitemassingshowingincreasedmulti-storycharacterdesiredinDistrictCenterdevelopment.


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Figure9-RestonTownCenter,Virginia.Anawardwinningmixed-use,multi-storyurbandistrict.

Source:http://urbdezine.com/reston-town-center%E2%80%94soft-programming-makes-good-public-space-design-great.Accessed10March2013.

10.Articulation/TreatmentofBuildings .ItappearsthattheDraftPlanincorporatestheminimumrequirementsforarticulationspelledoutintheDesignStandardsforCentersandCorridors.

Howeverwecannotspeaktotreatmentofthebuildingsrequiredin5.3and7.2ofthe

DevelopersAgreementortheDesignStandardsforCentersandCorridorssincetheISPhasnot

yetbeenapprovedandtheDraftPlanisincompleteinthisregard.Weexpectthatthedeveloper

andtheDRB/PlanningDepartmentwillprovidethesetotheSNConcetheyareavailableand

thatnoplanswillbeapprovedorpermitsgranteduntiltheISPhasbeenapprovedandthe

publicgivenanopportunitytostudyandcommentontherevisedDraftPlan.

11.BuildingsFrontStreetandInterveningBuildings .ItisunclearfromthecurrentDraftPlanwhetherornotanyoftheexistingbuildingsaredesignedtofacethesurroundingstreets.Draft

versionsoftheISPusedconceptstudyillustrationstoshowthisarea,butthearchitectand

developermadeclearthatthesewerenottobetakenasrepresentationsofwhatthebuildings

maylooklike.SincethefinalISPisstillnotapprovedthisissueremainsunresolvable.However,

basedonthecurrentplacementofthecommunityplazaandtheparkinglotaroundPadDit

appearsthattheydonotfacethesidewalkorareseparatedfromthestreetsbyaparkinglot.

ThesedesignchoicesarenotalignedwiththestandardssetforthinDASection7.2,Building

Treatment,andtheInitialDesignStandardsandGuidelinesforCentersandCorridors(included

byreferenceinDASection7.4).Additionally,theTargetstorehasitslongside(andthebackno

less)facingSouthPalouseHwy.ThisisincontradictiontoDASection7.2thatthedesign,shall

orientthe[largeformatretail]buildingwiththenarrowsidetowardsSo.PalouseHwyortoward

SouthRegalStreet,whicheveriscloser.


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TheDRBStaffReportrecommendsthatPadDberealignedtobringthefrontofthebuilding

closertoRegalStreetandputtheparkingbehindpertheCC1DesignStandards.(Figure10)As

well,PadBandCcouldbeconsideredaskanceofthesamestandardssinceitisnotcleariftheir

entrancesarealongthearterialsorfacingintotheproperty.TheCenterandCorridordesign

standardsclearlystate,Buildingsplacedalongsidewalksshallhavewindowsanddoorsfacing

thestreetandshallincorporateotherarchitecturalfeatures.(C&CDesignStandards,pg.4)

Southgatewouldpropose,inadditiontocompletingtheurbangridthroughtheproject,stacking

theTargetstoreintotwostoriesthusputtingtheshortedgetowardsSouthPalouseHwy.tothe

east.Theresultingfootprintwouldbemoreinscalewiththe300-footurbanscaleblocks

proposedbytheDRBforthissite.Thiswouldalsomaintainthesquarefootageagreeduponin

theDA,butscaletheprojecttoconformtotheCC1zoningstandardsfortheDistrictCenter.This

designcouldalsobeusedasafallbackoptionincasetheplanforaTargetfallsthrough,the

footprintcouldstaythesameandthesecondstorycouldbemodified.Asdetailedbefore,the

planfurthersuggestschangestothecommunityplazalocationallowingthestoresonPadsB

andCtofronteitherPalouseHwy.,themainentrancetotheproperty,ortheenhancedplaza

(preferablybothlikethebusinessesattheTwigscenter).(Figure10)

Figure10-Completerevisedsiteplanwithbuildingsalignedtowardthestreetandmulti-storyindesignconformingto

SMC,SCP,andtheDevelopersAgreement.

12.Noon-streetparkingindicated. ThecurrentDraftPlandoesnotindicateanyparalleloron-streetparkingmentionedaskeyfeaturesofaminorarterial(SCP,Section4.6,pg.60)andthe

completestreetconceptsincludedintheSouthgateNeighborhoodConnectivityPlan(pg.19).In

keepingwiththeSCPandSMCdesignstandardsforDistrictCentersandCC1zoning,the

Southgateplanwouldplaceon-streetparkingalongPalouseHwyandRegalStreet.Additional

on-streetstyleparkingcanbefoundthroughoutthecompletedgridofinternalstreetsonthe

property.Thisadditionalon-streetparkingcouldbeusedtoreducetheDraftPlansmaximized


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parkingdensitywhilecontributingtothelookandfeelthataDistrictCenterissupposedtohave

asanurbanenvironment.


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Summary-KeyConceptsforDraftPlan

Thefollowingconcepts,basedoncurrentagreementsregulationsandguidelines,aresuggestedinorder

tobringtheDraftPlanintoclosecompliancewiththecommunitysvisionandrequirementsforaDistrict

Center.

1. PedestrianEmphasis,AutoAccommodating-ThisthegoalofaCC1DistrictCenterandtheoverallvisionfortransportationplanninginSpokaneasstatedintheComprehensivePlan

2. CompletetheGrid-StructureblocksforFutureUrbanDistrict.Createinternalon-streetparking.Reduceon-siteparkinglotdensity;organizepedestrian-friendlycirculationbyaddingsidewalks

totheinternalgrid.Addon-street-parkingandcounttowardsparkingrequirement.

3. CommunityPlaza-CreateTwigs-likepermanentstormwaterfeatureinNWcornerofsiteadjacenttoplaza.Potentialto1)accommodatestormwaterasrequiredunderSMCandSDD

requirements,2)providebufferbetweenstreetandCommunityPlaza,3)provideamenityand

identifyforthissiteandthesouthhillingeneral,helpcreateasenseofplace

4. MultistoryBuildings-RethinkbuildinglayoutandbetterimplementDCconcepts.Reducedroofareacanreducerunoffrequirements,ascanreducedparkingarea.Alsoparkingonstreetlets

runoffbehandledbyswalesortheexistingstormsystem.

5. BuildingsFrontandInterveningInaccordancewithStandardandGuidelinesforCentersandCorridors,buildingsshouldfacethesurroundingarterialsandparkinglotsshouldbescreened

behindoralongsidebuildings

6. LinktoFerris-AdamsTrailandMultifamilyonSouthReviseddesignprovidesbetterandmultiplelinkstosurroundingpropertiesandwithinthesiteitself.Stillneedtoresolvehowthe

Ferris-AdamsStudentTrailwillconnectwiththeotherportiontothenorthcurrentlyunder

constructionalongtheRayStreetalignment.


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APPENDIX

ADDITIONALSPOKANECOMPREHENSIVEPLANANDMUNICIPALCODEGUIDANCE

ThefollowingdefinitionsandpoliciescansupplementthosealreadymentionedintheDRBStaff

ReportintermsofprovidingguidancefordesiredcharacteristicsofaDistrictCenter.Together

theycanprovidefairlyspecificguidanceonthedestinedcharacteristicsofaDistrictCenterfrom

thecommunitysperspective.

Definitions

Districts:Districtsarecomposedoflogicalandcontiguousgroupingsofseveralneighborhoods

havingapopulationof30,000to60,000people(CP3:10,LU1.2).

CentersandCorridors: Thecentersandcorridorscontainamixofuses,includinghigherdensity

housingcenteredaroundoraboveretailandcommercialestablishments,officespaceandpublicand

semi-publicactivities(parks,governmentandschools)(CP3:9).Districtcenters. Districtcentersaredesignatedonthelanduseplanmap.Theyaresimilarto

neighborhoodcenters,butthedensityofhousingisgreater(upto44dwellingunitsperacreinthe

coreareaofthecenter)andthesizeandscaleofschools,parks,andshoppingfacilitiesarelarger

becausetheyservealargerportionofthecity.Asageneralrule,thesizeofthedistrictcenter,

includingthehigherdensityhousingsurroundingthecenter,shouldbeapproximately30to50

squareblocks(CP3:17,LU3.2).

Districtcentersaresimilartoneighborhoodcentersexcepttheyarelargerinscaleand

containmoreintensiveresidentialandcommercialactivities.Sizeandcompositionofthe

centervarydependinguponlocation,access,neighborhoodcharacter,localdesires,and

marketopportunities.Districtcentersareusuallylocatedattheintersectionofprincipal

arterialstreetsormajortransithubs.Toenhancethepedestrianenvironment,plazas,greenspace,oracivicgreenserveasanintegralelementofthedistrictcenter.Higherdensity

housingisfoundbothwithinandsurroundingthedistrictcentertohelpsupportbusinessand

transit.Acirculationsystem,whichfacilitatespedestrianaccessbetweenresidentialareas

andthedistrictcenter,isprovided.DistrictcentersanddowntownSpokanearelinkedby

frequenttransitservice,walkways,andbikeways(CP3:32).

COMPREHENSIVEPLANPOLICIES

LU4.4Connections

Designresidential,commercial,andindustrialdevelopmentthattakesintoconsiderationthe

connections,bothvehicularandpedestrian,toadjoiningsitestoreducepersonalautomobile

trips.

LU4.5BlockLength

Createanetworkofstreetsthatisgenerallylaidoutinagridpatternthatfeaturesmorestreet

intersectionsandshorterblocklengths.

Discussion:Excessivelylongblocksandlonglocalaccessresidentialstreetsresultinfewer

alternativeroutesforpedestrianandvehicletravelandgenerallyresultinincreasedvehicle


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speeds.Agridpatternfeaturingmorestreetintersectionsandshorterblocksprovidesmore

alternativeroutesforpedestrianandvehicletravelandtendstoslowtraffic.Blocklengthsof

approximately250to350feetonaveragearepreferable,recognizingthatenvironmental

conditions(e.g.,topographyorrockoutcroppings)mightconstraintheseshorterblocklengthsin

someareas.

LU3.5MixofUsesinCenters

Achieveaproportionofusesincentersthatwillstimulatepedestrianactivityandcreatemutually

reinforcinglanduses.

Discussion:Neighborhood,District,andEmploymentCentersaredesignatedonthelanduse

planmapsinareasthataresubstantiallydeveloped.Newusesincentersshouldcomplement

existingon-siteandsurroundinguses,yetseektoachieveaproportionofusesthatwillstimulate

pedestrianactivityandcreatemutuallyreinforcinglandusepatterns.Usesthatwillaccomplish

thisincludepublic,corecommercial/officeandresidentialuses.

Allcentersaremixed-useareas.Someexistingusesindesignatedcentersmayfitwiththecenter

concept;othersmaynot.Planningforcentersshouldfirstidentifytheusesthatdonotfitand

identifysitesfornewusesthataremissingfromtheexistinglandusepattern.Ultimately,the

mixofusesinacentershouldseektoachievethefollowingminimumrequirements:

TABLELU1MIXOFUSESINCENTERSUse NeighborhoodCenter DistrictandEmploymentCenter

Public 10percent 10percent

Commercial/Office 20percent 30percent

HigherDensityHousing 40percent 20percent

Note:Allpercentagerangesarebasedonsitearea,ratherthansquarefootageofbuildingarea.

Thisrecommendedproportionofusesisbasedonsiteareaanddoesnotprecludeadditional

upperfloorswithdifferentuses.Theultimatemixoflandusesandappropriatedensitiesshould

beclarifiedinasite-specificplanningprocessinordertoaddresssite-relatedissuessuchas

communitycontext,topography,infrastructurecapacities,transitservicefrequency,andarterialstreetaccessibility.Specialcareshouldbetakentorespectthecontextofthesiteandthe

characterofsurroundingexistingneighborhoods.The10percentpublicusecomponentis

consideredagoalandshouldincludelanddevotedtoparks,plazas,openspace,andpublic

facilities.

TR4.7HolisticPlans

Requireatransportationmasterplanaspartofanysubdivision,PUD,institutionalmasterplan,

orothermajorlandusedecisionprocess.

Discussion:Theintentofthispolicyistoensurethatnewcommunitiesthatareplannedwithin

thecityrelatetoandconnectwiththelargercommunity.Developmentsshouldnotbeplanned

piecemeal.Theplanshouldidentifytransportationfeaturessuchastheexternalandinternal

connections,connectingstreets,arterials,publicpathsforpedestriansandbicyclists,transit

stops,andmajortransportationgenerators,suchasschools,parks,andcommercialareas.


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SMCTITLE17Section17C.122.020TypesofCenters/Corridors

Type1(CC1):PedestrianEmphasis/AutoAccommodating.

TheType1centerandcorridorzonepromotesthegreatestpedestrianorientationofthecenter

andcorridorzones.Toaccomplishthis,somelimitationsareplacedonauto-orientedactivities

andsometypesandtheallowablesizeofsomeusesarecontrolled.

Type2(CC2):PedestrianEnhanced/AutoAccommodating.

TheType2centerandcorridorzonepromotesnewdevelopmentandredevelopmentthatis

pedestrianorientedwhileaccommodatingtheautomobile.Incentivesallowingahigherfloor

arearatioinexchangefortheprovisionofgreaterpublicamenitiesaslandisdevelopedand

redevelopedareencouragedintheseareas.

Section17C.122.060InitialDesignStandardsandGuidelinesforCentersandCorridors

ThedocumenttitledInitialDesignStandardsandGuidelinesforCentersandCorridorsis

adoptedbyreferenceasapartoftheinitiallandusecodeforcentersandcorridorsand

incorporatedasAttachmentAtotheinitiallandusecodeforcentersandcorridors.All

projectsmustaddressthesestandardsandguidelines.Theapplicantassumestheburdenof

prooftodemonstratehowaproposeddesignaddressesthesestandardsandguidelines.A

determinationofconsistencywiththestandardsandguidelineswillbemadebytheplanning

directorfollowinganadministrativedesignreviewprocess.

Section17C.122.070CenterandCorridorZoneAllowedUses

NoteonDrive-thrulanduses:Drivethrunotallowedonpedestrianstreets.Question:Whatisapedestrianstreet?

DEVELOPERSAGREEMENT

Itemsinadditiontothosecitedinstaffreporttobearinmind.Theserequirementsarekey

considerationsforfurtherrefinementoftheDraftPlan.

Item4.StormwaterPilotProject

StormwaterPilotProject:TheCitymaydesignatethePropertyanditssurrounds,aswithina

StormWaterPilotProjectAreathatisintendedtopromotecreativeandinnovativesolutionsfor

stormwatermanagementwithintheMoranPrairieSpecialDrainageDistrict.Ifaregional

stormwaterdetentionfacility(suchastheareacommonlyknownastheHazelsCreekProjector

otherappropriatearea)isdevelopedandoperatedbytheCityorothergovernmentalentity,

andifsaidfacilityiscapableofaccommodatingthestormwatermanagementneedsofthe

Property,anyplanfordevelopmentofthePropertyshallbedesignedtointegratewithsuch

regionalfacility,ifcosteffectiveintheopinionofOwners.Ownersshallendeavortoimplement

LowImpactDevelopment(LID)measuresinanydevelopmentoftheproperty.Totheextent

allowedbytheCitysStormwaterGuidelines,suchmeasuresshallbeconsideredbytheCityin

regardtoanystormwaterrequirementsattheProperty.


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Item5.6.Long-TermDevelopmentofUrbanDistrict

Theintentofthepartiesistodesignanddevelopurbanfeaturesthatwillfacilitateintegrationof

theProperty(andsurroundingarea)intoanurbandistrictwithaunifiedcharacterthat

promotespedestrianandvehicularcirculation,withoutconflict,encouragesopportunitiesfor

mixedusedevelopmentandenhancesthenaturalandbuiltaestheticsinthearea.Inorderto

enhanceconnectivityandfacilitatefutureurbandevelopment,drivewaysthoughtheproperty

shallbedesigned,whereverpossible,tofacilitateconnectionstothepropertiesidentifiedin

RecitalD,above.Curbingshallbeusedtodefinetheparkinglotarea,suchasperimetercurbing

andmaindriveaisles.Drivewayentrance(s)andinteriorlandscapingfeatureswillalsobe

curbed.

Documents

SNC Site Plan Comments March 2013