Vocal Point: Share views on SARP with council
What shall we do with the nine miles of commercial development along Sprague Avenue in Spokane Valley? Some say, “Leave it alone.” Others say, “No skin off my nose. I’m not a business owner.” Why should residents care at all?
One very good reason is that businesses provide 62 percent of our general fund revenue through sales taxes and real estate taxes. Without businesses in our city, our real estate tax rate would have to increase by 336 percent to cover the cost of city services. Business is the boat that keeps government afloat.
But that’s not the only reason. Businesses provide employment, offer the products and services we need, and contribute to the overall health of the community. For that reason, it is vital to all of us that we devise a future plan for Sprague that allows it to flourish.
But what should our 20-year plan be for Sprague? What are the options?
To answer those questions, we called for bids and selected one of the foremost urban designers in the world, Freedman, Tung and Bottomly. They have designed more than 83 urban projects in eight different states and Thailand. Ten of these projects were corridor revitalization efforts, some involving corridors passing through multiple cities. Seven were city center projects. Phoenix, Reno, Portland metro, and the Washington cities of Bothell, Tukwila and Lacey, have used their services. Obviously, Spokane Valley is not the only city with a corridor that needs revitalizing.
We learned that what is happening to Sprague is a national trend. People’s shopping habits have changed from preferring small strip malls to preferring large malls and commercial developments located near major intersections.
Thus, for starters, Spokane Valley has way too much commercial zoning for the size of the city. That’s why we have so many empty buildings along Sprague. Many cities have solved this problem my converting part of their commercial space to dwellings: condos, apartments, hotels and the like. This enables owners to receive a decent return on their investment.
Using these principles, we developed a draft 20-year Sprague-Appleway Revitalization Plan. Zoning has been changed to retain community commercial development at major intersections, and regional commercial development around the Valley Mall and near Costco. Auto Row and City Center have their own design segments. In between, SARP provides corridor mixed use where up to four-story residential, office, and limited commercial is permitted.
The plan uses a new way of regulating development, called “form-based zoning.” It is based upon the principle that if a building fits into its surroundings, there should be limited regulation as to what goes on within the building. We specify the building’s general shape, its uses on each floor and its location on the lot. For example, a mixed-use building could have the following defined types of frontages: shop front, corner entry, arcade, grand portico, forecourt and others.
This futuristic regulation system permits buildings to change use without changing shape, providing more permanency. However, present uses are grandfathered.
The Planning Commission is now deliberating the plan and will make recommendations to the council. Review the plan and let us know your views. This needs to be a community effort, as we plan for a vital, flourishing Sprague-Appleway environment.
While the Planning Commission’s formal public comment period on the Sprague/Appleway Revitalization Plan closed May 2, community members are always welcome to share their thoughts on the plan with the Planning Commission, either by e-mail at dgriffith@spokanevalley.org, or mail to City of Spokane Valley Planning Commission, City Hall, 11707 E. Sprague Ave., Suite 106, Spokane Valley, WA 99206. They can also share their thoughts with City Council members at that same City Hall address, or via e-mail to mayor/council members@spokanevalley.org
Community members can review the draft plan on the Sprague/Appleway Revitalization Plan Web site at www.spragueappleway.com.