City Planning Commission

PLANNING COMMISSION SPECIAL MEETING AGENDA WEDNESDAY, November 10, 2021 4 P.M. CITY HALL HELD REMOTELY PURSUANT TO GOVERNOR INSLEE’S ORDER 20-28 DATED MARCH 24, 2020 – ALL PUBLIC MEETINGS WILL BE HELD REMOTELY. The Planning Commission will participate via ZOOM. The public can participate via the following: • Sign up to provide Public Comment at the meeting via calling in • Submit Written Public Comment Prior to 2 pm on November 10, 2021 • Join the Zoom Meeting Questions or Need Assistance? Please contact Planning Commission Clerk Megan Abhold at mabhold@libertylakewa.gov 1. Call to Order 2. Roll Call 3. GENERAL BUSINESS: • Review of Agenda • Approval of Minutes from October 13, 2021 • Ratification of Findings, Conclusions, & Recommendations re: Meadowwood Technology Campus Comp Plan Land Use Map Amendment 4. WORKSHOPS & DISCUSSIONS: • Introduction of City Engineer David Williams & Permit Technician Michelle Binion • Brainstorming 2022 Commission Work Program • Status of Planning Commission Appointments for 2022 5. REPORTS: • Secretary’s Report • Planning Commissioner Reports 6. Citizens Comments 7. Adjournment Next Meeting: December 8, 2021  PUBLIC COMMENT If you wish to provide oral public comments or testimony during the Planning Commission meeting, please register through this link: https://us02web.zoom.us/j/85132144629?pwd=RkFSb1llOWZIL3VveUlpdTRIT0JmQT09  WRITTEN PUBLIC COMMENTS If you wish to provide written public comments for the upcoming council meeting, please email your comments to mabhold@libertylakewa.gov by 2:00 p.m. the day of the Planning Commission meeting and include all of the following information with your comments: 1. The Meeting Date 2. Your First and Last Name 3. If you are a Liberty Lake resident 4. The Agenda Item(s) which you are speaking about  JOIN ZOOM MEETING To view the meeting live via Zoom Meeting, join the Zoom web meeting: Meeting Instructions: To join the Zoom web meeting: https://us02web.zoom.us/j/85132144629?pwd=RkFSb1llOWZIL3VveUlpdTRIT0JmQT09 Meeting ID: 851 3214 4629 Passcode: 502855 Dial In Phone Numbers: • +1 253 215 8782 US (Tacoma) • +1 669 900 6833 US (San Jose)  PLANNING COMMISSION MEETING & PUBLIC HEARING MINUTES WEDNESDAY, OCTOBER 13TH, 2021 HELD REMOTELY Planning Commission Members Present: Tim Olsen, Jamie Baird, Chris Cargill, Joe Mann, & Stephen Ramirez Adjunct Member(s) Present: Marilyn Van DeGrift, Conrad Band Absent: Richard Siler, Marc Rubin Staff Present: Lisa Key & Kelsey Call to Order: Meeting was called to order at 4:04 p.m. Roll Call: A quorum of members was present. Commissioner Ramirez joined just after roll call, and Commissioner Band joined at 4:16 p.m. Review of Agenda & Approval of Minutes: Commissioner Baird moved that the October 13th agenda be approved, seconded by Commissioner Van Degrift. The motion carried unanimously. Commissioner Van Degrift moved that the September 8th minutes be approved, seconded by Commissioner Baird. The motion carried unanimously. Public Hearing: Meadowwood Technology Campus Comp Plan Amendment & Zone Change The public hearing commenced at 4:06 p.m. Lisa Key presented a brief staff report on the proposed comprehensive plan amendments. She also gave a brief summary of written comments received from the public and advised that the comments were provided to the commissioners in their entirety. Questions asked and answered. Michael Terrell and Kevin Schneidmiller, representing Greenstone, gave a brief presentation on the proposed comprehensive plan amendments. Questions asked and answered. Public testimony opened at 5:10 p.m.: Greg Cronin: City resident, inquired whether low-income housing was allowed in this area. Lisa Key responded that there are no restrictions on low-income housing. Hayley Steward: City resident, inquired whether there would be any changes to current access points. Greenstone responded stating that they don’t have any intentions of adding additional entrance points at this time. Lisa Key added that a traffic analysis would be required at time of each specific project application. Tom Sahlberg: City resident, spoke in opposition of the amendment, stating he agreed with Commissioner Siler’s view that Liberty Lake is not Kendall Yards, and he believes that this change is to benefit the developer and not to Liberty Lake. Planning Commission Meeting Minutes Page 1|3 October 13, 2021 Ron Gray: Non city resident, inquired whether this change would take away opportunities for light industrial. Rich Maes: City resident, asked if the allowed uses in the M2 zone are published somewhere. Lisa Key advised it is within the development code published on the City’s website. With there being no further comment, public testimony closed at 5:22 p.m. and deliberations ensued. While the Development Code is not explicit regarding criteria for approval of a Comprehensive Plan Land Use Map Amendment, the following are criteria were considered by the Planning Commission in their deliberations: • Is the proposed amendment consistent with Comprehensive Plan Goals & Policies? Several Commissioners felt that the proposed amendment was consistent with the Comprehensive Plan regarding diversity of housing, mixed use, and economic development policies. • Has a change in economic, technological, or land use conditions occurred to warrant the proposed amendment? Commissioners acknowledged that Covid-19 has resulted in changes to the workforce and the economy with a potential impact on call centers and similar types of industries as a result of more remote work opportunities and less investment in brick and mortar offices. • Will the proposed amendment be compatible with adjacent land uses, or are there mitigations that will make the proposed amendments compatible with the surrounding land uses? Commissioners had a divergence of opinion regarding compatibility with surrounding land uses. Several thought townhomes to be very compatible with the character of the nearby Rocky Hill and Stone Hill neighborhoods, and that it provides an opportunity for affordable, workforce housing. Others indicated a concern regarding compatibility, with the property surrounded on nearly all sides by Light Industrial-zoned properties. • Will the proposed amendment negatively impact transportation facilities? If so, can those impacts be mitigated? Commissioners generally agreed that, based upon the Trip Generation Letter submitted into the record, the proposal would not result in negative impacts to traffic. • Is the proposed amendment detrimental to the public good? Some Commissioners indicated that a diversity of housing types and range of affordability was in the public interest, though others questioned whether it was appropriate in this location. • Is the proposed amendment in the public interest? Several Commissioners agreed that various types of housing and additional, small neighborhood-centric commercial uses were in the public interest, others expressed concerns regarding housing in this location, and lack of specific information regarding the actual uses to be developed there. Planning Commission Meeting Minutes Page 2|3 October 13, 2021 Based upon the proposed amendments consistency with Comprehensive Plan Policies, the change in economic conditions warranting the amendment, and the public interest served by increasing the diversity of housing options in the City, Commissioner Olsen moved to approve an amendment to the City of Liberty Lake 2015 – 2037 Comprehensive Plan Land Use Map, to change the Comprehensive Plan Land Use Designation of the subject property from Light Industrial to Community Center – Mixed Use. Commissioner Cargill seconded the motion. A roll call vote followed. Commissioners Mann, Olsen, Cargill and Band voted in favor; Commissioners Baird, Ramirez and Van Degrift voted in opposition. The motion carried with a final tally of 4-3. The Hearing closed at 6:01 p.m. Lisa Key, Director of Planning & Engineering reviewed next steps in the process. Secretary’s Report: No reports were made at this time. Planning Commissioner Reports: Commissioner Cargill encouraged everyone to vote. Commissioner Ramirez volunteered to report at the October 19th City Council Meeting. Citizens Comments: No citizens comments were made at this time. Adjournment: Commissioner Baird moved to adjourn the meeting, seconded by Commissioner Ramirez which carried unanimously. The meeting adjourned at 6:04 p.m. Planning Commission Meeting Minutes Page 3|3 October 13, 2021  PLANNING COMMISSION FINDINGS, CONCLUSIONS & RECOMMENDATIONS IN THE MATTER OF CASE NO. LUA2021-0006, A REQUEST BY GREENSTONE CORPORATION TO AMEND THE COMPREHENSIVE PLAN LAND USE PLAN FOR MEADOWWOOD TECHNOLOGY CAMPUS FROM I (LIGHT INDUSTRIAL) TO M-2 (COMMUNITY CENTER MIXED USE) PLANNING COMMISION HEARING DATE: October 13 @ 4:00 p.m. PROPOSAL COORDINATOR: Lisa D. Key, Director of Planning, Engineering & Building Services PROPOSAL SUMMARY: LUA2021-0006 -Meadowwood Technology Campus (MTC) Comprehensive Project Name & File No. Plan Land Use Map Amendment & Zone Change Meadowwood Technology Campus, located on the NE Corner of E Mission Ave and N Molter Rd. Location A portion of the SW 1/2 of SW ¼ of Section 11, Township 25, Range 45 EWM The applicant is requesting a change in the Comprehensive Plan Land Use Proposal Description and Zoning Designation for the subject property (MTC) from I (Light Industrial) to M-2 (Community Center Mixed Use) on 69.37 acres Tax Parcel Numbers 55113.0220; 55113.0221; 55113.0222; 55113.0223; 55113.0224; 55113.0225; 55113.0226; 55113.0227; and 55113.0228. Applicant/ Contact Greenstone/Kevin Schneidmiller Proposed Amendment: City of Liberty Lake 2015 – 2037 Comprehensive Plan / Chapter 5, Land Comprehensive Plan / Use/ Map 5.1 Comprehensive Plan Land Use Map Chapter / Section Proposed Amendment: City Development Code City Development Code §10-2A-5, Zoning District Map Exhibit Section Proposed Amendment See Exhibit A, Comprehensive Plan Land Use & Zoning Map Proposed Exhibit Amendments. Planning Commission Findings, Conclusions & Recommendations 1 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  Partially developed Office Park on 69.37 acres, with approximately 17.9 Existing Land Use acres remaining undeveloped. North: I (Light Industrial) / Huntwood Manufacturing. East: I (Light Industrial) / Vacant. Surrounding Zoning/ South: O (Open Space) & R-1 (Single-Family Residential / HOA-owned Land Use open space/buffer & residential West: C1 (Community Commercial) & I (Light Industrial) / Mixed commercial offices & light industrial uses Transportation The subject property fronts on N Molter Rd to the west, and E Mission to Network the south, both of which are classified as arterials. Five transit stops are located within and on the perimeter of the office Transit Service park. Amphitheater and picnic pavilion located on-site; Rocky Hill Community Nearest Park Park is located approximately 0.43 miles from the campus. Water & Sewer Liberty Lake Sewer & Water District Purveyor School District Central Valley School District APPLICATION MATERIALS: The application was submitted on March 30, 2021. The application was deemed complete on December 8, 2020. A corrected and revised preliminary plat, based on staff and agency comments, was submitted on January 13, 2021. STATE OF WASHINGTON REGULATORY FRAMEWORK, AUTHORITY & REQUIREMENTS: RCW 36.70A: Growth Management Act (GMA): Liberty Lake is mandated to plan under GMA. The City’s Comprehensive Plan and Development Regulations were developed in accordance with the requirements of GMA. Development Regulations are required to implement the City’s Comprehensive Plan, and any amendments to City Development Code must be consistent with the City’s adopted Comprehensive Plan. The City must provide reasonable public notice of proposed amendments and opportunities for public participation. WAC 365-196: Growth Management -- Procedural Criteria for Adopting Comprehensive Plans and Development Regulations Development code amendments must comply with procedures established in WAC 365-196, including rules regarding internal consistency, interjurisdictional coordination, public participation Planning Commission Findings, Conclusions & Recommendations 2 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  requirements, and notification to the Department of Commerce of “intent to adopt” proposed code amendments at least 60 days prior to final adoption. WAC 197-11: State Environmental Policy Act (SEPA) Rules: Comprehensive Plan Land Use and Zoning Designations are subject to SEPA review as a non-project action, in accordance with procedures established in WAC 197-11. CITY OF LIBERTY LAKE REGULATORY FRAMEWORK & PROCEDURAL REQUIREMENTS: City Code §10-2J: I (Light Industrial) Zoning District Regulations This chapter details development standards, required setbacks, building heights, architectural design standards, and performance standards for limited and conditional uses within the light industrial zone. Outright allowed uses in this zoning district include manufacturing, warehousing and distribution, and offices. Limited uses permitted in this zone include retail, restaurants, and similar commercial uses. City Code §10-2F: M-2 (Community Center – Mixed Use) Zoning District Regulations This chapter details development standards, required setbacks, building heights, architectural design standards, and performance standards for limited and conditional uses within the community center-mixed use zone. Outright allowed uses in this zoning district include offices, commercial, and retail uses. Limited uses permitted in this zone include light manufacturing, multi-family dwellings, single-family attached town homes, and single-family courtyard homes. City Code §10-4B-5(C): Amendments to the Comprehensive Plan Land Use and Zoning Map: Comprehensive Plan Land Use Map Amendments and district or City-wide Zoning Map Amendments are Type IV Projects. Property rezones for individual properties are Type II Project Permits. The Comprehensive Plan Land Use Map and the Zoning Map must be consistent and applications for property rezones must also include a Comprehensive Plan Land Use Map amendment request. The Planning Commission holds a public hearing and provides a recommendation regarding the Comprehensive Plan Land Use Amendments, and provides comments regarding the rezone, which will be incorporated into the staff report prepared for the Hearing Examiner. The Hearing Examiner will conduct a public hearing regarding the property rezone request. The Hearing Examiner's recommendation will be forwarded to the City Council, and a public hearing before City Council will be held regarding the Comprehensive Plan amendment and zoning amendment. City Council will adopt its own findings of fact and statement setting forth the factors considered at the hearing and the property rezones consistency with the Comprehensive Plan Land Use Map, as well as its own analysis of findings considered by the Council. The Council, after the public hearing, may adopt the property rezone, make minor changes, or deny it. If approved, the property rezone becomes effective five (5) days after the publication of the adopting ordinance in the official City newspaper and a Notice of Decision shall be provided for the property rezone. Planning Commission Findings, Conclusions & Recommendations 3 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  City Code §10-4J: Zoning District Map & Text Amendments: City Code §10-4J-3 identifies property re-zones as quasi-judicial. Quasi-judicial amendments require a hearing before the Hearing Examiner, whose decision is a recommendation to City Council. If a Comprehensive Plan Land Use Map amendment is required, the Planning Commission holds a public hearing and makes a recommendation to City Council regarding the Comprehensive Plan map amendment, which is a Type IV process required to be reviewed during the annual amendment process. It also states that property rezones and Comprehensive Plan Amendments should be conducted concurrently. City Code §10-4J-4 indicates a quasi-judicial decision may be denial, approval, or approval with conditions. City Code §10-4J-6 requires that Comprehensive Plan amendments and zoning district changes be evaluated to determine if the proposed change would significantly affect transportation facilities. SEPA REVIEW: On August 31, 2021, the City of Liberty Lake issued a Notice of Availability and disseminated the SEPA checklist for review and comment, along with a Determination of Non-Significance (DNS) and Adoption of Existing Environmental Document under the provisions of WAC 197-11-340(2), which allowed for a 14- day agency comment period ending on September 14, 2021, before it took effect. The deadline for SEPA procedural appeals and appeals of the threshold determination was September 28, 2021. No appeal of the SEPA procedure or threshold determination has been filed. PROCEDURAL INFORMATION: Application Received: March 30, 2021 Planning Commission Workshops LUA2021-0006: April 14, 2021 June 9, 2021 September 9. 2021 Agency & Web Notice of Availability/Hearings: August 31, 2021 Mailings to 400’ Radius: September 1, 2021 Newspaper Publication - Notice of Availability/Hearings: September 3, 2021 Posting of Public Notice on Site: September 3, 2021 End of SEPA Comment Period: September 14, 2021 End of SEPA Appeal Period: September 28, 2021 Department of Commerce 60 Day Notice: October 5, 2021 Planning Commission Hearing: October 13, 2021 Hearing Examiner Hearing: October 26, 2021 City Council Hearing: November 16, 2021 (tent) Planning Commission Findings, Conclusions & Recommendations 4 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006 The proposed amendment to the Comprehensive Plan Land Use Designation was the subject of the Planning Commission hearing scheduled for October 13, 2021. The proposed zone change will be the subject of the Hearing Examiner hearing scheduled for Oct 26, 2021. Both the Planning Commission and Hearing Examiner make recommendations to the City Council, who will hold a public hearing tentatively scheduled for November 16, 2021. The City Council decision is final, subject to appeals by the applicant or persons having standing, as defined in RCW36.70C to Spokane County Superior Court filed within 21 calendar days of the date of the written decision. Additionally, appeal of matters subject to board review, as outlined in RCW 36.70A.280 shall be made by a petition to the Eastern Washington Growth Management Hearings Board as outlined in RCW 36.70A.290, or review may be directed to the Superior Court as outlined in RCW 36.70A.295. AGENCY REVIEW: SEPA Distribution List & Adjacent Jurisdictions during Annexation Proceedings: Liberty Lake Police Department; Avista; Century Link; Central Valley School District; City of Spokane Valley; CDA Tribe; Comcast; Spokane Clean Air; Spokane Valley Fire District; Spokane Transit Authority; Spokane Regional Health District; Spokane Tribe; WS Department of Ecology; WS Department of Fish & Wildlife; WS Department of Natural Resources; WS Department of Transportation; Spokane Regional Transportation Council; Spokane Transit; Liberty Lake Water & Sewer District; Consolidated Irrigation District; Spokane County Utilities; Spokane County Planning; WS Department of Commerce. Only two comments were received from agencies. Spokane Tribe Historic Preservation Office commented that a case-by-case review will be required for all future project actions on the site. Spokane Transit commented that the site is served by five bus stops, and asked that any changes to stops or sidewalks in the vicinity of the project be coordinated with STA. PUBLIC COMMENT: As of the time of the Planning Commission public hearing, the following written comments had been received on the requested Comprehensive Plan Amendment and Zone Change: • Mai-Ling & Raymond Bell – Opposed to zone change due to concerns regarding traffic, and a desire to not see multi-family residential in the vicinity of a “single-family zoned neighborhood”. • Kyla Scott - Request denial based on the opinion that “I” already allows retail, Liberty Lake is small and residential zones are already within walking distance, if rezoned, the City has no ability to stop high density residential development and questions the number of residential units that could be located on the property if request was approved. • Rick Siler – Does not support the request because the proposed change would allow apartments to be built, occupancy on campus would not necessarily be for workers, current zoning allows for retail and restaurants on the campus. • Marc Rubin – Uncomfortable in granting a “blank check” that could result in dense apartments/condos, small retail businesses, tight streets and limited parking. Likely to result in an increase in traffic and crimes. • Ron Gray – Questions of the applicant: Impact of the zone change on future business development? Is there still adequate opportunities for future growth if approved? How to ensure development will be used by local employees? Additionally, during the Public Hearing, the following public testimony was heard: Planning Commission Findings, Conclusions & Recommendations 5 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  • Greg Cronin: City resident, inquired whether low-income housing was allowed in this area. Director Key responded that there are no restrictions on low-income housing. • Hayley Steward: City resident, inquired whether there would be any changes to current access points. Greenstone responded stating that they don’t have any intentions of adding additional entrance points at this time. Director Key added that a traffic analysis would be required at time of each specific project application. • Tom Sahlberg: City resident, spoke in opposition of the amendment, stating he agreed with Commissioner Siler’s view that Liberty Lake is not Kendall Yards, and he believes that this change is to benefit the developer and not to Liberty Lake. • Ron Gray: Non city resident, inquired whether this change would take away opportunities for light industrial. • Rich Maes: City resident, asked if the allowed uses in the M2 zone are published somewhere. Director Key advised that the City’s Development Code is published on the City Website. TRANSPORTATION CONCURRENCY: While Transportation Concurrency is generally not required for a non-project action, City Code §10-4J-6A requires that zone changes be reviewed to determine whether the proposed amendment will result in a significant impact to transportation facilities. At the request of staff, the applicant provided a Trip Generation and Distribution Letter prepared by Whipple Consulting Engineers to assess the potential transportation impact of the potential change of use on the 17.9 acres of potentially developable land within the subject property. For the purpose of this analysis, it was determined that the maximum number of residential units that could be developed on the nearly 18 acres is 250 units if the zoning is changed to M-2, while taking into consideration parking, required open space, and density requirements in the M-2 zone. The trip generation for 250 new residential units was compared to the trip generation from the full build-out of the remaining acreage as 250,000 office space if the zoning was not changed. The result was of the analysis indicated that 250 new dwelling units in lieu of 250,000 sq. ft. of office space would result in a net reduction in PM peak hour trips. On this basis, it was determined that the requested change in the land use designation and zoning would minimize traffic impacts that would otherwise be generated by MTC at build-out under its current land use and zoning designation. COMPREHENSIVE PLAN LAND USE DESCRIPTIONS: Light Industrial: The Light Industry category is intended for industrial areas that have a special emphasis and attention given to aesthetics, landscaping, and internal and community compatibility. Light Industrial areas are comprised of predominantly industrial uses such as manufacturing but may incorporate office and commercial uses that support and complement the industrial area. Community Center-Mixed Use: Community centers are higher-intensity mixed-use areas designed to serve two or more neighborhoods. Community centers may have a mix of uses, including commercial, civic, light manufacturing or industrial, office, recreational uses, and residential when associated with the other permitted uses. Planning Commission Findings, Conclusions & Recommendations 6 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006 RELEVANT COMPREHENSIVE PLAN GOALS & POLICIES: Governance Goal 1: Actively involve residents, businesses, and property owners in the governance of the City. Land Use Goal 1: Provide a healthful, safe, and sustainable urban environment. Housing Goal 1: Preserve the character of existing neighborhoods and support high quality new development. Housing Goal 2: Encourage the availability of affordable housing to all economic segments, promote a variety of densities and housing types, and encourage the preservation of existing housing stock. Economic Development Goal 1: Maintain a healthy and sustainable local economy. Governance Policy 1: The City shall use the website, email, social media, newsletters, local newspapers, special announcements and other techniques to keep the community well-informed. Land Use Policy 2: Provide for a compatible mix of housing and commercial uses in all commercial districts, neighborhood centers, community centers, and the Central Business District. Urban Design Policy 19: Maintain design standards and land use plans for neighborhood centers, community centers, and the Central Business District that are based on the following principles: a. Centers should be compact, nonlinear development to encourage transit, bicycle, and pedestrian travel. Multistory construction, structured parking, and other techniques to use land efficiently should be encouraged. b. Aesthetic quality and compatibility among land uses within and adjacent to centers should be enhanced through landscaping, building orientation and setbacks, traffic control, and other measures to reduce potential conflicts. Distinctive or historical local character and natural features should be reflected in development design to provide variety within centers. c. Unsightly views, such as heavy machinery, storage areas, loading docks, and parking areas, should be screened from the view of adjacent uses and from arterials. d. Signs should be regulated to reduce glare and other adverse visual impacts on nearby residents without limiting their potential contribution to the color and character of the center. e. Routes for pedestrian, auto, bicycle, transit, and truck travel within centers should have convenient access to each major destination. Buildings should be close to sidewalks to promote walking and browsing, with parking areas located on the side or rear of buildings or adjacent to the street causing the appearance of on-street angle or parallel parking. f. Commercial development in centers should provide or contribute to public spaces such as plazas, parks, and building atriums to enhance the appearance of the center and to provide amenities for employees and shoppers. g. Off-street parking areas should be designed to enhance pedestrian and handicapped access to commercial uses. h. To encourage the use of alternative modes of transportation require the installation of secure bicycle parking facilitates that are convenient for users and safe for pedestrians. i. Facilitate the safe use of golf carts where appropriate. Planning Commission Findings, Conclusions & Recommendations 7 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006 Housing Policy 2: Periodically assess the effects of policies and regulations on the affordability of housing, fair housing choice, and examine the need to reduce regulatory barriers. Housing Policy 8: To support mobility for those with special needs, locate housing in areas accessible to public transportation. Economic Development Policy 4: Continue to support the start-up, retention, expansion, and recruitment of businesses. Economic Development Policy 5: Provide consistent, fair, and timely regulations that are flexible, responsive, and effective. Economic Development Policy 6: Periodically review and update economic development techniques to provide a business climate conducive to new and start-up businesses. Economic Development Policy 8: Encourage development of contingency plans for the possible loss of any of the employers in the City that have a significant economic impact on the City. Economic Development Policy 14: Maintain an inventory of usable industrial and commercial land that is sufficient to meet projected demand and encourage marketability of the City. STAFF ANALYSIS: Meadowwood Technology Campus is an area encompassing nearly 70 acres, developed in the mid-1990’s as corporate offices for Hewlett Packard. The site consists of 4 office buildings totaling 450,000 sq. ft. of office space, including an on-site dining area, meeting space, and parking, along with an outdoor amphitheater and picnic pavilion. Approximately 14 acres of the property are currently undeveloped. The site is bordered to the west by N Molter Road, and to the south by east Mission Avenue, both classified as arterials. The site is currently served by a total of 5 transit stops. Currently, several of the larger tenants within the campus are call centers, and with changes in work patterns, those tenants are not expected to renew their lease. In an effort to remain relevant to a 21st century workforce, the applicant has requested a Comprehensive Plan Land Use amendment and zone change to allow for a mixed use campus that would allow for some in-fill housing, as well as amenities such as sandwich and coffee shops, and small, neighborhood-oriented commercial. The proposed land use/zoning category is less intensive than the current designation and appears to be compatible with surrounding uses. If residential uses are proposed along northern or eastern areas of the site, the City’s landscaping standards do require a 10 ft. landscape buffer with evergreens trees and a solid 6 ft fence or wall against the Light Industrial properties located to the north and east. The proposed amendment appears to be generally consistent with Comprehensive Plan goals and policies, particularly in the areas of: • Promoting a variety of housing types and densities, as well as a mix of housing and commercial uses; • The general intent of community centers, as detailed in Urban Design Policy 19; • Housing policies related to accessibility to transit; and, Planning Commission Findings, Conclusions & Recommendations 8 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  • Economic development policies regarding: o Responsiveness to the business climate and new economic development techniques; o Contingency plans for the possible loss of employers; and, o Maintaining marketable inventory of commercial and industrial properties. Procedural requirements and policies regarding public engagement have been met. FINDINGS: 1. The required SEPA review has been completed on the proposed amendment. 2. All public and agency notice requirements were met and accomplished in a timely manner, and the Notice of Application & Hearing was properly posted on the site. 3. The public was provided the opportunity for early and continuous participation. 4. The public had the opportunity to submit written comments and testify at a public hearing before the Planning Commission. DELIBERATIONS & CONCLUSIONS: While the Development Code is not explicit regarding criteria for approval of a Comprehensive Plan Land Use Map Amendment, the following are criteria were considered by the Planning Commission in their deliberations: • Is the proposed amendment consistent with Comprehensive Plan Goals & Policies? Several Commissioners felt that the proposed amendment was consistent with the Comprehensive Plan regarding diversity of housing, mixed use, and economic development policies. • Has a change in economic, technological, or land use conditions occurred to warrant the proposed amendment? Commissioners acknowledged that Covid-19 has resulted in changes to the workforce and the economy with a potential impact on call centers and similar types of industries as a result of more remote work opportunities and less investment in brick and mortar offices. • Will the proposed amendment be compatible with adjacent land uses, or are there mitigations that will make the proposed amendments compatible with the surrounding land uses? Commissioners had a divergence of opinion regarding compatibility with surrounding land uses. Several thought townhomes to be very compatible with the character of the nearby Rocky Hill and Stone Hill neighborhoods, and that it provides an opportunity for affordable, workforce housing. Others indicated a concern regarding compatibility, with the property surrounded on Planning Commission Findings, Conclusions & Recommendations 9 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  nearly all sides by Light Industrial-zoned properties. • Will the proposed amendment negatively impact transportation facilities? If so, can those impacts be mitigated? Commissioners generally agreed that, based upon the Trip Generation Letter submitted into the record, the proposal would not result in negative impacts to traffic. • Is the proposed amendment detrimental to the public good? Some Commissioners indicated that a diversity of housing types and range of affordability was in the public interest, though others questioned whether it was appropriate in this location. • Is the proposed amendment in the public interest? Several Commissioners agreed that various types of housing and additional, small neighborhood- centric commercial uses were in the public interest, others expressed concerns regarding housing in this location, and lack of specific information regarding the actual uses to be developed there. Based upon the proposed amendments consistency with Comprehensive Plan Policies, the change in economic conditions warranting the amendment, and the public interest served by increasing the diversity of housing options in the City, Commissioner Olsen moved to approve an amendment to the City of Liberty Lake 2015 – 2037 Comprehensive Plan Land Use Map, to change the Comprehensive Plan Land Use Designation of the subject property from Light Industrial to Community Center – Mixed Use. Commissioner Cargill seconded the motion. A roll call vote followed. Commissioners Mann, Olsen, Cargill and Band voted in favor; Commissioners Baird, Ramirez and Van Degrift voted in opposition. The motion carried with a final tally of 4-3. RECOMMENDATION: In the matter of Case No. LUA2021-0006, an amendment to the City of Liberty Lake 2015 – 2037 Comprehensive Plan Land Use Map, to change the Comprehensive Plan Land Use Designation of the subject property from Light Industrial to Community Center – Mixed Use, the City of Liberty Lake Planning Commission does hereby recommend to the Hearing Examiner and City Council that the amendment be APPROVED. The Findings, Conclusions and Recommendation as detailed above were ratified by the Liberty Lake Planning Commission on _______ day of November, 2021. ________________________________________ Lisa D. Key, Director City of Liberty Lake Planning & Engineering Services List of Exhibits: Exhibit A - Proposed Map Amendments Planning Commission Findings, Conclusions & Recommendations 10 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  EXHIBIT A COMPREHENSIVE PLAN LAND USE MAP AMENDMENT Planning Commission Findings, Conclusions & Recommendations 11 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  ZONING MAP AMENDMENT Proposed Amendment to M2 Planning Commission Findings, Conclusions & Recommendations 12 2021 Comprehensive Plan & Development Code Amendment LUA2021-0006  Liberty Lake Planning Commission Meeting the 2nd Wednesday of each Month at 4 p.m. in the City Hall Council Chambers Regular Members - Voting • Jamie Baird (City Resident) Term Expiration: 12/31/2022 Email: JBaird@libertylakewa.gov • Chris Cargill (City Resident) Term Expiration: 12/31/2021 Email: ccargill@libertylkaewa.gov • Tim Olsen (City Resident)* Term Expiration: 12/31/2023 Email: TOlsen@libertylakewa.gov • Joe Mann (City Resident)* - Vice Chair Term Expiration: 12/31/2021 Email: JMann@libertylakewa.gov • Stephen Ramirez (City Resident)** Term Expiration: 12/31/2023 Email: SRamirez@libertylakewa.gov • Marc Rubin (City Resident) Term Expiration: 12/31/2022 Email: MRubin@libertylakewa.gov • Richard Siler (City Resident) - Chair Term Expiration: 12/31/2023 Email: RSiler@libertylakewa.gov Adjunct Member(s) - Non Voting • Marilyn Van Degrift (City Resident)- Adjunct Position #1* Term Expiration: 12/31/2021 Email: MVDegrift@libertylakewa.gov • Conrad Band - Adjunct Position #2 Term Expiration: 12/31/2021 Email: cband@libertylakewa.gov * Design Review Sub-Committee Members (2020/2021) **Design Review Sub-Committee Alternate