7/30/2019 SNC Site Plan Comments April 2013

http://slidepdf.com/reader/full/snc-site-plan-comments-april-2013 1/2

Responseto03April2013BlackSitePlanSubmittal

SNCLandUseCommittee

24April2013

Weverymuchappreciatethattheprojectdesignershaveaddressedsomeofoursuggestionsrelatedto

makingthesitepedestrianfriendlyandalsoaddressedconcernsregardingtheCommunityPlaza.Weare

gratefultothedevelopersandtotheTargetSeniorDevelopmentManager,JohnDietrich,formeeting

withourLandUseCommitteerepresentativetodiscussthosechangesaswellastherevisedplan’s

conceptsandintentionsregardingsitedesignissuesandopportunities.

PleasenotethatwealsoappreciatetheeconomicimpactthatTargetwillbringtoourcommunityand

theopportunitiesitwillprovideforourneighborhoodandthecityasawhole.Fromthatperspective,

weviewthefollowingcommentsassuggestionsforimprovementofaprojectwelcomedbymanyinour

neighborhoodandthecommunityatlarge.Belowpleasefindresponsesandconcernsregardingboth

theDRBstaffreportandtherevisedsiteplan.

A.  ResponsetoCityPlanningStaffReport

WesupportandconcurwiththeDRBStaffReportandConclusionsdated17April2013.Staffdidan

excellentjobdescribingrelevantcomprehensiveplanandregulatoryrequirements.

WerequestthattheDRBinadditionhighlighttheCC1requirementsfoundonpages26-30inthe Initial

GuidelinesandDesignStandardsforCentersandCorridorsandrecommendthatdemonstrationofcompliancewiththoseitemsberequiredinthefinalsiteplan.

B.  SitePlanQuestionsandConcerns

Despitegoodprogress,therearestillsomeitemsofconcernrelatedtothecurrentsitedesign.

1.  PlazaandSiteBuildOut

Mr.Blackstatedinthemeetingwiththeneighborhoodrepresentativeon10April2013thatit

washisintentionanddesiretobuildPadsB,C,andtheCommunityPlazaalongRegalStreetat

thesametimeasTarget.

WerequestthattheDRBrecommendthattheCityobtainsubstantiveassurancethatPadB/C

andtheCommunityPlazawillbecompletedatthesametimeastheTargetstore.Completing

thePlazaisparticularlyimportantbecauseoftheDRB’searlierrecommendationthatdesigncharacteroftheDistrictCenterbebasedonthePlaza.

2.  PlazaDevelopment

WerequestthattheDRBrecommendthattheCityobtain“ satisfactoryevidenceoftheOwners’

contractualandfinancialcommitmenttoparticipateinthedevelopmentofthecommunity

 plaza”asrequiredbytheDevelopersAgreements.

3.  PedestrianEmphasis

Echoingthestaffreport,thereremainapedestriancirculationissues.Oneoftheseisthatthere

isnotadirectpathfromtheSWcornerofthesiteonRegalStreettotheTargetentry.

Experiencesuggeststhatthecircuitousaccessprovidedinthecurrentplanwillnotbeusedand

pedestriansseekingadirectroutetotheTargetentrywillattempttonavigatethroughparkedandmovingcars,incontradictionofSMC17c.122.060andDASection5.1requirements.To

rectifythissituation,werequestthattheDRBrecommendapedestrianpathalongthesouthern

boundarythatrunsfromRegaltotheTargetfaçade.

4.  StopLightatPalouse/RegalIntersection

WeapplaudTarget’sstatementinthe10April2013meetingthattheywantandwillfundastop

lightatthecornerofPalouseHighwayandRegalStreet.Thiswillgreatlyenhancethesafetyof

parentsandchildrencrossingRegaltoandfromthesoccercenter.Italsocreatesan

7/30/2019 SNC Site Plan Comments April 2013

http://slidepdf.com/reader/full/snc-site-plan-comments-april-2013 2/2

2|P a g e

opportunitytocontinuetheFerris/AdamsTrailtothewest.Werequestarecommendationthat

fullysupportsthestoplightandassociatedintersectionimprovements.

5.  Ferris/AdamsTrailandGateway

ThestoplightatPalouseandRegalisagoodfirststepinconnectingtheeasternandwestern

sidesoftheCenterasistheexcellentpedestrian/swaledesignalongPalouseHighway.We

requestthattheDRBseekadditionaldetailsonthealignmentoftheFerris/AdamstrailthroughtheotherprojectspertheISP.Questionstoresolveinclude:

•  HowwillthetrailcrosstheKXLYsitetolinkwith46th

avenuetothewest,considering

therevisedalignmentofthetrailalongPalouseHighway?

•  How/wheredouserscrossPalouseHighwaytoaccessthesiteandexistingtrailtothe

northalongtheRayStreetalignmenttowardsFerrisHighSchool?

Clarifyingtheeasternconnectionisanopportunitytoharmonizewithstaffsuggestionsto

establishagatewayelementontheeastsideoftheCenter.WerequestthattheDRBsuggest

thatthisgatewayelementbeonthefareasternendofthesite.

6.  FutureUrbanDistrict

AtopicdiscussedattheDRBCollaborativeWorkshopwaswhetherthissiteplansupportstheestablishmentofafutureurbandistrictpersection5.6oftheDeveloper’sAgreementThe

questionis, CanthissiteevolvetomeetthecriteriaforaDistrictCenterfoundintheSpokane

ComprehensivePlanandthedefinitionofCC1PedestrianEmphasis/AutoAccommodatingzone

intheSpokaneMunicipalCode?

NeighborhoodresearchintoTarget’ssiterequirementsuncoveredadocumentthatcontains

specificinstructionsfordevelopingaTargetstore.Itincludesprototypicalbuildingandsiteplans

andoutlinesTarget’sexpectationsandrequirementsfordevelopers.Itoutlinesrestrictionson

sitedevelopment,restrictionsonbuildingheightsandspecifiesparkingdensityrequirements

(TargetDeveloperGuideversion2.13 ,pages3.31and3.35,seefootnoteibelow).

Theserequirements,taken intoto,mayimpedethesite’sevolutionintoanurbandistrict.Thisisbecausenobuilding(multi-storyorotherwise)canbetallerthantheTarget,andbecause

Target'sparkingdensityrequirementsdonotallowin-filldevelopmentintheparkinglots.

WeemphaticallyrequestthattheDesignReviewBoardsuggest,andthePlanningDirectoract,

toreconciletheseissueswiththerequirementsoftheDevelopersAgreementsandthevisionof

theSpokaneComprehensivePlan.Itisimportanttoresolvethisissueasitwillrecuronthe

otherpropertiesintheDistrictCenterifanownerenteredsimilaragreements.

iTarget’sDeveloperGuide,version2.13statesthefollowing:

a)Tenantparapetheightsintheshoppingcentermustbeequalinheightwith,orlowerthantheparapetheightoftheTargetbuilding.;

b)Adjacenttenantandoutlotbuildings,subjecttoTarget’sapproval,mustbereasonablycompatibletoTarget’sbuildingincolors,materials,height,signs,andarchitecturaltheme,andmustnotbehigherthantheTargetbuildingheight,unlessapprovedbytheTargetRealEstate

Manager(Page3.31).

ThefollowingTargetminimumrequirementsmustapplytoeachtractwithintheentireshoppingcenterdevelopment:

1)Retail=4.0spaces/1,000SFofbuildingarea.2)Restaurantlessthan5,000SF=10.0spaces/1,000SFofbuildingarea.3)Restaurantof

5,000SFbutlessthan7,000SF=15.0spaces/1,000SFofbuildingarea.4)Restaurantof7,000SFormore=20.0spaces/1,000SFofbuilding

area.5)Useswithdrive-upwindowservicemustprovidestackingfor5carsperwindoworlane.

NotifytheTargetDevelopmentManageriflocalrequirementsexceedtheparkingratioslistedabove (Page3.35).