Hearing examiner hears Green Line Subdivision plan to split 1.4 acres into 26 townhouse lots in Spokane Valley

Hearing Examiner Andy Kotkamp on Oct. 23 heard testimony and staff recommendation on SUB2025-0003, the Green Line Subdivision, a proposal to subdivide 1.4 acres on Valleyway Avenue in Spokane Valley into 26 lots intended for three- and four-unit attached single-family homes (townhouses).

The proposal, presented by Levi Basinger, associate planner for the City of Spokane Valley, would create individual lots for each unit, with lot sizes ranging just over 2,000 square feet to about 3,000 square feet and an overall density of 19 dwelling units per acre, below the corridor mixed-use single-family maximum used by staff. Basinger told the examiner that "our overall conclusion is the proposal meets the requirements of Title 19 zoning regulations, 20 subdivision regulations, and 21 environmental regulations," and recommended approval with the conditions listed in the staff report.

Why it matters: The subdivision converts a 1.4-acre parcel east of Sullivan Road into smaller fee-simple lots for townhouse ownership rather than a single multifamily rental development. That changes ownership patterns and adds housing units in an area designated corridor mixed use under the comprehensive plan. The proposal also triggered a SEPA mitigated determination of nonsignificance, which added mitigation measures to address cultural resources.

Details and conditions Levi Basinger said the development would be served by two new private streets (to be named Pioneer Lane and Olive Lane), require frontage improvements on Valleyway Avenue (curb, gutter, sidewalk, stormwater improvements and any necessary asphalt widening), and include typical utility extensions. Water service was confirmed by Vera Water and Power via a certificate of water availability; sewer service comments and conditions were provided by Spokane County Wastewater System Division. Public transit access is available at the Sullivan Road and Valleyway Avenue stop. The site lies in the Central Valley School District and is within the service areas for Progress Elementary, North Pines Middle School and Central Valley High School.

On environmental review, staff noted a SEPA mitigated determination of nonsignificance issued Sept. 12, 2025, and recommended two SEPA-related mitigation items be conditions of approval: a cultural resource survey and an inadvertent discovery plan before grading permits issue. The staff report also records one written comment from Pioneer School, a private school to the northwest, which expressed concern about the lack of on-site playground or open space and said children have trespassed on school property to use play equipment; staff responded that the municipal code does not require open space for subdivisions in the underlying zoning.

Applicant comments and disputed condition Matt Kelly, appearing as agent for the applicant, said he had no objections to the body of the staff report but objected to the requirement for a full cultural resource survey. Kelly argued that if the site were developed as a single lot under corridor mixed-use zoning, a cultural resource survey likely would not be required and asked that the city require only an inadvertent discovery plan rather than a full survey. "We would ask that just an inadvertent discovery plan be set in place rather than having to do the full cultural resource survey," Kelly said. City staff responded that the cultural resource requirement is part of the SEPA mitigation and that, because the SEPA determination was not appealed, the mitigation measures are in place and have been extended into the proposed conditions of approval.

Next steps and appeal rights The hearing examiner closed the public record at the end of the hearing and said he would issue a written decision within 10 working days. The examiner reminded parties that appeals of the final decision must be filed by means of a land use petition action within 21 days of the date the decision is issued.

Votes at a glance No formal vote or final decision was issued during the hearing; the examiner took testimony, admitted exhibits into the record and will issue a written decision that may adopt staff recommendations and conditions of approval.