Ryan Hughes - Nexus Planning Services
Apr 14, 2026
Property / Development
[PDF page 1 of 7]
Dear PlanSpokane:
Thank you for the opportunity comment on the City of Spokane's preferred alternative.
Please find - once again - attached for your review comments related to the City's Comprehensive Plan DEIS, and selection of a preferred alternative.
The attached document was first emailed December 24, 2026.
To summarize, comment #1 requests expansion of commercial / mixed (residential/commercial) use in the vicinity of existing 'Mini Center' designated lands. Comment #2 supports/ encourages policies described as "Alternative 3" in the DEIS, with the addition of allowing for a mix of neighborhood scale retail and professional office use in R-1 (Residential Low) and residential high land use designations / zoning districts.
Please feel free to contact me if you have any questions or need any additional information or clarification regarding these comments.
Thank you,
Ryan
Ryan Hughes, AICP
Managing Principal
Nexus Planning Services
Tirrell Black, Assistant Planning Director
City of Spokane
808 W Spokane Falls Blvd.
Spokane, WA 99201
December 24, 2025
RE: PlanSpokane 2046 Draft EIS Comments
Dear Tirrell Black,
Thank you for the opportunity to comment on the City of Spokane's 2046 Draft EIS. Please find the following comments below for your review and consideration. I appreciate the policy advances the City is pursuing. Spokane's potential is certainly yet to be met, and our vision is only limited by what we can dream. "Make no little plans" - D. Burnham.
Comment #1: Request to update the Land-Use Map Designation to allow for Commercial Mixed-Use to the south along S. Lincoln Street incorporating the block face adjacent to the "Mini Center" designated lands (i.e. Rosauers supermarket) on 14th Ave.
Request to extend commercial / mixed-use land use map designation (and subsequent zoning map) one block-face south of the existing "Mini Center" designation at 15th Ave and S. Lincoln Street (on the west side - see Exhibit B). As the owner of the subject property (1516 S. Lincoln), we appreciate the City's consideration to extend commercial / mixed-use designated use (on the west side) along S. Lincoln Street to 16th Ave. See exhibits: "A) Subject property location and vicinity", and "B) Proposed land-use designation."
Note #1:
The subject property's location (See exhibit A) is ideal for neighborhood scale (i.e. walkable) commercial use. The proposed future use of the property includes a mix of uses, incorporating both commercial and residential. The property's current R-1 zoning designation does not provide flexibility to permit such neighborhood-scale, walkable, mixed-use. Updating to a neighborhood-scaled intensity mixed-use designation would correspond with the policies promoted (and outlined) in the city's current Comprehensive Plan Update.
[PDF page 3 of 7]
Comment #2: Overall, I support, appreciate and encourage the DEIS Alternative #3's intent to urbanize our community throughout. However, this should not preclude (or limit) opportunities for a mix of neighborhood-scale land uses throughout Spokane's neighborhoods outside of centers and corridors (think 'The Scoop', 'Iron Goat Pizza', etc.).
Note #2:
The proposed zoning provisions, especially those envisioned changes to Residential Low and Residential High designations, are a positive step and advance neighborhood livability and walkability. Our neighborhoods should allow for a mix of neighborhood-scale use. This includes both retail and professional office use. The benefits are numerous: physical health, reduced vehicular traffic, higher tax valuations, community connections, and environmental health to name a few. I appreciate (and encourage) the City's proposal for allowing commercial and professional office use in Residential Low neighborhoods.
Thank you for your consideration. Please see attached Exhibits which help support and visualize the subject property's proposed envisioned use. Please do not hesitate to contact me if you have any questions or would like clarification on these comments.
Sincerely,
Ryan Hughes, AICP
Exhibits:
A: Subject property location and vicinity
B: Proposed land-use designation
C: Street view (Current) 1516 S. Lincoln
D: Street view (1516 S. Lincoln). Concept mixed-use AI rendering including ground floor retail.
[PDF page 4 of 7]
EXHIBIT A: SUBJECT PROPERTY LOCATION AND VICINITY
Current Comprehensive Plan land-use designation: Mini Center
Current zoning: NR-35
Nearby businesses: Rosauers; Benniditos
Subject property: 1516 S. Lincoln, Parcel ID 35302.1126
Other map labels: available on-street parking; 200 feet from NR zone; platted alley ROW; 15th Ave; S. Lincoln Street.
[PDF page 5 of 7]
EXHIBIT B: PROPOSED UPDATED LAND USE DESIGNATION
Subject property: 1516 S. Lincoln, Parcel ID 35302.1126
Ryan Hughes - Nexus Planning Services
Apr 14, 2026
Property / Development
[PDF page 1 of 7]
Dear PlanSpokane:
Thank you for the opportunity comment on the City of Spokane's preferred alternative.
Please find - once again - attached for your review comments related to the City's Comprehensive Plan DEIS, and selection of a preferred alternative.
The attached document was first emailed December 24, 2026.
To summarize, comment #1 requests expansion of commercial / mixed (residential/commercial) use in the vicinity of existing 'Mini Center' designated lands. Comment #2 supports/ encourages policies described as "Alternative 3" in the DEIS, with the addition of allowing for a mix of neighborhood scale retail and professional office use in R-1 (Residential Low) and residential high land use designations / zoning districts.
Please feel free to contact me if you have any questions or need any additional information or clarification regarding these comments.
Thank you,
Ryan
Ryan Hughes, AICP
Managing Principal
Nexus Planning Services
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ATTACHMENT / ADDITIONAL PAGES
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[PDF page 2 of 7]
Ryan Hughes
210 W. 32nd Ave
Spokane, WA 99203
Tirrell Black, Assistant Planning Director
City of Spokane
808 W Spokane Falls Blvd.
Spokane, WA 99201
December 24, 2025
RE: PlanSpokane 2046 Draft EIS Comments
Dear Tirrell Black,
Thank you for the opportunity to comment on the City of Spokane's 2046 Draft EIS. Please find the following comments below for your review and consideration. I appreciate the policy advances the City is pursuing. Spokane's potential is certainly yet to be met, and our vision is only limited by what we can dream. "Make no little plans" - D. Burnham.
Comment #1: Request to update the Land-Use Map Designation to allow for Commercial Mixed-Use to the south along S. Lincoln Street incorporating the block face adjacent to the "Mini Center" designated lands (i.e. Rosauers supermarket) on 14th Ave.
Request to extend commercial / mixed-use land use map designation (and subsequent zoning map) one block-face south of the existing "Mini Center" designation at 15th Ave and S. Lincoln Street (on the west side - see Exhibit B). As the owner of the subject property (1516 S. Lincoln), we appreciate the City's consideration to extend commercial / mixed-use designated use (on the west side) along S. Lincoln Street to 16th Ave. See exhibits: "A) Subject property location and vicinity", and "B) Proposed land-use designation."
Note #1:
The subject property's location (See exhibit A) is ideal for neighborhood scale (i.e. walkable) commercial use. The proposed future use of the property includes a mix of uses, incorporating both commercial and residential. The property's current R-1 zoning designation does not provide flexibility to permit such neighborhood-scale, walkable, mixed-use. Updating to a neighborhood-scaled intensity mixed-use designation would correspond with the policies promoted (and outlined) in the city's current Comprehensive Plan Update.
[PDF page 3 of 7]
Comment #2: Overall, I support, appreciate and encourage the DEIS Alternative #3's intent to urbanize our community throughout. However, this should not preclude (or limit) opportunities for a mix of neighborhood-scale land uses throughout Spokane's neighborhoods outside of centers and corridors (think 'The Scoop', 'Iron Goat Pizza', etc.).
Note #2:
The proposed zoning provisions, especially those envisioned changes to Residential Low and Residential High designations, are a positive step and advance neighborhood livability and walkability. Our neighborhoods should allow for a mix of neighborhood-scale use. This includes both retail and professional office use. The benefits are numerous: physical health, reduced vehicular traffic, higher tax valuations, community connections, and environmental health to name a few. I appreciate (and encourage) the City's proposal for allowing commercial and professional office use in Residential Low neighborhoods.
Thank you for your consideration. Please see attached Exhibits which help support and visualize the subject property's proposed envisioned use. Please do not hesitate to contact me if you have any questions or would like clarification on these comments.
Sincerely,
Ryan Hughes, AICP
Exhibits:
A: Subject property location and vicinity
B: Proposed land-use designation
C: Street view (Current) 1516 S. Lincoln
D: Street view (1516 S. Lincoln). Concept mixed-use AI rendering including ground floor retail.
[PDF page 4 of 7]
EXHIBIT A: SUBJECT PROPERTY LOCATION AND VICINITY
Current Comprehensive Plan land-use designation: Mini Center
Current zoning: NR-35
Nearby businesses: Rosauers; Benniditos
Subject property: 1516 S. Lincoln, Parcel ID 35302.1126
Other map labels: available on-street parking; 200 feet from NR zone; platted alley ROW; 15th Ave; S. Lincoln Street.
[PDF page 5 of 7]
EXHIBIT B: PROPOSED UPDATED LAND USE DESIGNATION
Subject property: 1516 S. Lincoln, Parcel ID 35302.1126
Proposed updated land-use designation: commercial / residential mixed-use land-use designation and corresponding mixed-use zoning (e.g. MU-2, MU-3)
Map labels: 15th Ave; 16th Ave; S. Lincoln Street.
[PDF page 6 of 7]
EXHIBIT C: STREET VIEW (1516 S. LINCOLN ST)
[PDF page 7 of 7]
EXHIBIT D: MIXED-USE A.I. GENERATED RENDERING (1516 S. LINCOLN ST)