Property and home owners who want to develop their land around Felts Field beyond what's possible under current regulations are running into opposition from airport-related businesses concerned that their operations could be jeopardized by such changes.

About 30 people attended an Oct. 23 Spokane Valley Planning Commission meeting to weigh in on the debate. The focus of the meeting was proposed changes to the development regulations in what's called the airport overlay zone, which extends 6,000 feet in all directions around the airstrip. Within that zone are nearly 400 developable parcels, the use of which could be affected by any amendments to the regulations.

The commission decided to continue the public hearing on the proposed amendments to its Dec. 11 meeting, says Greg McCormick, the city's planning division manager.

The Spokane Valley City Council asked that alternatives to the overlay zoning regulations be examined. It took that action in response to community members' concerns regarding the limited number of dwelling units allowed per lot within the airport overlay zone, McCormick says.

Airport business representatives, however, "are concerned with the increasing impact of additional development, and what effect that would have on the long-term viability of the airport operation—and ultimately their businesses," McCormick says. "The fear is that if more people live there, the chances will increase that somebody will complain about the airport noise."

In 2006, when Spokane Valley adopted its airport overlay zone, the number of units per lot allowed in the zone was reduced from what had been allowed under both the city's interim regulations and Spokane County's regulations, before the city of Spokane Valley was incorporated.

The changes were made for safety reasons, both to minimize the number of people at risk in the airport hazard areas and to reduce possible sources of danger for those using the landing field, the city says. Those factors could have lessened the usability of the landing field, and possibly devalued the public investment.

Todd Woodard, spokesman for the Spokane Airport Board, says the board has not taken a formal position on the proposed amendments.

"We continue to work with the city of Spokane Valley's planning department to advise them on compatible and appropriate land use," Woodard says. "This is an important public policy process that requires due diligence on the part of the city's staff and attention to safeguarding Felts Field airport, which is defined by the state of Washington as an essential public facility. The city should be commended for their proactive approach in seeking advice and guidance from us, Spokane County, and the aviation division of the Washington state Department of Transportation."

Four alternatives to the current regulations in the overlay zone have been identified. One would allow development consistent with the underlying residential zoning, which permits a greater density of dwelling units than currently is allowed. It would allow one unit per minimum 10,000-square-foot lot in areas with underlying R-2 zoning and one unit per 6,000-square-foot lot in R-4 zones.

Current airport overlay zoning allows only one dwelling unit per 2.5-acre lot, which equates to 108,900 square feet.

A second alternative also would allow development consistent with the underlying zoning, assuming certain conditions are met.

A third alternative would limit all new development to the R-2 density regulations, while a fourth suggests dividing the overlay zone and assigning new densities to different parts of it, McCormick says. The commission also might take no action and recommend leaving the density regulations as is, McCormick says.

McCormick says he expects a planning commission recommendation to come out of the Dec. 11 meeting. The commission's recommendation tentatively is scheduled to go before the City Council on Dec. 30, and it could adopt changes at its Jan. 27 meeting, he says.