Spokane Valley Planning Commission Special Meeting – April 2, 2026

The Spokane Valley Planning Commission held a special meeting on April 2, 2026, at 6:00 p.m. in Council Chambers to conduct a study session on three draft Comprehensive Plan elements: Housing (Chapter 5), Utilities (Chapter 8), and Climate (Chapter 11), including a Racially Disparate Impacts Analysis. The meeting included public comments, commission reports, and a detailed review of proposed changes to the draft elements.

Consent Calendar

• The agenda was approved by a 4-0 vote.
• The minutes from the March 26, 2026, meeting were approved by a 4-0 vote.
• An excused absence was granted for Vice Chairman McKinley, who was unable to attend.

Public Comments & Testimony

• Jim Frank (former Greenstone Corporation employee, now focused on affordable housing) presented a detailed analysis of housing costs and subsidy requirements. He emphasized that for lower-income bands (below 50% of median income), only subsidized housing is feasible. He argued that the PTAC allocation method increased the city's obligation for very low-income housing from 55% to 70% of the total housing units, while shifting units to rural Spokane County (from 3,000 to 6,000 units), contrary to Growth Management Act principles. He urged the commission to use the Board of County Commissioners' allocation instead of the PTAC recommendation.
• Elizabeth Tellison (working with Mr. Frank) supported his comments and encouraged the commission to ensure their housing allocation numbers align with countywide policy. She noted that the city's current total of 12,866 units does not clearly match either the Board of County Commissioners' adoption or the PTAC recommendation.

Discussion Items

• Utility Element (Chapter 8): Staff presented updated strikeout/underline versions reflecting changes requested at the previous meeting. Commissioners praised the new sections on battery storage and Vera Water and Power, but noted that the cell tower map was incomplete (staff confirmed it is being updated). Commissioner Dingus requested time to review the updates before finalization.
• Housing Element (Chapter 5):
  • Exhibit 3 (Income Distribution): Staff confirmed the numbers are inflation-adjusted. Commissioners expressed confusion about the data showing a large increase in affluent households and a decrease in low-income households over 10 years, which seemed inconsistent with the housing need projections. Staff agreed to double-check the numbers and add a footnote clarifying inflation adjustment.
  • Age-Income Correlation: Commissioners requested a graph correlating age with income to better understand which demographic groups drive housing demand, especially for lower-income brackets. Staff will ask consultants to provide this data.
  • Adequate Provisions (Policies HP6 and HP8): Staff described six proposed tools (multifamily tax exemption, incentive zoning, opportunity zones, affordable housing tax credit, land dedication, partnerships with housing providers). Commissioner Weatherman raised concerns about the impact of tax exemptions on existing homeowners, fearing that increased property values could lead to higher taxes for residents on fixed incomes. Staff clarified that the Multifamily Tax Exemption applies only to improvements, not land value, and that the city can structure the program to mitigate shifts in tax burden.
• Racially Disparate Impacts Analysis: Staff reported that data on cost burden by age is only available for homeowners, not renters, making a direct comparison impossible. Therefore, they recommended not adding age as a factor.
• Climate Element (Chapter 11):
  • Pre-2022 Emissions Data: Staff explained that obtaining greenhouse gas (GHG) inventory data prior to 2022 would require a significant new analysis with uncertain comparability. Commissioners requested a broader context (state/national comparisons) to understand Spokane Valley's relative contribution. Staff will consult with the consultant for available data.
  • Vulnerability Assessment: Staff noted the vulnerability impact assessment is being updated and will be sent to commissioners by April 6, 2026.

Key Outcomes

• Staff will add a note to Exhibit 3 (Housing Element) confirming numbers are inflation-adjusted.
• Staff will explore creating a graph showing age versus income to help correlate housing demand.
• Staff will send updated chapters (Utility, Housing, Climate) in strikeout/underline format to all commissioners.
• The commission will not meet on April 9 or April 23, but will hold a special meeting on April 30, 2026, to continue the study session.
• The next regular meeting (May 14, 2026) will focus on Parks, Capital Facilities, and Transportation elements.
• The meeting adjourned at approximately 7:30 p.m.