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Record of Proceedings

Spokane Valley Planning Commission Meeting: Development Regulation Updates - September 24, 2026

City Council & Commissions — Thursday, September 24, 2026
BodySpokane Valley, Washington
SessionCity Council & Commissions
DateThursday, September 24, 2026
StatusFILED
Video Record
0:00 / 2:09:58

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:14

Good evening, everybody.

0:15

If you would all stand for the Pledge of Allegiance.

0:26

And to the Republic for which it stands one nation under God with liberty and justice for all.

0:43

Thank you, everybody, for being here this evening.

0:45

Mrs.

0:46

Brown, if you would do a roll call, please.

0:48

Chairman Robertson.

0:50

Present.

0:51

Vice Chairman McKinley.

0:53

Present.

0:54

Commissioner Weatherman.

0:56

Commissioner Jorgensen.

0:58

Here.

0:59

Commissioner Winkler.

1:01

Here.

1:01

Commissioner Dingus?

1:03

Here.

1:03

Commissioner Pokal.

1:05

Here.

1:08

Excellent.

1:10

The first item on the agenda is for the approval of the agenda.

1:15

So do I have a motion?

1:18

Motion to approve the agenda.

1:21

Is there any do I have a second?

1:26

All those in favor say aye.

1:28

Aye.

1:29

Sounds like seven zero.

1:31

All those opposed.

1:34

Thank you.

1:35

Second item on the agenda is the approval of the minutes from our uh September 10th meeting.

1:43

Um do I have a motion there?

1:46

Uh move to approve the minutes from the September 10th meeting.

1:51

Second.

1:52

Is there any amendments or adjustments?

1:54

Anybody?

1:56

Okay.

1:56

All those in favor say aye.

1:58

Aye.

1:58

All opposed, say nay.

2:01

It looks 7-0.

2:03

And by the way, uh tonight is the uh Spokane Valley Building and Planning Commission meeting on Thursday, September 24th, 2026.

2:12

I did miss that at the beginning.

2:13

So I apologize.

2:15

Um the next item on the agenda would be the planning commission reports.

2:21

Um Commissioner Dingus, do you have anything?

2:26

Okay.

2:27

Uh Commissioner Jorgensen.

2:29

Nothing this evening.

2:30

Commissioner Pockel?

2:32

Nothing for me.

2:33

Commissioner Winkler.

2:36

Um this was a lot of information to try to get through.

2:40

And I I'm wondering if we're uh moving maybe a little too fast through this process.

2:48

Development regulations are really important.

2:50

And I happen to agree with that whole process.

2:55

Um, but we are dealing with a timeline that was given to us.

2:58

So I'm not sure how that can be.

3:00

Well, I know the comprehensive plan has a timeline associated with it, but do the development regulations have the same timeline?

3:07

Yes, they do.

3:09

So can I take go ahead?

Discussion Breakdown — Share of Meeting
Land Use Planning█████████████████████████████████████████41%
Affordable Housing███████████11%
Cannabis Regulation██████████10%
Energy Management█████████9%
Procedural████████8%
Public Safety██████6%
Public Engagement█████5%
Child Welfare████4%
Homelessness██2%
Summary of Proceedings

Spokane Valley Planning Commission Meeting Summary

The Spokane Valley Planning Commission held a regular meeting on Thursday, September 24, 2026, at 6:00 p.m. in Council Chambers at City Hall, 10210 E Sprague Avenue. The meeting focused on a study session on proposed development regulation updates, including state-mandated housing changes, cannabis retailer relocation, battery energy storage, and other code amendments. Public comments were heard, and commissioners discussed next steps for the October 8 study session and October 22 public hearing.

Consent Calendar

  • Approval of Agenda: Motion approved unanimously (7-0).
  • Approval of Minutes (September 10, 2026): Motion approved unanimously (7-0).

Public Comments & Testimony

  • Tyler (Treehouse Club Manager): Representing one of three existing cannabis retailers, requested the city allow relocation of existing retailers (not additional stores) under reasonable zoning and siting standards. Argued that preventing relocation unfairly ties businesses to specific properties and that the city's comprehensive plan emphasizes flexibility and stability.
  • Christy (Treehouse Club Manager): Echoed Tyler's request, citing the draft comprehensive plan's principles (EDG6, ED P3, EDP9-11, LU G4, LU P1) and noting that without a relocation path, existing businesses have 'no possible location to comply.' Asked for a predictable relocation process while preserving the cap on the number of retailers.
  • Kara Hamidi (R3 zone near Argon Road): Expressed concern about accessory structure size limits (Section 19.65.130), particularly the 10% coverage limit for lots over 10,000 square feet. Requested combining footprint limits for attached and detached structures to allow larger workshops or storage on large lots.
  • Deputy Fire Marshal (Spokane Valley Fire Department): Presented written street standards to improve emergency access, noting issues with cul-de-sacs, inadequate street widths for snow conditions, and missing signs. Proposed adopting standards similar to Cheney's post-2008/2009 snowstorms. Also urged consideration of firewise landscaping in code updates.
  • Written comments: Three sets indicated from Jupiter Power, Kara Hamidi, and Treehouse Club.

Discussion Items

  • Administrative Report (Steve Robers): Outlined schedule: October 8 study session (flexible), October 20 community conversations and council introduction, October 22 public hearing, October 29 potential extra meeting, November 12 recommendation, mid-December council adoption. Noted ~200 pages of code to review.
  • Development Regulation Updates (Ethan Spoo, DOWL): Presented state-mandated changes including:
    • Accessory Dwelling Units (ADUs): Allow two ADUs per lot (up from one) to meet state requirements; added MFR zone as allowed location.
    • Middle Housing: Allow all nine state-defined types; four or six dwelling units per lot on residential lots; increased building height to 40 feet; removed special 14,500 sq ft lot requirement for duplexes.
    • Co-Living Housing: Sleeping units counted as 1/4 dwelling unit for density and 1/2 for sewer fees; parking at one space per four sleeping rooms. Commissioner voiced that parking is inadequate and should be one per bedroom.
    • Affordable Housing: New density bonuses for religious organizations (20% over base) with mandatory affordability requirements; repurposing existing buildings for housing with up to 50% density increase.
    • STEP Housing: Change from Type 2 to Type 1 site plan review (no public notice) to align with multifamily treatment; no location changes.
    • Family Daycares: New regulations limiting city restrictions to specific items (12 children max, drop-off area, operating hours 6 a.m.-8 p.m., etc.).
    • Unit Lot Subdivisions & Administrative Lot Splits: Required to allow; no further splits after administrative split; displacement mitigation strategy required.
    • Permit Review Process: New procedural completeness standard; introduced administrative lot splits (60-day review); tracking permit times.
    • Critical Areas Ordinance: Updated to match Ecology's wetland rating manual; preservation as mitigation; riparian buffers changing (some decrease on Chester Creek, others increase).
  • Battery Energy Storage (BES): Proposed continuation of outright prohibition; commissioners questioned the 2 MWh threshold, lack of path for exceptions, safety concerns, and future grid needs. Commissioner Pockell suggested further study.
  • Cannabis Retail: Proposed regulation makes existing three retailers legal non-conforming, prohibiting relocation. Commissioners discussed economic impact, loss of tax revenue, and whether city should allow relocation under standards.
  • Religious Organization Shelters: Code section mirroring state law allowing emergency shelters/housing with conditions, including MOU with city.
  • Noticing Requirements: Commissioner questioned 400-foot mailing radius and potential issues with large property owners; staff agreed to review.
  • Final Plat Review: Commissioner noted final plat listed as Type 3 (public hearing) but believed it should be administrative; staff said they would check.
  • Mobile Home Standards: Question about age restrictions on relocated mobile homes; staff agreed to verify against state definitions.
  • Setback Walkways/Driveways: Removal of specific allowance clarified as not prohibiting them elsewhere.
  • Stormwater Updates: Required changes to MS4 permit, including PCB assessment for buildings built 1950-1980.
  • Other Changes: Removal of 5-copy paper requirement for plats; recognition of churches in industrial zone; other housekeeping.

Key Outcomes

  • No formal votes on development regulations; study session only.
  • Direction for Next Meeting: Commissioners will submit specific topics (e.g., BES, cannabis relocation, accessory structures) to staff by Monday; staff will bring all received written comments and comp plan questions to October 8 study session.
  • Schedule Confirmed: October 22 public hearing; November 12 recommendation; December council adoption.
  • Staff Action Items: Follow up on final plat type, mobile home age restrictions, noticing maximums, cannabis relocation feasibility, BES research.
  • Public Hearing Notice: Public testimony will be taken on October 22.

Meeting Transcript

Good evening, everybody. If you would all stand for the Pledge of Allegiance. And to the Republic for which it stands one nation under God with liberty and justice for all. Thank you, everybody, for being here this evening. Mrs. Brown, if you would do a roll call, please. Chairman Robertson. Present. Vice Chairman McKinley. Present. Commissioner Weatherman. Commissioner Jorgensen. Here. Commissioner Winkler. Here. Commissioner Dingus? Here. Commissioner Pokal. Here. Excellent. The first item on the agenda is for the approval of the agenda. So do I have a motion? Motion to approve the agenda. Is there any do I have a second? All those in favor say aye. Aye. Sounds like seven zero. All those opposed. Thank you. Second item on the agenda is the approval of the minutes from our uh September 10th meeting. Um do I have a motion there? Uh move to approve the minutes from the September 10th meeting. Second. Is there any amendments or adjustments? Anybody? Okay. All those in favor say aye. Aye. All opposed, say nay. It looks 7-0. And by the way, uh tonight is the uh Spokane Valley Building and Planning Commission meeting on Thursday, September 24th, 2026. I did miss that at the beginning. So I apologize. Um the next item on the agenda would be the planning commission reports. Um Commissioner Dingus, do you have anything? Okay. Uh Commissioner Jorgensen. Nothing this evening. Commissioner Pockel? Nothing for me.

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