Spokane Valley Planning Commission Study Session on Comprehensive Plan and Development Regulations - October 8, 2026

The Spokane Valley Planning Commission met on Thursday, October 8, 2026, at 6:01 PM at City Hall. The meeting was called to order with the Pledge of Allegiance, roll call, and approval of the agenda and minutes from September 24, 2026. Commissioners Winkler and Westerman were excused. The primary business was a study session on the Comprehensive Plan and Development Regulations, with public comment and discussion on several key topics including land use policies, battery energy storage, cannabis regulations, final plats, manufactured homes, and accessory structure lot coverage.

Consent Calendar

• Approval of the agenda (motion carried 5-0)
• Approval of the minutes from September 24, 2026 (motion carried 5-0)
• Excusal of Commissioners Winkler and Westerman (motion carried 5-0)

Public Comments & Testimony

• Kara Hamidi, a resident near Argon, expressed opposition to the current 10% lot coverage limit for detached accessory structures. She argued that the attached/detached distinction is arbitrary and makes it difficult for homeowners on narrow lots to build needed storage. She urged the commission to remove the separate limit and allow a single overall lot coverage percentage, emphasizing that such a change would encourage residents to stay in the city rather than move to acreage.

Discussion Items

• Comprehensive Plan Policies: Staff presented three concerns previously raised by Commissioner Winkler. (1) Land Use Policy 7: Adding "residential" to the policy text. The commission agreed this addition was appropriate. (2) Housing Policies 13 and 14: Whether additional flexibility was needed. The commission felt the policies were adequate as written. (3) Transportation Goal: A suggestion to add a goal supporting residential and local businesses. The commission agreed that existing Transportation Goal 1 already covers this intent. Staff will incorporate the change to Policy 7.
• Battery Energy Storage Systems (BESS): Staff reported that technology has advanced, with containers now capable of up to 10 megawatt-hours (MWh) for backup power, up from 2 MWh six years ago. Commissioner Pockel proposed allowing 10 MWh in industrial zones with an exemption for critical infrastructure (e.g., hospitals, emergency services) in other zones. The commission supported this approach, noting BESS poses space and fire safety concerns, and directed staff to bring back code amendments with those parameters. The commission also agreed to revisit the limit in the future as technology evolves.
• Cannabis Retail Regulations: Discussion focused on the city's interim ordinance that made existing cannabis stores non-conforming uses, preventing relocation. Multiple commissioners expressed concern that this is too restrictive for a legal business and risks losing approximately $250,000 in annual tax revenue. Commission consensus was that the current restriction is too strict and that stores should be allowed to move within their zone (with standard distance restrictions from schools, etc.). Staff will bring back code options and the city council's discussion materials on the interim ordinance for further review.
• Final Plats: Staff noted an error classifying final plats as Type III (public hearing) instead of Type I (administrative). Since the final plat only verifies conditions from the preliminary plat, it should not require public process. The commission agreed to correct the classification to Type I.
• Manufactured Homes: Discussion on whether to impose an additional age restriction beyond the current post-1976 requirement. Commissioners noted that market forces (insurance availability) already limit older units and that further regulation is likely unnecessary. No changes proposed.
• Accessory Structures and Lot Coverage: Following the public comment, the commission discussed the disparity between 10% lot coverage for detached accessory structures and up to 50% for attached. The consensus was to simplify the code by establishing a single overall lot coverage percentage (e.g., 50% in R2/R3 zones) for both attached and detached structures, subject to existing height and setback requirements. Staff will bring back a code amendment.

Key Outcomes

• Directed staff to bring code amendments for the next meeting (October 22, 2026) on:
  • Land Use Policy 7: add "residential".
  • Battery energy storage: allow up to 10 MWh in industrial zones with critical infrastructure exemption.
  • Cannabis: allow existing stores to relocate within same zone (with restrictions).
  • Accessory structure lot coverage: combine attached and detached into a single overall percentage.
• Scheduled a public hearing for October 22, 2026, on the Comprehensive Plan and Development Regulations.
• Noted a community conversation on October 20, 2026 (5-6 PM) and a council preview of the draft code at 6 PM that same day.
• Commission agreed to check availability for a potential special meeting on October 29, 2026, if needed.
• Target date for final recommendation to city council: November 12, 2026.