Chris Bell - NAI Black
May 11, 2026
Property / Development
[PDF page 1 of 2]
I am writing to express my opposition to RES 2026-0035 Preferred Alternative Growth Map. This map looks like a City stricken by a sickness of a radical, top-down regulatory approach that ignores the economic realities of Spokane, stifles job growth, and threatens the American Dream of home ownership for our residents.
[PDF page 2 of 2]
Lessons from Other Cities Spokane is attempting to follow the lead of cities that are currently grappling with the disastrous unintended consequences of "forced" density:
- Portland, OR: Aggressive Urban Growth Boundaries and TOD mandates have led to a housing crisis. By artificially restricting land supply to force density, Portland has seen home prices skyrocket to nearly 25% higher than the national average, effectively pricing out the middle class.
- Minneapolis, MN: The elimination of single-family zoning failed to lower rents as projected. Instead, data shows that "triplex" units were often more expensive than the homes they replaced, and construction costs for "podium" mixed-use buildings were 30-40% higher than traditional builds.
- San Jose, CA: High-density TOD initiatives failed to reduce car dependency because transit frequency was insufficient, resulting in increased congestion and higher living costs due to mandatory structured parking.
The City's vision for mixed-use development - the idea that residents want to live above a "pizza parlor" - is a pipe dream that ignores the following market data:
1. The Construction Premium:
Building "podium-style" mixed-use (wood frame over concrete retail) is significantly more expensive than traditional garden-style apartments.
2. The Wage Gap:
To make these developments viable, developers must charge luxury-level rents. However, Spokane's average annual wage remains nearly $30,000 below the Washington state average. Our income base cannot support the rents required to pay off the construction debt for these regulated projects without massive taxpayer-funded subsidies.
3. The Retail Gap:
Successful ground-floor retail generally requires a density of 20-30 units per acre. Most of Spokane's designated "corridors" sit at less than half of that, ensuring a future of vacant storefronts and "dead zones."
Another Crayola Crayon drawn map by the City Staff looks like a foreshadow of another "plague" of pie-in-the-sky regulation spread across our neighborhoods killing economic activity in Spokane. By implementing emergency moratoria (such as the ban on drive-thrus) and prioritizing government-controlled housing over market-rate development, the City is creating a climate of uncertainty and jobs and people are moving.
Job growth in Spokane is effectively flat, oscillating between 0% and 0.5%. Business investment is being driven away by unpredictable policy shifts that kill deals representing millions of dollars overnight. Without a robust, growing job base, there is no one to occupy these high-density units or support the local economy.
People move to Spokane for its quality of life and the opportunity to own a home - not for subsidized, government-controlled densification. I urge the Planning Commission to reject this map and instead adopt a strategy that respects market demand and protects property rights. Let the market decide where density belongs, rather than forcing a failed planning theory on the citizens of Spokane.
Chris Bell - NAI Black
May 11, 2026
Property / Development
[PDF page 1 of 2]
I am writing to express my opposition to RES 2026-0035 Preferred Alternative Growth Map. This map looks like a City stricken by a sickness of a radical, top-down regulatory approach that ignores the economic realities of Spokane, stifles job growth, and threatens the American Dream of home ownership for our residents.
[PDF page 2 of 2]
Lessons from Other Cities Spokane is attempting to follow the lead of cities that are currently grappling with the disastrous unintended consequences of "forced" density:
- Portland, OR: Aggressive Urban Growth Boundaries and TOD mandates have led to a housing crisis. By artificially restricting land supply to force density, Portland has seen home prices skyrocket to nearly 25% higher than the national average, effectively pricing out the middle class.
- Minneapolis, MN: The elimination of single-family zoning failed to lower rents as projected. Instead, data shows that "triplex" units were often more expensive than the homes they replaced, and construction costs for "podium" mixed-use buildings were 30-40% higher than traditional builds.
- San Jose, CA: High-density TOD initiatives failed to reduce car dependency because transit frequency was insufficient, resulting in increased congestion and higher living costs due to mandatory structured parking.
The City's vision for mixed-use development - the idea that residents want to live above a "pizza parlor" - is a pipe dream that ignores the following market data:
1. The Construction Premium:
Building "podium-style" mixed-use (wood frame over concrete retail) is significantly more expensive than traditional garden-style apartments.
2. The Wage Gap:
To make these developments viable, developers must charge luxury-level rents. However, Spokane's average annual wage remains nearly $30,000 below the Washington state average. Our income base cannot support the rents required to pay off the construction debt for these regulated projects without massive taxpayer-funded subsidies.
3. The Retail Gap:
Successful ground-floor retail generally requires a density of 20-30 units per acre. Most of Spokane's designated "corridors" sit at less than half of that, ensuring a future of vacant storefronts and "dead zones."
Another Crayola Crayon drawn map by the City Staff looks like a foreshadow of another "plague" of pie-in-the-sky regulation spread across our neighborhoods killing economic activity in Spokane. By implementing emergency moratoria (such as the ban on drive-thrus) and prioritizing government-controlled housing over market-rate development, the City is creating a climate of uncertainty and jobs and people are moving.
Job growth in Spokane is effectively flat, oscillating between 0% and 0.5%. Business investment is being driven away by unpredictable policy shifts that kill deals representing millions of dollars overnight. Without a robust, growing job base, there is no one to occupy these high-density units or support the local economy.
People move to Spokane for its quality of life and the opportunity to own a home - not for subsidized, government-controlled densification. I urge the Planning Commission to reject this map and instead adopt a strategy that respects market demand and protects property rights. Let the market decide where density belongs, rather than forcing a failed planning theory on the citizens of Spokane.