Preferred Alternative - City Planning Staff Presentation
Spokane Plan Commission Hearing, April 14, 2026
[Slide 1]
City of Spokane Periodic Update. Preferred Alternative. Plan Commission Hearing, April 14, 2026.
[Slide 2]
Today's Agenda. Staff presentation: periodic update process; growth allocations and capacity; Draft EIS and growth alternatives; how community feedback shaped the Preferred Alternative; the Preferred Alternative (land use plan, policies and code); next steps. Then public comment, and Plan Commission members deliberate and vote.
[Slide 3]
Section title: Periodic Update Process.
[Slide 4]
What is PlanSpokane 2046? A state mandated periodic update of the Comprehensive Plan, the long-term planning document that establishes vision, goals, and policies that guide all aspects of Spokane's growth and development over the next twenty years. Implements the Growth Management Act. It is the first substantial update to the Comprehensive Plan, currently called Shaping Spokane, since it was adopted in 2001.
[Slide 5]
Goals for PlanSpokane 2046.
Meet all State Legislative Requirements: meet periodic update requirements; accommodate growth (housing for all affordability levels and jobs); climate and resiliency integration; update the Critical Areas Ordinance.
Streamline and Improve Plan Usability: simplify the document, removing redundancy; use clearer language.
Meet the Community's Vision: incorporate community engagement results and public feedback to update policies and identify potential gaps.
[Slide 6]
Key Dates.
EIS: SEPA Determination of Significance and Scoping Notice, February 5, 2025, with comments February 5 to April 7, 2025. Draft EIS available December 18, 2025, with comments December 18, 2025 to March 5, 2026. Final EIS anticipated in Q3 2026.
Engagement: Visioning Workshops in all districts, March 2025. Future Growth and Guiding Policies Workshops in all districts, November 2025. Listening Hours in all districts, February 2026. More: see page 8 of the staff report.
[Slide 7]
Section title: Population Growth.
[Slide 8]
Growth Forecasts and Allocation. The Board of County Commissioners (BOCC) chose the median countywide population forecast and adopted a trend-based allocation to cities.
Population growth, 2023-2046: Spokane County +100,065 people (inclusive). City of Spokane +23,357 people (23.4% of countywide).
[Slide 9]
Housing Target by Affordability. Meet housing needs at moderate- and higher-income levels. Deficit in capacity at lower income levels.
Capacity by affordability (2020-2046): 0-80% AMI: need 15,400 units, 1,300 built since 2020, room for 9,700 more, a 4,400 unit shortage. 80-120% AMI: need 2,600 units, 500 built since 2020, room for 8,000 more, a 6,000 unit excess. 120+% AMI: need 4,400 units, 1,000 built since 2020, room for 12,500 more, a 9,000 unit excess.
[Slide 10]
Progress on Housing Policy and Code Changes, 2021-2025: Housing Action Plan (2021), Building Opportunity and Choices for All (2022), Building Opportunity for Housing (2023), Fair Housing Plan, HB 1220 Accommodating Housing Needs, HAP code changes, Draft RDI (Racially Disparate Impacts) Report, September 2025.
[Slide 11]
But there's still more to do...
[Slide 12]
Alternatives comparison. All alternatives: 21,739 new housing units from 2022-2046 (about 21% more housing units than present; this is the 2020-2046 housing growth target minus the units already added from 2020 to 2022).
Alternative 1, Stay the Course: 63% of the City's total housing as single unit housing. Meets the total target, but does not meet 0-80% affordability.
Alternative 2, Distributed and Balanced: 59% single unit housing. Meets the total housing target and all affordability levels. Provides more capacity in low-rise and mid-rise.
Alternative 3, Center City and Regional Hubs: same as Alternative 2.
[Slide 13]
Same comparison table with the key point called out: the status quo does not meet affordability requirements for the lowest income brackets.
[Slide 14]
Housing Types by Affordability Level (assumed affordability level for capacity analysis, per Commerce guidance):
Low Density (detached single family homes): higher income (>120% AMI).
Moderate Density (townhomes, duplex, triplex, quadplex): moderate income (>80-120% AMI), moderate cost communities.
ADUs, all zones (ADUs on developed residential lots): moderate income (>80-120% AMI) in high-cost communities; low income (>50-80% AMI) in moderate cost communities.
Low-Rise Multifamily (walk-up apartments, condominiums, 2-3 floors): low income (0-80% AMI) and PSH (permanent supportive housing).
Mid-Rise Multifamily (apartments, condominiums): low income (0-80% AMI) and PSH.
High-Rise/Tower (apartments, condominiums): moderate income (>80-120% AMI).
[Slide 15]
Housing Types Needed for Targets. Building Opportunity for Housing addressed middle housing. The City's evaluation of accommodating affordable housing showed a need for low-rise and mid-rise housing. Photos show low density (house, small multiplex), moderate density (three-story apartment building), and high density (five-to-six-story apartment building).
[Slide 16]
Section title: Climate Planning Integration.
[Slide 17]
Following months of community engagement and analysis, the Climate Resilience and Sustainability Board (CRSB) voted to recommend climate policies to the Plan Commission on February 12, 2026. Policies are being integrated throughout the Comprehensive Plan: land use, transportation, capital facilities and utilities, housing, economic prosperity, urban design and historic preservation, natural environment, community health, neighborhoods, parks and recreation, and governance.
[Slide 18]
Section title: Draft EIS and Growth Alternatives.
[Slide 19]
An Environmental Impact Statement (EIS) is an informational document that provides the City, public, Tribes, and agencies with information related to environmental impacts to be considered in the decision-making process.
[Slide 20]
EIS Steps: 1. Scoping and visioning (2025), public, agency, and Tribal comments requested. 2. Study: develop alternatives and EIS analysis. 3. Draft EIS issued for public comment (comment period December 18 to March 5). 4. Develop Preferred Alternative (we are here). 5. Final EIS published with responses to comments (2026).
[Slide 21]
Growth Alternatives concept maps: Alternative 1 (Stay the Course), Alternative 2 (Distributed and Balanced), Alternative 3 (Center City and Regional Hubs), with key features and growth intensity. Use the slide view to see the maps.
[Slide 22]
Alternatives comparison table repeated, with one addition under Alternative 2: large capacity for single-family and missing middle housing to promote housing ownership.
[Slide 23]
Section title: How Community Feedback Shaped the Preferred Alternative.
[Slide 24]
2025 was a busy year for community engagement: over 3,400 total community responses, over 50 City boards and commissions workshops, over 20 community tabling events and meetings.
[Slide 25]
2025 Engagement Summary. All summaries available at PlanSpokane.org.
[Slide 26]
Community Visioning. Over 300 community members provided feedback during the visioning process. The Community Visioning Workshop Series held 4 meetings throughout March 2025. Directional feedback: a commercial preference exercise found neighborhood corner stores and mixed-use/ground-floor retail to be preferred uses; Map Your Spokane mapping exercises identified areas where the community would like to see local businesses and job opportunities.
[Slide 27]
Community Vision Statement: "Spokane aims to foster a vibrant, resilient, and inclusive city by supporting economic growth, environmental stewardship, and the diverse needs of the whole community. The City is dedicated to ensuring access to attainable housing, safe streets, and thriving neighborhoods while inspiring innovation, cultural vitality, and connection for all Spokane residents."
[Slide 28]
Future Growth and Guiding Policies: community workshop series in November 2025, one workshop in each City Council District plus a citywide workshop downtown. Brought together future growth, guiding policies, and climate resiliency. Over 100 attendees.
[Slide 29]
Growth Alternatives First Reaction. In general, community members liked the interconnectedness of Alternative 2, but also saw the benefit of the Center City focus of Alternative 3 on businesses, more housing, and community safety. Votes: Alternative 2, 25 votes. Alternative 3, 7 votes. Between Alternatives 1 and 2, 1 vote. Alternative 1, 0 votes.
[Slide 30]
Growth Alternatives First Reaction, general comments: direct growth to areas already with or starting to see opportunities for growth, along corridors and transit; community hubs near higher intensity housing needed; increase housing downtown; focus on areas with existing infrastructure.
[Slide 31]
Map Your Future Spokane, mixed uses: general support for neighborhood mixed-use; higher intensity mixed-use identified around major roadways and key areas; lower scale mixed-use identified in various areas throughout the city.
[Slide 32]
Community feedback on growth alternatives. Fall 2025 engagement: Alternative 2 received the most votes; community members liked the interconnectedness of Alternative 2 but also saw the benefit of Alternative 3's Center City focus on businesses, community safety, and more housing. DEIS written comments: preference for Alternative 3, 2, or a combination of Alternatives 3 and 2.
[Slide 33]
Internal City staff engagement: initial scoping meeting in December 2024, with continued meetings and discussions to help identify areas with infrastructure concerns or other elements that impact future growth.
[Slide 34]
Preparing for this hearing. Notification: PlanSpokane newsletter, Community Update newsletter, PlanSpokane webpage updates, City blog post, City social media, direct email to all interested parties and Neighborhood Councils, Spokesman-Review and Official Gazette newspaper notices. Explaining the proposal: a draft Preferred Alternative interactive StoryMap page with a narrated transition video, a slider map between growth and intensity changes, and zoomed-in maps of Northwest, Northeast, and South Spokane.
[Slide 35]
All public comments related to the Draft Environmental Impact Statement and Preferred Alternative have been provided to Plan Commissioners to assist in today's decision-making process. Thank you to all community members who have been involved.
[Slide 36]
Section title: Preferred Alternative.
[Slide 37]
What is a Preferred Alternative? Commonly developed to facilitate the development of a plan and to respond to public, agency, and Tribal input. A preferred alternative: would be in the range of Draft EIS alternatives; often mixes and matches features of other alternatives; more optimally meets SEPA objectives; would be evaluated in the Final EIS; and would be a basis for specific changes to the Land Use Plan and Zoning Map.
[Slide 38]
Draft Preferred Alternative. Developed based on community feedback and analysis from the Draft EIS. The proposal includes: an increase in moderate-high density housing near the major transit lines and within areas with planned capacity; increased mixed-use and commercial uses throughout the city, including within the moderate-high density housing, to support current and future residents; and areas for increased employment and industrial uses, supporting a resilient economy with local jobs and opportunities.
[Slide 39]
Preferred Alternative Growth Map. Blends features of Alternatives 1, 2 and 3: focuses mixed use on hubs like Downtown and selected corridors; areas of moderate and high-density housing and mixed use along frequent transit routes; incorporates subarea plans; beyond hubs and corridors, retains current growth intensity in most neighborhoods, recognizing middle housing efforts.
[Slide 40]
Potential Intensity Change Area. Identifies areas where the City would take a closer look at land use and zoning: aligns with the vision and periodic update goals; recognizes investments in transit and transportation; provides for walkable areas with access to services; responds to engagement in PlanSpokane 2046 and subarea planning; provides housing capacity at all affordability levels (need roughly 200-400 acres of developable area at 30 units per acre); responds to the February 25 and March 11 Plan Commission meetings.
[Slide 41]
Share of Housing by Study Area. The city would see residential growth in Central City, Northwest, Northeast and South. In hubs and corridors, multifamily is more likely; outside of these areas, growth would be single family and middle housing.
[Slide 42]
Northwest Spokane. Includes an increase in moderate-high density housing and mixed-use and commercial uses, including along Division Street, portions of Wellesley Avenue, Northwest Boulevard, Monroe Street, and pockets of community activity. The map also shows a portion of Downtown and its envisioned growth.
[Slide 43]
Northwest Spokane, intensity changes. This map shows areas within Northwest Spokane that would require an increase in land use intensity to reflect the draft Preferred Alternative.
[Slide 44]
Northeast Spokane. Includes an increase in moderate-high density housing and mixed-use and commercial uses. Intensity is primarily focused around Division Street, Wellesley Avenue, portions of Hamilton Street and Nevada Street, Mission Avenue, and Market Street, and more fully illustrates the growth intensity in Downtown. There are also areas identified for employment, including light and heavy industrial, to support current and future job opportunities.
[Slide 45]
Northeast Spokane, intensity changes. This map shows areas within Northeast Spokane that would require an increase in land use intensity to reflect the draft Preferred Alternative.
[Slide 46]
South Spokane. Includes an increase in moderate-high density housing and mixed-use and commercial uses, including around Grand Avenue, 29th Avenue, and Regal. There are also areas identified for employment, including light and heavy industrial, to support current and future job opportunities.
[Slide 47]
South Spokane, intensity changes. This map shows areas within South Spokane that would require an increase in land use intensity to reflect the draft Preferred Alternative.
[Slide 48]
Acres needed at low-rise and mid-rise densities to meet the 0-80% AMI housing target: area outside intensity change, keeping existing planned intensity, approximately 84% of city acreage. Area of intensity change, approximately 16%. Area needed to meet 0-80% AMI affordability requirements, approximately 1%.
[Slide 49]
Comprehensive Plan direction from the Preferred Alternative: consolidation of land use designations; support for mixed-use development and neighborhood-scaled commercial; focus on infill and Transit-Oriented Development (TOD); supporting Downtown as a regional draw while providing services and daily needs throughout the city; meeting all state requirements.
Other related work: Critical Areas Ordinance update; SEPA thresholds and infill exemptions; update to the development code through BUILDSpokane (a separate process) to fine-tune zoning districts and allowed uses and refine development standards, for example ensuring standards are proportional to the complexity of infill and redevelopment requests, adding detail to landscaping and expanding tree preservation incentives, and drafting citywide outdoor lighting standards.
[Slide 50]
Section title: Next Steps.
[Slide 51]
Preferred Alternative direction: Plan Commission will make a recommendation to City Council. City Council will consider a resolution selecting the Preferred Alternative for the periodic update (date TBD). A Final Environmental Impact Statement will analyze the selected Preferred Alternative. Planning staff will develop a Future Land Use Plan Map based on the selected Preferred Alternative and finalize goals and policies of the Comprehensive Plan. Fall 2026: Plan Commission will hold hearings on the final Comprehensive Plan, making recommendations to City Council.
[Slide 52]
Periodic update implementation flow: Preferred Alternative leads to the Final Environmental Impact Statement and the PlanSpokane 2046 Comprehensive Plan (which includes the Future Land Use Map), which leads to the BUILDSpokane development code and zoning map, plus programs, plans, and initiatives. An implementation check-in at 5 years looks at housing numbers, greenhouse gases, and vehicle miles traveled.
[Slide 53]
Stay informed: PlanSpokane.org, the EngagementHQ webpage, PlanSpokane@spokanecity.org, and the PlanSpokane monthly newsletter.
Preferred Alternative - City Planning Staff Presentation
Spokane Plan Commission Hearing, April 14, 2026
[Slide 1]
City of Spokane Periodic Update. Preferred Alternative. Plan Commission Hearing, April 14, 2026.
[Slide 2]
Today's Agenda. Staff presentation: periodic update process; growth allocations and capacity; Draft EIS and growth alternatives; how community feedback shaped the Preferred Alternative; the Preferred Alternative (land use plan, policies and code); next steps. Then public comment, and Plan Commission members deliberate and vote.
[Slide 3]
Section title: Periodic Update Process.
[Slide 4]
What is PlanSpokane 2046? A state mandated periodic update of the Comprehensive Plan, the long-term planning document that establishes vision, goals, and policies that guide all aspects of Spokane's growth and development over the next twenty years. Implements the Growth Management Act. It is the first substantial update to the Comprehensive Plan, currently called Shaping Spokane, since it was adopted in 2001.
[Slide 5]
Goals for PlanSpokane 2046.
Meet all State Legislative Requirements: meet periodic update requirements; accommodate growth (housing for all affordability levels and jobs); climate and resiliency integration; update the Critical Areas Ordinance.
Streamline and Improve Plan Usability: simplify the document, removing redundancy; use clearer language.
Meet the Community's Vision: incorporate community engagement results and public feedback to update policies and identify potential gaps.
[Slide 6]
Key Dates.
EIS: SEPA Determination of Significance and Scoping Notice, February 5, 2025, with comments February 5 to April 7, 2025. Draft EIS available December 18, 2025, with comments December 18, 2025 to March 5, 2026. Final EIS anticipated in Q3 2026.
Engagement: Visioning Workshops in all districts, March 2025. Future Growth and Guiding Policies Workshops in all districts, November 2025. Listening Hours in all districts, February 2026. More: see page 8 of the staff report.
[Slide 7]
Section title: Population Growth.
[Slide 8]
Growth Forecasts and Allocation. The Board of County Commissioners (BOCC) chose the median countywide population forecast and adopted a trend-based allocation to cities.
Population growth, 2023-2046: Spokane County +100,065 people (inclusive). City of Spokane +23,357 people (23.4% of countywide).
[Slide 9]
Housing Target by Affordability. Meet housing needs at moderate- and higher-income levels. Deficit in capacity at lower income levels.
Capacity by affordability (2020-2046): 0-80% AMI: need 15,400 units, 1,300 built since 2020, room for 9,700 more, a 4,400 unit shortage. 80-120% AMI: need 2,600 units, 500 built since 2020, room for 8,000 more, a 6,000 unit excess. 120+% AMI: need 4,400 units, 1,000 built since 2020, room for 12,500 more, a 9,000 unit excess.
[Slide 10]
Progress on Housing Policy and Code Changes, 2021-2025: Housing Action Plan (2021), Building Opportunity and Choices for All (2022), Building Opportunity for Housing (2023), Fair Housing Plan, HB 1220 Accommodating Housing Needs, HAP code changes, Draft RDI (Racially Disparate Impacts) Report, September 2025.
[Slide 11]
But there's still more to do...
[Slide 12]
Alternatives comparison. All alternatives: 21,739 new housing units from 2022-2046 (about 21% more housing units than present; this is the 2020-2046 housing growth target minus the units already added from 2020 to 2022).
Alternative 1, Stay the Course: 63% of the City's total housing as single unit housing. Meets the total target, but does not meet 0-80% affordability.
Alternative 2, Distributed and Balanced: 59% single unit housing. Meets the total housing target and all affordability levels. Provides more capacity in low-rise and mid-rise.
Alternative 3, Center City and Regional Hubs: same as Alternative 2.
[Slide 13]
Same comparison table with the key point called out: the status quo does not meet affordability requirements for the lowest income brackets.
[Slide 14]
Housing Types by Affordability Level (assumed affordability level for capacity analysis, per Commerce guidance):
Low Density (detached single family homes): higher income (>120% AMI).
Moderate Density (townhomes, duplex, triplex, quadplex): moderate income (>80-120% AMI), moderate cost communities.
ADUs, all zones (ADUs on developed residential lots): moderate income (>80-120% AMI) in high-cost communities; low income (>50-80% AMI) in moderate cost communities.
Low-Rise Multifamily (walk-up apartments, condominiums, 2-3 floors): low income (0-80% AMI) and PSH (permanent supportive housing).
Mid-Rise Multifamily (apartments, condominiums): low income (0-80% AMI) and PSH.
High-Rise/Tower (apartments, condominiums): moderate income (>80-120% AMI).
[Slide 15]
Housing Types Needed for Targets. Building Opportunity for Housing addressed middle housing. The City's evaluation of accommodating affordable housing showed a need for low-rise and mid-rise housing. Photos show low density (house, small multiplex), moderate density (three-story apartment building), and high density (five-to-six-story apartment building).
[Slide 16]
Section title: Climate Planning Integration.
[Slide 17]
Following months of community engagement and analysis, the Climate Resilience and Sustainability Board (CRSB) voted to recommend climate policies to the Plan Commission on February 12, 2026. Policies are being integrated throughout the Comprehensive Plan: land use, transportation, capital facilities and utilities, housing, economic prosperity, urban design and historic preservation, natural environment, community health, neighborhoods, parks and recreation, and governance.
[Slide 18]
Section title: Draft EIS and Growth Alternatives.
[Slide 19]
An Environmental Impact Statement (EIS) is an informational document that provides the City, public, Tribes, and agencies with information related to environmental impacts to be considered in the decision-making process.
[Slide 20]
EIS Steps: 1. Scoping and visioning (2025), public, agency, and Tribal comments requested. 2. Study: develop alternatives and EIS analysis. 3. Draft EIS issued for public comment (comment period December 18 to March 5). 4. Develop Preferred Alternative (we are here). 5. Final EIS published with responses to comments (2026).
[Slide 21]
Growth Alternatives concept maps: Alternative 1 (Stay the Course), Alternative 2 (Distributed and Balanced), Alternative 3 (Center City and Regional Hubs), with key features and growth intensity. Use the slide view to see the maps.
[Slide 22]
Alternatives comparison table repeated, with one addition under Alternative 2: large capacity for single-family and missing middle housing to promote housing ownership.
[Slide 23]
Section title: How Community Feedback Shaped the Preferred Alternative.
[Slide 24]
2025 was a busy year for community engagement: over 3,400 total community responses, over 50 City boards and commissions workshops, over 20 community tabling events and meetings.
[Slide 25]
2025 Engagement Summary. All summaries available at PlanSpokane.org.
[Slide 26]
Community Visioning. Over 300 community members provided feedback during the visioning process. The Community Visioning Workshop Series held 4 meetings throughout March 2025. Directional feedback: a commercial preference exercise found neighborhood corner stores and mixed-use/ground-floor retail to be preferred uses; Map Your Spokane mapping exercises identified areas where the community would like to see local businesses and job opportunities.
[Slide 27]
Community Vision Statement: "Spokane aims to foster a vibrant, resilient, and inclusive city by supporting economic growth, environmental stewardship, and the diverse needs of the whole community. The City is dedicated to ensuring access to attainable housing, safe streets, and thriving neighborhoods while inspiring innovation, cultural vitality, and connection for all Spokane residents."
[Slide 28]
Future Growth and Guiding Policies: community workshop series in November 2025, one workshop in each City Council District plus a citywide workshop downtown. Brought together future growth, guiding policies, and climate resiliency. Over 100 attendees.
[Slide 29]
Growth Alternatives First Reaction. In general, community members liked the interconnectedness of Alternative 2, but also saw the benefit of the Center City focus of Alternative 3 on businesses, more housing, and community safety. Votes: Alternative 2, 25 votes. Alternative 3, 7 votes. Between Alternatives 1 and 2, 1 vote. Alternative 1, 0 votes.
[Slide 30]
Growth Alternatives First Reaction, general comments: direct growth to areas already with or starting to see opportunities for growth, along corridors and transit; community hubs near higher intensity housing needed; increase housing downtown; focus on areas with existing infrastructure.
[Slide 31]
Map Your Future Spokane, mixed uses: general support for neighborhood mixed-use; higher intensity mixed-use identified around major roadways and key areas; lower scale mixed-use identified in various areas throughout the city.
[Slide 32]
Community feedback on growth alternatives. Fall 2025 engagement: Alternative 2 received the most votes; community members liked the interconnectedness of Alternative 2 but also saw the benefit of Alternative 3's Center City focus on businesses, community safety, and more housing. DEIS written comments: preference for Alternative 3, 2, or a combination of Alternatives 3 and 2.
[Slide 33]
Internal City staff engagement: initial scoping meeting in December 2024, with continued meetings and discussions to help identify areas with infrastructure concerns or other elements that impact future growth.
[Slide 34]
Preparing for this hearing. Notification: PlanSpokane newsletter, Community Update newsletter, PlanSpokane webpage updates, City blog post, City social media, direct email to all interested parties and Neighborhood Councils, Spokesman-Review and Official Gazette newspaper notices. Explaining the proposal: a draft Preferred Alternative interactive StoryMap page with a narrated transition video, a slider map between growth and intensity changes, and zoomed-in maps of Northwest, Northeast, and South Spokane.
[Slide 35]
All public comments related to the Draft Environmental Impact Statement and Preferred Alternative have been provided to Plan Commissioners to assist in today's decision-making process. Thank you to all community members who have been involved.
[Slide 36]
Section title: Preferred Alternative.
[Slide 37]
What is a Preferred Alternative? Commonly developed to facilitate the development of a plan and to respond to public, agency, and Tribal input. A preferred alternative: would be in the range of Draft EIS alternatives; often mixes and matches features of other alternatives; more optimally meets SEPA objectives; would be evaluated in the Final EIS; and would be a basis for specific changes to the Land Use Plan and Zoning Map.
[Slide 38]
Draft Preferred Alternative. Developed based on community feedback and analysis from the Draft EIS. The proposal includes: an increase in moderate-high density housing near the major transit lines and within areas with planned capacity; increased mixed-use and commercial uses throughout the city, including within the moderate-high density housing, to support current and future residents; and areas for increased employment and industrial uses, supporting a resilient economy with local jobs and opportunities.
[Slide 39]
Preferred Alternative Growth Map. Blends features of Alternatives 1, 2 and 3: focuses mixed use on hubs like Downtown and selected corridors; areas of moderate and high-density housing and mixed use along frequent transit routes; incorporates subarea plans; beyond hubs and corridors, retains current growth intensity in most neighborhoods, recognizing middle housing efforts.
[Slide 40]
Potential Intensity Change Area. Identifies areas where the City would take a closer look at land use and zoning: aligns with the vision and periodic update goals; recognizes investments in transit and transportation; provides for walkable areas with access to services; responds to engagement in PlanSpokane 2046 and subarea planning; provides housing capacity at all affordability levels (need roughly 200-400 acres of developable area at 30 units per acre); responds to the February 25 and March 11 Plan Commission meetings.
[Slide 41]
Share of Housing by Study Area. The city would see residential growth in Central City, Northwest, Northeast and South. In hubs and corridors, multifamily is more likely; outside of these areas, growth would be single family and middle housing.
[Slide 42]
Northwest Spokane. Includes an increase in moderate-high density housing and mixed-use and commercial uses, including along Division Street, portions of Wellesley Avenue, Northwest Boulevard, Monroe Street, and pockets of community activity. The map also shows a portion of Downtown and its envisioned growth.
[Slide 43]
Northwest Spokane, intensity changes. This map shows areas within Northwest Spokane that would require an increase in land use intensity to reflect the draft Preferred Alternative.
[Slide 44]
Northeast Spokane. Includes an increase in moderate-high density housing and mixed-use and commercial uses. Intensity is primarily focused around Division Street, Wellesley Avenue, portions of Hamilton Street and Nevada Street, Mission Avenue, and Market Street, and more fully illustrates the growth intensity in Downtown. There are also areas identified for employment, including light and heavy industrial, to support current and future job opportunities.
[Slide 45]
Northeast Spokane, intensity changes. This map shows areas within Northeast Spokane that would require an increase in land use intensity to reflect the draft Preferred Alternative.
[Slide 46]
South Spokane. Includes an increase in moderate-high density housing and mixed-use and commercial uses, including around Grand Avenue, 29th Avenue, and Regal. There are also areas identified for employment, including light and heavy industrial, to support current and future job opportunities.
[Slide 47]
South Spokane, intensity changes. This map shows areas within South Spokane that would require an increase in land use intensity to reflect the draft Preferred Alternative.
[Slide 48]
Acres needed at low-rise and mid-rise densities to meet the 0-80% AMI housing target: area outside intensity change, keeping existing planned intensity, approximately 84% of city acreage. Area of intensity change, approximately 16%. Area needed to meet 0-80% AMI affordability requirements, approximately 1%.
[Slide 49]
Comprehensive Plan direction from the Preferred Alternative: consolidation of land use designations; support for mixed-use development and neighborhood-scaled commercial; focus on infill and Transit-Oriented Development (TOD); supporting Downtown as a regional draw while providing services and daily needs throughout the city; meeting all state requirements.
Other related work: Critical Areas Ordinance update; SEPA thresholds and infill exemptions; update to the development code through BUILDSpokane (a separate process) to fine-tune zoning districts and allowed uses and refine development standards, for example ensuring standards are proportional to the complexity of infill and redevelopment requests, adding detail to landscaping and expanding tree preservation incentives, and drafting citywide outdoor lighting standards.
[Slide 50]
Section title: Next Steps.
[Slide 51]
Preferred Alternative direction: Plan Commission will make a recommendation to City Council. City Council will consider a resolution selecting the Preferred Alternative for the periodic update (date TBD). A Final Environmental Impact Statement will analyze the selected Preferred Alternative. Planning staff will develop a Future Land Use Plan Map based on the selected Preferred Alternative and finalize goals and policies of the Comprehensive Plan. Fall 2026: Plan Commission will hold hearings on the final Comprehensive Plan, making recommendations to City Council.
[Slide 52]
Periodic update implementation flow: Preferred Alternative leads to the Final Environmental Impact Statement and the PlanSpokane 2046 Comprehensive Plan (which includes the Future Land Use Map), which leads to the BUILDSpokane development code and zoning map, plus programs, plans, and initiatives. An implementation check-in at 5 years looks at housing numbers, greenhouse gases, and vehicle miles traveled.
[Slide 53]
Stay informed: PlanSpokane.org, the EngagementHQ webpage, PlanSpokane@spokanecity.org, and the PlanSpokane monthly newsletter.
[Slide 54]
Public Testimony.