(The Center Square) – Spokane Valley officials are hoping to avoid new state parking mandates aimed at reducing housing development costs by lowering the amount of parking required for these projects.
The city council will consider a comprehensive plan update this year that estimates more than 16,000 new housing units in the Valley by 2046. The officials are worried the new parking mandates will lead to spillover in other neighborhoods, creating safety concerns, unless the Valley receives an exemption.
The only way for the Valley to subvert the requirements in Senate Bill 5184 is to commission a study demonstrating that the limitations would be less safe than the current standards. The city council gave consensus Tuesday to proceed with the $100,000 study, funded by an upcoming budget amendment.
“From our standpoint, the outcome is uncertain, but if we don’t try, you have a certain outcome that’s unbearable for all of us,” City Manager John Hohman explained, “and those nearby property owners.”
Hohman described a future under SB 5184 as having “tons of cars parked all over the place.” Deputy City Manager Erik Lamb said the $100,000 for the study would come out of the Valley’s estimated $97 million citywide fund balance. They’re waiting for a hard total to approve so they can get the ball rolling now.
SB 5184 lowered parking requirements to 0.5 spaces per multifamily unit, one per single-family home and two per 1,000 square feet of commercial space. It also prohibited parking mandates altogether for residences under 1,200 square feet and commercial spaces under 3,000 square feet, among others.
According to BRR Architecture, the average grocery store is about 40,000 square feet, suggesting that future developments of that size would only have about 80 parking spaces. Apartment complexes will also have to consider how to meet off-street parking demands if the city doesn’t secure an exemption.
“We know every time you put a dense project in,” Hohman said, “it scatters cars all over the place.”
City staff said a consultant is performing the same type of study for the city of Marysville and gave the Valley a “quick estimate” of $100,000 to do the same work there. They said the exemption process is lengthy and they’re not sure if it will work, but the council unanimously agreed to proceed.
Councilmember Jessica Yaeger asked what would happen if the city ignored the new parking mandate.
Hohman said it could put the Valley out of compliance with state law, risking the loss of state funding and other penalties for the city. Councilmember Al Merkel added he’s usually not enthusiastic about spending money, but agreed that funding the study is the right thing to do, given the limited options.
City staff said the study’s outcome will impact decisions they must make on the comprehensive plan update by the end of the year, making the case for doing this now rather than waiting until later.
If the state does approve an exemption for the Valley, the city would be among the first to secure one.
“This is almost like a Hail Mary pass,” Hohman said. “There is a procedure, [it] hasn’t been granted.”
