Commission OKs zoning amendment

The Spokane Valley Planning Commission considered two nearly identical proposed text amendments last week and approved the one written by city staff that would allow vehicle sales in the Mixed Use Avenue zone.

The commission had previously considered the amendment but didn’t vote on it, asking staff to research whether or not they could separate auto sales from boat sales or if they had to approve all vehicles. Assistant planner Christina Janssen said that in some areas there is a distinction made between boat and auto sales. “Boats are listed separately from vehicles in the uniform development code,” she said.

Both amendments were written specifically to address the problems encountered by Elephant Boys. The boat sale business was grandfathered in at its location behind the White Elephant on Sprague Avenue, but it moved next door and is no longer in compliance with the zoning codes. The city received complaints and the hearing examiner decided the business was in violation. Property owner Harlan Douglass has filed a lawsuit in Spokane County Superior Court to appeal the decision.

The amendments would add all vehicle sales as a permitted use, subject to a conditional use permit that would allow a hearings examiner to impose conditions on the business. Commissioner Marcia Sands suggested approving the staff-written amendment but limiting it to allow only boat and recreational vehicle sales. “Part of what we’ve been talking about is that vehicle sales create a lot of traffic whereas boats and recreational vehicles do not,” she said.

Todd Whipple, who represents property owner Harlan Douglass, said he would be willing to withdraw the proposed text amendment he wrote if the commission voted to approve the other version. He said he was not interested in “destroying” the Sprague/Appleway Revitalization Plan. “The business community is just looking for flexibility,” he said. “We recognize the plan is important.”

“I think the conditional use process gives us the checks and balances we need,” said Commissioner Joe Mann. “I don’t think we’re going to see a lot of dealerships moving in.”

Commission chairman John Carroll said he was concerned about allowing vehicle sales outside of Auto Row. He said he didn’t want other dealers to move in and impact their business. “I think we’re doing a grave injustice to Auto Row if we allow car sales all along Sprague,” he said.

Mann said Auto Row representatives haven’t commented on the issue or attended meetings where it was discussed. “They’re resoundingly silent on this issue,” he said. “They must not consider it much of a threat.”

Carroll said he thought everyone was putting too much faith in the conditional use process. “I think someday it will come back and bite us,” he said.

Commissioners Mann, Arne Woodard and Art Sharpe voted to approve all vehicle sales in the Mixed Use Avenue zone, with Carroll and Sands voting against. Commissioners Rustin Hall and Craig Eggleston were absent.