BUSINESS
IMPROVEMENTS
Permitting & Development Resources
Pre Development Meetings
These no cost optional meetings allow the owner and/or owner’s agent(s) to meet with staff to discuss preliminary design and/or construction issues. Learn more about Pre-Development Conferences
Commercial Building Review
The City of Spokane Development Services Center reviews and approves commercial and multi-family plans for new construction, remodels, revisions to approved permits, change of use and certificate of occupancy. The department reviews plans to ensure compliance with the Comprehensive Plan and applicable Building, Mechanical, Electrical, Plumbing, Fire, and Energy Codes. Reviewers include staff from building, planning, engineering, fire department, and utilities.
Other Services provided for Commercial Plan Review
Tenant improvement plans
To submit a Tenant Improvement or Alteration permit in Spokane, applicants must provide a complete package including an application, detailed plans (architectural, structural, MEP, civil), and supporting documentation based on the scope of work. The city outlines three levels of review — Simple, Standard, and Complex — each with specific thresholds, timelines, and department involvement.
Small interior commercial remodels
Simple reviews are quick turn-around reviews and approvals that apply to small interior commercial remodels. Simple reviews are typically completed in 3-5 business days.
Changing the use or occupancy of a commercial space may require a permit
A new tenant of a commercial building space that will change the use or occupancy class may require a change of use permit. Staff in the DSC will help you determine your existing and proposed classification and if a change of use permit will be required.
Commercial Permitting Guide
This guide outlines the requirements for submitting Mechanical, Electrical, and Plumbing (MEP) plans for commercial projects in Spokane, based on project scope and state regulations. Depending on complexity, plans may need to be stamped by a licensed architect or engineer, especially for critical facilities or high-voltage systems. MEP plans must be complete at the time of submission, as deferred submittals are not permitted.
Demolitions
All demolition applications whether they are partial demolitions or total demolitions are reviewed by Planning & Development staff. The Historic Preservation Office reviews applications for structures that are 50-years or older AND one of the following criteria: located within the downtown boundary map area, located in a National Register Historic District, or listed on the Spokane Register of Historic Places.
Additional Links & Info
Simple Route Commercial Building Review Process
The City of Spokane offers a Simple Plan Review process for commercial tenant improvements.
Change of Use Submittal Guide Sheet
A Change of Occupancy/Use submittal must contain the following components to be considered a complete submittal.
Tenant Improvement (TI)
A Tenant Improvement/Alteration submittal must contain the following components to be considered a complete submittal.
MEP Plan Requirements for Commercial Permitting Guide Sheet
This guide outlines submittal requirements and regulatory considerations for projects involving MEP systems, in accordance with City and Washington State guidelines.
Avista Rebates and Incentives
Boost your bottom line with lower energy usage. Increasing energy efficiency is one of the easiest ways for a business to reduce operating expenses.
Spokane International Airport Overview
Spokane International Airport is the second-largest commercial airport in Washington. State and one of the busiest small-hub airports in the nation.
We continuously update this page as new information becomes available, so be sure to check back regularly for the latest updates relevant to your downtown Spokane development needs.
The City of Spokane Development Services Center can be accessed Monday – Friday in person or online. For further assistance call 509-625-6300.
Permitting Checklist
Sidewalk Cafe Application
To install a new cafe, complete an application with the City of Spokane, Development Services Center, located on the Third Floor of City Hall, 808 West Spokane Falls Boulevard. For existing patios, complete the renewal form.
Applications can be submitted to permitteam@spokanecity.org.
Design Requirements
Site plan
Include an 8-1/2×11 inch plan of the proposed sidewalk café with your application. The site plan will need to illustrate: building frontage dimensions, sidewalk dimensions, café dimensions, street tree locations (distance to café), street furniture locations (e.g. benches, newspaper boxes), size and placement of tables, loading zones, and alleys. If an enclosure is proposed, identify the type and profile of the barriers to be used to enclose the sidewalk café and any other obstructions in the area. Placement of Sidewalk Café must leave a minimum of six (6) feet of unobstructed sidewalk. In the case of tree wells adjacent to site, a minimum of four (4) feet of clearance shall be maintained from the edge of the tree grate/well.
Fee
Sidewalk Cafe: Include a $350 (non-refundable) filing fee with your application, payable to the City of Spokane. (New sidewalk café application fee: $50.00. Review fee: $300.00)
General requirements
The café will need to maintain table and chair seating for not less than 15 square feet per person per seat. Awnings, lighting and other construction will need to conform with applicable provisions of the Uniform Building Codes and applicable City codes. The area will need to be cleared when not in use as a sidewalk café or as required by the appropriate City official, and as may be necessary to accommodate deliveries to adjacent or other nearby properties.
Parklet and Streatery
“Parklet” means a small public gathering space, occupying up to two parking stalls or a loading zone, as applicable, on a public street, and treated in all respects as a public sidewalk, but the facilities of which are privately owned and maintained.
“Streatery” means up to two parking stalls or a loading zone, as applicable, used either as an extension of, or a stand-alone sidewalk café, connected visually to, and for use by patrons of, a nearby restaurant or bar and service at which is subject to all the terms and conditions of the nearby restaurant or bar’s food service permits and alcohol licenses.
Application
Applications can be submitted to permitteam@spokanecity.org.
Parklet and Streatery Application (PDF 361 KB)
Please provide one or two paragraphs that describe your Parklet or Streatery to help reviewers understand what you are planning for the space. Consider some of the following questions:
- Why do you want to host a parklet or a streatery?
- What do you hope your parklet or a streatery will do for your neighborhood?
- What types of activities will your parklet support? Or your streatery during non-service hours?
- What will the hours of operation be for your streatery? Will alcohol be served?
- Are there any features that you specifically want to include?
General requirements
- Outdoor seating and retail operations within public rights of way shall maintain:
- Adequate pedestrian flow of at least 6 feet;
- Access to public utilities, building entrances, crosswalks, bus stops and transient
- entrances;
- Pedestrian and traffic safety; and
- Utilize the Parklet and Streatery Design Standards for basic safety requirements.
Review and approval
Once a complete application is submitted, the City of Spokane will review the proposal for consistency with adopted City regulations. Copies of the application and plan will then be sent to all concerned City departments. Surrounding property owners will be notified and public notices will be posted.
After receiving approval from all applicable departments, an administrative hearing will be set, at which you and the public may offer testimony on the permit application.
Insurance and liability
In order to operate on the public City sidewalk the applicant will need to sign a hold harmless agreement with the City.
In addition, the applicant will need to maintain commercial general liability coverage in the amount of $500,000 and name the City as an additional insured.
Temporary permit
A permit is temporary, valid for one calendar year (January 1 to January 1), and vests no permanent right. A renewal application will need to be submitted every year after the initial application and accompanied by a $300 renewal fee.
The City retains the right to revoke the permit with 30 days notice, posted on the premises, or without notice, in case the permitted use becomes dangerous or unsafe
Benefit to you
Well-organized and maintained outdoor seating areas increase “dwell-time”, people tend to stay longer when they are more comfortable. Patio seating opportunities are especially popular in the northwest because weather limits outside access to about half a year.
In downtown almost all patio and café seating is entirely associated with restaurants. Downtown Spokane encourages properties and businesses to provide outdoor seating as an amenity to tenants and customers, even if it’s not tied directly to a restaurant. In 2014, River Park Square added patio space at its Main Avenue entrance, creating the first successful seating area of its type in downtown.
Setting up your outdoor patio space can cost anywhere from $500 to $10,000, depending on the materials and design.
Landscaping, umbrellas and fencing are also key to creating the feeling of an outdoor room. Contact the Downtown Spokane office for recommendations on preferred streetscape enhancements to your patio space or for assistance with planting.
Alcohol Service
If you are planning to serve alcohol on your patio space, the Washington State Liquor Control Board requires board approval of the alteration of your license in addition to an enclosure barrier that is a minimum of 42” in height.
- The board’s licensing and regulation division will make initial contact on the request for alteration within five business days.
- The licensee may begin liquor service in conjunction with the alteration as soon as approval is received.
- Board approval will be based on the alteration meeting the requirements.
- In lieu of 42″ enclosure barriers, your business may be eligible for ground medallions that denote your patio’s boundaries.
To inquire, contact the Washington State Liquor & Cannabis Board at liquoralterations@lcb.wa.gov.