Spokane County, WA Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Base density cap
- Underlying zone's max density
- Open space bonus
- Fractional unit/acre per feature
- Tree retention bonus
- 1 unit/acre, ≥40% trees kept
- Affordable housing bonus
- 1 unit/acre at 20% units <80% AMI
- Approval authority
- Hearing examiner (preliminary PUD)
- PUD approval validity
- 5 years, extendable
Summary
A Spokane County planned unit development cannot exceed the underlying zone's base density unless the hearing examiner approves a density bonus under section 14.704.310. Developers earn extra units per acre by combining features such as sloped common open space, on-site recreation amenities, tree retention, transit proximity, walkable street layouts and mixed-income housing, each bonus stacking cumulatively on top of the zone's maximum base density.
1.The total units permitted in a planned unit development shall be determined as follows.a.In any planned unit development, the number of dwelling units per acre of land shall not exceed that which is permitted by the underlying zone(s), except as approved for density bonus by the hearing examiner subject to the following procedures... 2.Bonus density: The following units per acre may be cumulatively earned as additional density to the maximum base unit density of the underlying zone.a.Common open space.i.Three-tenths unit-per-acre bonus if at least fifty percent of the dry, common open space has a slope of ten percent or less.ii.One-half unit-per-acre bonus if significant recreation areas are developed and equipped with at least two of the following features: hard surface biking, hiking or walking trails connecting the entire development; improved playfields, sport courts; swimming or wading pool.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 63).
Full Breakdown
704: a preliminary PUD sets the binding concept plan and use list at a public hearing, valid for five years with extension available, and a final PUD is then reviewed administratively by the Division of Building and Planning. 310 caps base density at whatever the underlying zone allows, calculated against the 'net development factor,' which strips out land set aside for schools, commercial or industrial uses, platted single-family areas, natural water bodies, seventy-five percent of any slope over forty percent, and public or private streets before the per-acre density is applied.
On top of that base, the hearing examiner can award cumulative bonus density across five categories: common open space (sloped open space and equipped recreation amenities), environmental concerns (public lake, river, trail or viewpoint access plus a full one-unit-per-acre bonus for retaining forty percent or more of healthy trees over ten inches in diameter), internal circulation and parking (covered or interconnected street design), public transit and service proximity, and housing variety, including a full one-unit-per-acre bonus when twenty percent of the units are set aside for households earning less than eighty percent of area median income as defined by HUD. 150 rather than an administrative sign-off.
Violations & Fines
Building beyond the density approved in the final PUD plan, or adding units without going through the change-of-condition process required for substantial modifications, is a zoning violation the county can address by withholding building permits and requiring compliance with the recorded PUD plan. Section 14.704.375 also lets the county withhold new building permits across the project if required common-space or infrastructure improvements tied to the approved phasing schedule are not completed on pace with construction.
Frequently Asked Questions
How much extra density can a Spokane County PUD earn?
Does building affordable housing help density bonus?
Who approves a PUD's density bonus?
Can retaining trees increase allowed density?
Sources & Official References
Other rules in Spokane County
Compare Spokane County to another location·View the Washington zoning overlays & bonuses overview
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