Evaluate potential locations
Location can have a big impact on your restaurant's success – including how long it takes to open your doors. Finding the right location requires careful planning and research, but it definitely pays off in the long run.
There's a lot you need to know before you lease a space. For example, will the space need an expensive exhaust hood system? Will it require a several-months waiting period for a particular permit? Before signing anything, think about the items on this page.
Some locations have land use and zoning restrictions that don't allow restaurants. Don't sign a lease before knowing if your preferred location is suitable for your type of operation.
Do this before you start searching for your location – some locations have land use and zoning restrictions that don't allow for restaurants or similar establishments.
The City classifies restaurants (and similar establishments) in the Municipal Code under the Retail Sales and Service use category. This includes restaurants, cafes, delicatessens, and tavern/bars. Breweries, distilleries and wineries also fall under this category if the goods are sold primarily on-site and to the general public.
Before you consider purchasing, renting or leasing a site for your business, contact the Development Services Center at 509.625.6300 to confirm how your use will be classified and which zones allow it. Staff may recommend that you attend a Pre-Development Conference (PDF 386 KB) so they can better understand your proposed project.
For questions about property information or submitting an application with the City of Spokane, please call the Development Services Center at 509.625.6300 or visit us on the 3rd Floor City Hall, 808 W Spokane Falls Blvd.
Planning and Development offers an optional free Pre-Development Conference (PDF 386 KB), that allows the applicant to meet with representatives from City departments and other governmental agencies that may be involved in the plan review process.
Now that you know what zoning and use classification you need for your restaurant, you're ready to evaluate potential properties.
When you find a potential location for your business, you'll first want to determine the property's zoning designation. The City provides current zoning maps, but beware that zoning is subject to change.
Next, check the current permitted use on the most recent Certificate of Occupancy for a potential location. If the use classification is different than what is proposed, you may need a Change of Use Permit, which requires extra time and expense.
Land use approvals may add additional time to your project and can cause delays if not properly planned for. Find out what kind of land use permits will be required for your project by talking with a planner in the Development Services Center. Remember: you have to obtain Land Use Permit approvals before you can apply for your building permit.
Check the location's current Certificate of Occupancy to see how many people are allowed and for what type of business.
Is the occupancy classification appropriate for your restaurant? If not, you may apply for a change in occupancy, though it may require safety and accessibility improvements to the building.
Points to keep in mind:
Occupant load of 300+ is classified as Group A occupancy and requires multiple exits, a fire sprinkler system and fire alarms.
For more information, see the Certificate of Occupancy webpage or contact the Certificate of Occupancy Coordinator in Planning and Development at 509.625.6300.
Verify with the Fire Department whether you'll need to install or upgrade the sprinkler system. Sprinklers are usually required for:
Verify whether you'll need to install or upgrade the fire alarm system. A fire alarm is required for:
Sprinkler and fire alarm permits are required from the Spokane Fire Department when installing, modifying or upgrading these systems – see Sprinkler and Fire Alarm Permits in the Improve section for more information.
Fire Department Prevention Bureau personnel are available at Fire Station #1, 44 W. Riverside Avenue, Spokane, WA 99201, to assist with plan review and provide technical assistance, or you may contact them at 509.625.7000.
If you're opening a restaurant in a former restaurant space, you may not have additional parking requirements. However, if you change the use of a location (like from retail to a restaurant) or increase the floor area, you might be required to add more parking.
You need a permit to create any parking. Depending on the number of parking spaces added, location of the parking and associated grading or paving, you may need additional permits, including:
Consult with the Development Services Center as early as possible to determine the parking requirements for your location. Call Planning and Development at 509.625.6300 or visit us on the 3rd Floor City Hall, 808 W Spokane Falls Blvd.
Planning and Development also offers an optional free Pre-Development Conference (PDF 386 KB), that allows the applicant to meet with representatives from City departments and other governmental agencies that may be involved in the plan review process.
If your proposed property is within 200 feet of a shoreline (the edge of the Spokane River or Latah Creek), it may be subject to shoreline development regulations, which can change your permit timeframe.
A Shoreline Substantial Development Permit is required for most new development and most exterior alterations (such as parking expansion or building modifications) within 200 feet of the Ordinary High Water Mark.
You can confirm that a specific proposal is exempt from the requirement for a Shoreline Permit by requesting a Shoreline Exemption. For more information on shoreline permitting, please speak with a planner in the Development Services Center.
Under basic circumstances, a Shoreline Substantial Development Permit can take 4-5 months and cost between $1,020 to more than $6,750, based on the valuation of the project. For more information on shoreline permitting, please speak with a planner in the Development Services Center.
First, check to see if your property is listed on the Spokane Register of Historic Places or is located in a historic district. If so, you may need to comply with certain design standards for proposed exterior changes to the building.
The Historic Preservation Office has information about design review, incentives for rehabilitating historic properties, listing your property on the Spokane Register, and more.
The Spokane Historic Landmarks Commission meets the third Wednesday every month. Applications for Certificates of Appropriateness are due three weeks prior to the next meeting. Some items can be reviewed administratively for a $25 fee, while more extensive project reviews must go before the Landmarks Commission and have a fee of $75.
If you're planning outdoor seating on public property, you'll need a Sidewalk Cafe Permit (PDF 471 KB) from Planning and Development. This permit allows you to offer table service and, with approval from the Liquor and Cannabis Board, alcoholic beverages at your outdoor tables. To qualify for a Sidewalk Café Permit, the outdoor space must meet all setback and clearance requirements.
The Sidewalk Cafe Permit initial review and permit fee is $300 (non-refundable). It takes a minimum of 3-4 weeks for review and processing. The annual renewal fee for a Sidewalk Café Permit is $250 per year after the first year.
To sell beer, wine, and/or spirits at your location, you'll need a state liquor license. See State Specialty Licenses in the License section for more information.
Construction and trade permits are required for altering or expanding any location. It's important to understand the requirements for major alterations and barrier-free accessibility for timeline and budget planning.
Site improvements are required for all new development. Alterations and additions of more than 40% of the assessed value of a site, or when repairs/replacements are needed to any existing site, may also trigger additional site improvements. These may include landscaping, sidewalk, curb, gutter, curb ramps, driveway/alley approach, or street/alley right-of-way paving.
Transportation impact fees are based on the number of new p.m. peak-hour trips a project will generate, the type and size of restaurant, and the location of the restaurant. If property is expanded or redeveloped, the fees will be reduced to reflect the number of vehicle trips generated by the previous use of the property.
The state of Washington requires that commercial spaces meet accessibility codes – if your building isn't up to code, you must make incremental upgrades to bring it into compliance.
Providing an accessible route of travel from the accessible parking stall into the building requires paved pathways of 2% slope or less, doorways 32 inches to 48 inches wide, and clear 36 inch-wide pathways inside the building. If customers are to order from a counter, a minimum 36-inch portion of the counter that is no higher than 36 inches is also required. Restrooms also need to be accessible.
Exhaust hoods are complex systems that are expensive to build and install. Ensure your building has (or can accommodate) the exhaust hood(s) you need, particularly if your menu depends on fried, grilled or broiled foods. The Spokane Fire Department will require a permit for the suppression system, and Spokane Regional Health will review the hood and its associated cooking equipment as well as the associated ventilation.
Type 1 exhaust outlets must extend through the roof of a building, which can be a problem in multi-story buildings. In certain situations, the Building Official can approve a system that terminates at a sidewall, but this comes with many limitations that might affect your menu and facility.
Review the manufacturer's information for each piece of commercial cooking equipment to determine recommended ventilation methods. The Development Services Center can help you determine whether Type I or Type II hood system(s) are necessary.
Grease Traps or Interceptors are Required for Most Restaurants
As part of the restaurant plan and plumbing review, the City of Spokane and Spokane Regional Health District will require a grease removal device in all new or remodeled restaurants that require a plumbing permit.
A licensed contractor can help you determine the correct size of grease interceptor, and install and maintain it.
Backups are Costly for Businesses
Fats, oils, and grease are found in common foods such as meat, fish, dairy, and sauces. Fats, oils, and grease can accumulate in your kitchen drains, privately owned side sewers, and the public sewer – which can result in a sewage backup into your business.
Be sure your proposed renovations will meet Spokane's Noise Ordinance
Are the electric, water, and gas capacities sufficient at your location – especially if you're adding new equipment or sprinklers? Check with these utility providers for guidance:
Does your building have asbestos, lead paint, or other health and safety concerns? Don't forget the additional time and cost these hazards could add to your construction.
The information in this guide is accurate as of July 2015. Always consult with the appropriate department or agency for current requirements.