Puyallup Planning Commission Worksession Summary – July 23, 2025

The Puyallup Planning Commission met on July 23, 2025, at 6:30 PM in Council Chambers at City Hall. The meeting covered two major worksession topics – unit lot subdivisions and co-living housing code amendments – along with a proposal for alternate commission members. The Commission approved the agenda and prior minutes, and voted to send a recommendation to City Council regarding alternate members.

Consent Calendar

• Approval of Agenda: Motion by Commissioner De Groot, seconded by Commissioner Seeley. Passed 6-0.
• Approval of Minutes (June 25, 2025): Motion by Commissioner Taylor, seconded by Commissioner De Groot. Passed 6-0.

Public Comments & Testimony

• No citizen comments were made.

Discussion Items

• Unit Lot Subdivisions – Code Amendment
  Senior Planner Chris Beale presented a draft ordinance to create a new chapter in Title 19 for unit lot subdivisions, largely based on the Department of Commerce model ordinance. Unit lots allow fee-simple ownership of individual units while the parent parcel's zoning governs overall development. Key discussion points included:

  • Whether the parent parcel must meet minimum zoning dimensions before unit lotting (Commission suggested further review).
  • Parking flexibility for accessory dwelling units (ADUs) and common areas.
  • Setbacks, fire separation, and property boundaries; need for clear maintenance agreements and HOA structures.
  • Notification protocols for purchasers (new July 2025 model ordinance provision).
  • The Commission requested a comprehensive review of items such as vacant land subdivisions, utility separation, and a “shopping list” of required maintenance agreement elements before advancing to a public hearing.

• Co-Living Housing Code Amendments
  Planning Manager Katie Baker presented amendments required by House Bill 1998, mandating co-living in zones allowing six or more units. Co-living units are small, lockable spaces with shared kitchens/amenities. Discussion included:

  • Short-term rentals: Commission expressed concern that co-living units could be used as short-term rentals, undermining affordability goals. Staff noted that citywide short-term rental regulations would be needed and recommended placing this on the future work plan.
  • Sewer connection charges: Proposed tiered charges of 0.5 ERU for the first unit and 0.375 ERU for subsequent units, consistent with state 50% cap.
  • Open space standards: Staff recommended reducing private open space to 50% of standard; some Commissioners argued for retaining full standards for livability and environmental reasons.
  • Bike parking: Staff suggested adopting Spokane’s unit-based standard (0.5 spaces per unit) rather than the current threshold-based approach.
  • Kitchen-to-unit ratio: The proposed one kitchen per 15 units was questioned as potentially excessive; Commissioner noted infrequent use of shared kitchens in Seattle examples.
  • Impact fees: Commissioners raised concerns about disparities between ADU fee reductions and lack of reductions for affordable apartments. Staff indicated this would be addressed in future transportation impact fee rate studies and comprehensive code updates.

• Other Business – Alternate Planning Commission Members
  Vice-Chair Kiilsgaard proposed a letter to City Council recommending a pre-qualified list of alternate candidates to fill vacancies quickly, rather than relying on annual recruitment. Commissioners supported the idea, noting it would reduce periods of unfilled seats. A motion to adopt the letter and send it to Council passed 6-0.

Key Outcomes

• Votes:
  • Agenda approved 6-0.
  • Minutes approved 6-0.
  • Motion to adopt and send the alternate commission members letter to City Council passed 6-0.
• Directives to Staff:
  • For unit lot subdivisions: staff will research issues raised (parent parcel standards, fire circulation, notification, maintenance templates) and bring a revised draft to a future work session before a public hearing.
  • For co-living: staff will incorporate direction on open space, kitchen ratios, and short-term rental concerns, and prepare a draft ordinance for a public hearing scheduled for August 13, 2025.
  • Staff will also prepare public hearings on the critical area ordinance for August 13.
• Next Steps: The next Planning Commission meeting is August 13, 2025, at 6:30 PM, featuring public hearings on the critical area ordinance, co-living amendments, and potentially a worksession on unit lot subdivisions or emergency housing. The Comprehensive Plan was approved by City Council on July 22, 2025.