Puyallup Planning Commission Meeting - August 13, 2025

The Puyallup Planning Commission met on August 13, 2025, at 6:30 PM in Council Chambers at City Hall. The meeting focused heavily on the proposed Critical Areas Ordinance (CAO) update, which included a public hearing with extensive citizen testimony. Commissioners also approved the agenda with an amendment to remove the Unit Lot Subdivisions item, deferred the Emergency Shelters and STEP Housing item to a future meeting, and discussed the CAO update without making a final recommendation, requesting additional information from staff.

Consent Calendar

• Approval of the Agenda: A motion by Vice-Chair Kiilsgaard, seconded by Commissioner Seeley, to approve the agenda with the removal of item 6b (Unit Lot Subdivisions - Code Amendment) passed 7-0.
• Approval of Minutes: A motion by Vice-Chair Kiilsgaard, seconded by Commissioner De Groot, to approve the July 23, 2025 minutes passed 7-0.

Public Comments & Testimony

Citizen Comments (before public hearing):

• Robin Ordonez expressed strong opposition to the proposed Critical Areas Ordinance, stating his entire 0.08-acre property on Deer Creek would fall within a 100-foot buffer despite an enclosed culvert and no significant water flow.
• Chris Taylor, whose property is within 100 feet of Silver Creek, urged the Commission to keep an open mind, suggesting common sense would prevail.

Public Hearing (CAO Update):

• Robin Ordonez reiterated frustration, noting his property is at the top of the basin with no fish and questioning the blanket 100-foot buffer.
• Donna Potter (Stone Gate) raised concerns about wetland buffers expanding from 50 to 100 feet, potentially affecting her home and other structures.
• Dan Valwalk, a septic designer with 44 years of experience, argued that fixed buffers do not account for soil variability and water behavior, emphasizing that a single number (e.g., 100 feet) is not appropriate for all environments.
• Sandy Monahan (Deer Creek) expressed concern about large alder trees falling during ice storms and damaging her fence.
• Jim Roberts (Silver Creek) asked what activities are permissible within a 100-foot buffer that would overlap his house and yard.
• Alfred Smith (15th Ave) raised concerns about water management and property value loss due to buffer restrictions.
• Kurt Mueller (36th St) expressed confusion, stating he has no visible creek on his property and questioned the location of Deer Creek.
• James Boucher (36th St) argued that the creek on his property does not meet characteristics of a fish-bearing stream (no water, no fish) and requested re-evaluation.
• Glenn Space (Fruitland area) said a 100-foot buffer on a dry, fish-bearing designated creek would go through his home and neighbors' homes.
• Torrance Stacy (Shaw Road) asked whether citizen questions would be answered and raised concerns about compensation or tax reductions for lost property use.
• Vera Glace (11th St SW, 47 years) complained about maintenance of Silver Creek, sediment accumulation, and dangerous city-planted cottonwood trees.
• Paul Rometsch (District 1) criticized property rights restrictions, argued they lead to traffic, service cuts, and higher taxes, and pointed out hypocrisy in city allowing road widening along creeks while restricting development.
• Lisa Hay (Deer Creek) asked about maintenance expectations for land along the creek under new ordinances.
• Kevin (name only) asked about compensation or tax reductions for decreased property value.
• Dan Nicks (District 2, 20 acres) noted that only residential areas seem affected by the proposed zones, while commercial areas (e.g., Absher apartments, Safeway) are not, calling it a "land grab."
• Jeff Kendall (21st St NW) expressed concern about a 225-foot buffer zone affecting 14 homes and demanded fair market value if buyouts occur.
• Lloyd Tebow (Deer Creek, 18 years) requested a clearer definition of "fish-bearing" as he has never seen fish in Deer Creek.
• Paul Wicklander (17th Ave SW) said an unnamed tributary on his property becomes a retention pond due to diversion of Silver Creek.
• Carrie Legal (9th St SW) asked about replacing fences and maintaining property within the buffer.
• Deborah Morehouse (9th St SW) emphasized that commissioners do not live in the affected areas and must consider the real impacts on citizens.
• Krista Rosebrook (27th Ave SE) questioned the classification of a supposed creek that is dry and not fish-bearing, urging reassessment.
• James Alfrand (5th Ave SW) stated Clarks Creek is heavily polluted and dead, with no fish, and should not be classified as fish-bearing until restoration occurs.

Discussion Items

• Critical Areas Ordinance (CAO) Update: Senior Planner Kendall Wals and Consultant Claire Hoffman (Parametrix) presented amendments to PMC Chapter 21.06. Key changes included stream buffer updates using a hybrid approach based on Washington Department of Fish and Wildlife (WDFW) recommendations: a minimum 100-foot buffer for all stream types, with larger buffers for specific reaches (e.g., Clarks Creek 225 feet, Puyallup River 231 feet, etc.). The update also addressed wetland buffers, mitigation sequencing, and new definitions. The data relied on older national/state hydraulic data, not field verification. Existing structures are not required to be removed; repairs are allowed. The Commission discussed concerns about stream classifications, buffer accuracy, and the need for a clear list of permitted uses within buffers. They requested a Q&A for residents, a fact sheet on buffer changes, clear definitions of water types, and language ensuring Right to Farm is not affected.
• Unit Lot Subdivisions: Removed from agenda as staff will package it with other Title 19 code amendments.
• Emergency Shelters, Transitional Housing, Emergency Housing, and Permanent Supportive Housing (STEP): Deferred to a future meeting on a motion by Commissioner Taylor, seconded by Vice-Chair Kiilsgaard, passed 7-0.
• Staff Report: Planning Manager Katie Baker highlighted challenges from state legislative deadlines and the delayed Comprehensive Plan adoption, stressing the need to process overdue code amendments to avoid applicant challenges. Commission feedback suggested considering non-traditional meeting times to add extra meetings.
• Commissioner Comments:
  • Commissioner Seeley thanked staff and noted much of the work is state-driven.
  • Commissioner Martin thanked attendees, noted internal discussions had addressed many concerns, and expressed worry about bureaucratic expansion and extending riparian zones without a cleanup plan.
  • Commissioner Landon thanked Chair Jones-Lowell for her contributions.
  • Chair Jones-Lowell reminded about the upcoming NPC 26 conference and the National Museum on Public Housing in Chicago.

Key Outcomes

• Critical Areas Ordinance Update: A motion by Chair Jones-Lowell, seconded by Commissioner De Groot, to include language from the WDFW comment letter in the proposed code amendments passed 5-2 (Commissioners Seeley and Martin opposed). No final recommendation was made; the Commission deferred action and directed staff to bring back more information, including a Q&A document, a fact sheet on buffer permissions, a table of buffer changes, clear water type definitions, and language protecting Right to Farm.
• STEP Housing: Deferred to a future meeting (motion passed 7-0).
• Unit Lot Subdivisions: Removed from the agenda (motion passed 7-0).
• Meeting Adjourned at 8:57 PM.