Puyallup Planning Commission Meeting – September 24, 2025

The City of Puyallup Planning Commission met on Wednesday, September 24, 2025, at 6:30 PM in the Council Chambers at City Hall. The meeting was called to order by Chair Kenya Jones-Lowell and adjourned at 9:21 PM. Commissioners present: Chair Jones-Lowell, Vice-Chair Marty Kiilsgaard, Commissioner David De Groot, Commissioner Greg Martin, Commissioner Kyle Landon, and Commissioner Tracy Taylor. Commissioner Art Seeley was excused. Staff present: Planning Manager Katie Baker, Senior Planner Kendall Wals, Administrative Clerk Yessenia Abarca. The meeting included a public hearing and deliberation on two major items: Co-Living Housing Code Amendments and the Critical Areas Ordinance Update.

Consent Calendar

• Approval of the Agenda: Motion by Commissioner De Groot, seconded by Commissioner Taylor, passed 6-0.
• Approval of Minutes (August 27, 2025): Motion by Commissioner Taylor, seconded by Commissioner De Groot, passed 6-0.

Public Comments & Testimony

• Steve Aldridge addressed the proposed setback changes in the Critical Areas Ordinance, arguing that increasing buffers from 30 feet to 100 feet would create impractical buffer zones and render many properties unbuildable. He questioned why the data used was incomplete and why property owners must bear the cost of hiring biologists to challenge stream classifications.

Discussion Items

Co-Living Housing Code Amendments (Public Hearing)

• Planning Manager Katie Baker presented revised regulations mandated by House Bill 1998, requiring co-living housing to be permitted on any parcel where at least six multifamily units are allowed, with a compliance deadline of December 31, 2025. Co-living units are typically ~150 sq. ft. with private kitchenettes and bathrooms, plus shared full kitchens. Proposed code amendments include sewer connection fees capped at 50% of dwelling unit charges, definitions, and development standards.
• The public hearing opened at 6:49 PM and closed at 6:51 PM with no public testimony.
• Commissioners discussed two main concerns:
  1. Definition of bathroom: Commissioner De Groot moved to include toilet, washbasin, and shower in the definition of a bathroom for co-living units. After discussion, the motion was amended to specify these features in the code text (not a separate definition). The motion passed 6-0.
  2. Shared kitchen ratio: Commissioner Taylor moved to reduce the ratio from 15 sleeping units per shared kitchen to 12, citing practicality and cost. The motion passed 6-0 despite some opposition.
• A concern about short-term rentals in co-living projects participating in affordable housing incentives was raised. Staff clarified that the city does not currently regulate short-term rentals and that imposing such restrictions may conflict with state law. The commission discussed options (including a formal letter to council) but decided to proceed with the code amendments and convey the concern via the staff report.

Critical Areas Ordinance Update – Deliberation

• Senior Planner Kendall Wals presented updates following the August 13 public hearing, including responses to WDFW comments and a new FAQ document. Consultant Claire Hoffman (Parametrix) explained that the proposed 100-foot minimum buffer is based on best available science for pollution removal, though literature supports larger buffers. The stream designation maps are based on data over ten years old.
• Commissioners expressed concerns about:
  • The lack of a transparent appeals process for stream designations.
  • The burden on property owners to conduct costly site-specific assessments.
  • The need for city support (e.g., an ombudsman) and potential incentives for successful disputes.
  • The reliance on outdated maps and the absence of a mechanism to incorporate new data.
• Commissioner Martin argued that the new development prohibition (increasing structural/impervious footprint) is fundamentally unfair to property owners who bought land under existing rules.
• Commissioner Landon noted that the city has already made concessions (buffer averaging, 25% reduction via application, 25-foot setback) and that no better alternative exists. Chair Jones-Lowell emphasized the need for community education and creative solutions beyond the code.
• After extensive discussion, a motion to defer action was made by Commissioner Taylor, seconded by Vice-Chair Kiilsgaard, to allow staff to produce updated maps and potentially hold a public open house. The motion passed 4-2 (Chair Jones-Lowell and Commissioner Landon opposed).

Key Outcomes

• Co-Living Housing Code Amendments: Approved with two amendments (bathroom definition and shared kitchen ratio) by a vote of 5-1 (Vice-Chair Kiilsgaard opposed). The recommendation will be forwarded to the City Council for the October 7 meeting.
• Critical Areas Ordinance Update: Deliberation deferred. Staff will prepare updated maps (clipping buffers to streets, showing structures) and consider holding a public open house before the next regular meeting. The item will return on October 22, 2025.
• Future Meetings: The October 8 meeting is canceled. The next regular meeting is October 22. Upcoming topics include updated critical areas maps, zone district updates, zoning map updates, subdivision updates (including unit lot subdivisions), and potentially clear and objective design standards.

Commissioner Comments

• Commissioner Taylor reported that J-Pod orcas returned to South Sound for the first time in over 50 years, south of the Tacoma Narrows Bridge.
• Chair Jones-Lowell encouraged attendance at the American Planning Association conference in Tacoma at the Hotel Murano, October 8-12, 2025.