Puyallup Planning Commission Meeting - November 12, 2025

The Planning Commission convened on November 12, 2025, from 6:30 PM to 8:41 PM. The meeting included citizen comments, deliberation on the Critical Areas Ordinance (CAO) update, and a worksession on Title 19 (Plats and Subdivisions) code updates. Commissioners voted 3-2 to recommend the CAO update with stream buffer Option C, and discussed Title 19 amendments prior to a future public hearing.

Consent Calendar

• Approved the agenda (4-0).
• Approved the October 22, 2025 minutes (5-0).

Public Comments & Testimony

• Steve Alldridge (UGA resident) voiced strong opposition to the critical areas ordinance update. He argued the changes were mostly cosmetic, ignored UGA resident concerns, and imposed arbitrary setback requirements at the request of Washington Department of Fish and Wildlife without legal obligation. He claimed the plan amounts to taking property without compensation and urged the Commission to maintain existing setbacks and remove UGA areas from city maps. The Commission voted 5-0 to suspend rules and grant him an additional three minutes to speak.

Discussion Items

Critical Areas Ordinance Update – Deliberation Part 2

• Senior Planner Kendall Wals and Parametrix consultant Claire Hoffmann presented updates to the Critical Areas Ordinance (CAO). The process included a public hearing on August 13, addressing WDFW comments, revising stream buffer maps, and developing alternatives.
• Stream Buffer Options:
  • Option A: 150-foot buffer for shoreline (Type S) streams, except segments of Clarks Creek and Puyallup River with expanded buffers based on riparian management zones (RMZs); 100-foot for fish-bearing (Type F) streams (some segments expanded); 100-foot for non-fish-bearing (Type N) streams; RMZs for city parks.
  • Option B: Mid-tier option with standardized rounder numbers (e.g., 200-foot instead of 225/202 for certain segments).
  • Option C: Standard buffers: 150-foot for Type S, 100-foot for both Type F and Type N; no expanded buffers; RMZs for city parks.
• Commission Discussion:
  • Commissioners debated whether the 150-foot buffer for the Puyallup River is mandatory or a recommendation. Staff noted existing CAO has 150-foot for shorelines.
  • Some commissioners emphasized buffer quality over width, citing research that the first 100 feet provides most water quality benefits. Others expressed concern about rigid regulations without flexibility, especially for seasonal non-fish-bearing streams, and the need for accurate stream classification.
  • Concerns about impacts on property owners, particularly near Clarks Creek, Silver Creek, Wildwood Creek, and West Branch of Deer Creek.
  • Discussion about the city’s ability to verify stream classifications – currently no biologist on staff due to budget constraints. Commissioners suggested hiring a consultant or biologist, but staff indicated limited resources.
• Vote: Commissioner De Groot motioned to approve the Critical Areas Ordinance and accept Option C for stream buffers. Seconded by Commissioner Martin. Motion passed 3-2 (Chair Jones-Lowell and Commissioner Landon opposed).

Title 19 (Plats and Subdivisions) – Code Updates

• Senior Planner Chris Beale presented proposed amendments to align city regulations with recent state legislation (HB 1096, SB 5290).
• Key Proposed Changes:
  • Increase short plat threshold from 4 to 9 lots; major plats from 5+ to 10+ lots.
  • Require a preliminary and final process for short plats (previously no improvements required before recording).
  • Allow administrative (director) approval for final plats and binding site plans.
  • Add notification requirements for all short plats to enhance transparency.
  • Add optional process under state law for administrative review of preliminary major plats unless a public hearing is requested.
  • Incorporate residential lot splits (HB 1096) – a streamlined two-lot split process, minimum lot size, no appeal allowed.
  • Update unit lot subdivision provisions, removing earlier draft requirements for full site plans and single-dwelling-per-lot to avoid complications.
  • Clarify maintenance responsibilities in CC&Rs for nuisance prevention.
  • Reorganize and clean up code sections, including definitions.
  • For design standards: emphasize pedestrian connections as public right-of-way rather than easements to avoid HOA conflicts; add traffic calming provisions for new street connections; adjust tree planting standards.
• Commission Discussion: Commissioners asked about benefits of increasing short plat limits (efficiency for housing), pedestrian connectivity (public right-of-way preferred), traffic calming (proactive vs. reactive), and tree planting strip widths (city standards now require 4.5-6 feet minimum). Concerns about notification for residential lot splits despite no appeal allowed; staff noted comments can still improve development conditions. Commissioners generally supported the updates but want to schedule a public hearing for community input.

Key Outcomes

• Critical Areas Ordinance: The Commission voted 3-2 to recommend the Critical Areas Ordinance update with stream buffer Option C to the City Council. A public open house will be held after the recommendation.
• Title 19 Update: No vote was taken; the Commission agreed to hold a public hearing at a future meeting to gather community feedback before finalizing the proposed amendments.
• Next Steps: The next Planning Commission meeting in December will focus on code-related topics. Commissioners were reminded to inform staff of early holiday travel to ensure a quorum.