Puyallup Planning Commission Meeting – January 14, 2026

The Puyallup Planning Commission met on Wednesday, January 14, 2026, at 6:30 PM in the Council Chambers at City Hall. The meeting covered approval of the agenda and minutes, election of a new Vice-Chair, a public hearing on Phase 1 Zoning Map and Code Text Amendments, a worksession update on Middle Housing code amendments, staff reports, and commissioner comments. All actions were taken by unanimous or near-unanimous votes.

Consent Calendar

• Agenda Approval: Commissioner Seeley moved, seconded by Commissioner Taylor, to approve the agenda with the addition of an election of a new Vice-Chair after the minutes. Motion passed 5–0.
• Minutes Approval: Commissioner Taylor moved, seconded by Commissioner De Groot, to approve the December 10, 2025 minutes. Motion passed 4–1, with Chair Jones-Lowell opposing because the excused absence of a commissioner was not noted on the printout.

Election of New Vice-Chair

• Commissioner Seeley nominated Commissioner Taylor, citing her extensive knowledge and experience. Commissioner Landon seconded. The motion to appoint Commissioner Taylor as Vice-Chair for the remainder of the term (about three meetings) passed 5–0.

Public Comments & Testimony

• Kevin Hepner (property owner) spoke about the proposed zoning change affecting a property at the former Jason's restaurant site, where a signed lease with Quick Quack Car Wash exists. He emphasized timing issues: the proposed UCX mixed-use zoning would not allow the car wash, and the pre-application and entitlement process would push permits into 2027. He requested retaining the general commercial (CG) zoning to allow the development, noting the property is isolated near highways and a mixed-use development would be difficult.
• Brad Hoffman (speaking alongside Mr. Hepner) reiterated the timeline constraints, explaining that the entitlement process could extend into 2027, and requested retaining the current commercial use designation.

Public Hearing: Zoning Map (Phase 1) and Code Text Amendments

• Senior Planner Kendall Wals presented the proposed Phase 1 zoning map changes and code text amendments implementing the Comprehensive Plan update (adopted July 2025). Key items included public facilities zone adjustments, mixed-use (UCX) updates in the South Hill Regional Growth Center and South Meridian corridor, residential zone changes (RM10, RM20, RM Core), removal of the RS4 zone, and elimination of the Shaw Road/Pioneer overlay and the remnant design review overlay code (20.51). Staff recommended approval.
• The public hearing opened at 6:57 PM and closed at 7:04 PM. Kevin Hepner again highlighted the timing challenges under the proposed UCX zoning.
• Commission discussion raised concerns about prohibited uses in mixed-use zones, the removal of the Shaw Road/Pioneer overlay and its protections (e.g., gas station setbacks), and the appropriateness of mixed-use residential adjacent to highways. There was general support for postponing UCX zoning on the specific parcels until Phase 2, allowing time for collaboration with property owners.
• Option 2 motion: Vice-Chair Taylor moved, seconded by Commissioner De Groot, to postpone amending the zoning to UCX for the specific parcels (the Hepner properties) until Phase 2. Motion passed 6–0.
• Phase 1 approval: Vice-Chair Taylor moved, seconded by Commissioner Seeley, to approve Phase 1 of the Zoning Map and code text amendments as presented. Motion passed 6–0.

Worksession: Code Amendments – Middle Housing Update

• Planning Manager Katie Baker updated the Commission on middle housing code amendments required by House Bill (HB) 1110. Interim zoning measures were adopted last summer; permanent measures are needed. Following the December 2025 work session, no clear direction emerged, so staff will proceed with public engagement, including an informational video with PCTV explaining the legislative requirements and inviting feedback. A public hearing is planned for February, after which the Commission will make recommendations to the City Council. No motion was taken.

Staff Report

• Senior Planner Wals clarified Phase 2 items: a new neighborhood-serving commercial zoning designation, FAIR zone and FAIR parking overlay adjustments, single-family residential zone consolidation, mixed-use zoning applications in the Shaw/Pioneer area and a South Hill Regional Growth Center site from a private ownership request, manufacturing zone updates, and elimination of the mixed-use design review overlay. She also announced an upcoming work session on a significant overhaul of design review standards, merging three separate code documents into one chapter.

Commissioner Comments

• Commissioner Seeley lamented the departure of former Vice-Chair Kiilsgaard, expressed concerns about interim ADU limits versus larger apartment/townhouse projects, and criticized inconsistent lahar planning, particularly evacuation challenges on Shaw Road.
• Commissioner De Groot suggested donations to the Red Cross and Puyallup Food Bank after recent flooding.
• Commissioner Landon expressed interest in lahar risk planning and praised the city's clearing of the Riverwalk Trail after flooding.
• Vice-Chair Taylor suggested community education classes modeled after Pierce County's monthly land use, zoning, and permitting classes, offering to share a link with staff.
• Chair Jones-Lowell thanked Commissioner Kiilsgaard for his service, acknowledged flooding impacts in her neighborhood, and emphasized that planning conversations should be based on science and factual data.

Key Outcomes

• Approved agenda (5–0) with added Vice-Chair election.
• Approved December 10, 2025 minutes (4–1).
• Appointed Commissioner Taylor as Vice-Chair (5–0).
• Approved Option 2 to postpone UCX zoning for the specific Hepner parcels until Phase 2 (6–0).
• Approved Phase 1 Zoning Map and code text amendments (6–0).
• Staff will proceed with public engagement on middle housing and bring the item to a public hearing in February 2026.