Puyallup Planning Commission Worksession - January 28, 2026: Design Review Standards Update and 2026 Work Plan

The Puyallup Planning Commission held a worksession on January 28, 2026, to discuss the proposed update to the Design Review Standards (PMC Ch. 20.26). Mayor Ned Witting provided opening comments on the city's code update backlog and urged expedited reviews. The commission also heard a staff report on the 2026 work plan and upcoming middle housing hearing.

Consent Calendar

• The agenda was amended to add Mayor's Comments after the approval of the minutes, then approved. The January 14, 2026 minutes were approved. Both motions passed 5-0.

Public Comments & Testimony

• No speakers appeared in person. An email comment from South Hill Mall was received and noted during the discussion. Staff indicated they will coordinate with the mall on their concerns.

Discussion Items

• Design Review Standards Update: Senior Planner Kendall Wals and consultant Bob Bengford (MAKERS Architecture and Urban Design) presented the draft update. Key aspects included:
  • Compliance with state HB 1293 requiring clear and objective design standards, with a focus on predictability and flexibility.
  • New block frontage types: storefront (Class A and B), landscape, mixed, and unspecified, mapped for downtown and South Hill.
  • Departure provisions allowing alternative compliance for specific standards.
  • Open space requirements: 10% of net floor area for dwelling units, with a 25% reduction for affordable housing units (80% AMI) and for small sites (under 20,000 sq ft, 4+ floors).
  • Through-block connection requirements for large developments, with maximum distances varying by zone (e.g., 250 ft in CBD core, 500 ft in CG).
  • Facade articulation intervals (e.g., every 30 ft in CBD), materials limitations in light of state SB 5571, and exemptions for historic properties.
  • Adaptive reuse incentives: Commissioners suggested a 50% reduction in open space requirements for existing building conversions, rather than the proposed 25%.
• Commissioners raised questions and concerns about:
  • Exemptions for facade changes under 25% (needed clarification).
  • Live/work versus work/live definitions and fire code implications.
  • Minimum width of weather protection departures (4 ft deemed too narrow).
  • Rationale for open space reductions for small sites versus affordable housing.
  • Inclusion of stormwater retention areas as shared outdoor recreational space (commissioner expressed doubts).
  • Spacing between buildings for privacy and solar access, and its proportionality to building height.
  • Rooftop deck accessibility and elevator height impacts in existing buildings.
• Staff Report: Planning Manager Katie Baker noted that she and the new director presented the 2026 work plan to city council. She proposed giving a similar presentation to the commission, but Commissioner Seeley suggested waiting until new commissioners join at the end of February. The next meeting on February 11 will include a public hearing on middle housing.

Key Outcomes

• No formal votes or decisions were taken; the worksession was for input and discussion.
• The commission directed staff to consider their feedback, including potential adaptive reuse incentives and adjustments to open space and departure provisions.
• Staff will coordinate with South Hill Mall on their emailed comments.
• At least three additional worksessions are planned, with a target public hearing around June 2026 for the entire design standards update package (including housekeeping amendments to EV infrastructure, wireless facilities, and permit streamlining).