Puyallup Planning Commission Work Session on Zoning Code and Map Updates – April 22, 2026

The Puyallup Planning Commission held a work session on April 22, 2026, primarily focused on two work session topics: Phase 2 Zoning Map & Code Policy Direction (Package 6 of the DPS Work Plan) and Phase 1 Zoning – Housekeeping Amendments (Package 2). The meeting began at 6:30 PM and adjourned at 8:10 PM. No public comments were submitted or presented. The commission discussed policy direction from the City Council regarding mixed-use and commercial zones, as well as a package of code amendments for a future public hearing. Commissioner Katie Baker announced her departure after 18 years of service.

Consent Calendar

• Approval of the agenda (motion passed 6–0, with Commissioner Landon arriving later at 6:32 PM).
• Approval of the March 11, 2026 minutes (motion passed 6–0).

Discussion Items

• Phase 2 Zoning Map & Code Policy Direction (Package 6): Senior Planner Kendall Wals presented an overview of proposed changes to mixed-use (MX) and commercial (C) zones. Key elements included:

  • Potential elimination of the Community Mixed Use (CMX) zone near Shaw/Pioneer (rezoning to UCX) and removal of the Limited Commercial (CL) zone (rezoning to LMX).
  • For the River Road Mixed Use (RMX) zone, a policy question on whether to allow additional road service uses (e.g., auto sales) and whether to modify the River Road Corridor Plan. The City Council supported Option 2: revise the corridor plan and amend RMX zoning to allow auto-oriented uses while retaining mixed-use potential. Council also expressed general support for increased density and height flexibility, though one council member raised concerns about displacement of renters and small businesses.
  • Commissioners expressed varied positions. Vice-Chair De Groot, Commissioner Washburn, and others opposed allowing more auto-oriented uses, arguing the gateway should prioritize pedestrian-friendly development and public art. Commissioner Crosby questioned whether the city could handle additional traffic, especially on Shaw Road, and noted that infrastructure improvements lag. Commissioner Martin highlighted the need to watch council discussions on Lahar hazards and middle housing.
  • The discussion also touched on the Shaw/Pioneer area: commissioners raised concerns about traffic congestion, evacuation routes, and the balance between developer interests and community needs.

• Phase 1 Zoning – Housekeeping Amendments (Package 2): Planning Manager Katie Baker presented a series of code amendments intended for a public hearing on May 13, 2026. Proposed amendments included:

  • Updating the zoning title to reflect current zone designations.
  • Allowing stand-alone residential in mixed-use zones (to address nonconforming uses after recent rezones, especially along South Meridian).
  • Amending use regulations to permit motor vehicle sales in the RMX and CCX zones (based on council direction). Commissioner Landon and others opposed this change, stating it undermines the corridor plan's goals and feels developer-driven rather than community-driven.
  • Increasing maximum density in RMX and UCX zones (council strongly supported this, potentially removing unit caps and relying on height, setbacks, lot coverage, and FAR). Commissioners expressed concerns about density increases in the Lahar hazard zone and about equity—long-term homeowners being restricted while outside developers maximize land value (Commissioner Washburn).
  • Restoring an exemption for small directional signs (up to 6 square feet) on private property.
  • Revising the preliminary site plan appeal process to allow formal appeals of conditions, rather than only appeals of CEQA determinations.

• Staff Report & Commissioner Comments:

  • Senior Planner Kendall Wals previewed the May 13 meeting agenda: public hearing on housekeeping code amendments, discussion of consistency code cleanup, and single-family zone consolidation.
  • Katie Baker announced her final meeting after 18 years; she is moving to the City of Sumner. Commissioners thanked her.
  • Commissioner Barney raised a resident's concern about train whistles at night and requested staff look into quieter alternatives.
  • Commissioner Crosby urged that infrastructure improvements (especially on Shaw Road) keep pace with development approvals.
  • Commissioner Martin encouraged watching the April 14 City Council meeting on middle housing and the March 24 meeting on Lahar risks.
  • Commissioner Washburn criticized what she called a two-tier socioeconomic system in land use regulation, stating that outside developers are allowed to maximize profits while long-term residents are restricted, and that regulations are applied inconsistently.
  • Vice-Chair De Groot promoted the Puyallup Farmers Market and Chair Taylor promoted the Pierce County Master Gardeners plant sale.

Key Outcomes

• No formal votes were taken on substantive items; this was a work session.
• The Phase 1 housekeeping code amendments will proceed to a public hearing on May 13, 2026, followed by a Planning Commission recommendation to the City Council (with possible individual amendments considered and voted on).
• Staff will incorporate council feedback and draft specific language for the density increase, stand-alone residential, and auto sales provisions before the May 13 hearing.
• The Phase 2 zoning map and code work will continue with council policy direction (support for Option 2 on RMX, rezoning CMX to UCX, and removing CL zone). Further discussions on single-family zone consolidation and consistency code updates are scheduled for future meetings.
• Staff will provide an update on Shaw Road improvement plans and look into train whistle alternatives.