Planning Commission Meeting - July 8, 2026

The Puyallup Planning Commission held a regular meeting on July 8, 2026, from 6:30 PM to 8:07 PM. The meeting included a public hearing on urban agriculture code amendments, a worksession on Phase 2 zoning code and map amendments, and a report on staff transitions.

Consent Calendar

• Approval of the Agenda – Motion by Vice Chair De Groot, seconded by Commissioner Barney; passed 7-0.
• Approval of Minutes (June 10, 2026) – Motion by Vice Chair De Groot, seconded by Commissioner Crosby; passed 7-0.

Public Comments & Testimony

• Rose Pettit Cowan (longtime resident, owner of a 0.25-acre urban farm) expressed concern about current code that prohibits agricultural activity on vacant lots without a residence. She is purchasing a 0.53-acre lot and plans to use it for an urban farm. She urged the Commission to change the ordinance to allow farming on vacant land not occupied by the owner, as long as the owner lives in the city.

Discussion Items

Public Hearing: Proposed Code Amendments – Urban Agriculture Uses in Single-family Residential Zones

• Staff Presentation: Code Compliance Officer Shane Pieren presented amendments to PMC Section 20.20.010. Key changes:
  • Allow urban agricultural activities on vacant sites (under 1 acre) if the owner resides within city limits and the activity is accessory to the owner’s residential use.
  • For sites over 1 acre: same standard, with allowance for large farm animals (cows, horses, etc.) on properties 1 acre or larger; small farm animals (goats, sheep) on 0.5–1 acre.
  • Clarified definitions: vacant site, accessory use, incidental sales.
• Commission Discussion: Questions focused on enforcement, potential abuse (noise, pests), and tracking ownership changes. Staff noted existing nuisance regulations and a complaint-driven process. Ownership information available through county records.
• Vote: Motion by Vice Chair De Groot, seconded by Commissioner Landon, to approve the amendments; passed 7-0.

Worksession: Phase 2 Zoning Code & Map Amendments (Package 6 of DPS Work Plan)

Senior Planner Kendall Wals presented policy direction from the June 30 City Council study session.

• Mixed Use Zones: Council confirmed elimination of the Shaw Pioneer Community Mixed Use (CMX) zone, applying Urban Corridor Mixed Use (UCX) to those areas. The Limited Mixed Use (LMX) zone will be revamped as a neighborhood commercial designation.
• Commercial and Office Professional Zones: Limited Commercial (CL) and Office Professional (OP) zones will be replaced by LMX.
• South Hill Business & Technology Center: Front portion to be rezoned UCX; property owner requests expanded uses in Business Park (MP) zone, including data centers, daycare centers, warehouse/distribution, contractor shops, equipment sales/rental, and multifamily residential. Commissioner comments expressed strong opposition to data centers, warehouse uses, and outdoor storage, citing traffic, environmental impacts, and incompatibility with surrounding area. Daycare and multifamily were supported; height allowance for residential was questioned.
• Fair Zone and Fair Parking Overlay: Washington State Fair requests updates to allow UCX and possibly Central Business District (CBD) as implementing zones for Fair-designated land. Staff proposed modifying the Fair Parking Overlay to broaden permitted uses and apply it to additional fair-owned parcels. Commission expressed caution about impacts on neighboring residential properties and requested more analysis.
• Single-family Residential Zones: Three options discussed: no change (keep RS10, RS8, RS6), consolidate to two zones (hybrid options), or go to one zone (RS6). Mixed feedback from council; this item postponed to early 2027 due to required public engagement and environmental review. Commissioners expressed divergent views: some favored retaining RS10 to preserve lot sizes, while others supported streamlining.

Worksession: Phase 2 Zoning Code Amendments – Chapter 20.31 Mixed Use (MX) Zones

• General MX Updates: Added definition for “craft manufacturing” (small-scale indoor processing, max 7,500 sq ft with commercial component), “live/work unit,” and “nightclub/live music venue” (prohibited in LMX). Adjusted lot coverage to building coverage, added middle housing in MX zones, allowed road service uses (car washes) in UCX within 500 ft of controlled-access highway.
• LMX Zone Specifics: Permitted uses include multifamily, co-living, middle housing, live/work. Prohibited uses include motor vehicle sales, drive-throughs, outdoor storage, taverns, nightclubs, hotels. Outdoor dining limited to 600 sq ft, 15-ft rear setback, 5-ft side setback, hours 7 AM–10 PM. Craft manufacturing limited to 5,000 sq ft (can increase via CUP to 10,000). No max density; height 40 ft, building coverage 50%. Required 15-ft dense landscape buffer adjoining low-density residential.
• Commission Questions: Clarified that road service uses in UCX do not include auto sales. Debate over “may” vs “shall” in affordable housing parking incentives – staff to clarify. Commissioners questioned the term “off-street parking bonus palette” (interpreted as optional reductions). Expressed concern that outdoor dining setback protections may be insufficient for neighboring residences. Staff noted that buffer requirements apply when adjacent to low-density residential.

Key Outcomes

• Adopted the Urban Agriculture Code Amendments (7-0).
• Direction to Staff: Continued work on Phase 2 MX zone amendments, with a target public hearing in October 2026. Single-family residential zone consolidation postponed to early 2027.
• Staff Transition: Senior Planner Kendall Wals announced her departure to the City of Sumner; Senior Planner Rachael Brown and newly promoted Planning Manager Chris Beale will serve as staff representatives moving forward.
• Commissioner Comments: Commissioner Crosby and others expressed concern about the lack of an infrastructure strategy to accompany increased density (goal of 60,000 residents by 2044). No formal action taken.