Puyallup Planning Commission Meeting – September 9, 2026

The Puyallup Planning Commission met on September 9, 2026, at 6:30 PM in Council Chambers to continue work on Phase 2 of the zoning amendments implementing the 2025 Comprehensive Plan. All six commissioners were present (Commissioner Greg Martin excused). The meeting adjourned at 7:30 PM. The session focused on zoning map changes, code amendments, and future land use map updates, with extensive discussion on neighborhood commercial designations, the River Road corridor, and infrastructure needs.

Consent Calendar

• Agenda approved by motion (Crosby/Barney), passed 6-0.
• Minutes of August 12, 2026 approved by motion (De Groot/Landon), passed 6-0.

Public Comments & Testimony

• No public comments were offered in person, online, or submitted in writing.

Discussion Items

• Phase 2 Zoning Map Amendments (Package 6 of DPS Work Plan): Associate Planner Rachael Brown presented proposed rezones to implement the Comprehensive Plan, including rezoning areas to Limited Mixed Use (LMX), adjusting the Shaw Pioneer area, rezoning the South Hill Business and Technology Park, eliminating CL and OP zones, rezoning Western Washington Fair parcels, and adjusting the fair parking overlay. New changes since July 8 included rezoning three existing neighborhood businesses to LMX, rezoning several parcels along 3rd/2nd Street SE to single-family RS6 instead of LMX, and rezoning two utility parcels to Public Facility instead of UCX. Commissioners questioned the RS6 designation for downtown-adjacent parcels; Planning Manager Chris Beale noted lack of development interest and lot constraints (lots ~4,900–5,000 sq ft) favored LDR over LMX to avoid non-conforming status for existing homes.
• Phase 2 Zoning Code Amendments – Chapters 20.31 (MX), 20.35 (M), 20.30 (C), and 20.15 (Definitions): Brown presented amendments to update use allowances, simplify development standards, and align with state law. Key changes included: retooling LMX as a neighborhood commercial zone, allowing car dealerships in River Road MX zone per council direction, eliminating CMX zone, updating manufacturing uses (including warehousing at property owner request), adding fencing standards, and new definitions (live-work units, nightclubs, vape shops, etc.). Commissioner Landon expressed concern about warehouse and distribution uses in the Business Park (MP) zone, noting truck traffic and paved surfaces; Vice-Chair De Groot and Chair Taylor also echoed unease. Commissioner Landon proposed limiting data center square footage to match existing uses—staff clarified data centers were not part of the current proposal after earlier council discussion. Discussion also covered density maximums in UCX: Brown and Beale explained that parking requirements and lot coverage (65%) effectively cap density despite maximum height of 75 feet. Commissioner De Groot questioned the removal of height bonuses for structured parking; staff confirmed the bonus was being deleted to simplify height allowances in UCX and RMX.
• Phase 2 Future Land Use Map Amendments, Land Use Element Text, and River Road Corridor Plan Text: Brown outlined three major changes: creating a new Mixed Employment Business Park (ME-BP) designation for the South Hill site; reverting a parcel at 15th & Meridian from MUC to CG per owner preference; and harmonizing FLU maps to match LMX rezonings. Text amendments included referencing the River Road corridor as an “important auto dealership corridor” per council direction. Commissioners expressed mixed views: Chair Taylor strongly opposed highlighting dealerships at a main city entry, while Commissioner Washburn recalled the area’s historic car-buying reputation. Vice-Chair De Groot suggested differentiating Meridian from River Road to focus dealerships on the latter. Beale clarified the amendments aim to align existing regulations with council decisions without discarding the mixed-use vision. No boundary changes were proposed.

Key Outcomes

• Votes & Decisions: No formal votes were taken on the amendments; the worksession was for discussion and direction. Staff will incorporate commissioner feedback (particularly on warehouse allowances and data center limits) into the September 23 package.
• Schedule & Next Steps: The next Planning Commission meeting is September 23, 2026 for final review of all amendments. A public hearing is set for October 28, 2026, at which the Commission will forward a recommendation to City Council for final adoption in November and December 2026. Council has only one meeting in December, making the timeline tight.
• Public Outreach Update: Staff sent rezone notification letters to 97 parcels (covering all subject properties) with a table showing current and proposed zoning. Only 3–4 property owners called, and feedback was largely positive. A second outreach phase will mail informational flyers to properties within 500 feet of LMX rezone sites, including a survey. A broader mailing and neighborhood signs with QR codes will precede the October 28 hearing.
• Commissioner Comments: Commissioner Crosby inquired about a transportation infrastructure presentation from City Engineer Hans Hunger; Beale confirmed it will occur after the zoning amendments are completed. Vice-Chair De Groot urged prioritizing transportation improvements on the east side of Meridian, especially Shaw Road, noting no alternative routes exist. Chair Taylor announced community events: Meeker Mansion Cider Squeeze (September 19) and Dolly Day by the Main Street Association (September 25).