Puyallup Planning Commission Work Session - September 24, 2026

The Puyallup Planning Commission convened for a worksession on Phase 2 Zoning Code and Map Amendments (Package 6 of the DPS Work Plan). The session included a training on quasi-judicial land use decisions and presentations on proposed rezones for citywide areas, the Benaroya site, and Washington State Fair properties. The meeting lasted from 6:30 PM to 8:05 PM. (Note: Official meeting materials list the date as September 23, 2026.)

Consent Calendar

• Agenda amended to include training on quasi-judicial rezones and the Appearance of Fairness Doctrine, approved 7-0.
• September 9, 2026 minutes approved 7-0 with a typographical correction.

Public Comments & Testimony

• Tom Utterback, representing the Washington State Fair, expressed the Fair's full support for the proposed zoning package for its exterior properties. He emphasized the Fair's deliberative approach and collaborative efforts with staff, noting the Fair agreed to restrict the Silver Lot to employee parking to address prior Commission concerns about compatibility with adjacent residential uses.

Training on Quasi-Judicial Rezones and the Appearance of Fairness Doctrine

• City Attorney Joe Beck provided training on the distinction between quasi-judicial (site-specific) and legislative (area-wide) land use decisions. He outlined commissioner responsibilities, including impartiality, reliance on the public record, and restrictions on off-record communications, emphasizing that site-specific matters require acting in a judicial capacity.
• Development and Permitting Services Director Courtney Brunell clarified that Package 6 contains both quasi-judicial and legislative items. Site-specific items (requiring quasi-judicial process) include Fair properties, the Benaroya site, and Shaw Road parcels, as they involved property owner requests. Area-wide items (legislative), such as the LMX zone implementation, are driven by broader Comprehensive Plan policy.
• Commissioners sought clarity on the threshold distinguishing the two categories and expressed concern about evaluating site-specific rezones (e.g., Benaroya) while associated zone uses were still being finalized. Staff committed to clearly distinguishing classifications in future packets and acknowledged the current package combined them without clear delineation, causing confusion.

Discussion Items

• Phase 2 Zoning Map Amendments: Associate Planner Rachael Brown proposed rezones implementing the Limited Mixed Use (LMX) zone in neighborhood commercial areas, rezoning the frontage of the Benaroya site to Urban Center Mixed Use (UCX), and eliminating the Community Mixed Use (CMX), Limited Commercial (CL), and Professional Office (OP) zones. Commissioners requested clearer descriptions of zoning designations and a consolidated packet for the October 28 public hearing, noting the package was difficult to evaluate in separate components.
• Phase 2 Zoning Code Amendments: Brown reviewed changes to the LMX zone, limiting uses to neighborhood-compatible businesses and requiring an Administrative Conditional Use Permit (ACUP) for non-residential uses adjacent to residential zones. Manufacturing zone amendments include removing warehouse allowances and updating day care and residential standards for state law consistency. Staff clarified that height references would be reviewed for consistency and that restricted "senior and retirement housing" refers to age-restricted housing, not disability-related assisted living.
• Future Land Use Map and Comp Plan Amendments: Proposed establishing the Mixed Employment Business Park (MEBP) designation for the South Hill Business & Technology Center (Benaroya) and amending the River Road Corridor Plan to recognize the area as a key auto dealership corridor. Commissioner Washburn noted difficulty finding definitions for ME and MEBP on the city website.
• Fair Zoning and Fair Parking Overlay: Senior Planner Nabila Comstock proposed rezoning the Blue and Gold lots to UCX and parcels north of 9th Ave SW to Central Business District (CBD). Staff proposed expanding the Fair Parking Overlay to additional Fair-owned parcels, restricting the Silver Lot to employee parking, and allowing limited short-term RV stays (14-day max). Commissioners asked about the 750-vehicle threshold and long-term occupancy implications for the community. Staff noted the threshold applies to spring/fall Fair events and acknowledged the overlay language could be clarified for specificity. Questions regarding traffic control for large events were directed outside the scope of the zoning code.

Key Outcomes

• Next Steps: The full Package 6 will be presented for a public hearing before the Planning Commission on October 28, 2026, where the Commission will make a formal recommendation. The package will then move to the City Council in November and December for review and anticipated adoption by year-end.
• Staff Commitments: Staff committed to providing a more cohesive, complete packet before the public hearing, clarifying building height references, and fully distinguishing quasi-judicial and legislative items clearly in future meeting materials.
• Clarifications: The Fair's Silver Lot overlay will be explicitly limited to employee parking. RV stays on fair properties are limited to 14 days. Staff clarified that the LMX senior housing restriction applies by age, not disability.