[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6289516,"mediaKeyId","2532332-c984be29b3a440eaea263ddb04bb7f97","parentId",2532332,"title","Fife planning commission holds public hearing on 2024 comprehensive plan update, schedules April recommendation","audioSeconds",2543,"startMs",187000,"endMs",2730000,"viewUrl","/Search/View?dp=1&key=2532332-c984be29b3a440eaea263ddb04bb7f97&start=187&end=2730","thumbnailUrl","https://assets.pipeline.soar.com/2532332-c984be29b3a440eaea263ddb04bb7f97/thumbnail_187000.jpg","articleUrl","/articles/6289516/Fife/Pierce-County/Washington/Fife-planning-commission-holds-public-hearing-on-2024-comprehensive-plan-update-schedules-April-recommendation","mediaUrl","https://secure.pipeline.soar.com/6289516-c011a23318c9dd011dc25a5c480468c0/orig.mp4?Expires=1771094190&Signature=XMPPfaivDEnd~HE0VZcip1FEFzXN39gad0czAE-x~8HeTEyI~yOoUo7irJUYRW1vHv74MEmgIlA3FjBm5JiMGJWwW6nNNFE5qu21SZFW6cUGzb2NT2wRAHnmvJpTzGiPyZWUOHtBBH0hlPeqheYtJ2DvsNZM3ySmlzqBpYD3YhPFxYKbEFzi2PCb0b1v3THik3iE21Z1HzWSmIMoR6aL-1IMVPVhxfV98WJcRN-zvPhLZPLgAmu-M2zR7cA5yZRPhInkCpNVh0MC04EoMHGaHIM7b37~gOf9v5rdCKz9w9NOVkPGDtIyfJ6F~uKJxkAixM~nwf9FyF8lVVEOgkxeww__&Key-Pair-Id=KUT5TJCACFTXG","author","Fife City, WA","date","2025-03-03T00:00:00Z","article","Director Chris Larson, the city’s planning director, presented the City of Fife’s 2024 periodic update to the comprehensive plan at the March 3 Planning Commission meeting and opened a public hearing on the package of amendments.

Larson said the periodic update, required by the Washington State Growth Management Act, replaces the previous document and reorganizes materials into 10 plan elements including a new environmental element, updated land-use and transportation material, a city-center subarea plan, housing, parks, economic development, and utilities and capital facilities. He told the commission there is no action tonight and that the Planning Commission will make its recommendation at the April 7 meeting with city council hearings beginning April 15 and final action currently scheduled for June 24.

Why it matters: the update sets Fife’s policy and regulatory framework for the next 20 years, guides zoning changes, and establishes a city-center development and planned action framework intended to streamline environmental review for qualifying projects around the future Sound Transit station.

Larson summarized public engagement since 2022: two citywide surveys, neighborhood meetings, focus groups, open houses, and more than 30 planning-commission meetings. He said staff reissued the comprehensive plan as a new document rather than patching the 1996 plan and moved data-heavy material into appendices to improve readability.

Major components presented

- Comprehensive plan elements: a new environmental element consolidates scattered policies and adds a climate-change vulnerability assessment, tree canopy and greenhouse-gas analyses. The land-use and city-center elements include a future land-use map and proposed new zoning districts to support transit-oriented development around the planned Sound Transit station.

- Zoning map amendments: staff proposed consolidating and “right-sizing” zones citywide, removing some legacy districts (including a neighborhood commercial designation in selected areas) and creating two new City Center zones (City Center North and City Center South) to implement the city-center vision. Larson said some areas would be rezoned to medium-density residential to meet regional and state housing targets.

- Municipal code changes: staff proposed updates tied to 2023 state legislation cited in the presentation (including changes described as “House Bill 13 37” and “House Bill 12 20” in the staff presentation) on accessory dwelling units, “step housing,” and other housing types; updates to parking, traffic analysis (Title 17.05), and electric-vehicle infrastructure; and administrative design-review standards for the city center.

- City center planned action ordinance: Larson described the planned action as a tool to evaluate cumulative environmental impacts in advance and to set mitigation and performance standards. He said the environmental-impact statement analyzed development limits that would qualify for the planned-action benefits: up to 1,249 net housing units, up to 1,015 net jobs (employment units) and a PM-peak-hour vehicle trip threshold of 1,697 trips. Larson said only developments consistent with the city-center land uses and the ordinance’s development limits would qualify.

Public hearing and next steps

The commission opened a public hearing to record public testimony. Dozens of residents, business owners and project representatives spoke for and against specific rezonings and code changes; the meeting record will be used by staff and commissioners before the April 7 recommendation. Larson said the city will review Department of Commerce and Puget Sound Regional Council comments, meet with relevant resource agencies, and return with a recommendation packet on April 7. Council-level hearings and ordinance readings are scheduled April through June.

Ending

Because there was no action at the March 3 meeting, the Planning Commission will vote on a recommendation at its April 7 meeting. The city’s timeline calls for council public hearing April 15, a study session May 20, first reading June 10 and council action June 24.","mediaType","Video","parentTitle","Planning Commission Meeting Mar. 3, 2025","oneSentenceSummary","Director Chris Larson, the city’s planning director, presented the City of Fife’s 2024 comprehensive plan periodic update and opened a public hearing; no action was taken and the planning commission will make a recommendation on April 7.","taxTitle","Fife, Pierce County, Washington","taxId",67891,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289511,"Firwood rezoning draws split between residents and developers over utilities, housing and industrial proposals",2014,1797000,3811000,"/Search/View?dp=1&key=2532332-c984be29b3a440eaea263ddb04bb7f97&start=1797&end=3811","https://assets.pipeline.soar.com/2532332-c984be29b3a440eaea263ddb04bb7f97/thumbnail_1797000.jpg","/articles/6289511/Fife/Pierce-County/Washington/Firwood-rezoning-draws-split-between-residents-and-developers-over-utilities-housing-and-industrial-proposals","https://secure.pipeline.soar.com/6289511-4010591031f193974942bb2a742a6385/orig.mp4?Expires=1771094190&Signature=ODgaQ5mCsjYtKwlHBiCDBDU3RIFT00ZRQFVd-IqWplNKA5u5uHZo4nSAbymjOwHiSWjLmhtIadCch6nOhNO-HxUX6P-0GtbTzbu1gXjH-qB8DGhhsqS5UqAnQayF7iennVEv8kswUz5IYblMR6VP2bBiZrXPx3Pot~nkhIWyvgmnEnTcgAaOfDV6XIsJNzBLnTI4K~mevrAJWCHG6~b7ErKGZPmltxydJwkvdrFTuWRxJdYOKjunc7kCRy9u6dZHOqKRdXZ09DzMXR22n9g5b0K2o2m6VoLiRNapXlWv3LKNNzyUia1Tl~vFeD1DxW~BsqgI7ZvwQygqcqaul86ASA__&Key-Pair-Id=KUT5TJCACFTXG","During the March 3 public hearing on Fife’s 2024 periodic update, the Firwood neighborhood became the most contested single topic, with residents, property owners and developers presenting sharply different proposals for the area’s future.

Residents urged the commission to keep Firwood residential. Several speakers said water and septic systems are failing, that well water is undrinkable and that sewer and potable-water access are prerequisites to any large-scale redevelopment. Bill Thomas, speaking on behalf of an estate in Firwood, said recent tests show water “a 9” on a 1–10 scale of potability and urged attention to water and sewer infrastructure before approving zoning changes.

Developers, landowners and their consultants asked the commission to approve industrial zoning or to adopt alternatives that mix industrial development with targeted housing. Tyler Litzenberger, who identified himself as a business owner with Vector Development Company and owner of about 20 acres along Freeman Road, described an amended proposal that would place industrial uses closer to Freeman Road while reserving buffers and adding net new housing and utility infrastructure that would benefit adjacent city-owned parcels.

The Pappay Group (Quinn Clawson) and other industrial proponents asked that portions of Firwood be zoned industrial to support truck-oriented and manufacturing uses adjacent to SR 167 and existing industrial areas. Quinn Clawson said Pappay’s plan would develop a machinery dealership and build a road extension (70th/70 Fourth) and related improvements.

A land-use representative appearing for Graham Trucking (senior planner Cheryl Ebsworth) asked the commission to retain industrial zoning for roughly 3 acres in the Benton Loop area, arguing that industrial designation matches the site’s proximity to SR 167, is consistent with the current comprehensive plan goals and avoids placing new residential uses next to a major freeway.

Residents and representatives highlighted the infrastructure gap in Firwood as the primary practical constraint. Several residents and their representatives said homes in the neighborhood rely on private wells and septic systems that they described as inadequate; speakers asked the city to secure sewer and potable water before approving rezonings that would alter residents’ options or increase density. Vector and other developers replied that utility extensions typically accompany private development and that a development-driven infrastructure strategy (or developer-provided latecomer agreements) is a common way to bring water and sewer to formerly unserved areas.

What was proposed

- Vector alternative: staff said Vector submitted a proposal to rezone about 54.5 acres from medium density residential to industrial adjacent to Freeman Road; Vector told the commission its plan would include utility improvements, some housing and opportunities for affordable housing as part of the project.

- Pappay alternative: Pappay submitted a proposal to rezone roughly 11.7 acres from community commercial to industrial in a portion of the Benton Loop area; Quinn Clawson said the company plans a machinery dealership and related industrial uses.

Implications and staff response

Director Chris Larson told commissioners that rezoning residential land to industrial would reduce residential capacity and increase job capacity, but he said the capacity analysis indicates the city would still meet its growth targets under the alternatives presented. Larson reiterated that an existing residence that becomes nonconforming under a rezone generally can continue indefinitely if the owner chooses; nonconforming uses are allowed to remain unless abandoned or changed, though expansion and redevelopment are limited by code.

Residents asked whether rezoning would trigger utility hookups and who would pay for water and sewer. Larson and other staff explained typical pathways: developer-funded extensions tied to private development, city-funded projects or local improvement districts, and latecomer agreements that allow developers to recoup costs from later connections.

Why it matters

Firwood sits amid existing industrial uses and SR 167; decisions about its zoning will shape whether the neighborhood remains residential, transitions to industrial, or becomes a mixed-use area with new infrastructure. Residents stressed public-health and quality-of-life concerns tied to water and sewage; developers argued the area’s proximity to freeway ramps and industrial nodes makes it more suitable for commercial and industrial investment and that development could finance needed utilities.

Ending

Planning commissioners heard competing written and oral proposals and said they would consider the alternatives before making a recommendation on April 7. Several speakers asked staff and commissioners to prioritize securing potable water and reliable sewer access for Firwood residents regardless of the final zoning choice.","Residents and developers clashed at the March 3 public hearing over Firwood’s proposed rezoning; residents cited undrinkable wells and failing septic systems, while developers proposed industrial conversions tied to utility extensions and new jobs.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289501,"McDonald’s owner warns proposed highway and station projects could displace long-standing Fife restaurant",5623,3150000,8773000,"/Search/View?dp=1&key=2532332-c984be29b3a440eaea263ddb04bb7f97&start=3150&end=8773","https://assets.pipeline.soar.com/2532332-c984be29b3a440eaea263ddb04bb7f97/thumbnail_3150000.jpg","/articles/6289501/Fife/Pierce-County/Washington/McDonalds-owner-warns-proposed-highway-and-station-projects-could-displace-long-standing-Fife-restaurant","https://secure.pipeline.soar.com/6289501-79806177c2c5373ccbf97fba87720833/orig.mp4?Expires=1771094190&Signature=D-ZAK9DDZh5EOingXb0eGetXCJj894tGPvxG6lonSlO91zqpwXuFa-Jq7dQi0jnuk-C3l6nOCKqah8Vvjxd7FMeiPycZvY8Vo8sV9KK-enBBkm5ihfKkoXYeX7u6~LCARAOrIs5n9upm6zeqeC7DKsi~RQMf2RC9hgkYU34nhoHFpOjkOh~1tidB3K~jpZYsdEkuUU5qaQeUN1shi7DpJDN~IU7W2kj~0B604DZR5KkhggFwp0IS~zbBN~5n2hE2LKL8FixYu6Ie0bnsGJvAPPTDZamPyYCTcPIOF09NEMeMl3dLbV643dEfZo0I3SLrwCT50c3U2FfhlqY1XCpAhg__&Key-Pair-Id=KUT5TJCACFTXG","William Cho, the owner of the McDonald’s franchise on 50 Fourth Avenue East, told the Planning Commission at the March 3 public hearing that the transportation-element changes and regional projects tied to the Sound Transit station analysis could result in the condemnation of his restaurant.

Cho said his restaurant has operated in the community for more than 40 years, employs more than 70 people and provides 24-hour service that he argued would be difficult to replace along the I‑5 corridor. He described a prior experience in Federal Way where Sound Transit threatened condemnation and said project adjustments ultimately allowed the restaurant to remain; he asked Fife staff and the commission to seek ways to avoid displacing long-standing local businesses or to provide reasonable relocation measures.

Director Chris Larson acknowledged the risk that interchange and corridor improvements—particularly the SR 167/50th corridor projects and the collector-distributor lanes discussed with WSDOT and Sound Transit—could affect businesses on the south side of the freeway, including the McDonald’s site. Larson said the city’s public-works team is coordinating on interchange improvements and that project-level design may determine whether particular parcels are affected; he did not offer a final determination at the hearing.

Why it matters

Transportation and station-area projects can require right-of-way changes that affect private businesses. Owners who face potential condemnation typically seek early coordination with agencies, alternatives to on-site replacement or compensation through statutory condemnation processes. Cho asked staff to seek options that preserve the restaurant site or provide reasonable alternatives.

Ending

Staff said public-works and project teams are reviewing alignments and that mitigation or property impacts will be part of the larger corridor project design and environmental review process; no decisions were made at the March 3 hearing.","William Cho, owner of the McDonald’s on 50 Fourth Avenue East, told the Planning Commission he fears interchange and Sound Transit-related projects could result in condemnation of his long-standing restaurant.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6289506,"Harry Smith residents oppose medium-density rezoning, cite lack of sidewalks and school safety",1764,3395000,5159000,"/Search/View?dp=1&key=2532332-c984be29b3a440eaea263ddb04bb7f97&start=3395&end=5159","https://assets.pipeline.soar.com/2532332-c984be29b3a440eaea263ddb04bb7f97/thumbnail_3395000.jpg","/articles/6289506/Fife/Pierce-County/Washington/Harry-Smith-residents-oppose-medium-density-rezoning-cite-lack-of-sidewalks-and-school-safety","https://secure.pipeline.soar.com/6289506-6ef2e3a2f0c3abccd69129bbfc224203/orig.mp4?Expires=1771094190&Signature=SSN5H9nYoONIcNp~e7OjHJeM0huBAerbpNYevd6-NJE3QFRntcvRa2MTw4pRApSGIdMcaApkPtG1TijAQxeh-5TlDFgiFZta483hCCC~W2xnQK8-52nS6Ua0yH9kVqIHaQzUKvtYN~PMTK4s2vHImCYIXSvWtf~1gvfUfH~eRcwByMmvkF-pQposFPPapcW~oxNr4~sSSPszcNVK1OzFBdpIC2qivs1~vk69TEsRPCJXDfm2qK-VSgQmL6lUErewFpVnrnOWe5kMiulKn1PHcqd68dnBJSMb2ZSjlCmDStsx91Hd2Kg3P4O8r-Qf2-QIsprIgdwatLGpjR41DxgULg__&Key-Pair-Id=KUT5TJCACFTXG","Multiple Harry Smith Road residents testified at the March 3 public hearing that they oppose a staff proposal to rezone parts of the neighborhood to medium-density residential.

Speakers said Harry Smith is a legacy single-family neighborhood with older homes, few sidewalks and limited infrastructure. James Woodsmall, Joe Lemieux and Glenn Stutzman — among several residents who said they gathered signatures — told the commission they oppose rezoning because it would threaten the existing neighborhood feel, increase traffic and create safety issues for children who walk to schools. Stutzman said he collected 23 signatures out of 27 houses on the block opposing the change.

Director Chris Larson responded that the medium-density residential zone allows a broader range of “middle housing” types (duplexes, triplexes, small multifamily), but he noted the zone’s density standard—10 dwelling units per acre—means a standard large residential lot typically supports three to four units, making a sixplex an unlikely outcome on most existing lots. Larson also reiterated that nonconforming residences generally are grandfathered and may remain if owners choose to stay.

Residents repeatedly raised sidewalk gaps along 20th Street and near Fife High School and asked how and when sidewalks and pedestrian crossings would be provided. Larson said the city has an active Twentieth Street corridor improvement project with grant funding that is designed to add sidewalks, mid-block crossings and a signalized intersection at 60th and Twentieth; he encouraged residents to continue participation in the process.

Why it matters

Rezoning decisions affect what owners can build on their property and the character of long-standing neighborhoods. Residents emphasized safety, the practical limits of local roads and schools’ capacity as important considerations; staff noted state law changes and regional transit proximity that drive some of the recommended medium-density designations.

Ending

The Planning Commission will review public testimony and staff analysis and is scheduled to vote on a recommendation April 7.","Dozens of Harry Smith Road residents told the Planning Commission they oppose proposed medium-density rezoning for their street, citing lack of sidewalks, school traffic, and infrastructure limits. Staff said medium-density rules allow more housing types but density math makes large sixplex development unlikely on typical lots.","actionData","errors"]

Article not found

Fife planning commission holds public hearing on 2024 comprehensive plan update, schedules April recommendation

Firwood rezoning draws split between residents and developers over utilities, housing and industrial proposals

McDonald’s owner warns proposed highway and station projects could displace long-standing Fife restaurant

Harry Smith residents oppose medium-density rezoning, cite lack of sidewalks and school safety