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Fife presents 2024 periodic comprehensive‑plan update, city‑center zoning and planned‑action ordinance
Summary
City planners outlined a new comprehensive plan, city‑center zoning districts, many municipal code amendments (ADUs, middle housing, parking) and a planned‑action ordinance analyzing environmental impacts; staff and planning commission heard extensive public comment and will return with refinements for council adoption in June.
Fife planning staff gave a detailed walkthrough of the 2024 periodic comprehensive‑plan update, proposed zoning map amendments, development‑regulation changes and a city‑center planned‑action ordinance at the March 18 meeting.
Chris Larson, director of planning, said the periodic update package contains four main components: a new comprehensive plan with nine elements (land use, transportation, city center, housing, environment, parks, economic development, utilities/capital facilities and an introduction), amendments to municipal development regulations, a new zoning map (including two new city‑center zones) and adoption of a planned‑action ordinance to implement the city‑center environmental review.
Key points Larson presented: - Comprehensive plan: new city‑center and environment elements, growth targets consistent with Pierce County and Puget Sound Regional Council guidance, and policies to implement Sound Transit transit‑oriented development. - Zoning map changes: consolidation and removal of some older zones (neighborhood commercial, neighborhood residential, small‑lot residential); creation of City Center North and City Center South districts; rezones to medium density residential (MDR) in neighborhoods where middle‑housing capacity is intended; rightsizing of tribal trust property zoning; and a retail overlay to allow retail in select industrial parcels. - Development regulations: code changes to implement state laws cited by staff (examples referenced in the presentation included House Bill 1337 on accessory dwelling units and other middle‑housing bills), explicit allowances for middle‑housing types in MDR, updated parking rules tying parking to bedrooms, and clarified conditional‑use processes for larger multifamily projects. - City center planned action: staff described the planned‑action ordinance as a SEPA (State Environmental Policy Act) tool that designates qualifying land uses and development limits (preferred alternative environmental analysis covered a maximum net increase of 1,249 housing units and 1,015 jobs and a PM‑peak trip threshold of 1,695 trips). The ordinance includes exhibit mitigation and performance standards for natural environment, stormwater, transportation and public services.
Larson summarized neighborhood rezone highlights: Pacific Highway corridor adjustments, Benteen Loop and Firwood neighborhood options (including privately proposed industrial alternatives for parts of Firwood), Valley/50th corridor MDR rezones oriented to transit corridors, and restoration/open‑space rezones for parcels undergoing habitat restoration.
Larson and staff emphasized several items were intentionally deferred: impact fees, an expansion of the Multi‑Family Tax Exemption (MFTE) beyond a single property, and some Sound Transit‑specific station‑area design standards pending coordination with Sound Transit. He also noted the city will not adopt critical‑areas code changes in this packet and is coordinating separately with the Department of Fish and Wildlife on best‑available‑science updates for riparian buffers.
Public input: Larson said the March 3 planning commission hearing drew 34 speakers spanning ages 10–90 and covered concerns including the Firwood industrial proposals, Benton Loop rezone preferences, Harry Smith Road resident opposition to MDR rezoning, potential business displacement, nonconforming uses, and the city’s coordination with the Puyallup Tribe. Staff said they will supply a response document, track state and agency comments, and present a planning commission recommendation on April 7 with a council public hearing and adoption schedule leading to ordinances on June 10 and June 24.
Council members asked for additional detail on ADU size limits, the treatment of parking, the sequencing of infrastructure tied to Sound Transit, and how rezones affect growth‑target capacity; staff said they will provide clarifications, housing capacity calculations and updated materials ahead of the May 20 study session and the council public hearing.
No formal action was taken; staff requested direction and will return with the planning commission recommendation and edits.
