Fife staff preview 2024 periodic update rezones; timeline set for public hearings and adoption

City planning staff on Feb. 11 provided council with an overview of the 2024 periodic update zoning work, describing proposed citywide rezones, key map changes and a schedule for public hearings and adoption tied to the periodic comprehensive-plan update.

Planning director Chris Larson and consulting staff said public engagement began in 2022 and the proposed rezonings have been developed with neighborhood input, analysis of housing capacity and state requirements. The presentation identified targeted rezones—not a blanket citywide rezoning—including the Benton Loop, Firwood neighborhood, City Center, Valley Avenue/50th corridor and other areas. Larson said the targeted approach responded to state and regional guidance on housing capacity and to neighborhood-specific concerns.

Major proposed changes described by staff: - Consolidation and renaming of residential zoning categories: the city will remove several legacy residential zone labels (including "small-lot residential" and "neighborhood residential") and rename single-family residential as "low density residential," with medium- and high-density residential retained as other tiers. - City Center zoning: the City Center area north and south of I‑5 will be relabeled "City Center North" and "City Center South" with City Center North intended for moderate density transit-oriented development and industrial uses phased out over time (Industrial uses within the new zone would be treated as legal nonconforming and could continue under current use but would not be newly allowed under the City Center rules). - Retail overlay expansion: an existing retail overlay south of 20th Street would be extended to a block northeast of Love’s to allow certain on-site retail uses (antique sales, automobiles, appliances and similar items) at specific industrial/auto-maintenance properties that currently cannot sell such goods on site under industrial zoning. - Benton Loop and WSDOT properties: staff proposed designating WSDOT restoration parcels as public open-space/restoration; staff said restored riparian areas built under WSDOT’s project would be deeded to the Puyallup Tribe when complete. - Radiance and several neighborhood corrections: Radiance and other planned-residential-development neighborhoods would move from a legacy "neighborhood residential" zone to medium-density residential to align zoning names with existing built patterns.

Staff discussed the Firwood neighborhood and the industrial alternative submitted by property owners; the topic remains active with multiple proposals submitted to planning staff and the planning commission. Staff said the planning commission will hold a public hearing March 3 and make a recommendation April 7. Council’s schedule includes a public hearing on April 15, a study session May 20, first reading June 10 and anticipated council action June 24.

Council members asked about outreach to property owners (staff said property owners and businesses in affected areas received a scoping letter in spring 2024 and DEIS/notice materials for the draft EIS mailing list), the practical effect of zone changes on individual lot sizes and uses (staff noted that many lots would remain constrained by lot size and development standards even if rezoned) and the status of specific businesses that contacted staff (Restaurant Depot had inquired; staff said they had discussed the grandfathering/"legal nonconforming" status that would allow existing industrial uses to continue).

Larson summarized timing and implementation: "Our goal is to have the zoning designations created and written and adopted with or shortly after the periodic update," he said. Staff said the planned-action ordinance could act as a gap measure to implement subarea planning where full zoning text has not yet been completed. The presentation closed with the next public-notice and hearing dates and a request for council direction on outreach and any policy changes.