Fife planners, residents spar over Firwood rezoning alternatives as developers propose industrial and mixed-use plans

FIFE, Wash. — City planning staff on Feb. 3 updated the Fife Planning Commission on proposed zoning changes across the city, focusing on the Firwood neighborhood where two outside proposals for rezoning arrived in November.

The update, led by Director Chris Larson of the Community Development Department, described staff’s preferred approach and summarized two alternatives submitted by developers: a roughly 11.7-acre industrial rezone offered by the Pape Group and a larger Vector Development Company proposal that would convert about 54 acres from industrial to medium-density residential. Larson said both alternatives arrived in mid-November and were reviewed by the City Council in November.

Why it matters: The city is conducting a periodic update of its comprehensive plan and zoning map to meet regional growth-management targets and new state housing laws. How the commission recommends rezoning Firwood could affect utility extensions, traffic, housing capacity and whether existing residents are able to remain in the neighborhood.

Staff synopsis and process

Director Chris Larson told commissioners the periodic update process has included outreach since 2022—surveys, neighborhood meetings and focus groups—and that the planning commission will make a recommendation April 7 before the City Council’s adoption process in April–June. Larson emphasized that the March 3 meeting will be the formal public hearing and that staff mailed notices to more than 2,000 property owners and residents identified as affected by proposed changes.

Developer proposals and key points

Quinn Clawson, director of real estate development for the Pape Group, described his company’s proposal as two parts: an east-side area where Pape plans a heavy-equipment dealership under a conditional-use framework, and a contiguous western stretch they are seeking to rezone to industrial. Clawson said proposed access would come primarily from an improved internal connector (40th/40 Fifth) and that the industrial zoning would “solidify the neighborhood” by concentrating truck access to defined routes. He said Pape is under contract for an adjacent parcel currently owned by Murray’s and that application materials for a conditional-use permit are being prepared.

Tyler Litzenberger, president and owner of Vector Development Company, said Vector’s alternative aims at a mixed-use approach to support both housing and industrial continuity. Litzenberger said Vector is investing in rebuilding Freeman Road and in associated utilities — “an investment in the city of Fife north of about $5,000,000 for infrastructure improvements” — and urged the commission to consider a mixed plan and allow more time for Vector to respond to staff questions.

Resident concerns and public comment

Residents and property representatives who spoke at the meeting urged different outcomes. Theresa Deesner, a Firwood resident, said she feared the neighborhood would “be surrounded by industrial” and lose its character. Don Hobbs, who lives off Freeman Road, opposed industrial rezoning and warned of displacement, saying many owners and renters purchased property as residential and would be affected if zoning changed.

Stephanie Lynch, a real-estate agent representing several Firwood owners who favor selling to Vector, asked commissioners to review Vector’s proposal closely, saying it addressed obstacles the city identified with making Firwood industrial and could help with housing and costly infrastructure improvements.

Technical and jurisdictional constraints

Larson and staff reminded the commission that the city cannot require property owners to extend utilities beyond what system design requires and that coordination with the Puyallup Tribe and other agencies will be necessary for stormwater and river outflows. Larson also noted the city’s intergovernmental obligations: "the city of Fife has an intergovernmental relationship with the tribe. We're required by the land claim settlement agreement to consult on land use actions," he said.

Next steps and public involvement

Larson said commissioners should review the written alternatives submitted by Pape and Vector (included in the packet) and identify additional information they need to make an informed April recommendation. Staff will accept written comments ahead of the March 3 public hearing; the commission may deliberate and vote on recommendations at its April 7 meeting. Larson suggested commissioners could vote on the larger comprehensive update separately from any Firwood-specific motions to avoid delaying the overall docket.

Ending

The planning commission did not take a formal vote on Firwood rezoning at the Feb. 3 meeting. Commissioners asked staff for clarifications and encouraged additional public comment and formal written submissions before the March public hearing.