Staff outlines Title 20 zoning revisions: council asks for maps, raises density and sign concerns

City staff presented a package of proposed amendments to Title 20 of the Puyallup zoning code and asked the council for policy direction on several items, including allowable uses and density limits in RMX and UCX zones.

Courtney Brunell, director of development and permitting services, said the ordinance would (1) update the zoning‑district list to match the recently adopted zoning map; (2) allow certain auto‑oriented uses such as vehicle sales and service in parts of the RMX zone to align with prior council direction; (3) permit standalone multifamily and townhouse developments in mixed‑use zones without requiring a commercial component; (4) consider raising density in RMX and UCX — staff presented three options: retain current caps, increase to about 50 dwelling units per acre, or remove the cap entirely (staff noted other code limits such as parking, setbacks and height would still constrain practical yield); (5) increase the allowed size and add a height limit for incidental private‑property signs exempt from permit requirements; and (6) clarify administrative appeal paths for preliminary site plan approvals in areas lacking a SEPA appeal route.

Deputy Mayor Johnson and other council members pressed staff for a map showing transit‑oriented development overlays before first reading, because reductions to parking requirements depend on whether sites fall within those overlays. Council member Gilliam and others asked how parking requirements would apply under higher densities; staff responded that minimum parking ratios remain tied to underlying uses and that state law changes may require future parking revisions. Council member Smallco noted market interest in RMX has historically focused on auto‑oriented uses, and asked whether the city has proactively marketed residential incentives in that corridor; staff said market demand has favored auto uses and that property ownership patterns may limit immediate residential conversions.

Brunell said the package is scheduled for a planning‑commission public hearing tomorrow, with a first reading before council tentatively set for June 2 and second reading on June 16. She emphasized the package is amendable before adoption and staff welcomed council direction on density caps, sign standards, and appeals procedure changes.

Council members also urged staff to look for administrative streamlining opportunities across permitting and review processes to reduce unpredictability for developers while maintaining appropriate oversight.