Planning Commission

PLANNING COMMISSION MEETING AGENDA July 14, 2026 6:30 PM Civic Center The Granite Falls Planning Commission will hold its meeting in person. A Zoom link may be requested by contacting the City Clerk by email: Darla.Wilkins@ci.granite-falls.wa.us, no later than 3:00 PM on the day of the meeting. Virtual access is provided for listening purposes only. Public comment will not be accepted via Zoom. City residents who wish to provide comment may email the City Clerk with their name, address, and the message they would like to have read into the record. 1. CALL TO ORDER 2. FLAG SALUTE 3. ROLL CALL 4. APPROVAL OF MINUTES 4.A. Approval of June 9, 2026 Minutes 5. NEW BUSINESS 5.A. Discussion - Planned Residential Development Standards 6. CURRENT BUSINESS 7. CORRESPONDENCE 8. ADJOURNMENT The City of Granite Falls strives to provide access and services to all members of the public. Page 1 of 13  PLANNING COMMISSION AGENDA BILL Subject: Approval of June 9, 2026 Minutes Originating Dept.: City Clerk Action Recommended: Motion to approve Approval(s): Approve the Minutes of June 9, 2026. City Clerk Meeting Date: July 14, 2026 Date Submitted: 6/9/2026 Exhibit(s): 1. 06-09-2026 Minutes Budgeted Amount: BARS Code: Summary Statement: The attached minutes are from the meeting of June 9, 2026 Background: Recommended Motion: 1) Motion to approve the minutes of June 9, 2026. Page 2 of 13  PLANNING COMMISSION MEETING MINUTES June 9, 2026 6:30 PM Civic Center Planning Chair/Commissioner Frederick Cruger Commission Commissioner Scott Morrison Commissioner Laura Houk Members Absent Commissioner Jude Anderson City Staff City Clerk Darla Wilkins Planning Director Amy Hess Consultants 1. CALL TO ORDER Chair/Commissioner Frederick Cruger called the meeting to order at 6:30 PM. 2. FLAG SALUTE Chair/Commissioner Frederick Cruger led the Planning Commission, Staff and Audience in the Pledge of Allegiance to the flag. 3. ROLL CALL Chair/Commissioner Frederick Cruger verbally called out each of the Planning Commissioner's names. City Clerk Darla Wilkins took note of the meeting attendance. 4. APPROVAL OF MINUTES 4.A. Approval of May 19, 2026 Minutes MOTION: Motion to approve the Minutes of May 19, 2026. Page 3 of 13  MOVER: Planning Commissioner Laura Houk SECONDER: Planning Commissioner Scott Morrison AYES: Chair/Planning Commissioner Frederick Cruger, Planning Commissioner Scott Morrison, Planning Commissioner Laura Houk NAYS: None RESULT: Passed 5. NEW BUSINESS 5.A. Public Hearing at 6:30 PM or soon after on Title 19 and Title 21 amendments MOTION: Motion to open the public hearing. MOVER: Planning Commissioner Scott Morrison SECONDER: Planning Commissioner Laura Houk AYES: Chair/Planning Commissioner Frederick Cruger, Planning Commissioner Scott Morrison, Planning Commissioner Laura Houk NAYS: None RESULT: Passed Planning Director Amy Hess reviewed a summary of these proposed amendments which included discussion on the following: • Purpose of the public hearing • SEPA Determination • Department of Commerce Review (expedited) • Planning Commission Workshopped dated of review April 14, • 2026 and May 19, 2026 No one submitted comments ahead of the hearing deadline, and no one in the audience chose to speak during the public comment portion. MOTION: Motion to close the public hearing. Page 4 of 13  MOVER: Planning Commissioner Laura Houk SECONDER: Planning Commissioner Scott Morrison AYES: Chair/Planning Commissioner Frederick Cruger, Planning Commissioner Scott Morrison, Planning Commissioner Laura Houk NAYS: None RESULT: Passed MOTION: Motion to approve the proposed amendments as presented and forwarded to City Council for consideration and adoption by ordinance. MOVER: Planning Commissioner Laura Houk SECONDER: Planning Commissioner Scott Morrison AYES: Chair/Planning Commissioner Frederick Cruger, Planning Commissioner Scott Morrison, Planning Commissioner Laura Houk NAYS: None RESULT: Passed 5.B. Discussion - Planned Residential Development (PRD) Planning Director Amy Hess had an initial discussion on what Planned Residential Developments (PRDs) and how they differ from traditional subdivisions. This discussion is intended to be the first conversation in what will ultimately result in an overhaul of the existing PRD code. This work session discussion was educational, with specific standards and code amendments as well as general discussion regarding potential PRD standards. 6. CURRENT BUSINESS There were no Current Business items for this agenda. 7. CORRESPONDENCE Chair/Commissioner Frederick Cruger mentioned the 5K run that will be on July 4th. Special time-period signs will be posted along the route that talk about what was going on in the US, and what was going on in Granite Falls during that time. Page 5 of 13 8. ADJOURNMENT With no further business to come before the Planning Commission, the meeting was adjourned at 6:58 PM. Page 6 of 13  PLANNING COMMISSION AGENDA BILL Subject: Discussion - Planned Residential Originating Dept.: Planning Department Development Standards Approval(s): Action Recommended: Meeting Date: July 14, 2026 Date Submitted: Exhibit(s): 1. Item 5.A Memo Budgeted Amount: BARS Code: Summary Statement: Follow-up discussion on proposed PRD standards. Background: Recommended Motion: Page 7 of 13 PLANNING COMMISSION MEMO To: Planning Commissioners From: Amy Hess, Community Development Director Date: July 14, 2026 Item 7.A. Planned Residential Development Standards These standards balance flexibility for developers with improved neighborhood quality by preserving substantial open space, requiring meaningful community amenities, and allowing modest increases in residential density under existing zoning regulations in exchange for improvements that provide a public benefit. The proposed approach encourages better site design without dramatically increasing development intensity or adversely a*ecting surrounding properties. Recommended Development Standards Standard Recommendation Increase of up to 120% of the maximum allowable by the underlying Maximum Density zoning (up to 7.2 du/acre). Only achievable with application of density incentives. Zone Allowable in R-9,600 zone only. Minimum of 20% of the net site area dedicated as permanent common open space. Minimum Common 35% of the open space shall be active open space (see definition Open Space below), remaining 65% can be passive (see definition below). Environmentally constrained lands may count for up to 30% of required passive open space. Page 8 of 13 Standard Recommendation Open Space Open space and amenities shall be centrally located and accessible Development to all residents. Retention of existing natural features for use as open Standards space is encouraged. Common open space shall be owned and maintained by a Open Space homeowners' association, land trust, or other approved entity Ownership through recorded maintenance agreements. One large recreational amenity or two small recreational amenities Minimum Number per quarter acre of active open space. of Amenities One small recreational amenity per one quarter acre of passive open space. Commercial grade benches or picnic tables (benches equal one-half Eligible Small small amenity); ½ sport court, tot lot with small playground Amenities equipment; or other similar amenities. Full multipurpose sport court; soccer, baseball or similar fields; Eligible Large clubhouse; tot lot with large playground equipment; gazebo; or other Amenities similar amenities. Lot Size Reduction Minimum lot size may be reduced to 6,000 square feet. Lot Width Minimum lot width may be reduced to 50 feet. Reduction Front yard setbacks may be reduced to 10 feet, provided garages are setback at least 20 feet. Setback Flexibility Rear yard setbacks are 10 feet, side yard are 5 feet, except on corner lots, the side street frontage setback shall be 10 feet. Internal pedestrian connections shall link residential areas with all common open spaces and amenities. Sidewalk connections to Connectivity adjacent developments and public streets should be provided where feasible. Page 9 of 13 Standard Recommendation Required open space and amenities shall be constructed Phasing proportionately with residential development and completed before the final phase receives occupancy approval. Proposed Residential Density Incentives Benefit Recommended Density Incentive A*ordable Housing 1 bonus unit for each qualifying a*ordable dwelling unit, up to a maximum of 12 bonus units Benefit units consisting of rental per development. housing permanently priced to serve nonelderly low-income households (i.e., no greater than 30 percent of gross household net worth at or below 50 percent of Snohomish County median income, adjusted for household size). A covenant on the site that specifies the income level being served, rent levels and requirements for reporting to the city shall be recorded at final approval. A*ordable Senior Housing 1 bonus unit for each qualifying a*ordable senior dwelling unit, up to a maximum of 16 bonus units Benefit units consisting of rental per development. housing designed and permanently priced to serve low-income senior citizens (i.e., no greater than 30 percent of gross household net worth for one- or two-person households, one member of which is 62 years of age or older, with incomes at or below 50 percent of Page 10 of 13 Snohomish County median income, adjusted for household size). A covenant on the site that specifies the income level being served, rent levels and requirements for reporting to the city of Granite Falls shall be recorded at final approval. Public Facility Land Dedication 5 bonus units or lots per usable acre of land dedicated, or 5 bonus units per one-quarter mile Dedication of public facilities site or trail of trail right-of-way dedicated exceeding the right-of-way meeting city of Granite Falls minimum requirements outlined in other sections or agency location and size standards of this title. for the proposed facility type. Trail Improvements 1 bonus unit or lot per one-quarter mile of Improvement of dedicated trail segment pedestrian trail; 2 bonus units or lots per one- to city of Granite Falls standards. quarter mile of multipurpose trail. Open Space Exceeding Code 1.5 bonus unit or lot per acre of permanent open Requirements space provided in excess of minimum requirements. Developments providing permanent open space with amenities, above and beyond and exceeding what may otherwise be required by code. 5 percent increase above the base density Mixed-Use Development permitted by the underlying zone. Stormwater Facilities with Active 2 bonus units or lots per acre of qualifying Recreation stormwater tract. Developments that incorporate active recreation facilities that utilize the storm water facility tract. Stormwater Facilities with Passive 1 bonus unit or lot per acre of qualifying Recreation stormwater tract. Page 11 of 13 Developments that incorporate passive recreation facilities that utilize the storm water facility tract. Preservation of Existing Overstory 2 lots or units per acre Vegetation (not included within a required NGPA). No increase in permitted density shall be permitted for sites that have been cleared of evergreen trees within two years prior to the date of application for land use approval. Density increases granted which were based upon preservation of existing trees shall be forfeited if such trees are removed between the time of preliminary and final approval and issuance of building permits. Retention or creation of a perimeter 1 bonus unit or lot per 1,000 linear feet of bu*er, composed of existing trees and qualifying bu*er. vegetation, or additional plantings, in order to improve design or compatibility between neighboring land uses. 1 bonus unit or lot per 5,000 square feet of Enhanced Entry Landscaping qualifying enhanced landscaping. 0.10 bonus unit for each certified dwelling unit, with a maximum of 4 bonus units per Certified Green Building development. Definitions: Active Open Space. A contiguous area of land of su*icient size, configuration, and grade to accommodate outdoor recreation or community gathering and intended for the use of residents of a development. Active open space may include, but is not limited to, parks, playgrounds, sports courts, picnic areas, community gardens, dog parks, trails, event lawns, fitness areas, and similar recreational amenities. Page 12 of 13 The following shall not be counted as active open space: street rights-of-way, parking areas, drive aisles, required landscape bu*ers, utility easements that restrict recreational use, stormwater facilities not designed for recreation, and environmentally constrained lands, except for improved recreational facilities such as trails or overlooks. Passive Open Space. A contiguous area of land that does not qualify as Active Open Space and is preserved or improved primarily for conservation, natural resource protection, scenic enjoyment, or passive recreation. Passive open space may include woodlands, wetlands, stream corridors, greenways, walking trails, overlooks, seating areas, and similar features that provide opportunities for passive recreation. Areas devoted primarily to streets, parking, drive aisles, buildings, required landscape bu*ers, utility easements that restrict public use, or stormwater facilities not designed for passive recreation shall not be considered passive open space. Page 13 of 13