Redevelopment: AOB Parking Lot
The AOB (Administrative Office Building) parking lot is the former site of the City Hall administrative offices. The lot is downtown behind the Puyallup Public Library near the intersection of Pioneer Avenue and 3rd Street SW. In 2008, City Hall moved their offices to its current location at 333 S Meridian, demolished the old building, and created a public parking lot with approximately 103 spaces. The City has sold the property to a developer, McBride-Cohen Management Group LLC, who would then redevelop the lot to increase housing options downtown.
You are probably wondering…why is the City doing this? That is a great question! To fully answer that question, we need to go back 15 years. In 2005, the City engaged in an intensive planning process, commonly called a design charrette, to outline and establish new zoning and design standards for downtown Puyallup. This process involved extensive outreach, including town halls, surveys, interviews with stakeholders, and other methods to engage public sentiment. The end goal was to establish a new vision for downtown, bustling with activity from shoppers, residents, and visitors. Then in 2008, the City of Puyallup was awarded a LIFT grant by the State Department of Commerce. A key objective of this grant award was the redevelopment of downtown, with an emphasis on converting publicly owned surface parking lots into mixed-use, transit-oriented housing.
In 2015, the City created a Comprehensive Plan, which would serve as a roadmap for the City’s long-term planning and development goals. As part of this process, the City conducted additional community outreach. This included hosting a series of Open Houses as well as creating and sending a survey out to the community. The feedback was compiled and integrated into the Comprehensive Plan as action items. One of these items was the revitalization of our downtown core. The AOB parking lot redevelopment is a critical step in accomplishing this action item within the Plan.
Downtown Puyallup is the city’s centerpiece, bustling with employees, shoppers, and residents, both young and old. Downtown includes a broad and diverse range of housing types, retail uses, services, office uses and public spaces. It allows more people to live close to transit and enjoy convenient access to many of the places and services they use daily. A walkable, renewed Downtown featuring connected, complete streets, visitor-serving uses, and events provide destination opportunities for residents of Puyallup and the region.
As part of this process, the City understands that redevelopment of the lot may impact our residents and visitors. Especially those who utilize our Puyallup Activity Center and the Puyallup Public Library. In an effort of increasing transparency, we have created this webpage to update our residents on the project. The following sections will be updated as the project progresses. We encourage you to please check back here as more information becomes available.
The City is aware that the development of the AOB Lot has caused concern about parking, especially among seniors and residents who utilize the Puyallup Activity Center (PAC). To address this, the City has worked with the developer to create a plan that ensures adequate parking is created for PAC patrons. This Plan calls for parking stalls both on and offsite. The following table illustrates the City's Parking Plan for the AOB Development.
Within the AOB site will be approximately 20 reserved stalls for PAC patrons. Additionally, angled parking spaces along 3rd St will be installed for the public to utilize. See the diagrams below, which illustrate these parking considerations.
Timelines and Key Dates
January 28, 2021 – City Council issued a request for Letters of Intent (LOI) to redevelop the AOB lot.
March 17, 2021 – Deadline to submit LOIs. The City received four LOIs from prospective developers.
May 18, 2021 - City Council, at their regular meeting, selects a developer to redevelop the AOB lot. The developers are McBride-Cohen Management Group LLC. Staff instructed to begin a purchase and sale agreement with the developers.
October 27, 2021 - City Council approves the purchase and sale agreement for the AOB lot.
November 1, 2021 - Purchase and Sale Agreement signed by the City Manager and McBride-Cohen Management Group LLC.
May 29, 2022 - Preliminary site plan and design review documents submitted to the City.
FAQ and Contact
Why is redevelopment of the AOB parking lot being considered?
In 2020, the City of Puyallup amended the City's Comprehensive Plan, which includes the revitalization our downtown core. A key piece of this revitalization includes adding more multifamily housing in our downtown, which is a goal for the redevelopment of the AOB parking lot (located at 3rd St SW & W Pioneer). Downtown Puyallup is the city’s centerpiece, bustling with employees, shoppers, and residents, both young and old. Downtown includes a broad and diverse range of housing types, retail uses, services, office uses and public spaces. It allows more people to live close to transit and enjoy convenient access to many of the places and services they use daily. A walkable, renewed Downtown featuring connected, complete streets, visitor-serving uses, and events provide destination opportunities for residents of Puyallup and the region.
Who is purchasing the AOB lot and what are their plans?
The City selected McBride-Cohen Management Group LLC to be the developer for the AOB lot. At the October 27, 2021 City Council Meeting, Council approved a purchase and sale agreement for $1.4 million with McBride-Cohen. The developer is best known for their work at Point Ruston, and brings extensive experience with developing multi-family housing in the Tacoma and Pierce County region. The developer plans to build approximately 60 condominiums on the lot. The project is several years out, and could change depending on market conditions.
What is the timeline for listing the parking lot and potential redevelopment?
Please visit the AOB Lot main page on our website for updates on this project’s deadline. Updates will be posted regularly.
How can community members participate in current and future discussions? Will we receive updates?
As the City proceeds with selecting a developer, opportunities for community members to share input will be provided. As part of that process, the City will coordinate with the chosen developer to engage in feedback with the public about the project. The City will also provide regular updates via the city website and social media about the project.
How do we submit our concerns or general comments for consideration?
You can direct all comments and questions via email.
Transportation is an issue for all community members and especially a concern for older adults. What other transportation options are there near the Puyallup Activity Center that could be utilized?
The Puyallup Connector bus line 425 has a regular service that drops off on Pioneer Ave & 3rd St SW next to the Activity Center. See the schedule here. For other Pierce Transit routes in and out of downtown Puyallup, see the map here. To access a shuttle for those with mobility issues, visit Pierce County's shuttle service page here.
What alternative parking is being considered for individuals utilizing the Activity Center and surrounding businesses?
The City is currently exploring several options for parking, including potentially adding angled on-street parking, reassigning spots in nearby City parking lots, and adding additional handicapped permit parking spots near the front of the Center. Also being considered is additional general use parking in the downtown core, to increase options for able-bodied visitors to downtown.
Is there a parking plan being considered for vendors and attendees during special events, such as the Farmers Market, during which parking is at capacity?
As part of the Downtown Parking Study that is underway, the City will be considering wayfinding signage to better help people locate downtown parking. There is a total of 2,481 parking spaces within the Puyallup downtown area (1,519 on-street parking spaces and 962 off-street parking spaces) so the City will consider putting a plan in place to help vendors and attendees find parking during a large event.
Does redevelopment of the AOB lot mean there are plans for selling or closing the Activity Center?
No, there are no plans to sell the Puyallup Activity Center. The City created the center to act as a place where the physical, emotional, and economic well-being of Puyallup residents is promoted. We appreciate and respect our aging community and will continue to promote their participation in all aspects of community life. The Puyallup Activity Center holds a special place in our community and will continue to serve its customers.
Have additional questions? Please email us or call us at 253-864-4184.