Permitted with Conditions Podcast

Hosted by David Toyer

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Mar 2025

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Zoning is rarely discussed and often controversial. Yet how and where you live, work, play, etc. is permitted (or not) by zoning. David Toyer, a land use expert and economic developer, shares insights, stories and analysis. permittedwithconditions.substack.com

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28 recent

March 14, 202518 min

Podcast Edition: "Should a River Have Rights?"

In this episode of Permitted with Conditions, we’re bringing our latest Substack post to life with a full read-through of Should a River Have Rights? We explore the growing Rights of Nature movement that seeks to grant natural features like rivers legal personhood—what it means, why it’s happening, and how it could affect our communities.📌 Show Notes & Resources:Let’s Say No Together PACEverett Initiative 24-03 Full TextKUOW 94.9 Interview: “Can a River Have Rights - Everett is Finding Out” (Jan 24, 2025Green Amendments for the Generations24-03 Superior Court Lawsuit (Full Complaint) Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

November 15, 202438 min

Seattle's Future: What's in the Latest Version of its Draft Comprehensive Plan

In this episode of Permitted with Conditions, host David Toyer is joined by Ron Davis, political commentator and author of the Rondezvous blog, to examine the latest updates to Seattle’s comprehensive plan. Together, they delve into what these changes could mean for the city’s growth, housing, and community dynamics over the next two decades. With insights into the planning process and its impacts on residents, Ron and David share why this is a critical moment for public engagement in Seattle’s future development. Don’t miss this thought-provoking conversation about what lies ahead for the Emerald City. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

August 23, 202438 min

Unlocking Solar Potential: Insights with Cloudbreak Energy

In this episode of "Permitted with Conditions," we sit down with James and Zach from Cloudbreak Energy to explore the evolving landscape of solar energy. We dive into the drivers behind solar growth, how U.S. manufacturing is shaping the future of renewable energy, innovations in agrivolatics (combining solar with farming) and the processes involved in permitting them. Join us for a compelling discussion on the future of solar markets, project types, and innovative agrivoltaics partnerships. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

August 6, 202421 min

Expanding Horizons: The Port of Everett's Growth Voyage

In this episode of the “Permitted with Conditions” podcast, Lisa Lefeber delves into the multifaceted role of the Port of Everett. We cover the significance and impact of the Port of Everett’s latest developments at Waterfront Place and a 350-acre estuary improvement at Blue Heron Slough to improve Salmon Habitat.By listening to this episode you’ll also:* The diverse business lines at the Port and the types of investments it can make.* Learn about the benefits of the Port’s integration of residential development within the port’s projects. * Get more information about the Port’s boundary expansion, its advantages for Snohomish County communities, and the steps involved in expansion.* Hear some exciting teasers about upcoming projects at Waterfront Place. Join us for an insightful discussion on the port’s pivotal role in shaping the region’s future.Did you know? The Port of Everett:* Handles between $21 billion to $29 billion in exports annually* Supports about 40,000 jobs* Generates about $400 million back in state and local taxes as the result of its local operations Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

August 2, 202417 min

Toyer's Takes - COVID

In an episode recorded earlier this year, David Toyer looks back at COVID’s impact on land use and his consulting practice, including:* switching to work-from-home overnight* the fear of losing the business, rebounding demand for industrial space needs* how the evolving “hybrid” model helped grow the business* the loss of institutional knowledge in some jurisdictions* and much more! Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

July 26, 202426 min

In A Nation That Needs Housing

While there are differences in the magnitude of housing needs and the impacts of housing instability within any given community, it’s no question that housing is both a chronic problem and growing concern across nearly every state in the U.S.In this episode David connects with a long-time colleague, Mark Foster, who serves as the Vice President Legislative and Political Affairs at Housing First Minnesota - a statewide homebuilders association bringing together a broad coalition to tackle the housing needs of Minnesotans.You won’t want to miss this episode of Permitted with Conditions as the two:* Explore Housing First Minnesota’s role in addressing housing needs* Discuss questions of local vs. state control of housing policy* Look at what’s next for Minnesota’s housing strategy* Examine the impact of housing instability on Minnesota’s economy and its economic development climate* Acknowledge the important of creating more home ownership opportunities* And a lot more! Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

July 19, 202443 min

The State of Housing Legislation in Washington

Join us as we sit down with Washington State Representative Jessica Bateman (D), Olympia, a key author and proponent of Washington’s missing middle housing legislation. We discuss her journey to public office, how housing became one of her feature issues, the state’s serious housing crisis, and policy areas she thinks the legislature may look at in future sessions. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

April 12, 202455 min

Growing Seattle

The release of the draft “One Seattle Plan” underwhelmed both Seattlites, urbanists, and housing advocates. In this episode, Toyer chats with Ron Davis, the author of Rondevous on Substack and a former candidate for the Seattle City Council. Ron shares his thoughts about what’s wrong with the draft plan and how it can still be improved. They also talk about housing policy in general and the need for many groups within communities to work together. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

April 5, 202421 min

Toyer's Takes - Trees & Traffic

David Toyer, President of Toyer Strategic Advisors, is a land use and economic development professional with a 20+ year career advising public and private sector clients.In this episode, Sam the Intern asks David questions from listerners concerning trees and traffic. In answering, David covers topics including:* Tree Retention/Replacement* Required Landscaping* Wildland Urban Interface (WUI)* Traffic from a Growth Management Perspective* Concurrency: the “Pass” or “Fail” Test* Levels of Service Standards - Making the Grade* Creating Capacity v. Reaching “Ultimate” Capacity* The High Cost of Transportation Improvements* Interlocal Agreements & Reciprocal Mitigation Fees Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

March 29, 202415 min

Toyer's Takes - Growth & Schools

David Toyer, President of Toyer Strategic Advisors, is a land use and economic development professional with a 20+ year career advising public and private sector clients. In this episode, Sam the Intern asks David a question from a listener wondering how schools cope with growth. In his answer, David talks about:* Capital Facility Planning* Permanent vs. temporary (portables) capacity* School and other impact fees* Who really pays for impact fees* How impact fees affect the cost of housing Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe