Permitted with Conditions Podcast

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

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

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

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

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

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

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

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

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

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

David Toyer, President of Toyer Strategic Advisors, has helped individuals and small businesses resolve some complex code violations over his 20+ year career in land use and economic development. In this episode, Sam the intern asks Toyer to provide some practical advice on what to do:* if you get a code violation* if your starting a new business Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

You’ve undoubtedly heard the expression NIMBY which stands for Not in My Back Yard and the term “NIMBYs” that’s used to describe those that don’t support new housing. But did you know that there’s a growing group of individuals called YIMBYs (Yes in my Back Yard!) a group people who advocate for abundant, affordable housing. In this episode, David Toyer is joined by Greg Smith and Andy Randles, members of Seattle YIMBY (a local affiliate of YIMBY Action). Greg and Andy talk about YIMBY’s goals, local #housing challenges, and some of the local and state policies that affect housing creation and affordability.Want to learn more? You can check out seattleyimby.org or yimbyaction.org. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

In Part IV of our podcast series on Managing Washington’s Growth we continue our conversation with Joseph Tovar, who is one of the ‘founding fathers’ of the Growth Management Act (GMA) and who continues to contribute to growth management and planning improvements. In this episode we got the opportunity to cover the following:* Why led the Legislature to adopte the Middle Housing Bill and other recent legislation.* The top planning issues that the students in his class at WWU are likely to face and the guidance and advice he has.* What he thinks may change with GMA over the next 20 years.Got a question for Joe? You can email him here. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

In Part III of our podcast series on Managing Washington’s Growth we continue our conversation with Joseph Tovar, who is one of the ‘founding fathers’ of the Growth Management Act (GMA) and who continues to contribute to growth management and planning improvements. In this episode we got the opportunity to cover the following:* The importance of public participation in planning. How do you engage the public in planning?* His time as a project manager at the Ruckelsaus Center for Collaborative Governance and his work on the Road Map to Washington’s Future, which became guidance to the Legislature on potential amendments to the GMA.Got a question for Joe? You can email him here. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

Welcome back to Toyer’s Takes! This bonus edition of the podcast is all about answering questions posed by you all! In these short episodes, our intern Sam will read one or two questions sourced from our readers and friends, and David will provide his take! In this episode, David discusses some of the projects that he and Toyer Strategic Advisors have worked on throughout his career as a consultant and an economic developer. Tune in for Toyer’s Takes!If you have a question you want answered, all you need to do is leave a comment, send us an email, or reach out on social media. We may answer it on a future episode and if we do you’ll win some swag! Also, you can now download our episodes from Spotify or Apple Podcasts if that’s your preferred medium! Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

The Rural Economic Development converstion continues with David Toyer and special guest Becky McCray of SaveYour.Town discuss:* Talk about her book “Small Town Rules” with Barry Moltz* Plan for zero* Customer service is all you got* Anywhere, Anywhen (remote work)* The 5 Year Bridge Plan* Bringing the community together for planning Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

In Part II of our podcast series on Managing Washington’s Growth we continue our conversation with Joseph Tovar, who is one of the ‘founding fathers’ of the Growth Management Act (GMA) and who continues to contribute to growth management and planning improvements. In this episode we got the opportunity to cover the following:* What it was like to be a member of the first Growth Management Hearings Boards (GMHB) for 12 years right after the GMA was adopted and during a time when decisions on how the law would be applied set the precedents that have shaped planning.* What his thoughts are on some of the most foundationally important decisions the GMHB made at that time.Got a question for Joe? You can email him here. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

In this episode I am joined by special guest Laura Williams, an education consultant and author of “The Improvement Game: Exploring Education through Passion, Agility, and Authentic Learning Experiences,” for a conversation about authentic learning, agile classrooms, and the importance of education in both economic and workforce development.Ask any economic developer, site selector, and/or corporation what their top three concerns are and workforce development is likely to be first or second on that list. One way in which K-12 education can help better address the workforce development challenge is through the creation of “Authentic Learning” programs - specialized programs that bridge the gap between what students are taught in school and experience working on real-lfe business problems. In Authentic Learning programs, students essentially become the ‘consultant’ responsible for understanding the problem, identifying the solution(s), and presenting recommendations to the business or organization on how to solve it.Our special guest, Laura Williams, has been a leader in expanding Authentic Learning, helping Iowa’s Area Education Agencies (AEAs) expand Authentic Learning Programs statewide through the creation of a project clearinghouse that connects schools, students, and businesses. She’s also been a boots on the ground education consultant helping schooldistricts implement authentic learning programs in the classroom using tools like Agile Classrooms. Got a question for Laura or want help for your school district? You can reach her by visiting the Authentic Learning Alliance or emailing her here. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

The Rural Economic Development converstion continues with David Toyer and special guest Becky McCray of SaveYour.Town discuss:* Workforce housing* Housing challenges in rural areas Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

The Rural Economic Development converstion continues with David Toyer and special guest Becky McCray of SaveYour.Town discuss:* About the Small Biz Survival Blog* Communites that make an impression (shout out to Bellaire, MI and the Bellaire Smokeshop)* Small changes for businesses* About “the secret” - evening customers are different than daytime customers* time of day marketing* Making downtown appealing, bringing customers downtown* host events, host other businesses* invite people, market yourself* game nights, clubs* join a local group* Businesses leveraging each other (Hampton, IA; Ponca City, OK; Crow’s Nest Pass, AL - Stone’s Throw Cafe)* Small business days - not just a day (example: Shop Indy Local) Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

Welcome to Toyer’s Takes! This bonus edition of the podcast is all about answering questions posed by you all! In these short episodes, our intern Sam will read one or two questions sourced from our readers and friends, and David will provide his take! In this episode, we discuss why townhomes are so popular, including current trends in development that contribute to this boom of townhouses. Tune in for Toyer’s Take!If you want your questions answered, all you need to do is leave a comment, send us an email, or reach out on social media. We may answer it on a future episode and you could win some swag! Also, you can now download our episodes from Spotify or Apple Podcasts if that’s your preferred medium! Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

It was an honor to have Joseph Tovar join us on the Permitted with Conditions Podcast. Joseph is a planning expert whose storied career has seen him leading the planning for many communities, adjudicating cases as a member of the Growth Management Hearings Board, advising the state legislature on growth policies, and teaching planning students. He can be credited as one of the ‘founding fathers’ of the Growth Management Act (GMA) and in Part I of our podcast we got the opportunity to cover the following topics:* What was the social and political landscape like in the lead up to the creation of the GMA?* How has growth planning evolved since the 1970s in Washington.Got a question for Joe? You can email him here. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

The Rural Economic Development converstion continues with David Toyer and special guest Becky McCray of SaveYour.Town discuss:* the Rural Challenges Survey, which happens every other year since 2015* A look at the Top 5 trends* the rural workforce challenge* opportunities for high school seniors and juniors * authentic learning, internships, etc. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

The Rural Economic Development converstion continues with David Toyer and special guest Becky McCray of SaveYour.Town discuss:* successful project implementation in Columbiana, Ohio - a top 25 “Hallmark Christmas Town”* the power of the empty buildings tour - a look at Webster City, Iowa* a well trained workforce is an asset for growth* examples of how small changes lead to big transformation - a look at what’s happened in Colfax, Washington with the Colfax Mercantile Store Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

You probably didn’t know this, but 47% of the cities in the US have less than 1,000 people and 20% of the US is defined as rural - having less than 5,000 people (or 2,000 housing units). In this episode, David Toyer is joined by special guest Becky McCray of SaveYour.Town for a discussion on small town economic development and small business. This episode includes:* what is the “Idea Friendly” method of consulting* what’ the important of influencer tours* what’s the smallest community she’s worked with (spoiler: Avard, OK population 26)* thinking about being in the middle of everything, not in the middle of nowhere* and sharing ideas for how small communities can leverage assetsStay tuned for Part II, coming soon! Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

Welcome to Toyer’s Takes! This bonus edition of the podcast is all about answering questions posed by you all! In these short episodes, our intern Sam will read one or two questions sourced from our readers and friends, and David will provide his take! In this episode, we cover the meaning behind the logo of Toyer Strategic Advisors and then dive into the complicated topic of parking in urban areas. Tune in for Toyer’s Take!If you want your questions answered, all you need to do is leave a comment, send us an email, or reach out on social media. We may answer it on a future episode and you could win some swag! Also, you can now download our episodes from Spotify or Apple Podcasts if that’s your preferred medium! Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

Welcome to the second episode of the Permitted with Conditions podcast. In this episode, our intern Sam will introduce the topic of Comprehensive Plan Amendments, describing how they happen and why they matter. Later in the episode, Sam checks in with David Toyer (President of Toyer Strategic) to get some insight on how this relates to Toyer Strategic’s work, as well as what it means for everybody else.Got a suggested topic or a question you’d like addressed in one of our future podcasts? Leave a comment below. And don’t forget to check out and follow us on social media.Music: Everything You Ever Dreamed. by HoliznaCC0 is licensed under a CC0 1.0 Universal License. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe

Welcome to the pilot of the Permitted with Conditions podcast. In this episode, our intern Sam will introduce you to the Growth Management Act, touching on the Act’s goals and relationship to comprehensive plans. Later in the episode Sam checks in with David Toyer (President of Toyer Strategic) to get some insight on how this relates to Toyer Strategic’s work, as well as what it means for everybody else.Got a suggested topic or a question you’d like addressed in one of our future podcasts? Leave a comment below. And don’t forget to check out and follow us on social media.Music: Around the Bend by Evan Schaeffer, via Free Music Archive. CC-BY. Get full access to PERMITTED WITH CONDITIONS at permittedwithconditions.substack.com/subscribe