Public Hearing

AGENDA CANCELED Public Hearing Meeting 1:00 PM - Monday, August 11, 2025 200 East Scott Avenue - Woodland, Washington Page I. CALL TO ORDER II. PUBLIC HEARING A. Soare Apartments w/ Variance (5th Street) - WLD-2025-016 2 - 22 Item-25-0072 Supporting Packet - Pdf III. END MEETING Page 1 of 22 Agenda Item Report Meeting Date: Public hearing Fifth St Soare Apartments Department: Building/Planning Heading: PUBLIC HEARING Staff Contact: Travis Goddard, Community Development Director Subject: Soare Apartments w/ Variance (5th Street) - WLD-2025-016 Summary Statement: The applicant proposesthe construction of 2 apartment buildings with 23 units and associated parking, utilities and landscaping at 620 5th Street. The 5th Street Apartments proposal is in the high-density residential zoning district dividing off the existing house on a lot of its own and includes a variance request for parking spaces and reduced setbacks between one apartment building and the house. All documents can be found at the project page on the city's website: https://www.ci.woodland.wa.us/commdev/project/620-5th-street-soare-apartments-formerly-5th-st Comments submitted to staff by 5 pm on July 25th, 2025 to be covered by the staff report, otherwise, comments submitted thereafter, and testimony at the hearing, will be heard until the close of public testimony portion of the hearing. Financial Impact: Cost of Item: $0 Amount Budgeted: $0 Bars Code description: Unexpended Balance: $0 Attachments: WLD25-016 Staff Report Page 2 of 22  Community Development Department Building | Planning | Code Enforcement (360) 225-7299 www.ci.woodland.wa.us Staff Report 620 5th Street – Soare Apartments Land Use Application No.: WLD-2025-016 (Site Plan, Short Plat, SEPA & Major Variance) Applicant: Windson Engineering c/o Jack Dougherty 27300 NE 10th Ave Ridgefield, WA 98642 Property Owners: Daniel Soare PO Box 1404 Ridgefield, WA 98642 Sonny Uskoski 620 5th Street Woodland, WA 98674 Site Location: 320 5th Street Parcel: 50503 & 505030100 .0693 Acres Zoning: High Density Residential (HDR) Application Received: June 24, 2025 Application Deemed June 27, 2025 Complete: Notice of Application: June 27, 2025 & Revised July 2, 2025 Staff Report Issued: August 6, 2025 DRC Recommendation: Approved with Conditions Public Hearing Date & Time: August 11, 2025 @ 1 pm Publication Date: July 9, 2025 - Battle Ground Reflector Comment Due Date: July 25, 2025 (SEPA comment period and for written comments in the staff report) I. DESCRIPTION OF PROPOSAL The applicant proposes the construction of 2 apartment buildings with 23 units and associated parking, utilities and landscaping at 620 5 th Street. The 5th Street Apartments proposal is in the high-density residential zoning district. Page 3 of 22 The proposal includes a short plat to divide off the existing house on a lot of its own and each of the two apartment buildings on separate lots. The short plat to separate the buildings triggers the need for reduced setbacks between the existing home and the smaller of the two apartment buildings (the 9-plex) on the south side of the site plan. For clarity, the applicant is requesting two variances. The minor variance is to reduce the required parking spaces require by 7% or 2.5 spaces (resulting in a total of 34 spaces instead of the required 36.5 spaces). The major variance is to reduce the setbacks between the 9-plex on future Lot 3 and the existing single-family residence on Lot 2. The resulting front and rear yard setbacks proposed would both be 15-feet. That results in a 25% front yard setback reduction on Lot 2, and a 40% rear yard setback for proposed Lot 3. II. REVIEW AUTHORITY Per WMC 19.08.030, the Short Plat, SEPA and Site Plan Review are reviewed and approved by the staff Development Review Committee (DRC) but Major Variances shall be approved, approved with conditions, or denied by the Hearing Examiner who will issue a decision. This staff report is a recommendation by the Development Review Committee (DRC) to the Hearing Examiner for a concurrent review of the proposal. III. FINDINGS Impact Fees | WMC Title 3 New development is subject to the payment of impact fees for the impacts that result from that development. Impact fees are assessed for schools (WMC 3.40), fire and parks (WMC 3.41), and transportation (WMC 3.42). Impact fee estimates are provided below but the final amount of impact fees to be paid will be calculated and assessed at the time of building permit application. Impact fees are not vested and these amounts are subject to change. Impact fees shall be paid at the time of building permit issuance unless otherwise allowed by code. Finding 1: Transportation Impact Fees (TIF) will be required for this development. A preliminary estimate is included, based upon the following. TIF 3 Year Phase-In Schedule: Year 2: November 7, 2024 to November 6, 2025 - TIF Fee = $4.09 per Square Foot Gross Area (SFGFA) for Multi-Family residential structures (current) Year 3: November 7, 2025 - TIF Fee = $4.09 per Square Foot Gross Area (SFGFA) for Multi-Family residential structures (current) Estimated to be: 23,112 * $4.09 = $94,528.08 (for permits issued before November 6 th, 2025) Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 2 Page 4 of 22  23,112 * $4.54 = $104,928.48 (for permits issued November 6 th, 2025 or after) (Noting that the existing single-family residence is vested for impact fees.) Because of this phased incremental increase, impact fees are calculated at the time of building permit application and due at the time of building permit issuance. (See Conditions 1.6, 2.4 and 2.5.) Finding 2: Fire Impact Fees (FIF) are required on new development. Fees are calculated based on $.51 per sq ft of commercial and industrial buildings, and at a flat rate for residential units. Multi-Family Residential (MFR) units are $1,426 per unit. As proposed, this project would add 23 MFR unit so an estimate for the FIF is: 23 x $1,426 = $32,798. Fees are calculated and due at the time of building permit issuance. A condition is added to pay all impact fees when building permits are issued. (See Conditions 1.6, 2.4 and 2.5.) Finding 3: School Fire Impact Fees (SIF) shall be required at the time of building permit issuance. Fees are calculated based on $5,900 per Single Family or Multi-family dwelling. Fees are calculated and due at the time of building permit issuance, and subject to change. Fees are estimated to be (23 X $5,900) = $135,700 for the project. A condition of approval has been added which requires a note be added to the final plat acknowledging that impacts fees will be required and calculated at the time of building permit issuance. (See Conditions 1.6, 2.4 and 2.5.) Finding 4: Park Impact Fees (PIF) shall be required at the time of building permit issuance. Fees are calculated based on $4,580 per Single Family dwelling. Fees are calculated and due at the time of building permit issuance, and subject to change. Fees are estimated to be (23 X $4,580) = $105,340 for the project. (See Conditions 1.6, 2.4 and 2.5.) A condition of approval has been added which requires a note be added to the final plat acknowledging that impacts fees will be required and calculated at the time of building permit issuance. (See Conditions 1.6, 2.4 and 2.5.) Conclusion: As conditioned, the proposal will comply with this standard. Streets and Sidewalks | WMC Title 12 Title 12 regulates street and sidewalk improvements that the proposal shall meet. Finding 5: Frontage improvements along 5th Street will require construction of half- street improvements (meeting the requirements of City of Woodland Std. Dtl. T-27 Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 3 Page 5 of 22  “Local Access”), curb and gutter, attached sidewalk, landscaping, and street lighting consistent with City of Woodland Engineering Standards (Standards) and applicable Woodland Municipal Code (WMC). A condition is added that all improvements in the public right-of-way shall be completed in accordance with the Standards and WMC. Additionally, dedication of Right-of-Way shall comply with the Standards and WMC. (See Condition #2.6.) Conclusion: As conditioned, the project can comply with this standard. Water and Sewage | WMC Title 13 Title 13 includes regulations for water and sewage that apply to the proposed development. Finding 6: Existing 6-inch water and 8-inch sewer are available to tie into on 5 th Street adjacent to the location of the proposed development. In accordance with City of Woodland Std. Dtl. W-01 and Section 5.04.K. of the Engineering Standards, the existing 6-inch water main must be replaced with 8-inch Cl. 52 DI (with Field-Lok gaskets) or PVC C900 (with HydroGrip (formerly Rieber-Lok gaskets)) across the frontage on 5th Street. Water and Sewer shall be constructed to the Standards and WMC. Backflow devices must be installed on the irrigation lines (as applicable) and domestic service lines to the buildings to comply with the backflow and cross-connection requirements of WMC 13.28, as well as all other applicable WMC. (See Conditions #2.7 and #2.8.) Finding 7: Water and Sewer Assessment Fees: Connection charges and assessments for water and sewer will be assessed in accordance with the applicable rate schedule. Conclusion: As conditioned, the proposal will comply with this standard. 2021 IBC Requirements | Title 14 Finding 8: Current Building Codes: 2021 IBC, IFC, IMC, UPC (With WA Amendments), WSEC-C, A117.1-2017 version. Note: The construction plans and documents will be required to meet the current governing codes at the time of package submittal for review. (See Condition 2.12.) Finding 9: This project will require a complete current and site specific stamped Geotech report. All Geotech report requirements/recommendations are required to be incorporated into the design of each building. (See Condition 2.12.) Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 4 Page 6 of 22  Finding 10: Solar readiness is required for this project in accordance with WSEC Sec C411.3. (See Condition 2.12.) Finding 11: Sheet C100 Site Plan Note #108: Site plan will need to show an ADA ramp section detail for the 14 Plex and 9 Plex Buildings to meet (IBC Sec 1012 / A117.1-2017 Sec 405) (See Condition 2.12.) Finding 12: Each Building Shall Comply Separately with IBC WAC Sec 429 EV Infrastructure and IBC Sec 1106 Accessible Parking. The site plan shall show and label all required Accessible and EV Infrastructure parking space requirements. 14 Plex = 19 Parking Spaces IBC WAC Sec 429 Requirements: 2 EV Charging, 5 EV Ready, 2 EV Capable Parking Spaces. 1 Accessible EV Charging, 1 Accessible EV Ready Parking Spaces. (The accessible EV spaces can serve adjacent non-accessible spaces) IBC Sec 1106 Requirements: 1 Accessible Parking Space Required (Space Shall Be Van Accessible 96" Min. Width) 9 Plex = 16 Parking Spaces IBC WAC Sec 429 Requirements: 2 EV Charging, 4 EV Ready, 2 EV Capable Parking Spaces. 1 Accessible EV Charging, 1 Accessible EV Ready Parking Spaces. (The accessible EV spaces can serve adjacent non-accessible spaces) IBC Sec 1106 Requirements: 1 Accessible Parking Space Required (Space Shall Be Van Accessible 96" Min. Width) (See Condition 2.12.) Conclusion: As conditioned the proposal can comply with these standards. Erosion Control | WMC 15.10 Finding 13: Applicants are required to install and maintain erosion control measures per the Best Management Practices as outlined in the 2012 Stormwater Management Manual for Western Washington during site excavations and grading. An NPDES permit from the Department of Ecology is required where more than one acre is being disturbed. Disturbance is less than one acre and an NPDES permit will not be required. A fill and grade permit is required. (See Conditions #2.10 and #2.11.) Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 5 Page 7 of 22  Conclusion: As conditioned, the proposal will comply with this standard. Stormwater | WMC 15.12 Finding 14: A condition of approval is added to submit a final stormwater TIR that addresses preliminary comments. (See Condition #2.9.) Conclusion: As conditioned, the project can comply with this standard. Short Subdivisions | WMC 16.32 WMC 16.32.010: Subdivision of land into four or less parcels less than five acres shall be referred to as a short subdivision; provided, that the lots or parcels in short subdivisions approved pursuant to this chapter may not be further divided in any manner within a period of five years without the filing of a final subdivision pursuant to this title. Finding 15: The proposal will create a third lot to the two lots that currently exist. The third lot is a flag lot which includes the existing residence. These lots are less than five acres in size and the new lots cannot be subdivided within five years without the filing of a final subdivision. (See Condition #1.4.) Conclusion: As proposed and conditioned, the project will comply with this standard. WMC 16.32.078: Upon notice of approval of a short subdivision, the applicant is required to prepare a final plat that meets the requirements of WMC 16.32.078. Finding 16: The application material included a preliminary plat that meets the standards set forth in this section. A blue-line final plat which includes the information and signature blocks outlined in WMC 16.32.078 must be prepared for review by staff prior to preparation of the final plat. (No formal application for a Final Plat approval is required for short plats.) Upon submittal of the blue-line final plat, staff will review the draft for compliance and notify the applicant when preparation of the final plat map is warranted. (See Condition #1.1.) In addition, Cowlitz County requires that final plats include the address for each new lot on the face of the plat. Our public works department will assign addresses to the lots prior to final plat completion. (See Condition 1.1.a.) Conclusion: As conditioned, the proposal will be able to meet these standards. WMC 16.32.110: The following minimum standards must be met: Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 6 Page 8 of 22 A. The method of sewage disposal shall be approved by the health district officer and Department of Ecology prior to short subdivision approval. Finding 17: 5th Street has an existing sewer line which is a Department of Ecology approved system. The new lots can be served by the existing line. Approved connections will be required prior to occupancy of buildings on the new lots. Conclusion: As conditioned, the proposal will be able to comply with this standard. B. The means of supplying potable water to each lot and short subdivision shall be approved by the City Engineer and the Department of Social and Health Services prior to short subdivision approval. Finding 18: A Department of Social and Health Services approved public water connection is available on 5th Street. The applicant is responsible for extending new services from the existing main to the proposed lots. Utility improvements in the public right of way must be completed along with the street improvements at the frontage. The design and construction of water system improvements shall conform to City of Woodland development standards. (See Condition 1.5) Conclusion: As conditioned, the proposal can comply with this standard. C. Cul-de-sacs and dead-end streets shall be developed in accordance with Section 16.14.260. Finding 19: There are no cul-de-sac or dead-end streets proposed as part of this short subdivision. Conclusion: This standard does not apply. D. Road right-of-way, and roadbed widths of dedicated and undedicated roads shall be as required by Section 16.14.250. Finding 20: The proposed short plat proposes one new lot off an existing right-of-way. No new roads will be constructed with this short plat. Any future dedicated or undedicated roads will be required to be constructed to City of Woodland engineering standards. Conclusion: As proposed, the proposal meets this standard. E. Size. The minimum size of any lot or parcel of property within a short subdivision shall be in compliance with Title 17 of this code, as heretofore amended. Finding 21: Per WMC 17.16.070.A, the minimum lot size required in the HDR zone is 1,900 square feet, with 7,500 as the minimum for lots with single-family detached dwellings. Lot 1 (505030100) will be 11,847 square feet; Lot 2 (50503) will be 10,442 square feet; and Lot 3 (TBD) will be 7,897 square feet. All meet the size standard since Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 7 Page 9 of 22  the existing single-family dwelling will be on Lot 2 and is more than 7,500 square feet in size. Finding 22: Per WMC 17.16.080, the minimum lot width for the zone is 24 feet. Lot 2 is the narrowest lot proposed at 30 feet wide, therefore all the lots meet the required standard. Conclusion: All proposed lots meet minimum size requirements. F. Road Surfacing. Surfacing of dedicated roads shall be required pursuant to Section 16.16.070. Finding 23: There are no proposed dedicated or undedicated roadways as a part of the proposed short subdivision. Right-of-way will be dedicated as necessary if determined as part of the final engineering process. Conclusion: This standard is not applicable. WMC 16.32.078: The administrator shall approve or deny the short subdivision when the proposed short subdivision does or does not satisfy the requirements of Article II of WMC Title 16. Such action shall be based on the determination the proposed short subdivision does or does not satisfy the requirements of the article and the short subdivision will or will not serve the public interest, conform to the city’s comprehensive plan, and find that the lots created conform to the standards of the applicable zoning district. Finding 24: The proposed short plat is in conformance with the comprehensive plan because it proposes residential lots in an area designated for residential growth and meeting the city’s need for multi-family residential dwellings. The lots, as discussed in this report, will conform with the zoning district upon development as proposed. Conclusion: Staff concludes that this proposal is consistent with the WMC 16.32.078 and that it is in the interest of the public. WMC 16.32.123 for Variances, says “Where the administrator finds that extraordinary hardship may result from the strict compliance with these regulations due to size, shape, topography, location or surroundings as it relates to the property, he may vary these regulations so that substantial justice may be done and the public interest secured; provided, that such variance will not have the effect of nullifying the intent and purpose of the city comprehensive plan, and this chapter. The variance shall be subject to the approval of the council at a public meeting. A record shall be kept of all such grants of variances and shall be available for public inspection.” Finding 25: Staff finds that the applicant’s request to preserve the existing home is the cause for the need for the setback variances. However, the code allows for density in the HDR zone and encourages a mix of housing types regardless of the constraints on a Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 8 Page 10 of 22  property (like size, shape, and topography etc.). Variances are a tool to allow for the adjustment of bulk and dimensional standards in the code. In this case, the applicant is requesting a variance to allow for the retention of an existing home which is a permitted use in the zoning district, and therefore won’t nullify the intent of the comprehensive plan. Finding 26: The second part of that code section, is no longer applicable because it has been superseded by more recent code updates. (And has been noted for correction at the next available opportunity.) WMC 19.08.030 Review and Appeal Authority now lists minor variances as having decisions issued by the staff at either the Development Review Committee, Community Development Director, or Public Works Director level. Therefore, staff will follow Ordinance 1494 and not take the variance the city council. Staff is instead using concurrent review to use the Hearing Examiner for review and approval of the project. (As authorized by WMC 19.08.020 Consolidation of review and appeal process.) Conclusion: Staff concludes that this proposal is consistent with the WMC 16.32.123 and that it is in the interest of the public if the variance is approved. Zoning | WMC Title 17.20 The proposal was reviewed for compliance with zoning regulations as outlined in the sections outlined below. Use | WMC 17.20.010 Multiple uses are allowed in the HDR zone which include multi-family dwellings as a principal permitted use. Finding 27: The proposal is and should be determined to be consistent with the zone as proposed with conditions (and the variances approved). Conclusion: The proposal should comply with this standard. Setbacks | WMC 17.20.070(D) and (E) As per WMC 17.20.070(D), residential properties within the multi-Family residential districts must maintain a minimum front setback of 20 feet, a rear setback of 25 feet, an interior side setback of 5 feet, and a street side setback of 10 feet. Finding 28: Provided plans shows the existing residence meeting side and rear setback. With the introduction of the new lot line, the applicant has requested a front yard Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 9 Page 11 of 22  setback variance to 15 feet. With the approval of that variance as discussed herein, the proposed Lot 2 would meet the standards. Finding 29: Provided plans show the 14-plex as meeting setbacks. The 9-plex shows a reduced rear 15-foot setback due to the short plat line between Lot 2 and Lot 3. With the approval of that variance as discussed herein, the proposed Lot 3 rear setback of 15- feet would meet the standards. Conclusion: The proposed development can comply with this standard. Building Height | WMC Title 17.20.070(F) The High-Density Residential height limit is 35 feet. Finding 30: Proposed building is identified as being three stories but does not include a height. A condition is added to ensure that it meets the height limit. (See Condition 1.6) Conclusion: As condition, the proposal should comply with this standard. Minimum Lot Area per Dwelling Unit (Density) | WMC 17.20.070 Per WMC 17.20.070(B), properties within High Density Residential districts have a minimum density of 1,240 SF per dwelling unit. Finding 31: Parcel 505030100 is 0.57 Acres while Parcel 50503 is 0.12 Acres. The total site size is 0.69 Acres, or 30,212 SF. 30,212 SF / 1,240 SF results in a maximum unit density of 24.36 or 25 units. Finding 32: There is one existing dwelling and the applicant is proposing an additional 23 units for a total density of 24 total units on 0.69 Acres. This complies with WMC 17.20.070(B). Conclusion: The proposed development can comply with this standard. Lot Coverage | WMC 17.20.070(G) Lot coverage refers to the maximum allowable coverage of a lot by buildings and structures as established within WMC 17.08.420. Maximum lot coverage within High Density Residential (HDR) zoning districts is 45%. Finding 33: Outside of Low-Density Residential districts, lot coverage is calculated by the area of all buildings and structures divided by total lot area, not including driveways and other paved surfaces. Finding 34: Proposed new 14-plex building has an area of 4,792 SF while the 9-plex has a square footage of 2,936 SF, and the existing house is about 1,319 square feet for a total of 6,655 SF of building coverage. 9,047 SF of building coverage divided by the total area of 30,212 SF equals a lot coverage of 29.9%, which complies with WMC 17.20.070. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 10 Page 12 of 22  Conclusion: The proposed development can comply with this standard. Performance Standards| WMC 17.20.090 Finding 35: Exterior Mechanical Devises: Air conditioners, heating, cooling, ventilating equipment, swimming pool pumps, and heaters and all other mechanical devises shall be screened from surrounding properties and streets and shall be operated in such a manner that they do not disturb the peace. Finding 36: Plans submitted do not specify any mechanical devises that would potentially be visible from surrounding properties and streets. If any mechanical devises are placed on the premises the must be screened and operated without disturbing the peace. Placement and screening shall be reviewed as part of the final engineering approval process. (See condition 2.17) Finding 37: Landscaping Required: As outlined under WMC 17.20.090(B), all MDR and HDR zones shall provide landscaping and open space. All required landscaping shall be permanently maintained in a neat and orderly condition. Finding 38: For new developments, a landscape plan shall be submitted for review by the city’s development review committee. The final landscape plan must show:  Location of all proposed vegetation;  The common and botanical name of all proposed vegetation;  The initial planting size (height or gallon) and the mature planting size; and  Proposed methods of irrigation, if any. Finding 39: A preliminary landscape plan has been provided for new development with the Site Plan Review application. Location of proposed vegetation is provided, as well as the rough size of proposed vegetation, but the final landscape plan will require the identification of all proposed vegetation (using both common and botanical names). A final landscaping plan is required to be submitted that identifies proposed vegetation (trees and shrubs) and proposed methods of irrigation for both existing property and proposed property. (See conditions 2.18 and 2.19) Finding 40: Yard Projections: WMC 17.20.090(E) states that every required front, rear, and side yards shall be open and unobstructed from the ground to the sky unless otherwise provided for. (See condition 2.20) Finding 41: Trash Receptacles: Except on trash pickup days, all trash receptacles must be screened from neighboring properties and public rights-of-way by an opaque visual barrier no lower than the maximum height of the receptacles. Recycling bins must be made available and be located within a close proximity to any trash receptacles and screened as outline above. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 11 Page 13 of 22  .15 cu. Yds. of garbage capacity per dwelling unit per week is recommended. Garbage capacity should equal at least 2.25 cu Yds, assuming weekly pick up. .15 cu. Yds of recycling capacity per dwelling unit per week is recommended. Recycling capacity should equal at least 2.25 cu Yds, assuming weekly pick up. A condition has been added that requires plans showing proposed screening measures for all trash and recycling enclosures on the site shall be provided to the City. (See condition 2.21) Finding 42: A new trash enclosure is indicated on the preliminary site plan. A condition of approval is added to provide specifications regarding the container and enclosure specifications including capacity and dimensions of all provided receptacles, as well as dimensions and plans for proposed new enclosure. (See Condition 2.22) Conclusion: As conditioned, the proposed development can comply with these standards. Parking | WMC 17.36.100 Parking is determined by WMC 17.56.050(E) to require one and one-half parking space per one- and two-bedroom apartment/condominium unit. Single-family dwellings require two parking spaces (which can include the garage or a carport). Finding 43: The proposal is to add 23 2-bedroom units and to keep the existing single- family residence. The required number of parking spaces is 34.5 for the multi-family units and 2 for the single-family dwelling for a total of 36.5 required parking spaces. Finding 44: The site plan shows 32 spaces with what appears to be two additional spaces between the 9-plex and the single-family residence. There is no code requirement that prohibits this type of nested, double-deep parking. Staff therefore concludes that there are 34 parking spaces provided, thus necessitating a variance to reduce the parking standard by 2.5 spaces or approximately 7%. (See the variance section of this report.) Conclusion: Provided the variance is approved, this proposal can comply with this standard. If no variance is approved, the applicant would have to reduce the number of units by two in order to meet this standard. Performance Standards | WMC 17.48 Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 12 Page 14 of 22  Finding 45: The requirements of this section cover hazards and nuisances including sound level, vibration, air emissions, smoke, dust, odors, industrial wastes, fire hazards, heat, glare, radioactivity and radio transmitters. The applicant will be responsible for ensuring that their operation is operating with all local, state, and federal nuisance laws. Nothing in the applicant’s submittal show a need for concern over potential for high levels of these hazards or nuisances. Nothing has been raised to the attention of staff that indicates concerns that are not already covered by existing law that the applicant must comply with. Conclusion: As conditioned the proposal can comply with this standard. Archaeological Resources If historic, cultural, or archaeological sites or artifacts are discovered in the process. of development, work shall be stopped immediately in accordance with provisions of federal, state, and local laws; the site secured; and the find reported as soon as possible to the city. The property owner also shall notify the Washington. Department of Archaeology and Historic Preservation and affected tribes. Tribal contacts will be provided by the city. The city may require a site investigation by a qualified professional and may require avoidance or conservation of resources in coordination with appropriate agencies. Finding 46: A condition of approval has been added to ensure this regulation is followed. (See Condition 2.3.) Conclusion: The project complies with this standard. Major Variances | WMC 17.81.020 With the creation of a Hearing Examiner major variance criteria were adopted under WMC 17.81.020(B). They are defined and any variance to a measurable over 30% (with minor variance being less 30% or less). Major variances may be approved, approved with conditions, or denied by the Hearing Examiner after a public hearing based on the approval criteria outlined in WMC 17.81.180.B. Those criteria are: WMC 17.81.020.B.(1): A variance must be necessary because of special circumstances or conditions relating to the size, shape, topography, location, or surroundings of the subject property or to provide it with use, rights, and privileges permitted to other properties in the vicinity and zone in which the subject property is located. Finding 47: This parcel was originally created prior to the zoning code and the home existing prior to the HDR zoning. The variance is warranted to save the existing residence while still allowing the comp plan goal for diverse housing types and meeting Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 13 Page 15 of 22  the density allowed under the zoning code. The exception is for the housing setbacks caused by the new lot line to be placed between the 9-plex and the existing home. Preserving the home as a result of this variance should not be considered a privilege or right that other lots could not achieve, neither should the achievement of target densities be considered as such. Finding 48: Neither should the variance for a 7% parking variance be considered a privilege or right under the code. Recent changes to state RCW actually appear to require that less parking be provided for residential uses. It would be hard to argue that future state laws that could require such parking reductions, would be a privilege for development requests that occur prior to it being adopted by the city. There is a distinct that these changes to the state law could be in effect before the developer is actually able to construct their apartments. Conclusion: As proposed, the project will comply with this standard. WMC 17.81.020.B(2): The granting of such variance shall not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated. Finding 49: The applicant has provided preliminary site plans that generally conform to the Woodland Municipal Code outside of the proposed variances. The proposed lots comply with the minimum lot sizes allowed in the HDR zone and the density standard contemplated by zoning which has been accepted as consistent with GMA through the city’s Comprehensive Plan. The applicant will complete street improvements to comply with WMC and mitigate the impact of proposed new residential units. When the applicant decides to build on the lots, they will have to submit building permits to this office. That future development will only be approved if the homes comply with all applicable codes. This will ensure that any future development will not be materially detrimental to the public welfare or injurious to the properties and improvements in the area. The short subdivision can benefit the public welfare by creating the opportunity for needed housing stock which is a goal of the Comprehensive Plan. Conclusion: As proposed, the project will comply with this standard. WMC 17.81.020.B(3): Should a permit for a variance be denied, no reapplication shall be accepted within one year of the date of denial. Finding 50: The variance is warranted as reviewed by staff. If denied, this would be relevant. (See Condition 3.4) Conclusion: This standard is not applicable to the project. WMC 17.81.020.B(4): An approved variance will go with or be assigned to the subject property and shall not be transferable to another property. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 14 Page 16 of 22  Finding 51: A condition has been added so that the approved variance is not transferable. (see Condition 3.1) Conclusion: As proposed and conditioned, the project will comply with this standard. WMC 17.81.020.B(5): No use variance shall be granted except for lawfully created pre-existing uses in accordance with WMC 17.60. Finding 52: No use variance is being proposed. Conclusion: The proposal complies with this standard. IV. PUBLIC & AGENCY COMMENTS A public comment period was held from June 27th, 2025, through July25, 2025. One comment was received before the comment period deadline. The Washington Department of Archaeology and Historic Preservation (DAHP) provided comments on July 21, 2025. Comments include concerns about the site being mapped as “very high risk” for encountering archaeological resources on site and asked that the city attach a condition for an Inadvertent Discovery Plan (IDP) for the project. Finding 53: A condition for an IDP has been added. (See condition 2.3.) Conclusion: As conditioned, the proposed development will address this concern. GENERAL COMMENTS: 1. The City’s Engineering Standards and Standard Details can be found here: https://www.ci.woodland.wa.us/publicworks/page/construction-standards 2. The City’s Municipal Code can be found here: https://library.municode.com/wa/woodland V. ENVIRONMENTAL REVIEW The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This Determination of Non-significance (DNS) is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 15 Page 17 of 22 VI. RECOMMENDATION Per WMC 17.81.180, the Development Review Committee recommends APPROVAL WITH CONDITIONS on the above application based on the criteria and standards outlined in Woodland Municipal Code (WMC). See section VII for conditions of approval. VII. CONDITIONS OF APPROVAL Short Plat 1.1 Upon notice of approval, the applicant shall cause the final short subdivision plat to be drawn. The final plat must show all information listed in WMC 16.32.078. The final plat shall be circulated to Clark-Cowlitz Fire Rescue for signature before being submitted for final approval and signature by the City of Woodland. a. The plat shall include the address for each new lot on the face of the plat. 1.2 Each short subdivision shall be filed with the County Auditor and shall not be deemed approved until so filed. A copy of an approved short subdivision shall be submitted to the County Assessor, and the City of Woodland. 1.3 Monuments shall be located at all controlling corners on the boundaries of the short subdivision, and at each corner of each lot within the short subdivision, and shall be marked by three-quarter inch galvanized iron, or approved equivalent, monument driven into the ground. If the short subdivision included a road dedication, monuments shall be placed as required by the Public Works Director. 1.4 The subject lots may not be further divided in any manner within a period of five years without the filing of a final subdivision pursuant to WMC Title 16. 1.5 All improvements required by the site plan shall be designed and approved by the final engineering process. Public improvements shall be in place accepted prior to recording of the final plat. Bonding may be accepted. 1.6 The following notes shall be placed on the face of the plat: a. Development on all lots shall be reviewed at the time of building permit approval to determine if they meet the conditions of any approved site plan for the site, including the following: 1. Setbacks in feet: Per approved site plan. 2. Maximum Building height in feet: 35 3. Maximum lot coverage for structures: 45% b. All lots are subject to fire, park, school, and traffic impact fees. Impact fees are calculated at the time of building permit and paid at the time of building permit issuance. c. Impact fees will be calculated based upon building permits submission and the final impact fee amount will be paid when building permits are issued per WMC unless otherwise determined by code. 1.7 A general condition of Cowlitz County is that all newly created lots must indicate the addresses for all lots on the face of the plat. Addresses will be provided during final civil review. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 16 Page 18 of 22  1.8 Once final approval is given to print the final plat, signatures on two copies of the plat, shall be collected in the following order: a. The owners in fee simple; b. Notary public in and for the state; c. Professional land surveyor registered in the state; d. Public Works Director; e. Cowlitz County treasurer; f. Cowlitz County Auditor. 1.9 The plat shall be filed with the County Auditor and shall not be deemed approved until so filed. One hard copy and one electronic copy of the approved subdivision plat (after recorded) shall be submitted to the Community Development Department. 1.10 The applicant shall construct or bond all frontage and interior street improvements including road base, paving, curb and gutter, sidewalks, and streetlights to City standards prior to final plat approval. Site Plan 2.1. Construction is limited to the project as described in this staff report. No changes may be made without reapplication to this department. 2.2. Applicant must obtain building permits before initiating construction. a. Water and Sewer Assessment fees will be due and payable as part of the building permit approval process. b. Applicants will be required to pay water/sewer connection charges which will be assessed in accordance with the applicable rate schedule. 2.3. Applicants shall adhere to the attached Inadvertent Discovery Plan. An Inadvertent Discovery Plan (IDP) meeting requirements established by the Washington Department of Archaeology and Historic Preservation should be prepared and provided to the City and all interested tribes before any ground-disturbing activities commence. The plan should include the methods utilized to ensure any archaeological and/or cultural resources found during construction are reported promptly to the Department of Archaeological and Historic Preservation and all interested tribes. 2.4. The following notes shall be placed on the face of the final engineering plans: a. Development on all lots shall be reviewed at the time of building permit approval to determine if they meet the conditions of any approved site plan for the site, including the following: 1. Setbacks in feet: Per approved site plan. 2. Maximum Building height in feet: 35 3. Maximum lot coverage for structures: 45% b. All lots are subject to fire, park, school, and traffic impact fees. Impact fees are calculated at the time of building permit and paid at the time of building permit issuance. 2.5. Impact fees will be calculated based upon building permits submission and the final impact fee amount will be paid when building permits are issued per WMC unless otherwise determined by code. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 17 Page 19 of 22 2.6. All improvements in the public right-of-way and private road shall be completed in accordance with City of Woodland standards per Title 12. Dedication of Right-of-Way is required. Standard sidewalk width shall be 6-feet per current City of Woodland Standard Details. 2.7. Construct proposed utilities in accordance with applicable WMC requirements. 2.8. Comply with water supply backflow and cross-connections requirements of WMC 13.28. 2.9. Submit a final stormwater TIR. 2.10. Include an erosion control plan with the final engineering submittal. Erosion control measures must be in place prior to any clearing, grading, or construction. These control measures must be effective to prevent stormwater runoff from carrying soil and other pollutants into surface water or storm drains that lead to waters of the state. Discharges must not cause or contribute to a violation of surface water quality standards, groundwater quality standards, sediment management standards, and human health-based criteria. Sand, silt, clay particles, and soil will damage aquatic habitat and are considered to be pollutants. If there are known soil/ground water contaminants present on site, additional information will be required to be submitted. For contaminated construction sites, contact Evan Wood at evan.wood@ecy.wa.gov, or by phone at (360) 706-4599. 2.11. Apply for a fill and grade permit, as applicable. 2.12. Current Governing Codes and conditions for building permits: a. 2021 IBC, IFC, IMC, UPC (With WA Amendments), WSEC-C, A117.1-2017 version. Note: The construction plans and documents will be required to meet the current governing codes at the time of package submittal for review. b. This project will require a complete current and site specific stamped Geotech report. All Geotech report requirements/recommendations are required to be incorporated into the design of each building. c. Solar readiness is required for this project in accordance with WSEC Sec C411.3. d. Sheet C100 Site Plan Note #108: Site plan will need to show an ADA ramp section detail for the 14 Plex and 9 Plex Buildings to meet (IBC Sec 1012 / A117.1-2017 Sec 405) e. Each Building Shall Comply Separately with IBC WAC Sec 429 EV Infrastructure and IBC Sec 1106 Accessible Parking. The site plan shall show and label all required Accessible and EV Infrastructure parking space requirements. (See staff report findings.) 2.13. Detailed construction drawings for the proposed road, drainage and utility facilities shall be submitted to the city for review and approval prior to construction of subdivision improvements. Design of improvements shall be in accordance with the City of Woodland Public Works Engineering Standards for Construction. 2.14. The applicant is responsible for extending new water services from the existing main to the proposed lots. The design and construction of future water system improvements shall conform to City of Woodland development standards. Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 18 Page 20 of 22  2.15. Hours of construction shall be limited to 7:00 A.M. to 8:00 P.M. on weekdays and prohibited on Sundays. 2.16. For any work that does not require a building permit, the applicant must wait until the appeal period has ended and any appeals are resolved before initiating construction. 2.17. All mechanical equipment must be screened from view from all public streets and adjacent lots and/or parcel(s) and/or uses, per WMC 17.20.090(A). 2.18. A final landscaping plan meeting all requirements within WMC 19.10.050(A)(9) is required to be submitted alongside the final site plan application prior to final approval. 2.19. The final landscaping plan shall show the location of proposed vegetation, the common and botanical name of the proposed vegetation, the initial planting size (height or gallon) and the mature planting size, and proposed methods of irrigation, if any. Landscaping plan should include the full site, including existing structure(s). Landscaping proposed in and around buildings, on the perimeter of the site and within proposed parking areas shall be indicated. In addition, street trees or other forms of landscaping within the public rights-of-way shall be indicated. 2.20. Front, rear, and side yards must be maintained in such a way that they remain unobstructed and free of debris during construction and throughout occupancy of the premises, outside of any exceptions listing within WMC 17.20.090(E). 2.21. All trash and recycling receptacles must be screened from view from the street and neighboring lots. Provide screening enclosure dimensions with final engineering submittals. 2.22. Specifications regarding the dimensions and capacity of all proposed garbage and recycling containers must be indicated within final engineering submission. All receptacles must be able to be properly screened by proposed screening measures identified, and overall garbage and recycling capacities must meet or exceed expected required capacities as noted in Finding #42. Variance 3.1. Variances are not transferable to any other lot, tract, or other subdivision of land other than the lot for which it has been approved. 3.2. Building permits must be issued and construction started within three years to maintain valid minor height variance. 3.3. Final plans must adhere to a minor variance of 17% with a maximum height of 40.75 feet, measured from the grade to the highest point of the coping of a flat roof, or the deck line of a mansard roof, or the average height of the highest gable of a pitch or hip roof. 3.4. If denied, no reapplication for a variance may be requested within one year of the date of denial. VI. APPEALS Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 19 Page 21 of 22 Per WMC 19.080.030, this staff report shall serve as a recommendation to the Hearing Examiner who will issue the final decision. Per WMC 19.080.030 and WMC 17.81.150 the Hearing Examiner’s decision on the case may be appealed to Cowlitz County Superior Court within 21 days of the date the decision is issued by the Hearing Examiner. All applicable administrative appeals shall be exhausted prior to initial of judicial review. All judicial appeals shall be made to the county superior court in accordance with RCW 36.70C. Staff Contact: Travis Goddard, Community Development Director City of Woodland P.O. Box 9 230 Davidson Ave Woodland WA 98661 goddardt@ci.woodland.wa.us Date: 8/6/25 Signature: Travis Goddard Travis Goddard, Community Development Director CC: Applicant Owner Mayor File Parties of Record City Website Front Counter WA Department of Ecology Soare Apartments – Staff Report and Recommendation WLD-2025-016 Page 20 Page 22 of 22