Public Hearing

AGENDA Public Hearing Meeting 10:00 AM - Wednesday, May 6, 2026 200 East Scott Avenue - Woodland, Washington Page I. CALL TO ORDER II. PUBLIC HEARING A. Conditional Use Permit and Site Plan Review for an addition to Clark- 2 - 13 County Fire Rescue Station 29 in Woodland. (WLD-2026-006) Item-26-0079 Supporting Packet - Pdf III. END MEETING https://zoom.us/j/92486946548?pwd=ahTtVWYLBNzakupb5TSG70bwD1zKou.1 Meeting ID: 924 8694 6548 Passcode: 665223 One tap mobile +12532050468,,92486946548#,,,,*665223# US +12532158782,,92486946548#,,,,*665223# US (Tacoma) Join by SIP • 92486946548@zoomcrc.com Join instructions https://zoom.us/meetings/92486946548/invitations?signature=X5RHqmdlXKt0PdBgfmBJtPRrK nIE-jxzhZ8nM0kD-4A Page 1 of 13 Agenda Item Report Meeting Date: Public Hearing - 06 May 2026 Department: Building/Planning Heading: PUBLIC HEARING Staff Contact: Travis Goddard, Community Development Director Subject: Conditional Use Permit and Site Plan Review for an addition to Clark- County Fire Rescue Station 29 in Woodland. (WLD-2026-006) Summary Statement: The applicant is seeking a site plan approval to build the remaining portion of Fire Station 29 at 250 E Scott Avenue in Woodland Washington. Under the zoning code, any proposal to exceed 75% of lot coverage would require approval of a Conditional Use Permit. The hearing before the Hearing Examiner is for that lot coverage exceedance. Financial Impact: Cost of Item: $0 Amount Budgeted: $0 Bars Code description: Unexpended Balance: $0 Attachments: staff_report_for_hearing Page 2 of 13  Community Development Department Building | Planning | Code Enforcement P.O. Box 9, 230 Davidson Avenue (360) 225-7299, www.ci.woodland.wa.us STAFF REPORT & RECOMMENDATION 250 E Scott Ave – CCFR Station 29 Land Use Application Nos.: WLD-2026-006 (Site Plan, SEPA, & Conditional Use Permit) Applicant: HHPR 205 SE Spokane Street Portland OR, 97202 Owner: Clark Cowlitz Fire Rescue 911 N 65th Avenue Ridgefield, WA 98642 Site Location: 250 E. Scott Avenue Woodland, WA 98674 Zoning Designation: Public/Quasi-Public Institution (PQPI) Date Application Received: April 2, 2026 Notice of Application & Public April 17, 2026 Hearing & ODNS: Publication Date: April 22, 2026 – Battle Ground Reflector Public Comment for CUP May 5, 2026 ends: Public Hearing: May 6, 2026. 10:00 a.m. Staff Report Date: April 30, 2026 Staff Recommendation: Approval with Conditions I. DESCRIPTION OF REQUEST The project site is located at 250 E Scott Avenue in the City of Woodland and is currently developed with Clark Cowtliz Fire and Rescue (CCF&R) Station 29. The current station is made up of existing apparatus bays and buildings that were only intended to be temporary before a permanent station could be developed. CCF&R is now ready to move forward with development of the improved Station 29, which will include approximately 10,500 square feet of new buildings, a new off-street parking area, extended utility connections, public street improvements, and landscaping. The new building area will include additional shop space, utility space, storage, and apparatus bays on the eastern side of the building and a fully functioning fire fighter space including dorms and living area, on the western side of the building. Continued access for the fire engines will be maintained from E Scott Street directly to Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 1 Page 3 of 13 the apparatus bays. II. LOCATION OF PROPOSED DEVELOPMENT The development is proposed for parcels 5062302 50626 and 50623 at 250 E Scott Avenue. These parcels are in the process of having their boundary lines adjusted and the site plan reflects the final lot boundary. III. REVIEW AUTHORITY Per WMC 19.08.030, Site Plan Reviews shall be reviewed by the Development Review Committee. Per WMC 19.08.030 and 17.81.020, Conditional Use Permits are reviewed by Hearing Examiner. The Site Plan Review (SPR), Conditional Use Permit (CUP), and SEPA checklist were consolidated for review and per WMC 19.08.020, the final decision for the consolidated application was rendered by the highest authority designated for any part of the application which is the Hearing Examiner. IV. FINDINGS OF FACT Development Impact Fees | WMC 3.41 and 3.42 Finding 1: Impact fees are collected at the time of building permit issuance. A condition of approval has been added that requires fees to be calculated and paid at the time of building permit issuance. Finding 2: Transportation Impact Fees (TIF) are required on new development to support future transportation improvements within the city. The TIF is calculated for the proposal using the current ITE Manual, however, per WMC 3.42.040(H) “New or expanded city facilities, public parks, or public park and ride facilities” are exempt from TIF. Therefore, no TIF is calculated or will be assessed. Finding 3: Fire Impact Fees (FIF) are required on new development and the fee is calculated for commercial uses at a rate of $.63 per square foot for the commercial structure to be served. In this case, although the use isn’t considered a “commercial” use, it will trigger a Commercial New Construction permit and the intent is for non- residential uses to be assessed at a square footage rate rather than a “per unit” FIF rate. The proposed fire station expansion, not including the future addition at the rear of the lot, is proposed to be 10,500 square feet which calculates to an estimated FIF in the amount of $6,615. As noted above, this number is subject to change at the time of building permit issuance if either the FIF rate or the size of the building changes. Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 2 Page 4 of 13  Conclusion: As conditioned, the project can mitigate for its impacts by compliance with the conditions of approval. Streets and Sidewalks | WMC Title 12 Finding 4: Required frontage improvements along E Scott Ave shall include half street improvements, attached sidewalk, landscaping, and street lighting consistent with City of Woodland Engineering Standards for Construction (Standards) and applicable Woodland Municipal Code (WMC). These improvements shall be to a modified version of the City’s Two-Lane Collector Standard Detail T-25B. 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 #7. Conclusion: As it exists and as conditioned, the project currently complies with these development standards. Water and Sewage | WMC Title 13 Finding 5: Staff has identified that there may be a septic tank on the site that was used by the house at 300 E Scott Avenue. This tank is not shown on the site plan and will need to be removed or resolved as necessary. (See Condition #6) Finding 6: Existing 12-inch water and 8-inch sewer are available to tie into on E Scott Avenue. Water and Sewer shall be constructed to the Standards and WMC. Backflow devices must be installed on 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 #8 and #9. 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. Finding 8: Lining of the existing sanitary sewer manhole located within the limits of this development’s frontage, as well as (1) upstream and (1) downstream sanitary sewer manhole per Section 4.01.B.2 of the Standards shall be required. See Condition #10 Conclusion: As conditioned, the project can comply with this standard. Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 3 Page 5 of 13 Erosion Control | WMC 15.10 Finding 9: 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 more than one acre and an NPDES permit will be required. A fill and grade permit is also required. (See Conditions #11 and #12.) Conclusion: The project complied with this standard during construction. Stormwater Management | WMC 15.12 Finding 10: A condition of approval is added to submit a final stormwater TIR that addresses preliminary comments. See Condition #13. Conclusion: As conditioned, the proposal can comply with this development standard. Permitted & Conditional Uses | WMC 17.24.040 & 17.72.090 Finding 11: Per WMC 17.24.020(C), governmental buildings are a permitted principal use. Finding 12: Per WMC 17.24.030, allows for accessory uses and activities customarily associated with and necessary to the operation of the permitted primary use. The code allows for one accessory building which is exempt from building code. In this case, the applicant is showing a future building addition. Staff considers this to be part of the primary use and not an accessory building. Finding 13: Per WMC 17.24.040, a condition use permit with approval of the hearing examiner would allow for an increase in height and lot coverage, a residence in conjunction with a principal use, and for remote parking spaces. In this case, the applicant is requesting a Cup for lot coverage to allow for more than 75% lot coverage. Finding 14: Per WMC 17.72.090, a conditional use permit should be reviewed annually by a designated city official to ensure proper compliance with all permit provisions and conditions. At any time, if a permit is found to be in violation of permit conditions, the director and/or hearing examiner is empowered to review the permit and findings of the appropriate city official and, if deemed necessary, issue an order requiring compliance with the permit or revoke the permit. Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 4 Page 6 of 13  In this case, provided the development proceeds as approved, the city will be willing to waive future reviews of the fire station CUP provided it continues to operate as the fire station. Because the CUP is for lot coverage, if approved, there will be no discretionary interpretation review needed unless the amount of impervious surfacing is increased. In such a case, a new Site Plan and CUP would be warranted. Therefore, staff sees CUP rereview as unnecessary. (See Condition #1.) Conclusion: As conditioned, the project can comply with the criteria and standards for site plan review and the CUP. Setbacks & Height | WMC 17.24.070 & .080 Finding 15: The setbacks and height limits are set out in the zoning code but discussed below. Conclusion: As proposed, the project can comply with this standard. Height & Setback Requirements – Fire Stations Exempt | WMC 17.78.070 The city shall be exempt from compliance with the city zoning ordinance with respect to height and setback requirements for fire stations only. Finding 16: This project is for a fire station and therefore not subject to the setback and height limits required by the PQPI zoning district. Conclusion: As proposed, the project can meet city codes. Off-Street Parking | WMC 17.56.050 Off-street parking must meet the standards in WMC 17.56. Required Spaces Finding 17: The project is not on a listed use in this section and the city has authority to consider parking requirements based on the use. Staff recognizes that the station will have six dorms for on-duty fire fighters. Staff presumes that during shift change, there would be six oncoming and size outgoing staff members for the potential crew. Assuming each firefighter has a personal vehicle that would be a need of 12 spaces. There could also be a number of visitors for meetings or other reasons. Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 5 Page 7 of 13  The existing facility has the same number of staff and can have meetings/visitors with the existing 11 parking spaces, the new plan showing 19 standard parking spaces and 2 ADA spaces can be found to comply with the codes for parking. Parking Space Dimensions Finding 18: The code requires parking stalls to be 180 square feet in size with a width of no less than nine feet. The applicant proposes spaces that meet the size standard but not the width standard. A condition of approval reflecting that the minimum for spaces be 9-feet unless they are designated as compact per WMC 17.56.060(B). See Condition #14. Conclusion: As conditioned, the project can comply with off-street parking standards. Performance Standards| WMC 17.48 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 project will be required to meet these requirements on an ongoing basis. Finding 19: The site does not appear to have any of the above listed hazards or nuisances however; staff has added a condition of approval reflecting this standard. (See Condition #19. Conclusion: As conditioned, the proposal can comply with the development standards. Fire Review Finding 20: All applications must be reviewed and approved for Fire & Life Safety by Clark-Cowlitz Fire Rescue (CCFR). A separate review and approval for consistency of the project with the International Fire Code will be completed with CCFR as a condition of approval. (See Conditions #20 and #21) Conclusion: As conditioned, the project can comply with the International Fire Code. Comprehensive Plan (As adopted in 2025) Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 6 Page 8 of 13 Capital Facilities (Chapter 8) The Capital Facilities (CF) Chapter of the comprehensive plan considers the provision of Emergency Services including fire protection as part of Section 8.4 of the plan. The forecasted needs section includes an expansion to the fire station and completing the construction of Station 29 is the listed capital improvement project in the plan. (See Page 147-149 in the plan.) Goal CF 3. Provide for police, fire and emergency service protection that creates a safe environment to residents and visitors alike. Policy CF 3.1. Encourage operation long-range planning by the city Police and Fire District to ensure continued adequate manpower, equipment and facilities. Finding 21: The proposed expansion is a listed capital project in the plan and implements the goal for service provision and meets the long-range planning policy. Conclusion: The project complies with the comprehensive plan. Criteria to Grant | WMC 17.72.050 A. The proposed use will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated; B. The proposed use shall meet or exceed the performance standards that are required in the district in which the subject property is situated; C. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design; D. The proposed use shall be in keeping with the goals and policies of the Woodland comprehensive plan; E. All measures have been taken to minimize the possible adverse impacts, which the proposed use may have on the area in which it is located. Finding 22: Fire Station 29 will not be materially detrimental to the public welfare or injurious to the community. The proposal meets or exceeds all applicable standards and the station is already compatible with the location where it now sites. As noted in this report it is consistent with the zoning and comprehensive plan and the impacts are minimal as proposed. Conclusion: As conditioned, the proposal can comply with these criteria and standards. Conditional Uses – Conditions of Approval | WMC 17.72.060 Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 7 Page 9 of 13  Per WMC 17.72.060, the Hearing Examiner may impose conditions of approval which are found necessary to ensure the use is compatible with other uses in the vicinity. These conditions may include, but are not limited to the following: A. Limiting the hours, days, place, and manner of operation; B. Requiring design features, which minimize environmental impacts such as, noise, vibration, air pollution, glare, odor, and dust; C. Requiring additional setback areas, lot area, or lot depth or width; D. Limiting the building height, size or lot coverage, or location on the site; E. Designating the size, number, location, and design of vehicle access points; F. Requiring street right-of-way to be dedicated and the street to be improved; G. Requiring landscaping, screening, drainage and surfacing of parking and loading areas; H. Limiting the number, site location, height, and lighting of signs; I. Limiting or setting standards for the location and intensity of outdoor lighting; J. Requiring berming, screening or landscaping and the establishment of standards for their installation and maintenance; K. Requiring and designating the size, height, location, and materials for fences; L. Requiring the protection and preservation of existing trees, soils, vegetation, watercourses, habitat areas, and drainage areas. Finding 23: As proposed, staff does not believe that additional conditions are necessary for Fire Station 29 at this time. Conclusion: As conditioned, the project can comply with the criteria, standards, and requirements of code. 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. VI. STAFF RECOMMENDATION & DECISION Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 8 Page 10 of 13 Based on the criteria and standards outlined in Woodland Municipal Code (WMC), the City of Woodland’s Development Review Committee (DRC) recommends APPROVED WITH CONDITIONS. See Section VII for recommended conditions of approval. VII. RECOMMENDED CONDITIONS OF APPROVAL 1. No approved site plan shall be modified or amended except after reapplication for site plan review and approval. 2. No work shall begin until the appeal period has passed and any appeals are resolved. 3. Approved site plans (without phasing) shall be null and void if complete building permit applications are not submitted within three years of the date of this approval. Site plans shall also be null and void if construction does not commence within four years of the date of this approval. 4. Building permits are required before initiating any construction. 5. Pay all impact fees when building permits are issued per WMC 3.41 and WMC 3.42. 6. If there is a septic tank associated with the structure at 300 E Scott Avenue, the tank will need to be removed or otherwise made consistent with applicable regulations as determined by the Cowlitz County Health department or responsible official. 7. All improvements in the public right-of-way shall be completed in accordance with City of Woodland standards per Title 12. 8. Construct proposed utilities in accordance with applicable WMC. 9. Comply with water supply backflow and cross-connections requirements of WMC 13.28. 10. Lining of sewer manholes is required per Section 4.01.B.2 of the Woodland Engineering Standards for Construction. 11. Install and maintain on-site erosion control throughout the duration of construction of the project. 12. Apply for a NPDES and a fill and grade permit. 13. Submit a final stormwater TIR including SWPPP, as well as an erosion control plan with the final engineering submittal. a. Apply for a Construction Stormwater General Permit and include the WAR number in the final TIR. b. Restore the existing regional stormwater facility to its original condition such that it will operate as intended per its original design and to meet current stormwater code requirements. 14. Parking spaces will need to be meet the 180 square foot size with a width of no less than nine feet unless they are designated as compact per WMC 17.56.060(B). On the final site plan submitted with the Final Engineering plan set, up to 25% of the spaces may be compact. 15. 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. Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 9 Page 11 of 13  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. The building shall comply 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. 16. Applicants shall adhere to an Inadvertent Discovery Plan as provided by the city unless one is developed specifically for this site. 17. All lighting should be installed and arranged to ensure that no reflection or glare shall conflict with the readability of traffic signs or control signs. Lighting shall not rotate, glitter, or flash. 18. All buildings and yards shall be maintained in a neat and orderly manner and landscaping shall be maintained in a healthy, presentable state. 19. It is the applicant’s responsibility to ensure their operation complies with all relevant performance standards per WMC 17.48, including sound level, vibration, air emissions, smoke, dust, odors, industrial wastes, fire hazards, heat, glare, radioactivity, and radio transmitters. 20. Building construction plans shall be submitted to Clark-Cowlitz Fire Rescue (CCFR) for review, along with any fire alarm and/or fire sprinkler alterations. Include any required revisions with the civil engineering submission. All work is subject to field inspection and correction as identified at the time of the on-site inspection; all work shall be compliant with the applicable standards and codes; including the adopted edition of the International Fire Code and the City's Municipal Code. 21. Applicant must adhere to all CCFR requirements. 22. All grading and filling of land must utilize only clean fill. All other materials may be considered solid waste and permit approval may be required from the local jurisdictional health department prior to filling. 23. All signs shall comply with WMC 17.52. 24. Unit address assignment will need to be confirmed with Public Works and Clark-Cowlitz Fire Rescue as part of the final engineering process in order to get final engineering approval. VIII. APPEAL PROCEDURE As per WMC 19.08.020 and 19.08.030, the decision of the Hearing Examiner may be appealed to City Council within 14 days of the date the decision is issued. Per WMC 17.81.150 the appeal shall state grounds for appeal and be submitted in writing along with payment of the appeal fee to the Community Development Department. Appeals are due by 5:00 PM by email or at the location indicated below. Staff Contact: Travis Goddard, Community Development Director City of Woodland Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 10 Page 12 of 13  P.O. Box 9 230 Davidson Ave Woodland, WA 98661 goddardt@ci.woodland.wa.us IX. NEXT STEPS If there is no appeal to the decision, the applicant may move forward to develop the site.  If additional engineering is required, the final civil plans addressing the conditions above shall be submitted. Include Woodland standard details for water, sewer, erosion control, etc. as required to support the civil design when you submit drawings for final civil approval. The details can be found at www.ci.woodland.wa.us/departments/public- works/standards.php.  Pay any outstanding professional consulting services per Woodland Municipal Code and the adopted fee schedule.  Submit for building, grading, and sign permits as necessary.  Schedule a pre-construction meeting, if needed, before beginning any construction activities. Contact public works at 360-225-7999 to schedule.  Install all required landscaping and irrigation prior to applying for final occupancy or within 30-days of the CUP issuance.  If necessary, submit three copies of full-sized and one copy of reduced size (11” x 17”) as-built drawings. In addition, submit a CD/thumb drive containing the as-built drawings in AutoCAD and pdf formats prior to applying for final occupancy. Date: 4/30/2026 Signature: Travis Goddard, Director cc: Applicant Planning Commission Property Owner City Council City Engineer Mayor Parties of Record File Department Heads Counter Copy Building Official Website Fire Marshal Attachments: (Found on the project page at: https://www.ci.woodland.wa.us/commdev/project/station-29-clark-cowlitz-fire-rescue-fire- station-addition Staff Report and Recommendation Station 29 Expansion (WLD-26-003) Page 11 Page 13 of 13