Planning staff recommend approval of 20‑lot ‘cottage housing’ subdivision near Castle Rock; commission split on unit-size waiver

Cowlitz County building and planning staff told the commissioners Monday they will bring a 20‑lot subdivision before the board that uses the county’s cottage‑housing provisions and public‑water service to create smaller, lower‑maintenance homes northwest of the city of Castle Rock.

Planning staff described the project as a 3.6‑acre development on West Side Highway just above the West Place subdivision. Under cottage‑housing rules, the developer proposes duplex‑style buildings (two single‑family units sharing a common wall) on individual lots; garages and porches are generally treated separately from the ordinance’s habitable‑space cap.

Why it matters: cottage housing is intended to increase housing variety and give buyers lower‑maintenance options. Staff told the board the site could have held up to 26 units under conventional zoning; the applicant is proposing 20 units using cottage‑housing provisions and public water service.

Key points from staff and the planning record: - Unit size cap and waiver: the county’s cottage‑housing code caps habitable unit size at 1,200 square feet. The developer requested a waiver to allow up to one‑third of units to be 1,400 square feet (staff recommended granting that waiver). The planning commission denied the waiver but approved the subdivision without it; the board may adopt either the staff recommendation (with waiver) or the planning commission’s recommendation (no waiver). - Lighting: neighbors raised concerns about streetlight glare on Gassman Road. Staff proposed a condition limiting street lighting along Gassman Road to intersection points to reduce off‑site glare while meeting the city standard, because the development lies inside the Castle Rock urban growth area and must meet some city standards for future compatibility. - Septic and utilities: the development will use public water; the proposals call for multiple shared septic systems (not a single large group system). Staff said shared systems are smaller and better understood than a single large communal system. - Parking and access: staff said each unit will have two parking spaces and a multiuse path will connect to the existing path on West Side Highway. County engineering required redesign of the Gassman/West Side Highway intersection to a 90‑degree alignment and dedication of right‑of‑way; construction would be pursued later if grant funding can be obtained.

Open issues and context: the subdivision is a closed‑record hearing (applicants have a single public hearing to limit re‑opening the record). Planning staff said they provided notice to nearby neighbors at the commission’s request. Two commissioners raised objections to a planning‑commission suggestion to encourage dark‑sky lighting; staff said the county does not currently have a dark‑sky ordinance and declined to impose it on the applicant.

Discussion versus decisions: staff recommended approval with the waiver; the planning commission approved the project without granting the waiver. The board will consider the project at the scheduled hearing and may accept the planning commission recommendation or adopt staff’s recommendation to allow the larger units.

What’s next: the subdivision will appear on the board’s agenda (a closed‑record hearing). Staff said they will be ready to answer questions about septic design, parking and the lighting condition at the hearing.