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Council approves 15-year Pendleton development agreement, drawing mixed public comment
Summary
The Washougal City Council voted to pass and publish an ordinance approving a 15‑year development agreement with Pendleton Mills that outlines a conceptual master plan for mixed-use redevelopment along SR 14 and the waterfront; speakers raised concerns about open space, wetlands, parking and contaminated soils.
The Washougal City Council on Feb. 24 approved an ordinance to pass, post and publish a 15‑year development agreement with Pendleton Mills that establishes a conceptual master plan for the Pendleton property near SR 14.
The agreement sets development “sideboards” and vesting to current zoning, anticipates up to 781 residential units and roughly 191,000 square feet of office and 175,000 square feet of retail, and requires transportation improvements and proportionate‑share payments tied to thresholds in the city’s transportation work. The council approved the ordinance by voice vote; the motion carried and the ordinance will be posted in the usual manner.
The development agreement is intended to give both the city and the property owner predictability on likely uses and infrastructure requirements. City staff said future, site‑level applications (site plan, short‑plat/subdivision) must still complete required regulatory reviews, including biological delineations, wetland and shoreline permitting, and SEPA review as needed.
Randy Prince, who identified himself as representing Pendleton, told the council the master plan is conceptual and “creates predictability both for the city and for the property owner or the developer as to what's gonna go there.” He said no ground‑disturbing construction can occur before subsequent site‑specific approvals: “Nothing can occur out there. Pretty much couldn't turn over a spade of dirt and certainly nothing can get built before a development application for site plan approval comes through the city.”
Public commenters urged caution and more study. William Carter, a Washougal resident, urged the city to plan regionally — including transit links — because "We are part of the Portland Metropolitan Area and whether we want to admit it or not we are economically dependent on Portland." Several others asked the council to preserve open space on the south side of SR 14, raised questions about the privately owned Pendleton parking lot and potential loss of community ball fields, and asked about impacts to schools, police and fire.
City staff summarized public notices and comment: property owners within 500 feet were mailed notice on Jan. 7, 2025, and re‑noticed on Jan. 21, 2025; a SEPA mitigated determination of nonsignificance (MDNS) was issued Feb. 6, 2025. Staff also relayed comments received from the Washington State Department of Transportation (WSDOT) and the Washington Department of Fish and Wildlife. WSDOT asked that roundabout analyses use its Sidra/CDRA modeling; staff said the agreement was modified to require compliance with WSDOT modeling and allows the city to adjust proportionate‑share obligations if that model shows greater impacts.
Council members emphasized the long horizon for the plan and that the agreement sets a framework, not immediate approvals. Council members and staff noted sidewalks and pedestrian facilities will be required as part of future development consistent with downtown standards, and that any private wetlands, habitat or shoreline impacts would be subject to permits and mitigation during site‑level review. Several commenters asked about a small, privately operated wastewater pretreatment facility on the site; staff said that facility is not city‑owned and that removal or decommissioning would depend on future proposals and market factors.
The council also debated the multifamily property tax exemption (MFTE) component tied to the agreement; one council member said she wanted a broader public discussion about MFTE policy before extending vesting periods tied to it. The council nonetheless voted to pass the ordinance that publishes the development agreement in the usual manner.
Pendleton representatives said they will continue to work with city staff on traffic modeling and site‑level details as proposals come forward. Future development applications must demonstrate compliance with the city’s codes for parking, stormwater, utilities, critical areas and other standards.
Details included in the development agreement and public record will be available on the city’s project page and in the council packet for this meeting.
