Planning commission denies triplex request but approves setback and parking variances for Lyon–Wyeth lot

The St. Helens Planning Commission on Tuesday denied a request to reestablish a triplex at a corner lot on Wyeth and Fifth streets but granted two variances that would allow a duplex with a reduced setback and limited on‑street parking.

The hearing concerned a remand of appeals for a conditional use permit and four variances for property identified by the county assessor as Lot 0, 9205 W-34 CC (applicant Dan Hatfield; owner: LeGrande Townhomes LLC). The commission’s denial preserved its earlier decision rejecting the triplex density and multifamily standards; commissioners then separately considered and approved a reduced yard setback along Wyeth Street and a parking variance applied to a duplex design, subject to conditions.

The decision follows an earlier denial in December and a council remand asking the commission to consider new information about site circumstances and whether a duplex configuration would change the findings on two remaining variances: the Wyeth setback and off‑street parking. Planning staff described the lot as a long-narrow corner parcel where a burned triplex had been demolished but a retaining wall along Wyeth remains.

Planning staff told the commission the duplex would need only two parking spaces under state law and that, if required on‑site, those could be provided as a paved pad about 18 feet long by 16 feet wide with minimal clearance. Staff said the recommended approval conditions limit any granted variances “to the plans presented” and allow modification to a duplex only if the building footprint does not change.

Applicant Dan Hatfield told the commission he would use the same foundation and ‘‘make a duplex out of it’’ and said he expected parking to occur in the shoulder along Wyeth because other homes on the block also use the street edge for parking: “I’m not asking for anything that the rest of St. Helens is not doing,” Hatfield said.

Neighborhood speakers opposed public‑street parking as a substitute for on‑site spaces. Ken Bowen, who said he has lived across the street for about 32 years, called the corner congested and cited safety concerns around a nearby fire hydrant and sidewalks partially blocked by parked vehicles: “If he can build it and keep all the cars on his property, that doesn’t bother me. But having parking clear out on the street, there’s not even room for a full‑size truck without hanging off the road,” Bowen said.

Commission discussion focused on three points: whether the original triplex-related variances should remain (they moved to deny those); whether the reduced setback along Wyeth is supportable given adjacent buildings and a retained retaining wall (commissioners approved that variance); and whether to allow use of the public shoulder as a practical parking option for a duplex. Commissioners debated enforceability and precedent, discussed painting parallel parking lines, and sought assurances the basalt retaining wall would not be damaged.

The commission’s approvals include explicit conditions described by staff and adopted in the motion: (1) the approved variances apply only to the plans presented and may be modified to a duplex so long as the building footprint does not change; (2) Wyeth Street improvements to include a rebuilt sidewalk and reconstruction of the shoulder/paved area between the sidewalk and street; (3) the basalt retaining wall shall not be impacted by the work; and (4) the applicant must mark a minimum of two parallel parking spaces on the Wyeth shoulder (additional spaces permitted if they fit). The staff memo also recommends a standard time‑limit condition for variances.

Commissioners made a motion for signature so the chair could sign the final written decision prior to the next meeting. The commission’s written decision will be mailed to persons who testified or submitted comments and includes information on the appeal deadline and Land Use Board of Appeals procedures.

The commission’s denial of the conditional use permit and density/multifamily variances means the triplex configuration remains rejected; the permitted variances are limited to the duplex scenario and carry the conditions listed above. Any appeal of the written decision goes to the City Council, and the notice will list the appeal deadline.