Sedro‑Woolley hearing examiner to decide on 22‑lot PRD at 423 N. Township St.; staff recommends approval with conditions
October 30, 2025 | Sedro-Woolley, Skagit County, Washington
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Peregrine Swarter, the hearing examiner retained by Laminar Law, opened a Type 3 land‑use hearing on Oct. 20, 2025, to consider application LP2025236, a request for a preliminary plat to subdivide a 4.71‑acre parcel at 423 North Township Street into a 22‑lot planned residential development (PRD).
City staff member Nicole said the application proposes 22 single‑family lots under the PRD provisions, with no lot smaller than 6,000 square feet and an average lot size of at least 6,720 square feet. She said the site currently contains a manufactured home and several outbuildings that will be demolished as part of the project. "This proposal is for the Harwood Avenue planned residential development located at 423 North Township Street," Nicole said.
Nicole told the examiner she reviewed the staff report, the application and project plans, a PRD checklist, environmental review materials, notice materials and a comment from the Washington State Department of Transportation (WSDOT), and she recommended approval with conditions. Staff identified a proposed open‑space/stormwater tract intended both for resident use and for stormwater detention; the applicant proposes to dedicate that tract to the city. Nicole said the staff conditions are aimed at ensuring the detention system can manage occasional on‑site ponding, that the open space is low‑maintenance, and that access and maintenance by the city remain viable.
Nicole and the examiner discussed the PRD rules and density. Nicole said PRDs permit a variety of lot sizes on properties at least three acres in size but do not change the underlying zone's density limits. She noted the property is zoned Residential‑5, where the typical minimum lot size is 8,400 square feet, and that the PRD provisions allow lots down to 6,000 square feet with an average lot size requirement.
Nicole explained that the development will include a new public street creating an intersection with State Route 9. Work affecting the paved area of SR‑9 requires WSDOT review and approval; she cited condition 19 in the staff report, which ties intersection improvements to the city's fill/grade permit and WSDOT approval of a channelization plan and a construction agreement.
On drainage and environmental review, Nicole said staff conducted a site visit as part of the State Environmental Policy Act (SEPA/CEPA) review and found no designated critical areas on site. She reported that nearby residents had raised concerns about seasonal ponding; staff concluded the ponding appeared tied to the site's historic agricultural and mill uses and included conditions to ensure on‑site infiltration and detention will prevent runoff to adjacent properties.
Peter Lane, who identified himself as the city engineer for Sedro‑Woolley, testified on traffic and engineering. "We do have no concerns on the capacity of Township S R 9 and the surrounding roads to handle the additional traffic," Lane said, adding that the project does not meet the city criteria requiring a traffic impact analysis. He confirmed that traffic impact fees would apply to estimated new trips.
Applicant Austin Harris, who said he is a 50% owner of the project with Michael Sherwood, said he had reviewed the staff conditions and had no objections. "Everything that I did hear from Nicole and Peter at the city there was right along with what we are planning for this development," Harris said.
No members of the public joined the hearing to testify. Swarter closed the record and said he intends to issue a written decision within 10 business days of the record closing.
The staff recommendation and the record of testimony show staff support conditional approval but rely on future approvals and technical reviews: WSDOT sign‑off and a construction agreement for SR‑9 work, final stormwater design meeting the city's adopted standards, and execution of any required construction permits and agreements before work in the highway right‑of‑way begins. The hearing examiner’s written decision will determine whether the PRD preliminary plat meets the municipal code, the city comprehensive plan, and the state subdivision act before any final approvals are recorded.
City staff member Nicole said the application proposes 22 single‑family lots under the PRD provisions, with no lot smaller than 6,000 square feet and an average lot size of at least 6,720 square feet. She said the site currently contains a manufactured home and several outbuildings that will be demolished as part of the project. "This proposal is for the Harwood Avenue planned residential development located at 423 North Township Street," Nicole said.
Nicole told the examiner she reviewed the staff report, the application and project plans, a PRD checklist, environmental review materials, notice materials and a comment from the Washington State Department of Transportation (WSDOT), and she recommended approval with conditions. Staff identified a proposed open‑space/stormwater tract intended both for resident use and for stormwater detention; the applicant proposes to dedicate that tract to the city. Nicole said the staff conditions are aimed at ensuring the detention system can manage occasional on‑site ponding, that the open space is low‑maintenance, and that access and maintenance by the city remain viable.
Nicole and the examiner discussed the PRD rules and density. Nicole said PRDs permit a variety of lot sizes on properties at least three acres in size but do not change the underlying zone's density limits. She noted the property is zoned Residential‑5, where the typical minimum lot size is 8,400 square feet, and that the PRD provisions allow lots down to 6,000 square feet with an average lot size requirement.
Nicole explained that the development will include a new public street creating an intersection with State Route 9. Work affecting the paved area of SR‑9 requires WSDOT review and approval; she cited condition 19 in the staff report, which ties intersection improvements to the city's fill/grade permit and WSDOT approval of a channelization plan and a construction agreement.
On drainage and environmental review, Nicole said staff conducted a site visit as part of the State Environmental Policy Act (SEPA/CEPA) review and found no designated critical areas on site. She reported that nearby residents had raised concerns about seasonal ponding; staff concluded the ponding appeared tied to the site's historic agricultural and mill uses and included conditions to ensure on‑site infiltration and detention will prevent runoff to adjacent properties.
Peter Lane, who identified himself as the city engineer for Sedro‑Woolley, testified on traffic and engineering. "We do have no concerns on the capacity of Township S R 9 and the surrounding roads to handle the additional traffic," Lane said, adding that the project does not meet the city criteria requiring a traffic impact analysis. He confirmed that traffic impact fees would apply to estimated new trips.
Applicant Austin Harris, who said he is a 50% owner of the project with Michael Sherwood, said he had reviewed the staff conditions and had no objections. "Everything that I did hear from Nicole and Peter at the city there was right along with what we are planning for this development," Harris said.
No members of the public joined the hearing to testify. Swarter closed the record and said he intends to issue a written decision within 10 business days of the record closing.
The staff recommendation and the record of testimony show staff support conditional approval but rely on future approvals and technical reviews: WSDOT sign‑off and a construction agreement for SR‑9 work, final stormwater design meeting the city's adopted standards, and execution of any required construction permits and agreements before work in the highway right‑of‑way begins. The hearing examiner’s written decision will determine whether the PRD preliminary plat meets the municipal code, the city comprehensive plan, and the state subdivision act before any final approvals are recorded.
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