Planning commission recommends rezoning for 134-townhome project at Buena Vista and Tortoise Rock

The Washington City Planning Commission voted Dec. 3 to recommend that City Council approve Z-25-23, a rezoning request to allow a 134-unit townhome project on roughly 13.61 acres at the corner of Buena Vista Boulevard and Tortoise Rock Road.

Staff presentation and project scope: City planner Eldon summarized the applicant’s request to change the parcel from C-3 and R-1-6 zoning to a PUDR designation that would use multifamily development standards. The proposal calls for 134 townhome units (about 9.8 units per acre), two-story buildings about 23 feet tall, a 25-foot setback along Tortoise Rock with a 10-foot trail and landscaping, and on-site amenities including a pool, clubhouse, pickleball courts and a playground. Staff said required parking is 344 spaces and the developer proposes 364.

Why it matters: Neighbors said the change would alter the character of adjacent single-family areas and could strain local infrastructure. During public comment, residents from the Perry Landing neighborhood raised concerns about traffic capacity, water and sewer capacity, stormwater and public-safety resources. Paul Amazon, who identified himself as the Perry Landing HOA president, told the commission: “Our infrastructure is not capable,” and asked how water and sewer needs for 134 townhomes would be met. Other residents asked for open space or single-family lots instead of townhomes and said the absence of a completed traffic study made it hard to evaluate impacts.

Developer response and staff conditions: Bob Hermanson, representing the applicant, said the broader master-plan work already shifted commercial uses in the area and that two-thirds of the master-plan area is currently C-3. He said the project is intended as for-sale townhomes (not short-term rentals), that utilities and detention facilities would be built as part of developer improvements, and that a traffic study is typically completed at the next design stage and will be reviewed by city engineers. Hermanson said the project aims for amenity-rich, market-driven units with trail connectivity.

Commission discussion and vote: Commissioners noted the trade-off between allowing commercial uses immediately adjacent to existing homes versus stepping down intensity with residential townhomes and amenities. Staff and commissioners reiterated that required findings—availability of utilities, drainage solutions, a traffic study reviewed by public works, building elevations, landscaping and a maintenance agreement—are conditions that must be met before development proceeds. Commissioner Anderson moved to recommend approval; Commissioner Mitchell seconded, and the motion passed by voice vote with named yes votes recorded. The commission’s recommendation will be forwarded to City Council for final action on Dec. 10.

What’s next: The recommendation does not permit construction; approvals at subsequent zoning, subdivision and construction-drawing stages—and completion of technical studies and infrastructure improvements—are required before building can start.