Planning commission approves rebuild of Station 35, grants variances and tree removal permit

The King City Planning Commission on Feb. 26 voted to approve a redevelopment proposal to replace the city’s aging Station 35 on Highway 99, granting several variances and a separate permit to remove trees needed for a temporary on-site facility.

The application, brought by Talson Valley Fire & Rescue and the station’s design team, would demolish the existing 1970s-era building and construct a larger, two-story modern facility with new landscaping, an upgraded stormwater facility and expanded living and wellness spaces for firefighters. Staff told the commission the project meets applicable approval criteria when evaluated under Washington County’s institutional zoning chapters (used because King City’s code lacks a full institutional section) and applicable sections of the King City development code.

Why it matters: Commissioners said the rebuilt station will preserve emergency response capacity along a major corridor while updating facilities to modern standards for firefighter health, decontamination and operational flexibility.

The staff report said the proposal complies with most Washington County screening and buffering requirements but that planting is infeasible in the southwest corner because cell towers and existing utilities occupy that area. Staff also recommended approval for variances including a reduced north setback (the existing alignment is 9 feet from the property line, while county rules call for 20 feet), a limited height exception within the reduced setback, and a reduced buffer on the southwest side.

“I am recommending approval,” staff told the commission, summarizing how the project meets the approval criteria and documenting recommended conditions.

Project details and constraints: The proposed station would sit on roughly 1.5 acres and expand the footprint and floor area to accommodate larger apparatus and new programing. The design team said the new station would include separated ‘‘hot’’ (decon) and ‘‘green’’ (living) zones, individual dorm rooms, wellness/recovery spaces, upgraded HVAC with negative-pressurized decon areas, faster bi-fold bay doors, and improved security (cameras and gated staff parking).

The applicant also asked for permission to install a digital reader board sign to communicate emergency information and community notices.

Stormwater and phasing: Because the temporary crew housing and apparatus bay must be placed on site during construction, the project team asked the commission to allow temporary occupancy of the new station before final construction of the vegetated stormwater facility. The team said the pond and vegetated stormwater system cannot be completed until the temporary facility is removed and the site is regraded. Commissioners incorporated that sequencing into the motion, approving a phased occupancy as a condition.

ODOT and access: Applicants said Oregon Department of Transportation rules limit new direct connections to Highway 99; keeping the existing fire signal and driveway alignment was necessary to preserve emergency access. ODOT will require sidewalks and driveway aprons to its standards along the right of way.

Trees and landscaping: The applicant sought permission to remove seven trees for placement of the temporary facility; staff approved a tree-removal permit at the meeting. Staff said removed trees will be replaced with new landscaping as part of the site improvements where feasible.

Public testimony and vote: The public hearing produced no oral testimony. After deliberation, the commission moved, seconded and took a roll-call vote to approve the site plan and related variances with conditions; the motion included the stormwater/occupancy phasing. Commissioners then separately approved the tree-removal permit. The decision was unanimous.

Next steps: The applicant will proceed to building permits and continue coordination with Clean Water Services, ODOT and utility owners for site access and stormwater compliance. Staff noted permitting timelines may affect construction start dates; the applicant said the team hopes to place the temporary station in March and begin main construction in late spring, with a multi‑year construction schedule and a target for operational occupancy in roughly a year from the start of construction, subject to permitting and agency approvals.

Authorities and code cited in the hearing include Washington County code chapters on institutional districts and screening (chapters 330, 411, 430) and King City code sections on community meetings, tree removal, parking, site plan review and variances (King City chapters cited by staff).