Sedro‑Woolley hearing examiner considers 26‑lot mobile‑home park on Railroad Avenue

Sedro‑Woolley — Hearing Examiner Peregrine Sorter on July 10 heard testimony on CUP2026104, a conditional‑use permit application to build a 26‑lot manufactured (mobile)‑home park on about 7.11 acres along Railroad Avenue just south of Hone Road.

Sorter opened the hearing, admitted staff exhibits including the staff report, civil plans (Exhibit O) and a wetlands assessment by Green Earth Operations, and explained that testimony was under oath because the record may be used on appeal. The city’s associate planner told the examiner the application was filed in March 2026, declared complete April 20 and is vested under the 2016 comprehensive Plan.

John Piazza Jr., a project partner and developer, said the team aims to provide "something with some affordable housing" and wants the site to "be a nice project" that contributes positively to the community. Piazza said the applicant does not object to the staff‑recommended conditions as presented and expects to begin construction once engineered plans and permits are submitted, but gave no firm start date.

Neighbors urged caution. Mackenzie Mitchell, who said she lives across Railroad Avenue from the site, asked the examiner to deny the permit, saying the development would "have a significant negative impact on our neighborhood," increase traffic and pedestrian safety risks, and remove open space that contributes to the neighborhood’s character. Another nearby resident raised concerns about stormwater runoff, wetlands and downstream flooding after recent high‑water events.

The applicant’s representative said most stormwater would be infiltrated on site and pointed to planned frontage improvements, including a sidewalk and a bike lane, as measures to reduce pedestrian safety risks. "We are providing a sidewalk in front of the site as required by the city for pedestrians and a bike lane," the representative said.

City Engineer Peter Lane told the examiner that the municipal code allows private streets within mobile/manufactured home parks, citing SMC 15.40.040(e): "[T]hat it shall not prohibit private streets within a mobile or manufactured home park." Lane said private roads may exceed 300 feet if the fire department approves the design and that the fire department had preliminarily approved the plan’s turnaround configuration. He and planning staff said the project did not trigger a traffic‑impact analysis but will include frontage improvements (curb, gutter, asphalt, sidewalks and storm drainage) shown on the civil plans.

Planning staff said the city completed a SEPA environmental review and added conditions in response to public comment. Staff highlighted conditions that prohibit chemical removal of invasive vegetation (mechanical removal only), require full wetland buffers and a buffer from a landslide hazard area, and ensure compliance with the R‑5 zone’s open‑space standards (staff noted the zone allows up to 35% of the site to be covered with structures and said the proposal is under that limit).

Sorter said he typically issues written decisions within 14 days after the record closes but, because of a planned vacation, may take one additional week; he intends to issue a decision by July 24 but no later than the end of the month. The hearing was then adjourned.

The record includes the staff report, civil plans (Exhibit O), SEPA materials and the Green Earth Operations wetland assessment; the examiner will use those materials and testimony to determine whether CUP2026104 satisfies the city’s conditional‑use criteria.