During the public hearing for the proposed 25-lot Glowstone Ridge subdivision, staff and the applicant outlined the project's adherence to R-16 zoning requirements and traffic concurrency standards. However, public testimony highlighted significant concerns regarding emergency vehicle access and the validity of a traffic study that was allegedly conducted during a local school strike. Officials also addressed specific infrastructure mitigations, such as the requirement to install fencing and physical barriers to prevent the new subdivision's traffic from utilizing neighboring private roads.
Building_development + Cross_cutting
Clark County Land Use Hearings · Jun 25, 2026 · 9:41–14:34 · Watch on CVTV ↗
Keywords: subdivision plat zoning concurrency public hearing public comment public testimony
What was said
8:39 The project is located at 2206 Northeast 187th Avenue. The applicant and owner is Forest View Inc. Contact is Scott Taylor with SGA engineering. With me tonight is Hannah Ditel-Isaacson, the review engineer, and Craig Heffel, the concurrency engineer. Okay. Tonight's staff will provide an overview and summary of the proposal, identify any major outstanding issues if there are any or concerns, and make any recommendations to and make our recommendations to the hearings example. Here is the vicinity map of the site. The general location of the site property is identified with black dots.
9:25 It is located south of Northeast 23rd Street and west of 189th Avenue. The zoning map provides a closer look at the parcel and the abutting lots. The site is highlighted in red. The subject parcel is R-16 zone and parcels abutting the lots are also R-16 with an urban low overlay for our comp plan. This slide is an aerial view of the subject properties. The lots are outlined in red. The aerial view shows a single family home, detached garage. It didn't show your aerial view right there. There it goes. But is it there now? Oh, then I just moved it. Yep. There? Okay. Thank you. This aerial view shows a single family home, detached garage, and a hardship mobile on
10:25 parcel 172119, this one right here. Parcel 17221000 includes an existing barn. All existing structures will be removed with this development. The site is generally flat with trees throughout the parcel. And here is the development plan and a closer look. The preliminary plan shows the proposed layout of the lots. Each lot meeting the criteria of the urban 6th zone. Access to the development is via Northeast 187th Avenue to Northeast 22nd Street. The next few slides will be of the photographs that I took on site. Here's a signposting for tonight's hearing.
11:21 Staff is standing on Northeast 23rd Street and Northeast 187th Avenue. We're looking west and the project site is located on the left. Lots of trees in there. This photo provides a view of the site and the west property line right here. And like a North on Northeast 187th Avenue. Here, I'm on the same location, I just turned myself around, I'm looking south and the site is on the right of the screen here. This photo, all you can see here is the front edge of the property, along with all the trees that front the property line there.
12:14 I went down Northeast 23rd Street, fully treed. It's hard to go on site with all the vegetation there. Because the development was full of trees, it was hard for me to take pictures of the existing structures. So this one right here, I took up the dwelling off of Clark GIS. And again, on this one GIS Clark site is the manufactured home, which was the hardship. And this one right here is both of the house and the hardship taken off of Google. And I hear I'm on 187th. Next I will review the project, review timelines, staff report and recommendation to the hearings examiner.
13:13 The fully complete application was submitted on March 17th, 2026, and was determined fully complete on March 31st, 2026. A notice of application and public hearing was mailed to the applicant, the neighborhood program coordinator, and properties within 500 feet of the site on April 14th of this year. A sign was posted on the subject property by the applicant, May 20th, 26th. This project is exempt from requirements from the SEPA review and staff's recommendation to the hearings examiner was issued June 10th, 2026. Issue public comments came in after the issuance of staff's recommendation to the hearings examiner. They have been added to the exhibit list, exhibits 40 and 41 and sent to the hearings examiner, staff and the contact exhibit list is up to date.
14:11 The applicant is requesting subdivision approval to create 25 single family lots on 4.78 acres in the R16 zone based upon the proposed plan known as exhibit 35 and the findings and conclusions and understanding that the applicant is required to adhere to all applicable codes and law. Staff recommends the hearing examiner approves this request as stated in exhibit 36. Thank you for your time this evening. This does conclude county's presentation for the proposal and staff will be available for any questions. Thank you. Thank you, Ms. Curtis. I have a couple of questions, I think probably for Mr. Dargene at least to start out concurrency question. I think the first one's going to be for the applicant, I'll just hold off on that one. There was questions in the some of the neighbor comments, whether the traffic study and the county reviewed all of the regionally significant corridors and intersections within one mile
15:10 of the site. Did that happen? Good evening, Mr. Hings, examiner David Jardine, traffic engineering section manager. And so, yes, the regionally significant intersections and corridors that were determined to be impacted
Evidence (3 matches)
direct keyword 9:41–10:04 subdivision, plat, zoning, concurrency
ations to and make our recommendations to the hearings example. Here is the vicinity map of the site. The general location of the site property is identified with black dots. It is located south of Northeast 23rd Street and west of 189th Avenue. The zoning map provides a closer look at the parcel and the abutting lots. The site is highlighted in red. The subject parcel is R-16 zone and parcels abutting the lots are also R-16 with an urban low overlay for our comp plan. This slide is an aerial vi
direct keyword 14:11–14:34 subdivision, plat, zoning, concurrency
e in after the issuance of staff's recommendation to the hearings examiner. They have been added to the exhibit list, exhibits 40 and 41 and sent to the hearings examiner, staff and the contact exhibit list is up to date. The applicant is requesting subdivision approval to create 25 single family lots on 4.78 acres in the R16 zone based upon the proposed plan known as exhibit 35 and the findings and conclusions and understanding that the applicant is required to adhere to all applicable codes an
cross_cutting keyword 13:52–14:11 public hearing, public comment, public testimony
April 14th of this year. A sign was posted on the subject property by the applicant, May 20th, 26th. This project is exempt from requirements from the SEPA review and staff's recommendation to the hearings examiner was issued June 10th, 2026. Issue public comments came in after the issuance of staff's recommendation to the hearings examiner. They have been added to the exhibit list, exhibits 40 and 41 and sent to the hearings examiner, staff and the contact exhibit list is up to date. The appli