Building_development + Cross_cutting

0:18 Oh dear. Oh, let's see. Confirm. And then I'm going to start the transcription. Language. That should, we should be good to go, examiner Marshall, thank you. - You're welcome. Thank you, Ms. Bowen. Yes, and I just saw the alert that this is being recorded and transcribed. So good evening, everyone. My name is Stephanie Marshall. I am the City of Vancouver Hearing Examiner. Today is Tuesday, July 21st, 2026, and it is 6.01 p.m. There is only one item on the agenda this evening, and that is a public hearing on an application for a preliminary, excuse me, preliminary subdivision. And this is file number PRJ-169503

1:14 and LUP-85740. This is the Southeast 19th Street subdivision proposal. I'm going to go through some introductory remarks and make some disclosures and then provide an overview of the order of the hearing. This is a quasi-judicial public hearing, which means that I will be judging the application. I have received and reviewed the staff report and exhibits that were submitted along with. There was an additional memorandum to the record that was provided to me yesterday. So we have exhibits A through R, plus the memo that I received yesterday. I will also be considering testimony provided at the hearing tonight, as well as any additional exhibits that people wish to submit. Anything that you wish me to consider

2:14 in my final order on this application, please make sure to raise it during the hearing this evening otherwise it will be waived. And if you've already submitted written comments, there is no requirement for you to testify tonight. I will be reviewing again, everything that's in the record. All testimony will be provided under oath and this hearing is being recorded. It's also being broadcast live on CVTV. I will be swearing in each individual before you begin your testimony. And I ask that public testimony be limited to three minutes. As far as my disclosures, I've not had any ex parte, that means outside of this room, outside of this hearing. I've not received any ex parte contact from anyone interested in or opposed to the application. As I previously stated,

3:13 I have received and reviewed the staff report and all of the exhibits that support the application. Anything that you wish to submit into the record, I will be making another statement at the end of the hearing and we'll make sure that you coordinate with the hearing examiner clerk, Clarissa Boat. I don't have any personal interest in the outcome of this application. I'm not associated with anyone associated with the applicant. I don't have any connections to anyone that has submitted public comment in the record, nor anyone on staff. And I've not prejudged this application. While it is true that there are other subdivision applications that come before the city hearing examiner, each application is decided on its own merits based on the facts, based on the layout of the area, the surrounding streets.

4:13 Critical areas, we'll be talking about that this evening. So each application is individually judged. The order of the hearing this evening, I will begin by hearing from the applicant or anyone the applicant wishes to provide testimony. After that, I will hear from staff, city staff who will present the staff report. And then at that time, I will hear from members of the public. If you are in attendance online, please use the raise hand button and we will call on individual persons in order. It is not a question and answer type of situation. So if you have questions about something that you might've heard in the applicant's testimony or in the city's presentation of the staff report, please state those questions. And following public testimony,

5:11 the city will have a chance to address questions and rebuttal and the applicant will as well. The applicant will have the final word because the applicant carries the burden of proof in these proceedings. I think I've covered everything and we will begin with the testimony. So first up will be the applicant and who is the applicant's representative who will be providing testimony this evening. Mr. Taylor, let me swear you in real quick. - Yes. - Do you swear or affirm the testimony you give will be the truth, the whole truth and nothing but the truth? - I do. - Okay, great. You may proceed. - Perfect. I'm going to share my screen. - Oh, and I forgot to state for the written record, Mr. Taylor, if you could please state your name,

6:11 spell your last name and make a brief statement as to how you represent the applicant, what your role is. Thank you. - My name is Jason Taylor. I work for PLS Engineering as a planner and engineer and I am representing the applicant for this project. You wanted me to spell my last name as well. Is that correct? - Yeah, that would be great. Thank you. So Jason Taylor, T-A-Y-L-O-R. - Great, thank you. Okay, you may proceed. - Okay, so the proposal is 19th Street subdivision. It's a subdivision that includes 23 lots. Most of the homes are attached dwellings. There are four, five plexes, a duplex and then one single family detached home. The proposal is relatively simple.

7:10 We have frontage improvements on the existing Southeast 19th Street on the north end of the project. And then we have a public road that is very short, comes into the site and terminates with a modified cul-de-sac detail, kind of a custom turnaround that better provides access to the lots within the project given the unique shape and dimensions of the site. And yeah, within the plan there are provisions to serve each of the lots with public sanitary, sewer, public water and stormwater systems to deal with stormwater. This is the general location of the site. The site is mostly a field with sun brush

8:07 and some trees along the perimeter of the site. It also shows how there's an undeveloped site to the east of us. There's a residential community to the north and further east of us there's newer single family homes that have been developed. But SR 14 is to the south, Ellsworth Road is to the west and 19th forms the northern border. The chunk that's taken out of the western end of the property is an area that is owned by Wash Dot. And we don't have improvements proposed within that area, within the Wash Dot right away. The zone of the site is R 22, which allows 23 to 27 units within the site.

9:04 The applicant proposed to do a residential subdivision, though an apartment complex with up to 27 units would have been allowed. The applicant decided that fee simple lots and detached housing was a better option for this site, given the location. - Excuse me, Jason Clarissa Bowen, hearing clerk. I don't think we are able to see your PowerPoint. - Oh, you're not. - Yes, I was just gonna jump in and say, are you referring to something 'cause I'm not seeing it. - Okay, I am sorry. - Sorry for the interruption. - Yes, so let me, I thought I was sharing, but I guess it just went into a presentation mode. Okay, can you see the screen? Okay, perfect. - Yes, thank you. - This was the first slide that we skipped over. This is the site.

10:02 This is the general area, the field, the 19th Street Ellsworth SR 14 to the south of us. This is the zoning. So we're within an R 22 zone. There's a lower density zone to the west of us and further to the east, there's also an R nine zone. I'm sure everyone's aware that the city is updating their comprehensive plan. It becomes effective in about a week. So these zones are relevant for this application given the vesting that we have, but a lot of these zones, well, these zones will no longer exist within the next week, but that's, yeah, that's not relevant to this application. Here's our preliminary plat.

11:00 It shows kind of a lot of detail for the site. It shows where driveways are, where we're gonna have parking spaces, where all the utilities are going to go, street trees. So basically the plan that shows all of the elements of the site and how they can all be accommodated within the same plan without conflicts. The lots, a lot of the lots are at the minimum lot size of 1500 square feet. And there are a number of lots that are served by shared driveways that come off of the 109th court, which is the modified cul-de-sac detail