Discussions

County staff outlined the review processes for land use and development applications, detailing the differences between administrative reviews and public hearings for projects like subdivisions, conditional uses, and multi-family housing. They advised residents on how to effectively participate in these decisions by tying their public comments and hearing testimony directly to specific county code criteria, rather than personal opinions. Additionally, staff addressed specific community questions regarding zoning requirements, high-density residential allowances, mitigating impacts like light and glare, and evaluating traffic concurrency.

County staff explained how residents can effectively participate in land use decisions by tying their public comments to specific Clark County Code criteria rather than expressing general grievances. The presentation outlined the differences between Type 2 administrative reviews and Type 3 public hearings for projects like subdivisions and high-density multi-family developments. Staff also detailed how zoning regulations, privacy buffers, environmental impacts, and transportation concurrency are evaluated during the project approval and appeals processes.

County staff detailed how citizens can effectively participate in land use decisions—such as subdivisions and commercial site plans—by submitting criteria-based public comments and testimony during Type 2 and Type 3 review processes. They clarified how zoning codes dictate housing density and allowed uses, advising residents to focus their feedback on objective development standards rather than personal grievances. The presentation also covered the appeals process, environmental reviews, and the option for citizens to hire independent experts to challenge a developer's findings on issues like traffic concurrency.

Officials discussed the financial trade-offs of using policy levers, such as delaying impact fee increases, to lower housing development costs. They noted that while these measures help spur housing production, the resulting loss in city revenue directly limits their ability to fund public infrastructure, specifically new parks and roads.

City officials reviewed a stark decline in commercial valuations and residential building permits, noting that high construction costs and stagnant rent growth are steadily worsening the local housing deficit. To stimulate development and reduce costs, the city is implementing dozens of regulatory strategies, including a new comprehensive plan that eliminates most parking requirements, eases zoning for middle housing, and dramatically shortens land-use review times for projects under 200 units. Officials also discussed ways to combat a severe lack of state funding for affordable housing, exploring local interventions like land valuation discounts, pre-development funding, and allowing existing market-rate projects to renew tax exemptions by converting units to affordable housing.

The city is facing a significant slowdown in development, with residential unit production falling 51% below the historic average and commercial building permit valuations dropping sharply due to high construction costs and negative rent growth. To stimulate new development and reduce builder costs, the upcoming comprehensive plan update will eliminate most parking requirements, expand middle housing zoning, and drastically shorten the permitting review timeline for projects under 200 units. Additionally, because a lack of state funding is bottlenecking affordable housing production, local officials are exploring alternative incentives like land valuation discounts, pre-development funding, and Multi-Family Tax Exemption (MFTE) renewals to maintain target housing density.

City officials reviewed strategies to activate downtown ground-floor spaces by identifying non-traditional target industries, such as small-scale manufacturing and childcare, that align with the city's comprehensive plan. They also analyzed recent building permit data, noting a significant decline in residential and commercial development that is exacerbating the local housing deficit due to high construction costs and limited state funding. To stimulate development and lower costs, the city is implementing regulatory changes that include expedited land-use reviews for projects under 200 units, the elimination of most parking requirements, and adjustments to tax exemption programs to incentivize affordable housing.

City officials reviewed a study on diversifying downtown ground-floor spaces to include non-traditional uses like light manufacturing and healthcare under the new comprehensive plan's active-use overlays. Staff also reported a severe downturn in both commercial building permits and affordable housing production, driven by high construction costs, negative rent growth, and state funding bottlenecks. To stimulate development and increase density, the city is implementing multiple policy levers, including zoning changes to allow middle housing, eliminating parking minimums, and expediting review timelines for residential projects under 200 units.

City officials reviewed a severe downturn in recent development activity, noting a steep decline in commercial valuations and residential building permits that has exacerbated the local housing production deficit. To adapt to market realities and future comprehensive plan goals, the board discussed an "Active Ground Floor Study" aimed at diversifying downtown zoning to allow non-traditional uses—such as small-scale manufacturing, R&D, and childcare—in mixed-use buildings rather than over-prescribing retail. Furthermore, they analyzed how rising construction costs and stagnant rent growth are currently hindering new development and diminishing the effectiveness of affordable housing incentives like the Multifamily Tax Exemption (MFTE) program.

City officials reviewed an "Active Ground Floor Study" aimed at diversifying downtown development requirements beyond traditional retail to include flexible uses like small-scale manufacturing, healthcare, and childcare. Concurrently, a 2025 development activity report highlighted severe declines in building permits, with residential unit production falling 51% below the six-year average and stalling progress toward the city's comprehensive plan housing goals. To address these pipeline challenges, the board discussed recent modifications to the Multi-Family Tax Exemption (MFTE) program and the status of upcoming public infrastructure investments.

The board reviewed the Active Ground Floor Study, which explores flexible alternatives to traditional retail in downtown mixed-use developments—such as small-scale manufacturing, healthcare, and childcare—to reduce vacancy rates and support living-wage jobs. Consultants discussed how comprehensive plan overlays can help developers integrate these non-traditional uses into new buildings based on market demands and infrastructure capacity. Additionally, officials provided updates on residential building pipelines, upcoming public infrastructure bids for the Heights district, and how municipal policies like impact fees affect future housing development.

The Planning Commission reviewed applications for the open space taxation program, which aims to protect environmental resources, scenic landscapes, and wildlife habitats. As part of this, they approved an 11.37-acre property along Lacamas Creek for a stream protection classification. The property qualified for this open space designation because it is contiguous to a designated state shoreline and is regulated under the county's Shoreline Master Program.

The Planning Commission outlined the procedures for the public hearing, noting that participants had three minutes to provide testimony and must direct their remarks solely to the commission. During the public comment period regarding open space classifications, a project manager from Pacific Lifestyle Homes provided the sole testimony. He spoke in support of an open space application for a subdivision his company developed, clarifying its two-parcel layout and highlighting the recreational benefits the preserved space will provide to future residents.

The Clark County Planning Commission held a public hearing to review three applications for the county's open space current use assessment program, which provides tax incentives for preserving environmental resources and historical sites. The applications included two historic properties and an 11.37-acre stream protection tract along Lacamas Creek that was established as part of a multi-phase residential subdivision. Following staff presentations and public testimony from the subdivision's project manager, the Commission unanimously voted to recommend approval of all three open space classifications.

The Clark County Planning Commission reviewed and approved three applications for the open space current use assessment classification, a program offering tax incentives to preserve specific land types. Two of the approved applications were for historical sites—the William Frederick Kaufman House and a former bakery building in Vancouver—while the third was for an 11.37-acre stream protection area. A developer's project manager noted that the stream protection tract was established during a multi-phase subdivision development and will be managed as open space for the benefit of future residents.

The Clark County Planning Commission reviewed and unanimously approved three 2025 current use assessment applications for open space classifications, which grant tax incentives for land preservation. Two of the applications designated historic structures, while the third established an 11.37-acre stream protection tract along Lacomis Creek. This stream protection tract was set aside during a multi-phase residential subdivision developed by Pacific Lifestyle Homes to preserve formerly farmed land for the enjoyment of future residents.

The City Council held a public hearing regarding an ordinance to amend the bylaws of the Downtown Redevelopment Authority (DRA). The amendment specifically updates section 2.09 to clarify the employment status of the DRA's executive director while retaining the DRA board's role in the appointment process. Following a staff presentation and receiving no public testimony, the council unanimously approved the ordinance.

During the annual strategic plan report, port leadership highlighted recent accomplishments regarding facility security and environmental compliance. Specifically, the port established a monitoring plan for PFAS and the security team secured a FEMA grant to replace 106 security cameras across the property.

Automated license plate readers and Flock surveillance systems are not discussed. Instead, the term "monitoring" is used entirely in the context of public health, specifically regarding active and passive health monitoring of individuals exposed to the measles virus. Officials monitored these individuals' daily symptoms and immune statuses to contain a recent local outbreak.

The board confirmed there were no amendments to the meeting agenda before proceeding to the consent agenda. The consent agenda consisted solely of the meeting minutes from February 25, 2026. The board members quickly motioned, seconded, and unanimously approved these minutes without any changes.

During the review of the OALC Hyson Cemetery expansion, discussions addressed potential impacts to a wetland buffer located in the southwest corner of the project's sixth phase. The applicant indicated a preference to pursue a wetland permit to develop cemetery plots within the outer portion of the buffer rather than avoiding it entirely. They argued that the proposed cemetery lawn is a low-intensity use and that avoiding the buffer would result in an awkwardly shaped boundary and a loss of burial plots.

During the review of the OALC Hyson Cemetery expansion project, officials and the applicant discussed potential impacts to a wetland habitat buffer located on the property. The applicant is evaluating whether to completely avoid the buffer area during Phase 6 of the expansion or to pursue a formal wetland permit that would allow for minor impacts and the installation of physical demarcation along the boundary.

The hearings examiner established the procedural rules for the land use public hearing, setting a 20-minute time limit for the applicant and a three-minute limit for individual public testimony. He detailed how participants must submit specific oral or written testimony before the record closes to preserve their right to appeal future decisions. County staff also provided technical instructions for virtual attendees, explaining how to use the hand-raise and mute functions to participate during the public comment period.

Two development projects were evaluated for conditional use permits on R5-zoned parcels, with transportation concurrency reviewed for both applications. The first proposal is a 165-foot cell tower, where the applicant addressed neighborhood opposition and noted that Clark PUD regulations prevent attaching macro facilities to existing utility poles outside of commercial or industrial zones. The second proposal involves adding 3,489 cemetery plots and a maintenance shed to an existing church property, prompting discussions about wetland buffers and setback requirements for headstones.

Vertical Bridge LLC is applying to construct a 165-foot cell tower on a vacant 10-acre parcel in the R5 zoning district, which requires a Type 3 preliminary site plan review and a concurrent conditional use permit. The development review evaluated the project's compliance with minimum setback requirements, landscape screening, and the applicant's justification for building a new structure rather than co-locating on existing wireless facilities. Additionally, the applicant and development engineers debated a proposed condition of approval that would require the offsite rural access road to be widened to a 20-foot pavement standard.