Home Improvement Guide '09

2009 HOME IMPROVEMENT Supplement to the Wednesday, Jan. 28, 2009 Port Townsend & Jefferson County Leader Includes the 2009

BUILDING CODES

â?– 2009 home improvement

The Port Townsend & Jefferson County Leader

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table of Contents Small is the new big

By Barney Burke . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 6

Broadening green horizons

By Melanie Lockhart . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 12

ten green, energy-saving tips

By Barney Burke . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 16

009 construction statistics

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 22-23

port townsend and Jefferson County building codes

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 24

What’s up in real estate

By Viviann Kuehl . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Page 38

indeX To adverTisers

AAwnings & Sunrooms . . . . . . . . . . . . .

Allstate insurance . . . . . . . . . . . . . . . . . 1 Ben’s heating Service . . . . . . . . . . . . . . .

Blake Sand & Gravel . . . . . . . . . . . . . . . 5 Blue heron Construction . . . . . . . . . . .

ChF Distributing . . . . . . . . . . . . . . . . . .

Cobalt mortgage . . . . . . . . . . . . . . . . . . 15 Cp homes . . . . . . . . . . . . . . . . . . . . . . . . . 9 Cranston Construction Co.. . . . . . . . . . 1 earthDwell Ltd. . . . . . . . . . . . . . . . . . . . . everwarm hearth & home . . . . . . . . . 1 First Federal Savings & Loan . . . . . . . . .

Fox Architects . . . . . . . . . . . . . . . . . . . . . 5 Full palette, inc.. . . . . . . . . . . . . . . . . . . .

Goldenberg Construction . . . . . . . . . . . 11 Good man Sanitation . . . . . . . . . . . . . . 1 Guy hupy Design . . . . . . . . . . . . . . . . . . 11 habitat for humanity . . . . . . . . . . . . . . 15

hadlock Building Supply. . . . . . . . . . . . 9 hiLine homes . . . . . . . . . . . . . . . . . . . . 15 homer Smith insurance . . . . . . . . . . . . 1 Jefferson County home Show . . . . . . . . 5 John L Scott real estate . . . . . . . . . . . . .

John reed Construction . . . . . . . . . . . . 1 Kelly Shields Custom Building & Design . . . . . . . . . . . . . . . . 1 Kildeer Landscaping . . . . . . . . . . . . . . . .

Kitchen & Bath Studio . . . . . . . . . . . . . 5 Les Schwab tires . . . . . . . . . . . . . . . . . . 1 Little & Little . . . . . . . . . . . . . . . . . . . . . 9 mcClane. . . . . . . . . . . . . . . . . . . . . . . . . . 9 mcCrorie interiors . . . . . . . . . . . . . . . . . . 5 mcDonald insurance . . . . . . . . . . . . . . . 15 mountain propane . . . . . . . . . . . . . . . . . 1 peninsula Floors & Furnishings . . . . . . . 9 port townsend School of Woodworking . . . . . . . . . . . . . . . . . 15

Cover: A crew member from Jeremy Vance Construction, siding contractor, puts finishing touches on a Victorian-style home being built by LD Richert, general contractor .

Architect: Richard Berg .

Photo by Barney Burke.

Cover design by Chris Hawley

4 ❖ 009 home improvement

power trip energy. . . . . . . . . . . . . . . . . 1 puget Sound energy . . . . . . . . . . . . . . . . 9 remax First / teren mcLeod . . . . . . . . 15 richard Berg Architects . . . . . . . . . . . . 5 Schweizer Construction inc. . . . . . . . . .

Shed-Boy.com . . . . . . . . . . . . . . . . . . . . . 9 SoS printing . . . . . . . . . . . . . . . . . . . . . . .

Star Copy Center. . . . . . . . . . . . . . . . . . 9 Sunshine propane . . . . . . . . . . . . . . . . . . the Leader Subscriptions. . . . . . . . . . . 5 The Leader Classifieds . . . . . . . . . . . . . the Leader marketing . . . . . . . . . . . . . . the Showcase. . . . . . . . . . . . . . . . . . . . . 11 thomas Building Center. . . . . . . . . . . . 11 townsend Builders . . . . . . . . . . . . . . . . 9 U Build it . . . . . . . . . . . . . . . . . . . . . . . . 9 Walden Distinctive Landscapes . . . . . . 9 Waltenbaugh Construction . . . . . . 0- 1

2009 HOME IMPROVEMENT Special Section Editor: Barney Burke Production Lead: Chris Hawley

THE LEADER

226 Adams Street, Port Townsend, WA 98368 360-385-2900 • www.PTLeader.com Published continuously since October 2, 1889 Port Townsend Publishing Company Scott Wilson, Publisher • Copyright 2009

The Port Townsend & Jefferson County Leader

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009 home improvement ❖ 5

Architect Randi Fox holds a model of his Shed Boy design. It is one of several innovative, affordable and sustainable housing designs developed by local architects and designers. Photos by Barney Burke

Small is the new big

By Barney Burke Leader Staff Writer Sarah Susanka’s 2001 book, The Not So Big House, and Thoreau’s writings at Walden Pond in the 1840s have inspired people to think about the virtues of living in a small space.

Some would say that a smaller home makes for a larger life, but others focus on the practical advantages: A smaller home is more affordable to build and own, consumes less land, energy and materials, and is easier on the environment.

Port Townsend architect Randi Fox has developed what could be called the quintessential Key City hous-

❖ home 2009 home improvement ❖ 2009 improvement

ing style, the Shed Boy. A simple, versatile building block, if you will, Shed Boys range from 168 to 392 square feet. Each is 14 feet wide and anywhere from 12 to 28 long. All are complete, finished living units and meet building code requirements.

Although designed primarily as stand-alone dwellings, they are ideal for adding more space to an existing home, said Fox. And they are strong enough to be stacked two or three high, he noted.

All have a central window and door assembly on one wall, making the rest of the space a blank slate to arrange. The layout options offer different proportions for kitchen, bedroom and living

spaces, and are named after Vern, Zeke, Charlie and other locals.

Moreover, Fox has developed the “Smart House package,” a simple, 800-squarefoot house with a Shed Boy as an accessory dwelling unit. The Smart House has a single, two-story window and door assembly on one wall, and it can be expanded as needed.

“We have an idea that could put people in a home who could never be homeowners before,” said Fox. A local housing advocacy group, the Housing Action Plan Network (HAPN), is enthusiastic about the concept, he said.

So is Jakob Bueche, who

works for Fox as a designer.

“I’ll probably build one of them,” he said of his namesake model, the Jake, on land he is planning to buy.

Fox’s website, www.shedboy.com, allows prospective buyers to quickly mix and match roof types, siding and other components of each model.

Fox noted that a Shed Boy or a Smart House can be built for about half of the cost per square foot of many conventional homes. “Where’s that extra $100 a square foot going?” he queried. Millwork?

Multiple bathrooms? A closet door? A finished floor in addition to a subfloor? He likens the design to a New York art loft, placed on a small

plot of land.

The GreenPod has landed Port Townsend architectural and interior designer Ann Raab has assembled a team that includes textile designer Suzanne DeVall, Jan Hopfenbeck, Teresa Verraes and Teresa Clark to create “GreenPod” modular homes (www.greenpoddevelopment.com).

The team’s goal is to provide sustainable, low-impact and healthy custom homes, said Raab.

Like Fox’s design, Raab’s are complete units and meet building codes. They can be stacked or joined together, — Continued on page 8

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Architect randi Fox’s Shed Boy home designs are 14 feet wide and up to 8 feet long, and are named after local people.

Courtesy Fox Architects the Greenpod designed by Ann raab for Fran Joswick takes shape at a factory in Burlington.

Photo by Ann Raab

— Continued from page 6

and if you’re so inclined, they can even be mounted on a houseboat by PT Fabrication.

Standard GreenPods range from 372 to 744 square feet, but Raab noted that each one can be customized in size and design. “Green” options include solar power, water recycling, “green roofs” and other ways to minimize impacts and maximize sustainability. Every Green— Continued on page 10

Fran Joswick checks out the factory where her Greenpod home is being built. it was brought by truck over the tacoma narrows Bridge to her property in Quilcene. (See “Franny’s pod” plan at right.)

Photo by Ann Raab

Ann raab of port townsend designed this 1 -square-foot Greenpod.

8 ❖ home 009 home improvement 8 ❖ 009 improvement

Courtesy Ann Raab

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2009 home improvement ❖

The Secret Gardens project in Port Townsend includes five new cottages such as this one, ranging up to 1,200 Photos by Barney Burke square feet.

— Continued from page

Pod comes as a complete, move-in-ready house.

Fran Joswick, 79, is the proud owner of the first GreenPod, a 731-square-foot customized “Port Townsend” model. She’s having it installed on a 25-acre property she owns with her daughter and son-in-law in Quilcene, where she’ll enjoy views of a meadow, Mount Rainier and Mount Walker.

“What’s really appealing is that it’s ‘green,’” said Joswick. Secondly, she said, Raab designed it “just the way I wanted it.” Having raised three kids, Joswick has lived in big homes. “I’m into ‘cozy’ right now,” she said.

Although the GreenPods are currently built at a factory in Burlington, Wash., Raab’s goal is to achieve a production level sufficient to have them built here at a facility that also produces the textiles and many other components of the home.

Need more space?

This circa 1940 cottage has been restored as part of Secret Garden LLC’s cottage development. Note one of five new cottages in the background.

Those who want more space than a GreenPod or a Shed Boy can live in an Uptown Port Townsend cottage also designed with livability and the natural environment in mind.

Secret Garden LLC, led by architect Richard Berg, is redeveloping, er, recycling, the former city tennis courts at Lincoln and Taylor streets. Nestled in the mature pines and firs will be seven cottages (www.ptsecretgardencottages.com).

The first is a 964-square-foot circa 1940s cottage with a one-car garage. The two-bedroom, one-bath home has been completely updated, including insulation, electrical and plumbing.

Berg said the house was saved because it was “a nice little house in good shape.” Moreover, it achieves the ethic of recycling and renewing housing, and it fits into the scale of the neighborhood. A second vintage cottage is also being renovated.

The other five homes are new, two-story models with unfinished basements. You know, the kind of basement “bonus room” that’s ideal for storage, hobbies and a place for kids to be kids.

— Continued on page 15

Built in the 1940s, this and another vintage cottage are being renovated in a development of seven small homes in Port Townsend.

10 ❖ home 2009 home improvement 10 ❖ 2009 improvement

Kristin and Richard Berg enjoy a window in one of the new cottages they’re building on the site of the old Port Townsend tennis courts.

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2009 home improvement ❖ 11

A crew from Groves and Co. installs an energy-efficient picture window in this circa 1957 ranch home in Port Townsend.

Photo by Barney Burke

Broadening green horizons

By Melanie Lockhart Leader Staff Writer It’s not always easy – or cheap – being green, but many people are paying the extra buck to conserve energy and help the environment when building new homes or making changes to their current residence.

More energy-efficient home-improvement options are available than ever before. Many people look at heating, window and solar installations first.

Heating Don Campbell, who owns Sunrise Heating with his wife, Juanita, in Port

Townsend is excited about all of the energy-efficient options available to his customers.

“It’s good for us,” Campbell said. “I was really apprehensive when I saw the rising prices.”

To cope, many customers have turned to top-of-theline products to conserve

energy.

The reverse cycle chiller, an air-to-water heat-transfer system, is popular because the system can heat or chill water, providing comfort year-round, according to Campbell.

“It’s exciting to have this sort of application,” he said.

There are also water-to-

water transfer systems with an underground tubing field.

The ground source storage tank extracts heat from the earth to produce 120-degree water in the tank.

An example of energy-efficient heating technology is the GB142 boiler with a 98 percent efficiency rating.

— Continued on page 13

12 ❖ home 2009 home improvement 12 ❖ 2009 improvement

The Port Townsend & Jefferson CountyCounty LeaderLeader The Port Townsend & Jefferson

— Continued from page 12

Campbell said the average is 82 percent.

“It’s whisper quiet,” he said of the wall-hung boiler.

Campbell also raved about the G125BE oil boiler that is brand new from Germany. It senses outdoor temperatures for a weather-responsive energy-management system and has low pollution levels.

“I really like staying up to date with recent developments,” Campbell said. “It’s an interesting industry and challenging.”

He does admit that it can be costly.

“You do spend the money up front,” he said.

Energy-efficient systems can cost two or three times as much as standard ones. But they can increase the resale value of a home and lower its heating costsz immediately.

“To me, the mark of a great system is not getting complaints when it’s 20 degrees,” he said.

“What you want is a heating system that will keep you satisfied on the coldest day of the year.”

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2009 home improvement ❖ 13

— Continued from page 13

This newly installed geothermal heating system is located at a home on Mason Street in Port Townsend.

Photos by Melanie Lockhart

energy code requires low-emissivity (low-E) coating on all window glass to minimize heat transfer through the window, but the window itself won’t make the biggest energy impact.

“The issue with energy efficiency isn’t so much the window but the frame,” said Jim Groves, owner of Groves and Co. Inc. in Port Hadlock.

Aluminum, wood, vinyl and composite frames are the most popular.

Groves said that aluminum is expensive and the least energy efficient, at least in the Northwest. Wood and vinyl are similar in their efficiency rating and are the least expensive, but they require high maintenance.

Wood windows have the tendency to rot, especially if not properly painted and maintained.

“That’s not a problem with any other products,” Groves said.

Vinyl products tend to warp.

The composite frames are the most efficient you can get, he said.

“Vinyl began supplanting aluminum, and now composites are supplanting vinyl.”

In 2009, Groves and Co. offers a new Andersen window product called Fibrex. The frames are “Green Seal Certified” and energy efficient.

“They are very strong, very stable, require no maintenance, and they are very, very green,” Groves said.

“They are the windows of the future.”

Solar This radiant floor heating system is in the early stages at a home near Port Ludlow. The system will work through the slab-ongrade floor and distribute heat to seven zones within the new house.

“What you want is a heating system that will keep you satisfied on the coldest day of the year.”

Don Campbell owner Sunrise Heating

Jeff Randall, solar agent for PowerTrip Energy in Port Townsend, said that there are a variety of motives leading people to turn to solar energy.

Though the initial purchase and installation of a solar power system is far from cheap, lower utility bills are a perk that customers enjoy. Plus, extra electricity generated has to be purchased by electric companies.

“Over time, it pays for itself,” Randall said, though the timeline typically ranges from 10 to 25 years.

However, money isn’t the primary reason that most choose to go solar. Many are more concerned with their carbon footprints.

“A lot of people have heard about the benefits of solar power for 30 years,” Randall said, “so they are simply tired of waiting.”

Contrary to what some may argue, you don’t have to live near the equator to benefit from going solar.

The Pacific Northwest receives 75 percent of its annual — Continued on page 18

Tax credits for energy improvements As Home Improvement goes to press, the IRS was finalizing the rules for tax credits for investing in residential energy improvements. The program expired in December 2007 and was not extended for 2008, but certain improvements made in 2009 will qualify. See www.irs.gov for details.

For solar systems, Washington is not collecting sales tax on the purchase and installation if done before July 1, 2009. The IRS offers a 30 percent federal income tax credit on solar through December 2016. Again, check for specific guidelines before you buy.

14 ❖ home 2009 home improvement 14 ❖ 2009 improvement

The Port Townsend & Jefferson CountyCounty LeaderLeader The Port Townsend & Jefferson

— Continued from page 10

All seven cottages have private decks overlooking a landscaped commons. Part of the old concrete tennis courts has become a shared patio.

Each of the new units has a dedicated parking space or two near the front door. With Aldrich’s Market and the weekly farmers market just a block away, it’s expected that walking will be more convenient than driving for those living here.

Berg’s largest cottage is 1,200 square feet. Had he taken the “bigger is best” approach, Berg said, it might have been feasible to shoehorn five homes of up to 5,000 square feet each on the site, but that would have wiped out any chance of a secret garden.

All of which gets back to a point Fox makes about the popularity of small homes: “Some people just like to have a yard.” ❖

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2009 home improvement ❖ 15

Going cheap and green 10 ways to save money and the environment you burn. You’ll pay just a few bucks for a little plastic disc installed in the showerhead.

4. Install low-flow toilets

On doors, make sure to have a “sweep” at the bottom, or at least one of those rolls you can make yourself to stop drafts.

These are required on new homes, and they use 1.6 gallons per flush, a fraction of the water of conventional thrones. Next time you check your water bill, think how much of your money went down the toilet

9. Compost

It’s easy to adjust the setting on your water heater, but make sure to turn off the circuit breaker before opening the thermostat panel.

7. Lower your water heater setting

By Barney Burke Leader Staff Writer Even if you don’t have the money to invest in major energy conservation or “green” improvements, there are a lot of small things you can still do right now. And most of these can be done by the average homeowner – or certainly by an experienced handyman.

1. Install a clothesline Your dryer is one of the biggest consumers of electricity. And while enjoying the fresh scent of air-dried attire, think about replacing your washer and dryer – the newest models aren’t cheap, but they pay 16 ❖ 2009 home improvement

you back with lower water and electric bills.

2. Unplug those electric vampires How many cell-phone chargers and similar devices do you leave plugged in out of habit?

All those little green lights are a reminder of how electricity wasted by small devices adds up. It’s sobering to watch your electric meter’s wheel continue to spin even if you shut off your water heater and refrigerator.

3. Add a low-flow showerhead Not only do these save water, they save power. The more hot water you use, the more gas or electricity

If you still have one of these old thermostats, you can save a lot on your heating bill by installing one that can be programmed to match your schedule.

5. Install a “smart” thermostat Today’s thermostats let you program different temperatures for several time periods every day of the week. Having the heat on while you’re away or sleeping wastes a lot of energy.

6. Seal doors and windows How much cold air is rushing in around your doors and windows?

Weather-stripping closes gaps around windows and doors and is easy to install.

three-way lamps. And keep an eye out for the emerging LED (light-emitting diode) technology, which uses even less electricity and lasts much longer.

Many water heaters come from he factory pre-set at 120 degrees or more. You’ll find you can set it down several degrees without losing the ability to have scalding water in the shower. Be sure to shut off the circuit breaker first.

8. Change to fluorescent lights You still have incandescent light bulbs?

How quaint, and how expensive. Fluorescent bulbs have come a long way in recent years. Now, fluorescents are made for lamps with high, medium and low settings, for light switches with built-in dimmers, and there are small fluorescent bulbs for smaller fixtures. Do not use regular fluorescent bulbs with dimmers or with

Never mind those stereotypes about smelly, rat-infested compost piles.

It’s easy to create compost from yard and kitchen waste (no meat or dairy, please, but dryer lint, leaves, grass and many other ingredients make great fertilizer). Moreover, the Jefferson County Fair now has a compost competition offering the coveted “brown ribbon.”

You might find you can go to every-other-week garbage service by composting.

Your water heater does not need to run 24/7. This simple timer will save you money and can be adjusted so that you’ll still have plenty of hot water. If you’re not comfortable installing a 220-volt appliance, call an electrician.

10. Add a water heater timer Like those timers that switch on your lights to fool burglars, heavy-duty models are available to save money on your water heater. You’d be surprised how long your water stays hot even when it hasn’t been used for hours while you sleep.

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009 home improvement ❖ 1

Jeff Randall of Power Trip Energy shows off one of two solar thermal systems at Wildberry Farm in Port Townsend, owned by Andy and Theresa Cochrane.

Steve Moore and Gigi Callaizakis installed this 7.2 kW system in their Ross Chapin–designed home in the Umatilla Hill cottage development in Port Photos by Melanie Lockhart Townsend.

The home of Nick Hill and Barbara Arnn displays a 1.9 kW solar power system installed in 2006.

18 ❖ home 2009 home improvement 18 ❖ 2009 improvement

— Continued from page 14

sun hours between March 21 and Sept. 21, causing many to assume that solar power becomes impossible during the other six months of the year. Through grid interconnection with the utility, known as “net metering,” solar electric system owners can gain credits during the summer months by selling excess generated energy to the utility. Those credits can be used in the winter when sunshine is rare.

Randall recommends solar electric systems, as they provide the least maintenance. “Electric systems are just so solid that we never get call-backs,” he said.

“We are seeing great availability of high-quality solar modules,” Randall said. “The wattage of the modules is going up – increased efficiency – and costs for solar modules are starting to go down a little bit. We expect 2009 to be a fantastic year for solar power.” ❖

The Port Townsend & Jefferson CountyCounty LeaderLeader The Port Townsend & Jefferson

Jim Munn (right) and his brother Bruce Munn of Windermere Hood Canal inspect a Quilcene home that was in foreclosure for two years. It took just three weeks on the market to garner four offers. “For the right price, anything sells,” said Jim Munn, “but the value’s there for the acreage.”

Photo by Viviann Kuehl

What’s up in real estate Viviann Kuehl Canal in Quilcene. “Low Beach waterfront home sold in December. “A lot of sell- some may have come down Leader Contributing Writer supply and high demand for $835,000 in 2006 and for ers have become more re- a lot already. Some sellers With everything you hear about the economy these days, you might think that nobody should consider investing in real estate. But according to local real estate professionals, now could be a great time to buy a home or to refinance.

“It’s all about supply and demand,” explained Jim Munn of Windermere Hood

The Port Townsend & Jefferson The Port Townsend & Jefferson CountyCounty Leader Leader

put prices up, but now there is a lot on the market so people are going to be more choosy and demand more for the dollar.” For example, a foreclosed fixer home on six acres, priced around $110,000, now has four offers.

On the other end of the scale, Michelle Sandoval of Windermere Real Estate Port Townsend noted a Lincoln

$800,000 in 2008. Another property dropped from a $2.2 million asking price to a $1.5 selling price for cash.

“Cash is king, and some people are willing to take it. Buyers can get up to 25 percent less than the asking price for cash,” said Munn.

There are 115 houses on the local market, and only a few have been sold since September, said Sandoval

alistic about the market. If you’re selling in the next three months, you have to be priced like you’re in a clearance sale because you have so much competition.”

Cash may be king, but not all sellers are created equal, cautioned Teri Nomura of Windermere Real Estate Port Townsend. “Not all sellers need to sell. Some are going to stick to their price, and

have more negotiating room than others.”

Appraiser Judy MavesKatt of MK Appraisal in Port Townsend has found some surprises lately in housing market trends. Sale prices of site-built homes in Port Townsend went up 18 percent from 2006 to 2007, and then dropped 23 percent in — Continued on page 39

2009 2009 home improvement ❖ 19 ❖ 19 home improvement

Waltenbaugh Construction Co., Inc.

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20 ❖ 2009 HOME IMPROVEMENT

360-385-6105 360-681-0444 Port Townsend Sequim WALTECC012BA The Port Townsend & Jefferson County Leader

The Port Townsend & Jefferson County Leader

2009 HOME IMPROVEMENT ❖ 21

2009 Leader Home Improvement Permit Statistics

Jefferson County builders are ready to construct the house of your dreams – or just the house you intend to live in for a while.

Photo by Patrick J. Sullivan, flight by Tailspin Tommy’s

City of Port Townsend Building Permits 100

22 ❖ 2009 home improvement

Alterations & Additions New Homes

Jefferson County Building Permits '94 '95 '96

80

'97 '98 '99

60

'00 '01 '02

40

'03 '04 '05

20

'06 '07

0

'08 '94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08

0

200

400

600

800

1000

The Port Townsend & Jefferson County Leader

$120M

Source: Jefferson County Assessor’s Office

value of real estate transactions $500M

$100M

$400M

$80M

$300M

$60M

$200M

$40M '94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08 The Port Townsend & Jefferson County Leader

$100M

Source: Jefferson County Treasurer’s Office

value of new Construction

009 Leader home improvement real estate Statistics

Construction in Jefferson County dipped substantially in 2008, but the number of permits for remodeling projects rose significantly. This is a view of a port Ludlow neighborhood.

Photo by Patrick J. Sullivan, flight by Tailspin Tommy’s

'94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08 009 home improvement ❖

The Port Townsend & Jefferson County

2009 Building Codes Contents Chapter 1: Getting Started . . . . . . . . . . . . . . . . . . . . .

When is a building permit required?

Customer Assistance Meetings Chapter 2: Other Permits . . . . . . . . . . . . . . . . . . . . . .

Chapter 3: Building Permits . . . . . . . . . . . . . . . . . . . .

How to apply

Building permit fees Chapter 4: Building Plans . . . . . . . . . . . . . . . . . . . . . .

Chapter 5: Inspections . . . . . . . . . . . . . . . . . . . . . . . .

Chapter 6: Certificate of Occupancy . . . . . . . . . . . . .

Chapter 7: Smoke Detectors . . . . . . . . . . . . . . . . . . .

Chapter 8: Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Washington State Energy Code

Alternatives

Energy inspections Chapter 9: Wood Heat . . . . . . . . . . . . . . . . . . . . . . . .

Chapter 10: Septic Permits . . . . . . . . . . . . . . . . . . . . .

Chapter 11: Manufactured/Mobile

& Modular Homes . . . . . . . . . . . . . . . . . . . .

Chapter 12: Shorelines . . . . . . . . . . . . . . . . . . . . . . . .

Jurisdiction of the act

Shoreline setback Chapter 13: SEPA . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Critical Areas (city) Chapter 14: Subdivisions . . . . . . . . . . . . . . . . . . . . . . .

Chapter 15: Easements . . . . . . . . . . . . . . . . . . . . . . . .

Chapter 16: Jefferson County . . . . . . . . . . . . . . . . . . .

22 22 24 24 25 26 26 26

26 26 27 27 28 28 28 28

Chapter 17: Port Townsend

Description of zoning districts . . . . . . . . . . . 29

Permitted & conditional uses tables . . . 30-32

Design review . . . . . . . . . . . . . . . . . . . . . . . . 30

Home occupations . . . . . . . . . . . . . . . . . . . . 30

B&Bs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Building height limits . . . . . . . . . . . . . . . . . . . 31

Fences and hedges . . . . . . . . . . . . . . . . . . . . 31

Lot coverage & min. lot requirements . . . . . 31

Outbuildings . . . . . . . . . . . . . . . . . . . . . . . . . 31

Engineering requirements . . . . . . . . . . . . . . . 31

Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Personal wireless service facilities . . . . . . . . 32

Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

Latecomer agreements . . . . . . . . . . . . . . . . . 32

Sign code . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Temporary use . . . . . . . . . . . . . . . . . . . . . . . 33

Exceptions

“Grandfathered” buildings . . . . . . . . . . . . . . 33

“Grandfathered” uses . . . . . . . . . . . . . . . . . . 33

Zoning exceptions . . . . . . . . . . . . . . . . . . . . 33

Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

Conditional use permits . . . . . . . . . . . . . . . . 33

Planned unit developments . . . . . . . . . . . . . . 34

Fee Schedule . . . . . . . . . . . . . . . . . . . . . . . . . 34

Rezones, appeals . . . . . . . . . . . . . . . . . . . . . . 34

Tree cutting . . . . . . . . . . . . . . . . . . . . . . . . . . 34 Chapter 18: Growth Management Act . . . . . . . . . . . . 34

How to get further information PORT TOWNSEND The City’s Permit Center (the Development Services Department) is located in City Hall, 250 Madison St., and is open between 8 a.m. and 5 p.m. Monday through Friday. Appointments for commercial and multi-family projects may be made by calling 360-379-5095.

Rick Sepler, planning director; Judy Surber, senior planner; John McDonagh, planner; Suzanne Wassmer, land use specialist; Scottie Foster, administrative assistant; Samantha Trone, development review engineer.

Kenneth Clow, Public Works director; David Peterson, city engineer; Francesca Franklin, development review specialist; Alex Angud, inspector.

JEFFERSON COUNTY The Department of Community Development at 621 Sheridan St. is open between 9 a.m. and 4:30 p.m.

Monday through Thursday; closed on Friday. The phone number is 360-379-4450.

Al Scalf, director; Rose Ann Carroll, office coordinator; Stacie Hoskins, planning manager; Joel Peterson, long range assistant planner; Michelle McConnell, long range lead associate planner and SMP update; Jeanie Orr, planning clerk; Michelle Farfan, associate planner and FHM lead; David W. Johnson, associate planner and Port Ludlow lead; Zoe Lamp, associate planner and DRD lead; Donna Frostholm, associate planner/wetland scientist; Colleen Zmolek, assistant planner of the day (POD); Cara Leckenby, assistant planner; Fred Slota, building official; Michael Hoskins, plans examiner lead; Jim Coyne, building inspector lead; Frank Benskin, plans examiner; Lisa Keller, permit tech II; Kathie Anne Sukert, permit Tech I.

Be Sure to Check for Building Code Updates The information contained in the 2009 Home Improvement and Building Guide pertaining to building code and permit requirements is current as the guide goes to press. However, building codes, zoning and other regulations are updated regularly by the city and county. Therefore, it is recommended that you contact Jefferson County (360-379-4450) or the City of Port Townsend (360-379-5095), as appropriate, before starting work.

Online permit information You can also find zoning, building code and permit information online.

For the City of Port Townsend, go to: http://www.codepublishing.com/wa/porttownsend.html For Jefferson County, go to: http://www.co.jefferson.wa.us/commdevelopment/default.htm

Electrical Permits Whether you live in the city or the county, all electrical permits are handled by the Washington Department of Labor and Industries (L&I).

The local L&I office is located at 1605 E. Front Street, Suite C, Port Angeles, WA 98362-4628. Office hours are 8 a.m.-5 p.m. weekdays; an inspector is available to answer questions from 8 a.m. to 9 a.m.

Call 360-417-2700 for general information. To schedule an inspection, call 360-417-2722 by at least 4 p.m. on the business day prior to the desired inspection. The L&I inspector serving Jefferson County and the City of Port Townsend is Len Moser.

For convenience, electrical permit applications are available at the Puget Sound Energy office, 181 Quincy Street, the City Permit center, 250 Madison Street, and the County Permit center, 621 Sheridan Street.

24 ❖ 2009 home improvement

CHAPTER 1:

Getting Started When Is a Building Permit Required?

The City of Port Townsend and Jefferson County have adopted the following codes: 2006 International Building Code -WAC 51-50, 2006 International Residential Code -WAC 51-51, 2006 International Mechanical Code -WAC 51-52, National Fuel Gas Code (NFPA 54) - WAC 51-52, Liquefied Petroleum Gas Code (NFPA 58) - WAC 51-52, 2006 International Fire Code - WAC 5154, 2003 Uniform Plumbing Code and Uniform Plumbing Code Standards - WAC 51-56 and 5157, Washington State Energy Code, as amended - WAC 51-11, and Washington State Ventilation and Indoor Air Quality Code and Amendments - WAC 51-13.

The IBC requires a building permit before constructing, enlarging, altering, repairing, moving, converting or demolishing a structure unless expressly exempted.

Exemptions include: detached, accessory onestory tool and storage sheds less than 120 square feet in floor area; fences up to six feet high; movable cases, counters and partitions not over five feet nine inches high; platforms, walks and driveways not more than 30 inches above grade and not over any basement or story below; retaining walls four feet and less measured from top of wall to bottom of footing unless supporting a surcharge or impounding Class I, II, or III-A liquids; and painting, wallpapering and similar finish work.

Exemptions should be checked in advance. All work must meet zoning and other requirements, even if a building permit is not required. Many informational handouts are available at the City’s Permit Center and at the Jefferson County Department of Community Development.

Please call prior to starting your project, as double permit fees may be assessed for work that is undertaken without a permit.

Jefferson County Pre-application conferences provide a prospective applicant and the county the opportunity to determine if and how the regulations (e.g., environmentally sensitive areas and SEPA) may apply, an opportunity to acquaint the applicant with the requirements of the Jefferson County Code, and to discuss, if applicable, how the applicant may modify the scope and design of the project to reduce or avoid restrictions which may be imposed by the County.

Pre-application conferences are required for all Type II and Type III project applications and Type I project applications proposing impervious surfaces of ten thousand (10,000) square feet or more and/or non-single family structures of five thousand (5,000) square feet or more. Pre-application conferences for all other types of applications are optional.

CHAPTER 2:

Are other permits required?

Depending on the nature and location of the project, other permits may be required in addition to a building permit. Other permits could include: Energy Code: If your project includes heated space, the Washington State Energy Code requires applicants to adhere to all energy code requirements.

Street and Utility Development Permit (SDP): Port Townsend - A Street and Utility Development permit is required for all development projects that require work in a city right-of-way. The Street and Utility Development permit is used for applications for water and sewer connections and/or main extensions, and stormwater and/or street improvements. Street and Utility Development Permit applications are available at the City’s Permit Center; the completed application must have a site plan showing the work to be done. As a general rule, a building permit will not be issued without an accompanying Street and Utility Development Permit; however, Street and Utility Development permits may be issued prior to a building permit when the street and utility work is needed prior to building.

If only minor Public Works improvements are needed for the development (e.g. development of a lot in a Planned Unit Development) where all utilties are stubbed in, a Minor Improvement Permit (MIP) may be substituted for the Street and Utility Development Permit. The fee for an MIP is $110 and it is typically used for driveways, culverts, sidewalks, parking improvements, and cable, phone and power service.

Street and Utility Development or Minor Improvement Permits not tied to a building permit will expire unless the work is completed within 12 months after issuance of the permit. All Street and Utility Development or Minor Improvement Permits tied to a building permit are valid as long as the building permit remains active with the Building Department.

Drainage: Port Townsend - All new development within the City must have a plan for controlling stormwater on-site. The city adopted the Washington Department of Ecology’s Stormwater Management Manual for Western Washington effective July 2006.The level of detail of drainage plans varies depending on the complexity of the project.The City’s Engineering Design Standards and Department of Ecology handouts describe in detail the requirements for drainage plans. A copy of the requirements are available at DSD. Applicants must submit a drainage plan. Additional requirements may be imposed for sites within or near Environmentally Sensitive Areas.

Jefferson County first adopted a Stormwater Management Ordinance on November 4, 1996.

The current stormwater management standards are contained in the Jefferson County Code, Sec. 18.30.070. Avoiding impacts related to erosion, sedimentation, and stormwater runoff from land clearing development is vital, consequently all projects require review under this ordinance and many projects will require the use of best management practices as outlined in the WA State Department of Ecology Stormwater Management Manual for Western Washington, 2005 edition, as amended.

Separate plumbing and/or mechanical permits: Are required for changes or additions to existing plumbing, heating or ventilation if not part of the building permit.

Clearing and Grading Permit: If not part of the building permit, a separate clearing and grading permit is required prior to any land-disturbing activity for the city, and may be required for Jefferson County, including grading, clearing, grubbing, filling, excavating or stockpiling.

There are a few exemptions that can be made by the Building Official; call the city for specific information.

Any land-disturbing activity of 7,000 sq. ft. or — Continued on page 25 The Port Townsend & Jefferson County Leader

— Continued from page 24

• Custom Homes and Renovations

more, or within an environmentally sensitive area, requires a stormwater management permit. Call Jefferson County for specifics.

Demolition Permit: A demolition permit is required to ensure that structures are removed from the Assessor’s tax rolls and that the site is left in a safe, sanitary condition.

Moving Permit: If not part of a building permit, a separate moving permit is required to move a house or other building.

Lifting a house for foundation work or other purpose requires a permit prior to lifting.

Manufactured home siting permit: (Chapter 296 - 150M WAC, Manufactured and Mobile Homes.)

Manufactured homes may be placed anywhere within the City of Port Townsend’s residential zoning districts.

Maps of these areas are available at DSD. Manufactured homes must also meet the following requirements: 1. Set on a permanent foundation with the space from the bottom of the home to the ground enclosed by poured concrete or concrete or masonry blocks so that no more than one foot of the perimeter foundation is visible above the ground; 2. Originally constructed with and now has a composition or wood shake or shingle, coated metal, or similar roof with a minimum 3.12 pitch; and 3. Originally constructed within 3 years of the date proposed for placement. The placement of manufactured homes that were constructed more than 3 years prior is prohibited.

The title of manufactured homes must be eliminated through the state Department of Licensing as a condition of building permit approval.

Manufactured homes require building permits and street development permits. Fees for manufactured home permits are based on the foundation valuation plus the cost of any site-built structures.

Wood, pellet, and propane stove installations: Require permits and inspections by the city or county Building Official and Fire Department. (Chapter 10, IRC.) Mechanical permits are required for installation of new or replacement propane containers (both above ground and underground), appliances and/or piping. Most mechanical permits are issued while you wait. Inspection is required for tank placement (setbacks) and piping tests.

A Shoreline Substantial Development Permit: May be required if construction lies within 200 feet of a body of water. The Shoreline Management Act pertains to all bodies of water and wetlands over 20 acres in size, as well as most rivers and streams. (Shoreline Master Program.) Even if the project proposal is exempt from the permit process, the

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— Continued on page 26 The Port Townsend & Jefferson County Leader

2009 home improvement ❖ 25

— Continued from page 25 policies of the WA State Shoreline Management Act and the applicable Shoreline Master Program must be followed. See fee schedule.

Critical Areas Permit: (City only) A critical areas permit may be required if it is determined the site is near or within a critical area such as a seismic area, wetland, steep slope, or critical drainage corridor. (See PTPC Chapter 19.05, Critical Areas.)

(Jefferson County) Jefferson County requires Environmentally Sensitive Area (ESA) review for all permit applications except where the footprint of the structure is not changed (i.e.: remodels, plumbing permits, etc.).

Construction in the intertidal zone: May also require additional permits from the Washington State Department of Fish and Wildlife and the U.S. Army Corps of Engineers and approval from the Department of Natural Resources per the Aquatic Land Management Act. City or county staff will help you initiate these applications.

SEPA: For projects not exempt, an environmental checklist must be submitted in compliance with the State Environmental Policy Act (SEPA). A checklist is also necessary anytime a shoreline permit is required (Shoreline Master Program, SEPA).

HPC: Design Review by the Historic Preservation Committee is required for all proposals within the historic district of the City which are also within the C-III or P-1 zoning districts (uptown and downtown business districts). It is also required for bed and breakfast inns and other uses within the historic district which require a conditional use permit. Residences are not included. Design Review is also required within the Special Overlay Design Review District (north of the ferry terminal to Point Hudson and east of the bluff). (See PTPC Chapter 17, PT Zoning: Design Review.)

Sign permit: Sign permits are required for new signage as

well as those replaced, revised, re-erected and relocated. Administrative review or committee design review for signs within the historic district is also required. The sign code is scheduled to be revised in 2009; contact DSD for more information.

(City Chapter 17, PT Zoning: Sign Code.)

(County: refer to JCC Section 18.30.150.)

CHAPTER 3:

How To Apply For a Building Permit If the property is in Jefferson County outside of the Port Townsend city limits, apply at the Jefferson County Department of Community Development at 621 Sheridan St. in Port Townsend. In the City of Port Townsend applications are taken by the city’s Permit Center on the third floor of City Hall, 250 Madison Street.

Building permits submitted to the City are accepted between the hours of 8 a.m. and 5 p.m.

Monday through Friday. For commercial project submittals, appointments are required. Please call 360-379-5095.

The Jefferson County Department of Community Development accepts permit applications from 9 a.m. to 4:30 p.m. Monday-Thursday. Permit Technicians are available at the same hours to explain the application procedures. A plans examiner/building inspector is available Monday-Thursday or by appointment. Please call 360-379-4450. Planner of the day is available 9 a.m.-1 p.m. Monday, Tuesday, Thursday and available 1:30-4:30 p.m. on Wednesdays.

Applications require information concerning the construction and project site and help determine a project’s compliance with zoning and building codes. You will need the name, mailing address and telephone number of both owner and contractor; contractor’s Washington state registration number (also a City of Port Townsend business license is required of contractors for work performed within the city); construction site nine digit parcel number and legal description (parcel numbers may be obtained from the County Assessor’s office); floor area of planned and existing buildings; and the existence of any applicable plat or other restrictions on the use of the property.

Other plans, showing foundation, floor framing,

Considering application for a Jefferson County building permit?

Here’s information you’ll need during your project The building permit must be posted at the job site. The building inspector will sign the permit for each stage of construction that has been satisfactorily completed.

Stages of construction may include all or most of the following: 1. Footings and setbacks (rebar must be in place).

2. Foundation (rebar must be in place).

3. Under-slab plumbing (10 foot head of water). Underground insulation.

4. Framing and plumbing (done at same time; roof completed, windows installed, and electrical approved; water must be in lines). Air-seal of utility penetration. Shear wall and hold downs.

5. Masonry chimney.

6. Shear wall 7. Insulation.

8. Sheetrock nailing (before taping).

9. Stormwater 10. Zoning, as required 11. Final (including safety features and woodstove).

26 ❖ 2009 home improvement

Jefferson County Department of Community Development, 621 Sheridan, Port Townsend 360-379-4455: 24-hour inspection number 360-379-4450: information number THIS PERMIT IS VALID FOR ONE YEAR ONLY. In order to keep the permit active for an additional year, a scheduled inspection must be done or a progress inspection paid for and scheduled.

Inspections must be requested by 7:00 a.m. the day of the requested inspection by calling our 24-hour recording machine at 360-379-4455 and leaving a message. Please give the permit owner’s name, the site address, contact phone, building permit number, type of inspection and preferred day. Refer to the schedule below for the days we serve various areas of the county. Inspection are available to all areas five days a week except for inspections in the West End which are done by appointment only.

Please plan to be ready for your inspection.

All permit owners will be charged a re-inspection fee if the job site is not ready when the inspector arrives. Although you may request a specific day according to the schedule, we regret that we are unable to accept requests for specific times of day. All inspections will be conducted between 9:30 a.m. and 5 p.m. on the requested day.

section drawings (from foundation to roof) and elevations may also be required.

Building plan review fees are collected at the time of application (see Building Permit Fees).

Once you apply for a building permit with the necessary forms and information, the time it takes to issue the permit is site specific and varies depending on the time of year and the volume of permit applications. Larger commercial or multifamily residential projects may take longer.

Per the International Building Code, a building permit may expire during the plan review process and may also expire once the permit is issued. Expiration of Plan Review: When a permit has not been issued within 180 days following the date of application for want of information from the applicant, the application and plan review expire.

However, the code authorizes the Building Official to extend this time for one additional 180-day period when it is determined that circumstances beyond the control of the applicant prevented action to secure the permit. Expiration of the Building Permit: CITY - Once issued the permit expires if work does not begin within 180 days. Not unlike the one time plan review extension, the Building Official may extend the permit for one additional 180-day period on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken.

If the permit expires, new fees will be required to issue a new permit.

COUNTY - The issued permit expires after one year. Contact county to find out current renewal policy.

Building Permit Fees Building Permit Fees are based on project valuation, or the estimated value per square foot for each type of construction to replace the building or addition. Standard replacement value figures have been adopted by the city and county.

Other city fees will be assessed for house number assignment, water and sewer connections, public works and fire review, and storm water reserve capacity catch up fees (Other Permits, Chapter 2).

SYSTEM DEVELOPMENT CHARGES (SDC) (City Only) System Development Charges are fees charged to new development projects to ensure that, rather than being subsidized by the general ratepayers, “growth pays for growth.”

Any person requesting a water or sewer connection within the City, or a water connection in Jefferson County within the City’s water service area, or an upsize of existing service, must pay SDCs. Contact the City’s Permit Center at 360379-5095 to find out what fees are applicable to your project.

CHAPTER 4:

Building plans Building permit applications are accompanied by plans and specifications drawn to scale and in sufficient detail to judge that the project will be constructed in accordance with building codes and all relevant regulations.

The plans should clearly show what you intend to build, how it will be placed on your property, and how it will be constructed. All plans should be detailed enough to allow construction from the plans.

In the city and the county, two sets (three sets for commercial projects) of the following plans are required: plot plan, typical framing detail, floor plan, foundation plan and elevation (vertical view). Port Townsend requires a third set of site plans for commercial projects or if utilities or street development or street access are involved. Most plans are drawn by local builders, designers and home-owners. However, the building official may require plans, compu-

tations and specifications be prepared by a licensed engineer or architect, and if so, those plans must be “wet-stamped.”

If an architect or engineer (licensed in the State of Washington) has prepared and stamped your plans, one set must have an original signature and wet stamp on each page. (The other set may be copies.) At plan submittal all lateral and structural calculations (by architect or engineer) such as strapping, nailing, shearwalls, beam sizes, grade and species of lumber, truss design, holdowns, etc. shall be clearly depicted on the plans and in the details. Plans shall also include elevations, foundation, floor (structural), roof plans, cross sections and floor plans with all rooms labeled.

The package of plans must include: Plot plan • setbacks from property lines and all existing buildings with special attention toward buildings within 10 feet (whether on applicant’s lot or neighboring lot) • street names, road easements and easements of record • off-street parking • existing and/or proposed septic tank/drainfield location, if applicable (include extra set of plans for County Health Dept.)

• property lines and dimensions, including all interior lot lines • legal description • any accessory buildings • slope of land (including grade and direction, and top of slope) elevations • if waterfront property, show bank height, setback between building and top of bank, all creeks, rivers, wetlands, etc.

• existing and proposed utilities: service lines and pipe size (pipe size: PT only) • drainage plans • building lines and exterior dimensions • temporary erosion and sediment control Foundation plan • footings, piers & foundation walls (including interior footings) • foundation vents • posts and beams (sizes and spans) • floor joists, size, spacing, direction • plumbing sizes and locations through foundations • type and location of vapor barriers Floor plan • room uses and sizes • window, skylight and door locations; sizes • plumbing fixtures • smoke detector locations • stairway: rise, run, handrails, dimensions etc.

• hot water tank, furnaces, wood stove, fireplaces • attic and crawl space access • wall bracing, both interior and exterior Wall section • footing size and depth below finish grade • foundation wall, height, width and reinforcement (horizontal and vertical rebar placement) • finish grade • thickness of floor slab • floor joist size and spacing • floor sheathing, size and material • wall stud size and spacing • ceiling height • wall sheathing and siding, size and material • rafters, ceiling joists, trusses, seismic anchors • roof sheathing, roofing material, roof pitch, attic ventilation • insulation material and R value in walls, floor, ceiling and slab — Continued on page 27 The Port Townsend & Jefferson County Leader

— Continued from page 26

Exterior elevations • exterior views on front and all sides • windows • decks, steps, handrails, guardrails, landings • chimneys • finish grade • height of building per IBC Energy/Ventilation For processing of applications under the Washington State Energy Code (WSEC) and Washington State Ventilation and Indoor Air Quality Code (VIAQ), it is important that submittals also include: • location and size (cfm) of whole house ventilation fan and controls • location and size of all other exhaust fans • all exhaust duct runs and their points of termination • type and location of all outside air inlets • termination point of appliance vents • floor area • type of heat • windows and doors, brand names, class, type, u-values • all insulation R-values in walls, floor, ceiling and slab Water and sewer plans Plans for new construction projects should also include water and sewer service plans. A minimum of three sets of engineering plans are required for street development permits. In unincorporated areas, a water service agreement from the water supplier should also be presented. Unless the property is served by city sewer service, an onsite sewage disposal permit from the Jefferson County Environmental Health Department is also required.

If the nature of the work is such that some of the required plans, calculations or construction inspection requirements are not necessary, the building official may waive those requirements.

CHAPTER 5:

Inspections The building construction process involves a number of inspections. Some inspections may be omitted or combined with others, depending on the type of project. After each stage of construction is satisfactorily completed, the inspector will sign the permit posted on the site. WA State law requires that the Building Permit be posted on the site and that an approved set of plans also be available at the site; if plans are — Continued on page 28 The Port Townsend & Jefferson County Leader

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— Continued from page 27 not on site, a re-inspection fee is charged. Inspections are made at each of the following stages of residential construction: City - Development Services Department 1. Tempoarary erosion and sediment control 2. Footings and setbacks (rebar and forms must be in place) 3. Foundation walls or slab (rebar and forms must be in place) 4. Under-slab plumbing 5. Drainage installations, if required-(before drain lines are covered) 6. Floor framing (over crawl space prior to decking).

7. Exterior sheathing, alternate braced wall panels, and engineered sheer walls require inspection prior to cover.

8. Framing, mechanical and plumbing (done at same time with roof completed, and windows and doors installed). Electrical inspection required prior to framing inspection. (Electrical inspections are made by the Washington State Department of Labor and Industries; call 360-457-2683 in Port Angeles). Air-seal of utility penetration. Shear walls and hold downs.

9. Masonry chimney 10. Insulation 11. Drywall nailing 12. Final City - Public Works Department The Public Works Inspector will inspect all of the improvements approved through the Street and Utility Development or Minor Improvement Permit. The Public Works inspector must sign-off on all Public Works improvements prior to the DSD’s Final Inspection. A fee of 2 percent of the construction cost is charged for inspection at the time of release of the Street and Utility Development permit.

County 1. Footings and setbacks (rebar must be in place) 2. Foundation (rebar must be in place) 3. Under-slab plumbing (10-foot head of water).

Underground insulation.

4. Framing and plumbing (may be done at same time; roof completed, windows installed, and electrical approved; water must be in lines). Air-seal of utility penetration. Shear walls and hold downs.

5. Masonry chimney 6. Shear wall 7. Insulation 8. Sheetrock nailing (before taping) 9. Stormwater 10. Zoning, as required 11. Final (including safety features and woodstove) (Septic and road approach permits are to be finaled prior to TCO or CO) How To Call for an Inspection Port Townsend - Building inspection requests are made by calling the 24-hour inspection line 360-385-2294. Inspections requested before 3 p.m. Monday through Thursday will be made the following day. Calls made before 3 p.m. Friday will be made on Monday. When requesting an inspection, leave the permit number, the name listed on the permit, the address of the construction, the type of inspection requested, the day for which the inspection is requested, and on-site or cellular phone number.

The inspection card and approved plans must be available to the Inspector at the job site. Inspections will not be made unless these items are on the site.

Reinspection fees will be charged for return visits ($50.00).

The Public Works inspection can be requested 28 ❖ 2009 home improvement

at 360-385-2294. Permits and plans must be available at the site. A minimum of 24 hours notice should be provided for public works inspections.

The City reserves the right to reject any installation not inspected by the Public Works inspector.

Jefferson County - Requests for inspections outside of the Port Townsend city limits must be made prior to 3 p.m. the business day before the inspection. Due to the Department being closed on Fridays, Monday inspection requests must be received by 3 p.m. Thursday of the previous week.

The City and County recognize the costs to builders whenever work must stop to wait for inspection. Every effort is made to visit the job site when requested to avoid delays. Nevertheless, critical work such as concrete pours or drywall taping should not be scheduled until the required inspections have been made and passed. A reinspection fee is charged each time the inspector must return for reinspection of work not ready at the initial inspection. No additional inspections will be made until all reinspection fees have been paid.

CHAPTER 6:

Certificate of Occupancy A certificate of occupancy (CO) is a written statement which certifies that the structure has passed all inspections and is ready for occupancy.

When a commercial or multi-family structure passes final inspection, a certificate of occupancy is automatically issued. A certificate of occupancy is optional for single-family houses and is issued only upon request.

CHAPTER 7:

Smoke detectors All new homes need a smoke detector in each sleeping room, in addition to those in the hallways adjacent to sleeping rooms, and one on each floor.

All smoke detectors must have electric power and battery backup. For all projects requiring a permit, smoke detectors must be installed in all areas as required in the IBC for new construction. Batterypowered smoke detectors are adequate for complying with smoke detector requirements in existing construction. See smoke detector information under woodstoves.

CHAPTER 8:

Washington State Energy Code The Washington State Energy Code (WSEC) is enforced statewide for residences heated by gas, oil, heat pumps and electric resistance. Although wood heat may be used as back-up heat, it may not be listed as a primary heat source within the city of Port Townsend, but is allowed by state law in portions of Jefferson County.

WSEC compliance must be included with an application for a building permit. With few exceptions, all new construction of heated space, including remodels and additions, must meet energy code standards; this applies to both residential and commercial projects.

Alternatives There are three very different ways to show your building complies with the WSEC: 1. Prescriptive Approach.The simplest but most restrictive path, this approach is based on a ratio of window area to floor area. It requires that each exterior wall, floor, window and ceiling meet specified heat loss standards.

2. Component Performance Approach. This approach compares the heat loss rate of your home, as designed, to a house of “standard design” built to WSEC requirements. It allows you to trade increased insulation in one area for less in another,

or perhaps more window or skylight area.

3. Systems Analysis Approach. This is the most flexible but most complex approach. It compares building heat losses and gains, giving credit for solar and thermal mass.The computed annual energy consumption must be no greater than a building of “standard design” under the prescriptive approach.

Additions and Remodels Residential remodels and additions must comply with the 2004 WSEC. However, additions less than 750 square feet are not required to comply if improvements are made to the existing building to compensate for the non-conforming addition.

Mechanical Ventilation The Washington State Ventilation and Indoor Air Quality Code (WSVIAQ) requires a mechanical ventilation system in all new construction of residential occupancies, and in residential additions which are larger than 500 square feet or include a “wet room” such as a bathroom, laundry or kitchen. The WSEC intends to ensure good air quality in the home without wasting energy. The ventilation system has two separate, but related, tasks to accomplish: 1. Source Specific Ventilation: A mechanical ventilation system which removes stale air from rooms where excess water vapor or cooking odor is produced (such as bathrooms, kitchens, laundry rooms, spas, or similar uses) provides source specific ventilation.

2. Whole House Ventilation: To provide good air quality in other rooms, or whole house ventilation, the system must: - Remove stale air from the bedrooms and other living spaces; -Distribute sufficient outdoor air to all habitable rooms WSVIAQ defines “habitable” rooms as those used for “living, eating, sleeping, or cooking.”

Bathrooms, closets, or hallways are not habitable rooms.

Energy Inspections There are three common problems found in insulation inspections: 1. Inadequate vapor retarder. The WSEC requires a vapor retarder be installed between the inside wall covering (sheet rock, etc.) and the insulation. Typically, this is accomplished with kraftfaced batt insulation face-stapled to the framing studs, or through stapling 4-mil polyethylene to the insulated walls before installing sheet rock or paneling. Approved vapor barrier paint may also be used.

- Roof/ceiling assemblies in which the ventilation space above the insulation is less than an average of 12 inches must also have a vapor retarder between the inside ceiling covering and the insulation.The vapor retarder must meet the same impermeability rating as for walls.

- Blown or poured loose-fill insulation may be used in attic spaces where the slope of the ceiling is not greater than three feet in 12 feet and there is at least 30 inches of clear distance from the top of the bottom chord of truss or ceiling joists to the underside of the roof sheathing at the roof ridge.

- Insulation must be cut around electrical boxes and installed tightly against each box, not pushed behind the boxes.

2. Insulation baffles at eaves. Ceiling insulation often shifts or compresses where attic space narrows at the eaves where the roof meets the top of the walls.This blocks the flow of air, where eave vents are installed, resulting in moisture problems in the attic.To prevent this, baffles must be installed to deflect the incoming air above the insulation.

3. Caulking. To reduce infiltration of outside air, the energy code requires outside joints to be caulked or sealed. Exterior joints around windows

and door frames, openings between walls and foundations, between walls and roof and between wall panels; openings at penetrations of utility services through walls, floors and roofs and rim joists exposed in stairwells; and all other such openings in the building envelope shall be sealed, caulked, gasketed, or weather-stripped to limit air leakage.

CHAPTER 9:

Woodstoves, Fireplace Inserts, Pellet Stoves, Masonry and Concrete Fireplaces In recent years, both lending institutions and insurance companies have become increasingly cautious in lending on or insuring structures containing solid fuel appliance (woodstoves, fireplace inserts, and pellet stoves). Improper installation of these heating units has resulted in a significant increase in home fires.

The City of Port Townsend requires a Mechanical Permit and Jefferson County requires an Installation Permit for retrofitting a wood stove or installing a new wood stove in an existing structure.

Inspection is required, and in new construction the wood stove installation may be included in the building permit.

A wood stove may not be installed as the sole source of heat but may be utilized as a secondary source of heat in the city of Port Townsend.

Common errors in woodstove installation include: not enough clearance from walls or combustible surfaces, inadequate hearth extension, installing the pipe sections with the crimped end toward the chimney, or improper venting of pellet stoves. A final wood stove permit is your assurance that the stove was properly installed per the International Building Code and the International Mechanical Code. Note: when any work requiring a permit is done in a dwelling, smoke detectors must be installed per the International Building Code.

The essential smoke detector requirements are: one in each sleeping room and one in any hallway leading to a sleeping room. Also, each floor, including basements, must have a smoke detector. Battery powered smoke detectors are adequate in dwelling areas where no new construction is being done.

All solid-fuel burning appliances require an outside source of combustion air supply and doors on woodstoves and fireplaces. The requirement for “tight-fitting” metal or glass doors reduces heat loss and back drafting.

As houses become tighter under the new energy code, attention must be paid to the need for an adequate supply of air for combustion without detracting from indoor air quality. Therefore, a six-inch (or two 3-inch) duct for fireplaces and the manufacturer’s recommended duct design for wood stoves must be installed from the firebox to outside air.

When a woodstove is installed in an existing building and the location of the wood stove prohibits direct connection to outside air, an approved wall make-up air inlet must be installed as close to the appliance as possible into the room in which the appliance is located. The duct must also have a barometric damper to minimize heat loss to the outside. Woodstoves must be Washington State certified.

The State Building Code Council has adopted two state-wide amendments to the International Building Code pertaining to the testing, certifying and labeling of factory-built, masonry and concrete fireplaces. Essentially, a factory-built masonry or concrete fireplace must have a certification label.

The Department of Energy (1-800-523-4636) maintains an approved woodstove and fireplace list.

— Continued on page 29 The Port Townsend & Jefferson County Leader

— Continued from page 28 CHAPTER 10:

Onsite septic systems Why Septic Is Needed Because soil varies, the ability of each soil to absorb sewage effluent also varies. Serious health problems can arise from an overloaded or poorly designed septic system.

While most of us are acquainted with the top soil on our property, systems must rely on the lower soils. Glaciers left deposits of till and silt over much of the area. These and clay soils can create hardpan soils which restrict water absorption. Impermeable soils keep sewage near or at the surface, or may cause back-up into the house.

When Is a Permit Required?

Any place where people live, work, or congregate, which is not served by a sanitary sewer needs to have a permitted on-site sewage system. New construction to replace or remodel an existing structure requires a new permit.

Temporary uses (more than 30 days) such as camps or recreational vehicles also require a permit.

Applications must include plans designed by a licensed engineer or licensed septic designer. Plans are drawn to scale and show the required distances between a well, septic tank, surface water, and buildings.

Prior to approval, the Jefferson County Environmental Health Department evaluates the soil on the site from a minimum of four test holes. Often, soil evaluation must be conducted during the wet season. Both primary and reserve drain fields are required and soil must be approved for each. The system should be designed for greater than typical capacity.

If approved, permits are issued for the specific site, not the family or business. Permits are valid for three years.

Applications are made at the Jefferson County Department of Community Development or Environmental Health Department.

New on-site septic systems are only allowed in the City of Port Townsend for new single family residential development which is greater than 260 feet from the nearest city sewer main and which is not subject to any of the following: a) review and threshold determination under the State Environmental Policy Act Implementing Ordinance (Chapter 19.04 PTMC) or b) permit requirements of the Environmentally Sensitive Areas Ordinance (Chapter 19.05 PTMC). On-site septic systems must be approved by the Jefferson County Health Department.

If an on-site septic system within the City of Port Townsend fails (at any time), connection to the City’s system is required unless the nearest portion of the parcel is greater than 260 feet from the nearest sewer main, in which case the septic system may be repaired to serve the property.

Septic Inspections Two inspection approvals are re— Continued on page 30 The Port Townsend & Jefferson County Leader

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— Continued from page 29

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quired for septic systems. One comes at the time of application and includes a visit to the site. The second comes at time of installation.

Manufactured/mobile and modular homes are treated the same as site-constructed homes with respect to setbacks, water, sewage disposal, drainage, stormwater, footing drains, roof drainage and the like. A siting permit is required for both manufactured/mobile and modular homes.

Modular homes are built in a factory to the standards of the International Building Code (IBC) and are installed on a conventional foundation and require a foundation plan and the appropriate inspections. Manufactured homes are built to Federal Housing and Urban Development specifications. Manufactured homes do not require a conventional foundation and may be installed per the manufacturer’s installation instructions. The blocking, plumbing, skirting, steps, and porches are inspected as part of a Manufactured Home permit.

In conformance with the City’s comprehensive plan, manufactured homes are allowed in all residential zones except in the Historic District.

A Septic System Primer Waste water and sewage (effluent) must be treated to prevent disease. Effluent flows from the house to a septic tank, from where it flows into drain lines that carry it to absorbing soils. As it filters down through the soil, it is purified by soil bacteria. Two to four feet of good soil must exist below the drain field pipes to treat the effluent.The amount varies due to soil types.

Soil types range from gravel to sand, sandy loam, loam, to clays. If the effluent flows or percolates (percs) too quickly, it may reach ground water without adequate purification, polluting neighboring wells or springs.

If it percs too slowly, the effluent backs up into the house or resurfaces. Sandy soil requires less area than finer, loamy soils. Conventional septic systems cannot be used in clay or other impervious soils. Approved alternative systems can overcome some site limitations.

On-Site-Septic systems (OSS) are effective if the following conditions exist: 1. Properly designed and installed system.

2. Adequate soil conditions.

3. System is not overloaded, neglected or impeded by excessive wastes from the house or business.

4. Solid wastes are kept at a minimum. Septic systems can handle only human excrement, toilet paper and wash water. Garbage disposals may be too much.

5. Clear liquid is visible through annual visual inspections.

6. Pumped out every three to five years.

7. The drain field is protected from vehicles.

CHAPTER 11:

Manufactured/mobile and

SHORELINE SETBACK Jefferson County Setback is a minimum of 30 feet and a maximum of 100 feet. Property owners may choose to set back greater than 100 feet.

Low Bank Waterfront 30 Foot Minimum

0-30 Feet

Medium to High Bank Waterfront Maximum Required Setback

1 Foot Setback for Each Foot of Bank Height

Greater than 30 Feet

30 ❖ 2009 home improvement

CHAPTER 12:

Shoreline Master Program Enacted in 1971, the Washington State Shoreline Management Act recognizes shorelines as among the most valuable and fragile of the state’s natural resources. Shoreline Act policy aims to maximize public access to the waterfront, provide for uses which are water dependent or water related and to protect and restore shoreline resources. Some projects are exempt from the shoreline permit process, but all projects must comply with the policies of the Shoreline Master Program and the Shoreline Management Act. The Jefferson County Shoreline Master Program regulates all shoreline activities outside the City limits and the Port Townsend Shoreline Master Program regulates all shoreline activities within the city limits. Port Townsend adopted an updated Shoreline Master Program in January 2007. A pre-application conference is required for all project proposals.

Should a shoreline permit be necessary, an Army Corps of Engineers permit and a Department of Fish and Wildlife hydraulics permit may also be necessary. All application forms are available at City Hall and at the County Department of Community Development as well as online at www.co.jefferson.wa.us and at www.cityofpt.us.

After a shoreline permit has been applied for, the application is advertised to allow public comment. A public hearing may be conducted. After final action by the city or county, the application is reviewed by the Washington State Department of Ecology (DOE). The DOE may accept, modify or reject decisions on shoreline variances or shoreline conditional use permits. The entire process takes approximately 6 months, depending on the complexity of the project, the quality of project planning, and the number of projects already submitted.

Also see Chapter 18.25 of the Jefferson County Code.

Jurisdiction of the Act The Shoreline Management Act’s jurisdiction includes all marine waters of the state; all freshwater areas of the state except rivers and streams with a mean annual flow of under 20 cubic feet per second and except lakes under 20 acres in areas; their associated wetlands; and the upland areas extending 200 feet landward. In general, if you plan to develop within 200 feet of these shorelines or to establish a permanent structure near or on the water, you will probably be required to have a shoreline permit.

Very small projects may be exempt from the shoreline permitting process; however, exempt projects must still be reviewed by city and county

staff to ensure consistency with the Master Program. A formal exemption must be issued prior to working on an exempt project.

Shoreline Setback Single Family Residences typically require a shoreline exemption approval. Shoreline setbacks are measured from the top of the shoreline bank.

On sites containing critical areas, critical area buffers may also apply, requiring increased setbacks from bluff tops or the water’s edge.

Exceptions to this standard may be discussed with city or county planners.

CHAPTER 13:

State Environmental Policy Act The State Environmental Policy Act, or SEPA, is a set of regulatory procedures based on the simple notion that environmental values and consequences must be considered, along with technical and economic considerations, by state and local government officials when making decisions.

The SEPA process starts when someone submits a permit application or when a government agency proposes to take some official action. Not all permit activities or governmental proposals require SEPA review. There are over 200 minor actions and development activities which are exempt from the SEPA process, ranging from normal repair and remodeling to the construction of up to nine new homes.

Generally speaking, the SEPA process will apply to your project if the proposal involves a subdivision of land, involves a shoreline or wetland, is a conditional use, requires a comprehensive plan amendment, or is commercial, industrial, or multifamily residential in nature.

The SEPA process is two-fold. First, it attempts to understand and evaluate the environmental consequences of a proposal. (The term environment applies to the natural environment as well as the built environment. Therefore, SEPA is used to understand the effects a project would have on migratory waterfowl as well as how a proposal may impact a local transportation system.) And second, SEPA attempts to reduce potential adverse impacts or to find a less environmentally harmful way of doing the same thing.

SEPA’s procedure begins with an Environmental Checklist. This questionnaire serves as an environmental disclosure statement. It is from this questionnaire and/or supplementary information, that the city or county will determine whether the impacts “may have a probable significant adverse environmental impact.” Should this be the case, an environmental impact statement (EIS) will be prepared. If, however, the identified impacts may be mitigated, or conditioned, or if the project is modified to reduce the impacts, then a determination of non- significance (DNS) or mitigated determination of non-significance (MDNS) may be issued. Some projects have no impacts which require mitigation so a determination of non-significance (DNS) is made.

The SEPA Responsible Official is responsible for making the threshold determination. The Jefferson County SEPA Responsible Official has jurisdiction outside the City. Once the local determination has been issued, other private and local and state agencies, tribes, as well as the public have the opportunity to review the determination and offer additional comments for consideration.A determination of non-significance is not considered final until 14 days after issuance of the threshold determination, pending comments. Depending on the comments received, the original determination may be (1) withdrawn, (2) the project’s impacts may be further mitigated or modified, or (3) left as originally issued.

The SEPA threshold determination process, as it is called, takes a minimum of 40 days to complete after a complete environmental checklist is submit-

ted and usually runs concurrently with other permit review. An “optional DNS process” may be utilized when the responsible official makes a threshold determination and issues a DNS or MDNS. This process shall use a single integrated fourteen (14) day comment period to obtain comments. There is no second comment period.

If an environmental impact statement is required, its preparation and public review can be a lengthy process. If you have questions about the applicability of SEPA to a project you may have in mind, feel free to contact the planning staff.

Critical Areas (City Only) Amended 2005 Under the Growth Management Act, the city was required to identify and protect environmentally sensitive areas. As defined by the state, Critical Areas are to include wetlands and streams, frequently flooded areas, aquifer recharge areas, fish and wildlife habitat, and geologically hazardous areas including steep slopes, seismic hazards, and soils with high erosion rates. The city adopted an Environmentally Sensitive Areas (ESA) ordinance as required under the GMA in November 1992.

Revisions to the ordinance were approved in 2005 and the title was changed to “Critical Areas Ordinance” or CAO. State law now requires the use of “best available science” in developing policies and implementing regulations to protect the functions and values of critical areas.

As the City grows and densities become greater, cumulative effects from development may pose problems to the public health and safety from such hazards as increased flooding and landsliding. The City is beginning to see increasing numbers of development applications in Critical Areas as the more-easily developed lots become scarce and as property buyers seek the scenic views or rural characteristics which typify many Critical Area sites. Most of the Critical Areas in the City are still largely undeveloped.

The intent of the ordinance is to provide certain safeguards to Critical Areas by encouraging good site planning and construction techniques which minimize development impacts. For each type of Critical Area, such as wetland or steep slope, there are specific standards which will guide development to avoid or address a particular hazard, or protect or maintain a natural process or resource.

A Critical Areas permit is required whenever a “development proposal” would impact a Critical Area. Development proposals include activities requiring a development permit (e.g., a building permit, clearing and grading permit or street development permit). If you suspect that your property may be classified as a Critical Area, it is recommended that you contact a planner with the City Development Services Department prior to commencing land altering activities.

Typically, the Critical Area application process begins once an application for a development proposal has been submitted.

The city has maps available for use by the public showing the general location of Critical Areas.

Once the City has determined that your property is in a mapped Critical Area or may meet the criteria for a Critical Area, city staff will conduct a site investigation to determine whether your property has a confirmed Critical Area located on it. It if does, you may be required to obtain a Critical Area permit.

The Critical Area permit process begins with a required pre-application consultation with city staff to discuss the project. Next you or your contractor submits a site construction plan which includes a field inventory of your site and, possibly, a survey to determine the property lines on your site.

If your site has a Critical Area located on it, you may also be required to hire a qualified sensitive area professional to prepare a Special Report describing the Critical Area’s location, its functions, or — Continued on page 31 The Port Townsend & Jefferson County Leader

— Continued from page 30 any potential hazard, and ways in which the project minimizes impacts or avoids the sensitive area. Upon approval of the site plan and any required reports, a pre-construction meeting is required between city staff, the applicant, consultants and contractors, to review specific project details and methods of construction. The last step involves city staff approving field marking on the site before permitted activities may begin.

If your site is uncomplicated, you may be able to complete most of the paperwork by yourself.There are some surveys and reports, such as a wetland delineation and mitigation plan, which must be handled by qualified experts. Your contractor will not necessarily be qualified to complete all of the paperwork for you, but will be able to hire the necessary experts, or you can hire them yourself.You can represent yourself at the meetings with City staff.

The meetings are a good opportunity for you to ask questions. For many projects, the City may request your contractor, consultants, or subcontractors to attend, so that everyone understands the process and regulations.

Processing time varies for Critical Area permits. It is dependent on the property and its development constraints and the types of information required to prepare a construction plan which minimizes sensitive area impacts to the greatest feasible extent.

Land Use Permits Prior to submitting a land use application (e.g., subdivision, shoreline, revisions to shoreline management permits, Critical Area permits, variance, conditional use, binding site plans, and site specific rezones consistent with the Port Townsend comprehensive plan), a pre-application conference may be scheduled. The purpose of a pre-application conference is to acquaint the applicant with the requirements of the Port Townsend Municipal Code and to allow an exchange of information and ideas based upon the applicant’s preliminary sketch of the proposal. Issues commonly addressed at a pre-application conference include permit requirements, the process, timing, public notice requirements, application fees, and submittal requirements.

CHAPTER 14:

Subdivisions (short & long) & binding site plans Zoning or development codes in the city and county regulate the type and intensity of development that may occur in the community. Subdivision codes govern the process of dividing a single parcel of land into two or more parcels, for further sale or development.

This process is regulated to ensure that the lots which are created are usable, adequately served by roads and utilities and are compatible with the neighborhoods in which they are situated.

Port Townsend adopted a new subdivision code in 1997. In Port Townsend the Uniform Development Code identifies three different types of subdivisions: a full subdivision (10 or more lots), a short subdivision or short plat (nine lots or fewer) and a binding site plan (available for division of mixed use, commercial or industrial zoned property and for residential condominiums). The requirements are slightly different for each, since a larger subdivision requires more in the way of roads and utilities.

The Jefferson County Code (Chapter 18.35) ensures that proposed subdivisions will include adequate provisions for such things as water supply, sewage disposal, and roads. This is to safeguard that property will be divided into buildable lots, this being in compliance with Washington State law and the Jefferson County Code.

Short subdivision or short plat:This is the division or splitting of property into four or fewer lots.

The Port Townsend & Jefferson County Leader

Long subdivision or long plat: This is the division or splitting of property into five or more lots.

(If the date of the last subdivision is less than five years ago, a long subdivision is required to create additional lots.)

In Port Townsend, short plats and binding site plans are primarily administrative, while full subdivisions require a public hearing. In the county short plats are an administrative function, but long plats must go through the subdivision review process outlined below.

Subdivision review involves a two step process: preliminary and final.The preliminary plat presents information that allows for a detailed review of the project.The final plat is designed to assure that all the conditions and improvements required during preliminary approval are implemented.

The time period for the subdivision process varies, depending upon how long the applicant takes in presenting the final plat. The preliminary plat process takes up to 120 days from determination of completed application. Short subdivisions expire after three years if final plat is not completed. Long subdivisions expire after five years if final plat is not completed.

CHAPTER 15:

Easements An easement is generally the right of a person to go upon land owned by someone else and use it for various specified purposes. Normally, though not always, an easement runs across one piece of land for the use and benefit of one or more nearby owners, or the general public.

Most common examples are easements for utility lines (e.g., water, sewer, storm drain, electrical power) and for access (e.g., roads, driveways, trails, ingress-egress). An easement often includes the right to do work to the property so that the easement can be used (e.g., digging, grading, filling, leveling, graveling, etc.), and can vary in width or length.

Easements may be created by a written document; be implied by circumstances; become established through continuous use; or by other means under the law. Because easements may affect the title to or use of land, property owners should take great care to inspect the title and the property to ensure the easement is valid and sufficient.

Legal assistance is advised.

The Jefferson County Auditor’s Office has a file of recorded easements.

CHAPTER 16:

Jefferson County Special considerations for Jefferson County Projects: Address Numbering The Department of Public Works, through the Department of Community Development, assigns addresses in Jefferson County. Structures are required to have an address so that the fire department or aid car can find your structure in the case of emergency.The U.S. Postal Service also can serve you with an assigned and posted address.

Flood Plains Areas adjacent to streams, rivers, and marine shorelines that are subject to flooding fall within the jurisdiction of the Jefferson Flood Damage Prevention Management Ordinance. These regulations govern development and construction within floodplains. These areas have been designated by the Federal Emergency Management Agency (FEMA) and depicted on special maps. Consult the Department of Community Development and Title 15.15 Jefferson County Code.

Road Approach Road approach permits are required any time you wish to construct an approach (driveway) to access a county road or state highway. You will need to apply for a permit at the Department of Community Development or Washington State Department of Transportation. Complete instructions for completion of the application and approach construction standards are available at the Department of Community Development.

Water Washington State requires that proof of potable (safe for drinking) water be provided prior to building permit issuance. This usually means that a well must be drilled and tested, or a tap commitment must be obtained from an approved water company. Check with the Department of Community Development for more information.

Zoning The Jefferson County Code governs how areas of the County are developed. Designed to prevent haphazard development, it deals with the relationship of uses and structures to the neighborhood as a whole and also to the individual piece of property. Zoning is based upon the Comprehensive Plan, which is a policy developed by and for the citizens of Jefferson County. The Comprehensive Plan guides land use decisions for all of us. JCC consistency review and/or permit approval is required for any commercial or industrial development in Jefferson County, home business, cottage industry, temporary use, etc. Consult with the Department of Community Development to become familiar with the Jefferson County Code (JCC), which implements the Comprehensive Plan or log on to www.co.jefferson.wa.us Site Plan Approval Advance Determination (SPAAD) A Site Plan Approval Advance Determination, or SPAAD, is to allow a prospective buyer, owner or developer of land a means of obtaining advance determinations of the site requirements and constraints to particular parcels without undertaking the risk or expense of applying for a “triggering” building or other development permit. The process is intended to reduce the cost of development and aid in the facilitation of pre-development financing for applicants.

Advanced site plan approval may be granted without an accompanying building or development permit only upon completion of an administrative review process to ensure consistency with the performance standards of the JCC. SPAAD approval is effective for five years from the date of original approval and will expire after five years if a building permit has not been issued. A SPAAD is not immune from changes in state or federal laws which are enacted or have an effective date after the date of the site plan approval and which may affect the performance and implementation of the site plan and associated use or activity.

Environmentally Sensitive Areas Your permit application will be reviewed by the Department of Community Development at the time of application. The intent of the review is to promote site development that is consistent with individual land owner’s goals while protecting environmental resources, which are valuable to everyone. (See Chapter 18.22 of the Jefferson County Code) Comprehensive Plan Comprehensive land use planning is a systematic process designed to incorporate community vision with existing conditions in the community.

The plan develops clear policies to regulate appropriate future development, and implements the Growth Management Act (GMA) and other

applicable state and federal regulations. The GMA requires communities to consider thirteen goals and several elements. On August 28, 1998, the Jefferson County Board of Commissioners unanimously adopted a Comprehensive Plan to guide and focus County growth over the next twenty years. The plan complies with the Growth Management Act.The Plan is published in two volumes; both volumes are available at public libraries and community centers as well as on the Internet at www.co.jefferson.wa.us. Copies are also available at the Jefferson County Department of Community Development, 621 Sheridan Street.

Based on the requirements of the Growth Management Act, County-wide Planning Policies, community input, and Growth Management Hearings Board rulings, Jefferson County determined that the County’s land use and rural strategy for rural commercial lands must include the following key policy guidelines: 1. The County must ensure that rural areas of more intensive residential, commercial and industrial development are contained in a manner that preserves rural character.

2. The County must ensure that rural commercial development located outside designated Urban Growth Areas is appropriately scaled to serve the needs of the local rural community and the traveling public and to protect and enhance rural character.

In terms of single family residence building permits, lots which were legally created and that meet Health Department standards for septic and water, setback requirements, critical areas restrictions and other applicable regulations may be developed even if the land use map indicates a higher density.

Jefferson County requires an application and fee for removal or trimming of trees and/or removal or pruning of vegetation if located within a landslide hazard area, stream and/or wetland buffer that is located outside the 200 foot shoreline jurisdiction as measured from ordinary high water mark (OHWM). Please check with the Development Review Division Planner of the Day to see if there has been a change in this requirement for vegetation removal/trimming within 200 feet of OHWM. Now that the Plan is adopted, the County has developed regulations consistent with the Plan, most of which are contained in the Jefferson County Code (JCC) or community plans.

The Department of Community Development is guided in developing land use regulations by the Planning Commission. All Planning Commission meetings are public and are advertised in the governmental meetings section of the Port Townsend & Jefferson County Leader.

CHAPTER 17:

Port Townsend Description of Zoning Districts Property in Port Townsend, as in most cities, is classified into zoning districts to preserve public safety, to protect property values, and to facilitate provision of public services. Basically, zoning in Port Townsend is a means to assure that nearby uses are compatible and that buildings are placed to reduce fire risks and to provide adequate open spaces for light and air. All land within the City is divided into 16 zoning districts as shown on the official zoning map.These maps are posted at DSD in City Hall and may be purchased at a nominal cost. The districts, purposes, uses and major restrictions are as follows: R-I: Low Density Single-family This district accommodates single-family residences (including duplexes, triplexes and fourplexes) at a density of up to four dwelling units — Continued on page 32 2009 home improvement ❖ 31

— Continued from page 31 per 40,000 sq. ft. area (i.e., 10,000 sq. ft. minimum lot size).

R-II: Medium Density Single-family This district accommodates single-family dwellings (including duplexes, triplexes and fourplexes) at a density of up to eight units per 40,000 sq. ft. area (i.e., 5,000 sq. ft. minimum lot size).

R-III: Medium Density Multifamily This district accommodates smaller scale multifamily structures (e.g., 5 to 12 dwellings per structure) at a density of up to 16 units per 40,000 sq. ft. area. Although multi-family development is encouraged in these areas, single-family residences continue to be an allowed use.

Accessory Dwelling Units One accessory dwelling unit (“mother-in-law” apartment) may be established as an accessory use to a single-family residence in the R-I, R-II and R-III zones provided certain conditions are met.

For ADUs in existing buildings, a certificate of occupancy is obtained from the Building Official and posted within the ADU. This is to assure that the unit meets basic fire safety requirements. Inspections will be done only to ascertain that the basic safety requirements are met.

The owner of the property must reside on the premises, either in the main residence or in the accessory unit, and neither the main unit nor the ADU may be used as a transient accommodation. ADUs are limited in size (a maximum of 800 square feet for a detached ADU) and the front of a house containing an ADU shall have only one exterior entrance. One additional off-street parking space is required provided that the off-street parking requirements for the other uses on the site are continuously met.

A notice to title, prepared by the city and signed and recorded by the property owners, stating that the ADU will not be used as a transient accommodation is required.

Legal nonconforming ADUs established prior to the effective date of the Port Townsend Zoning Code (8/17/71) and continuously occupied thereafter may continue without compliance with certain conditions provided a certificate of occupancy is obtained. Please check with the Development Services Department for further information on ADU size limits and other specifications.

R-IV: High Density Multi-family This district accommodates larger scale multifamily structures (e.g., 10 to 24 dwellings per structure) at a density of 24 units per 40,000 sq. ft. area.

Commercial, Mixed-use and Multi-family Architectural and Site Design Review City Council recently approved updated design standards for commercial and mixed use development in the C-II, C-II(H), C-I/MU and C-II/MU zones. Projects subject to design review are: new structures or expansions of existing structures exceeding 1,000 sq. ft., building expansions exceeding 50% of existing ground floor area, and substantial alterations of existing structures, where the existing structure exceeds 1,000 sq. ft. and exterior facade changes that require a building permit. Multifamily structures (more than five units) in any zoning district are also subject to design review, using a related set of design standards specific to multi-family development.

Following is a summary of the Commercial and Mixed-Use design objectives. The full design standards describe multiple ways to meet these objectives. If a project is unable to meet the design standards, an applicant may request approval of an alternative design that meets the intent of 32 ❖ 2009 home improvement

the objectives: A. Buildings shall be oriented towards the primary street frontage and public paths; buildings on corner lots should be oriented towards the primary intersection, located no more than 25 feet from the primary frontage.

B. Where buildings are separated from the public sidewalk along primary frontage, the space should contain pedestrian amenities.

C. Existing trees, topography and other natural features shall be incorporated into the project design.

D. New development in the forested corridors at the entrance of town shall preserve this character to the extent possible.

E. Landscaping shall be used to soften the manmade environment, provide buffers and open space, and mitigate loss of existing native vegetation. The preferred landscaping method is to first incorporate existing vegetation, and to replace lost vegetation.

F. Development shall minimize the impact of parking on the building relationship to the street and pedestrian-oriented character of the neighborhood.

G. On-street parking is encouraged along the streets, access drives, and alleys to provide convenient access and reduce the need for off-street parking lots. Each on-street space developed may be credited towards two off-street spaces.

H. Provide safe, bicycle and pedestrian-friendly development.

I. Provide safe walkways for pedestrians through off-street parking lots and from adjacent streets and properties.

J. Building shall be designed to ensure that commercial buildings provide sensitive transition to adjoining residential neighborhoods. Landscaping must include screening between the commercial project and the residential property.

K. New development should recognize the city’s historic architectural heritage through the use of building material and proportions compatible with those design principles inherent in historic architecture, without replicating historic buildings.

L. Freestanding or attached vehicle canopies (associated with gas stations, etc.) shall function as structures rather than sign platforms. Only minimal directional signs are permitted on canopies.

M. The primary entrances of buildings shall be readily identifiable and highlighted through architectural details, lighting and signage.

N. Buildings should provide protection for pedestrians from adverse weather conditions.

O. Buildings shall provide generous amounts of windows to create ground floors with a “transparent” quality to provide visual interest.

P.All exterior lighting, including sign lighting, shall be designed to reduce glare to adjacent properties and streets, to use energy efficiently and to reduce “light pollution.”

Q. Mechanical elements, loading areas, etc., shall be located or screened to minimize visibility.

R. New or modified commercial or mixed use short plats, subdivisions, and binding site plans or new commercial or mixed use developments shall be designed to be compatible with the size, shape, and patterns of Port Townsend streets and blocks established in the late 1800s, including separation of blocks by street rights-of-way, while giving consideration to unusual pre-existing property dimensions, topography, and landscape buffer requirements.

Please contact DSD for a complete set of design standards for Commercial/Mixed Use or Multi-Family development and information about the design review process for such projects. No fee is due upon application submittal and the first 4 hours of staff time are free. A fee of $50/hr. applies to additional hours.

small scale commercial uses and medium density multifamily housing in multistory buildings. Commercial uses should be located mainly on the ground of multistory structures, with multifamily residential units above, at a density of up to 16 units per 40,000 sq. ft. area. Over time, this district should promote neighborhood identity, by providing a range of commercial retail and service opportunities within walking distance, reducing reliance upon the automobile.

C-II/MU: Community Serving Mixed Use Center This district accommodates a broader range of commercial uses which cater to a local or citywide market, and upper floor multifamily residential units at a density of up to 24 units per 40,000 sq. ft. area. The district is intended to promote more focused and transit or pedestrian-oriented development patterns.

C-I: Neighborhood Commercial This is an exclusively neighborhood commercial district, providing convenience shopping and small retail establishments which offer a limited range of goods and services within a residential neighborhood. The district allows for the retailing of neighborhood commodities and the provision of neighborhood professional and personal services. Neighborhood commercial districts are intended to have a maximum size of no more than one acre.

C-II: General Commercial This district accommodates a wide range of general commercial uses which serve a local or city-wide market area. This district provides for those commercial uses and activities which are most heavily dependent on convenient vehicular access, and is located on sites having safe and efficient access to major transportation routes.

Uses allowed within this district include retail businesses, professional offices, hotels, restaurants, and personal services shops. Upper-story residential units are also permitted.

C-II(H): Hospital Commercial This district permits the clustering of interrelated and complementary health care facilities. It accommodates medical clinics, offices, pharmacies, nursing homes, and other medical-related uses in areas close to major medical facilities. Accessory or supporting uses which provide convenience services primarily to medical facility users and employees are also allowed.

C-III: Historic Commercial This district is intended to accommodate the mix of uses that have occurred over time in the city’s downtown and uptown historic districts.The district makes provision for general retail uses on the ground floor of structures, and promotes a

mix of uses on the upper floors of historic buildings, including: residences; artist and craft studios; and professional offices. The district is intended to permit development of a scale, type, height, and bulk which reinforces the city’s historic character, buildings, places, and street layout. It is designed to promote pedestrian-oriented land uses and design consistent with the character of the city’s historic districts.

M-C: Mixed Light Manufacturing & Commercial This district accommodates small-scale manufacturing businesses, along with associated and subordinate on-site retailing. The purpose of this district is to provide for manufacturing and commercial enterprises which do not predominate within either the light manufacturing or commercial land use categories. These are uses which may combine aspects of both on-site manufacturing and retailing (e.g., specialty crafts or artisans).

Manufacturing to commercial floor area ratios are necessary for this district to ensure that certain uses do not dominate at the expense of others.

M-II(A) (Boat Haven): Marine-Related Uses This district accommodates a variety of uses including marina, recreational boating, manufacturing, assembly, haul out, and repair. It is intended for larger scale and more intensive water-dependent or marine-related uses at the Boat Haven. Uses within the district that lie within 200 feet of the shoreline are subject to the policies and standards of both the zoning code and the Port Townsend Shoreline Master Program.

In 1999 chapter 17.27 PTMC was adopted which created a Boat Haven height overlay district. This designation permits a limited number of structures to exceed 50 feet but not greater than 75 feet in height in a defined area in the heavyhaulout portion of the Boat Haven M-II(A) zoning district.

M-II(B) (Point Hudson): Marine-Related Uses Similar to the M-IIA district, this district accommodates a variety of marine-related uses, but on a less intensive scale, appropriate to Point Hudson.

This district promotes mixed use projects which incorporate water-oriented uses, consistent with the historic, marine-related character of the area. Uses within the district that lie within 200 feet of the shoreline are subject to the policies and standards of both the zoning code and the Port Townsend Shoreline Master Program.

P/OS(A): Existing Park And Open Space This district has been applied to existing city, county, and state-owned parks, recreation areas, — Continued on page 33

C-I/MU: Neighborhood Serving Mixed Use Center This district provides for a compatible mix of The Port Townsend & Jefferson County Leader

— Continued from page 32 and city-owned or controlled lands which provide valuable natural and open space functions.

P/OS(B): Mixed Public/Infrastructure/ Open Space This district occurs on lands used to provide public utilities, facilities, and services which also provide valuable natural and open space functions.

Allowed uses include stormwater detention facilities and wastewater treatment facilities.

P-I: Public/Infrastructure This district occurs on lands used to provide public utilities, facilities, and services. Allowed uses include schools, libraries, public utilities, and government buildings.

Permitted and Conditional Uses Each zoning district permits some uses outright, allows others with a Conditional Use Permit and prohibits others. See page 33 for conditional use permits.

A complete use table is available at DSD and should be consulted before you begin a particular use.

Overlay Districts The Overlay District is a special designation that uses specific standards and requirements which are applied in addition to the basic zoning classification.

The Special Design Review Overlay District (north of the ferry terminal to Point Hudson and east of the bluff) requires Historic Preservation Committee Design Review and mandatory compliance.

The Special Height Overlay District extends from the waterline to the bluff in the historic commercial downtown area. Height limits vary from 25 to 50 feet and are shown on the “Official Height Overlay Map,” available for a nominal charge at BCD. Formula Retail and Restaurant Establishments Chapter 17.54 regulates the location of new or expanded “formula retail” establishments within Port Townsend.The purposes of the Formula Retail development standards are to regulate the location and operation of formula retails and restaurant establishments in order to maintain the City’s unique Victorian Seaport and surrounding rural character, the diversity and vitality of the community’s commercial

districts, and the quality of life in Port Townsend residents. Businesses meeting the definition of “formula retail” establishments are regulated in the C-II General Commercial zoning district and prohibited in the C-I/MU, C-II/MU, C-I, C-II, C-II(H), C-III, M-C, and the M-II(B) Point Hudson zoning districts, and the downtown historic overlay district.“Formula retail” means a type of retail sales or rental activity and retail sales or rental establishment, including restaurants, hotels and motels, which along with fourteen or more other establishments, maintains two or more of the following features: 1. Standardized array of merchandise or standardized menu 2. Standardized façade 3. Standardized décor and color scheme 4. Uniform apparel 5. Standardized signage 6. Trademark or service mark The following businesses are exempt from Chapter 17.54 formula business regulations: auto sales; auto tire sales and service; banks; gas (fueling) stations and convenience stores selling gasoline or other fuels; grocery stores; health care; and services, including professional services (for example, real estate offices, insurance offices, copy centers, and mail centers). Contact the city’s permit center or go to www.codepublishing.com/ wa/porttownsend.html for a complete copy of this ordinance.

Historic Design Review Port Townsend’s historic and waterfront districts are special community assets. Although the

total size of these areas is small in comparison to the rest of the city, their impact on community character and quality of life are significant.

Created in 1986, the Port Townsend Historic Preservation Committee (HPC), provides design assistance and review for projects in these districts. Its mission is to assist in creating projects that are both economically feasible and supportive of community goals. The HPC regularly meets on the first and third Tuesdays of each month at 3 p.m.

Scope of Review Within the Special Overlay Design Review District, design review is required and compliance with HPC recommendations is mandatory for any project requiring a building or sign permit.Also, a change in exterior paint color is subject to the following: If colors are selected from the HPC color palette, administrative review only is required. Other colors require HPC review.The color palette is available in the Development Services Department. The HPC has also adopted design guidelines for signs, murals, awnings, neon signs, exterior mechanical equipment, and new construction.This information is also available in DSD. Outside of this special district, but within the Historic District (including bed and breakfast inns and other conditional uses), design review is required but compliance is voluntary.

“Development” is defined as any improvement — Continued on page 34

(Ord. 2967 э 4.2, 2008; Ord 2939 ээ 1.2, 2007; Ord. 2913 э 2, 2005; Ord. 2925 э 4, 2003; Ord. 2782 э 4, 2001; Ord. 2716 э 4.3, 1999; Ord. 2700 э 11, 1999; Ord. 2571 э 2, 1997.

The Port Townsend & Jefferson County Leader

2009 home improvement ❖ 33

— Continued from page 33 or alteration which requires a building or sign permit. City, County and Port projects within the Special District are also subject to design review.

Exemptions Exempt from design review are emergency repairs, ordinary maintenance and repairs, and interior remodeling or decoration.

Pre-application consultation All projects subject to Land Use Permit Pre-Application Consultation that also lie within the Special Overlay Design Review District, will be reviewed for compliance with HPC design guidelines as part of the Land Use Permit process. Information will be provided during the Land Use pre-application meet-

34 ❖ 2009 home improvement

ing, and a separate HPC pre-application consultation may be required in addition to the regular HPC design review meeting.

Process For projects that do not require a Land Use permit (e.g. signs, minor exterior alterations exempt from shorelines permits), once a completed application is received, the HPC must complete its review within 60 days. For projects that do require a Land Use permit, the HPC review will be completed within the overall 120 day time line for Land Use applications.

The city will not issue permits on affected developments until a certificate of approval is issued by the HPC. Design Review Standards The HPC is guided in its review by locally

adopted historic preservation guidelines, urban waterfront plan guidelines, the U.S. Secretary of Interior’s Standards for Rehabilitation of Historic Buildings, and streetscape guidelines. Copies of these guidelines are available at DSD. Home Occupations A Home Occupation Permit is required for any home business activities that generate more than five customer or business visits per week. It is a one time fee, currently $162.50. Although businesses are generally not permitted in residential zoning districts, small home businesses may be permitted if certain conditions are met.

A home occupation permit may be issued only if the business is fully enclosed within the primary residence or accessory structure, occupies no more than 50 percent (but not more than 500 square feet) of the primary structure and provides for adequate parking. At least one resident of the house must be engaged in the business and no more than three persons who are outside the immediate resident family may be employed. Noise levels and appearance must be compatible with the neighborhood and the business may not be subdivided from the residential property for sale or lease. There may be no more than five business visits per day. Hours for deliveries or non-resident employment are limited to 8 a.m.-9 p.m. Monday through Friday. A 3-square-foot sign is permitted which must be mounted flat aginst the house and may not be internally illuminated. A sign permit is not required. Home occupations also require a city business license.

Certain types of business activities are not eligible for a home occupation permit because of their incompatibility with the maintenance of residential neighborhood character: medical or professional clinics having more than five visits a day; retail ac-

tivities, except for merchandise crafted on site or items clearly accessory to a service; stables, kennels, animal husbandry or farming activities except as provided in Chapter 17.16 PTMC; vehicle repair, automobile detailing or automobile servicing activities; any activities involving more than five customer or business visits per day; and other uses not allowed outright or conditionally in residential zones.

The following business activities are exempt from requiring a home occupation permit but must otherwise comply with the intent and provisions of the home occupation chapter: activities that involve no more than five vehicle visits per week, no nonresident employees and which are incidental to the residential use of the property, instructional activities involving up to 10 nonresidents, which occur no more than one time per week, and childcare services involving 12 or fewer children, including children who reside in the home (provided that these services comply with Chapter 17.52 PTMC Day Care Facilities).

Bed & Breakfast Inns and Tourist Homes These transient accommodations in residential zones are defined as providing lodging for periods of no more than 29 consecutive days. Only guest rooms may be rented, not entire houses or accessory structures, unless the tourist home was establisyhed prior to June 1, 1989: Bed and breakfast inns and tourist homes. A bed and breakfast inn is defined as a building with a central kitchen which provides the primary residence for the owner or operator and which offers guest rooms. Food may be served to guests. Food handling is under the jurisdiction of the Jefferson County Health Department.

A tourist home must be the primary residence — Continued on page 35

The Port Townsend & Jefferson County Leader

— Continued from page 34

grade) as well as the minimum area and width of the lot required for development in each zone:

of the owner and may offer up to two guest rooms for sleeping purposes only. A bed and breakfast inn or tourist home may only be established with a conditional use permit in any of the residential zones (R-I, R-II, R-III and R-IV), but not in any other zone. (See “Conditional Use Permits” under Zoning Exceptions later in this chapter.)

Lodgings with three or more units require a transient accommodation permit from the State of Washington and all units require approval from the local fire department.

Outbuildings Outbuildings such as garages, storage sheds, garden sheds or tool sheds which are accessory to and on the same lot as a dwelling are subject to the same setbacks as the dwelling. Outbuildings must be on the same parcel as the dwelling, or on a second parcel that is legally tied to the first.

Setback (Yard) Requirements Buildings are required to set back from property lines or other buildings to preserve light, air and open space, as well as to reduce fire hazards by impeding the spread of fire and providing adequate space for firefighting. Required setbacks are measured from property lines to building lines and do not apply to portions of buildings less than 30 inches above the ground.The roof or eaves may extend up to two feet into required setback (yard) areas.

The front lot line is typically adjacent to a street right- of-way or access easement which affords the principal means of access to the property.This line is the legal property line separating private property from the street right-of-way or private access easement. The actual placement of street or sidewalk paving is not a reliable guide to locating the front lot line as few streets in Port Townsend are constructed in the center of the right-of-way.

On corner lots (fronting on two intersecting streets) the property owner determines which is to be considered the front for zoning purposes.

Street addresses are assigned separately based on postal and emergency vehicle considerations.

Surveys are required for new construction and additions.

How To Determine Building Height The Zoning Ordinance defines the height of a building as the vertical distance from grade plane to the average height of the highest roof surface (see drawing below).

For information on how height is calculated, please contact the Development Services Department at 379-5095.

Fences and Hedges Fences up to 6 feet in height do not require a building permit but must meet City standards for placement. Fences are allowed on the property line, but have height limits of 4 feet (solid fence) in a front yard or along any right of way (8 feet if upper 4 feet is more than 51 percent open). In a side or rear yard, an 8 foot solid fence is permitted. Please note that any fence over 6 feet requires a building permit and may require engineering review. An arbor is a detached latticework used to support vegetation. If detached, arbors may be built up to 10 feet without a building permit. Attached arbors usually require a building permit.

There are special rules regulating retaining walls; please contact DSD before constructing any wall. Fences, walls, arbors or vegetation cannot block traffic visibility, and may be only 30 inches tall in the “sight triangle” at a traffic intersection.

The height of hedges is regulated only when the hedge creates a potential safety hazard to traffic visibility or within five feet of dwellings. Fences are not allowed in R-O-W. Walls and hedges are not allowed within public rights of way without a Minor Improvement Permit and a notice to property recorded with the County.

Lot Coverage and Minimum Lot Requirements The zoning code sets out the maximum portion of the lot or building site which may be covered with buildings (defined as structures >30” above The Port Townsend & Jefferson County Leader

Port Townsend Engineering Design Standards The City of Port Townsend has adopted Engineering Design Standards which are comprised of the revised Title 12 (Streets), Title 13 (Utilities) of the Port Townsend Municipal Code and the Engineering Design Standards Manual (EDS Manual).

The EDS Manual identifies minimum requirements for development of water, sewer, stormwater, erosion control, and transportation improvements.

The EDS manual contains text and drawings which should be referred to for all development projects in the City and in the water service areas outside of the city limits. The EDS manual and the Port Townsend Municipal Code are available for review at DSD. The EDS manual is also for sale for $50 per copy and $20 for a disk copy which includes the design drawings. Contact Dave Peterson, City Engineer, with specific questions regarding Engineering Design Standards.

Unopened Streets and Alleys There are many “unopened” streets and alleys in Port Townsend. Although these public rights of way may be used by abutting property owners for lawns and gardens, they are an important public resource. Pedestrians and bicyclists have the right to use unopened streets and alleys. Property owners who landscape in unopened rights of way should do so in a manner that does not impede access and should be aware that any improvements made may have to be removed if the right of way is developed in the future. Improvements and maintenance expenses are assumed by the property owner. Rights of way may not be used for fences, rockeries, buildings or other obstructions to public access. Removal of trees or other vegetation must be approved in advance by the city.

Personal Wireless Service Facilities The City provides opportunities for the community to be served by personal wireless service facilities, consistent with the rights of personal wireless service providers as set forth in the Federal Telecommunications Act of 1996, while at the same time providing for an orderly development of the City and protecting the health, safety and general welfare of the city’s residents and property owners.

DSD has maps for sale which identify potential sites for personal wireless service facilities. These sites are identified as either “preferred” or “secondary.” Preferred sites are those which are deemed most appropriate for the siting of personal wireless facilities and are listed in Section 17.78.080 PTMC. Secondary sites are considered more sensitive than preferred sites but may be appropriate for some smaller wireless facilities (typically facilities attached to existing structures). Secondary sites are listed in Section 17.78.090 PTMC. The chapter also establishes design standards for the siting of personal wireless service facilities.

The City strongly encourages the co-location of personal wireless facilities. If co-location is not proposed, a report prepared by a qualified engineer must be submitted with the application detailing why co-location is not possible. If co-location is proposed, some application requirements intended to address a project’s visual impacts may be waived by the DSD Director.

The following are prohibited: lattice and guyed towers (in preference of m onopoles); the location

of facilities in residential zones and rights_of_way (with the exception of low power wireless facilities), or within 100 feet of residential zoning districts; the location of wireless facilities in parks and open spaces (with the exception of the water tower site); and the location of wireless facilities in category I, II and III wetlands.

Small, low_powered personal wireless facilities may be located in all zoning districts in developed street rights_of_way mounted on street or utility poles. The dimension of these facilities is specified in Section 17.78.100 PTMC. These facilities are subject to the simplest administrative permit processes (Type I _ no public notice) unless a new utility or purpose built pole is needed for the facility, then a Type II administrative process with public notice is required.

Parking Chapter 17.72 provides off-street parking requirements applicable to new development and redevelopment within the City of Port Townsend.

The parking code is intended: to implement Comprehensive Plan parking management policies and strike a more appropriate balance between providing parking for automobiles and promoting alternative transportation modes (e.g., transit, walking and bicycles); to promote economic development and historic preservation; to reduce the creation of new impervious surfaces through lower required parking ratios, establish maximum parking limits and shared parking facilities; to reduce traffic congestion and hazards; to provide accessible, attractive, well-maintained and screened off-street parking facilities; to provide aesthetically pleasing parking facilities in proportion to individual land use needs; and to assure the maneuverability of emergency vehicles.

The off-street parking requirements apply to all new development and redevelopment within Port Townsend, with the following exceptions: 1. New development or redevelopment within non-residential areas of the National Register Historic Overlay District (includes the uptown and downtown historic commercial districts); and 2. Upper floors of commercial and mixed use buildings in all commercial and mixed use zoning districts outside the historic district.

All development is subject to the bicycle parking requirements. If parking is provided it is subject to the minimum dimensions, landscaping, maintenance, and maximum parking space ratios of Chapter 17.72.

Chapter 17.86 Variances includes specific criteria for variance requests to either exceed the maximum parking requirements of Chapter 17.72 or to provide less parking than would normally be required.

The minimum dimensions of a standard-sized, perpendicular parking space are 9 feet by 19 feet.

If the requirement is for more than 10 spaces, onehalf of the spaces may be compact-sized spaces, 8 feet by 16 feet. The code sets out varying dimensions for diagonal and parallel parking spaces.

Landscaping requirements for parking facilities are described in Subsection 17.72.190 of the PTMC.This section applies to all off-street parking facilities in the city except those that are accessory to single or two-family dwellings.

In cases where the City Council anticipates development may cause parking congestion, requirements in addition to those cited in Section 17.72 PTMC may be imposed pursuant to a conditional use permit or environmental determination. Be sure to check with the Development Services Department to determine the parking requirements for your project.

Latecomer Agreements The City has adopted ordinances authorizing latecomer agreements for streets (Chapter 12.26 PTMC) and utilities (Chapter 13.04 PTMC). Latecomer agreements are 15-year contracts which allow for reimbusement to the developer by other property owners for a portion of the costs associated with design and construction of street(s) and/ or utilities. For street latecomer agreements the estimated total cost for the improvements must be at least $2,500. For utility latecomer agreements the estimated total cost for the improvements must be at least $2,500 for each utility (water, sewer or storm drainage facility) or $4,000 for all utilities. Latecomer Agreements must be set up prior to starting construction of the street(s) and or utilities. The city charges $200 for each agreement to set up, collect and distribute the funds over the life of the agreement.

Port Townsend Sign Code The City Council has been reviewing sign regulations. Please check with the Development Services Department for updated information.

The Port Townsend Sign Code aims to enhance the natural beauty of the city, promote economic vitality and fair competition, and ensure public safety through care in sign placement and control of distraction and clutter.

With few exceptions, a sign permit must be issued by the city before a sign may be erected.

For signs located within the Commercial Historic District or Special Overlay Design Review District, sign designs must be approved by the Port Townsend Historic Preservation Committee prior to permit issuance (see “Design Review” earlier in this chapter). The HPC has adopted design guidelines for signs less than 20 sq. ft. in size. If approved fonts and colors are used on the sign, DSD may issue a sign permit without HPC review. Be sure to obtain a sign permit and the necessary design review, if applicable, before the sign is made to assure that it complies with the code.

The current sign permit fee is $43, plus $10 for each additional sign on the permit. Administrative design review is $33, and committee design — Continued on page 36

2009 home improvement ❖ 35

— Continued from page 35 review is $58.

The code prescribes a maximum sign area for buildings and businesses within each zoning district.

The code encourages monument directory signs for multiple business complexes. These signs are allowed in addition to allowable sign area for each individual business. The code also permits sandwich board signs in the Historic Commercial District only, under certain guidelines.

Generally, each store-front business in the Commercial Historic District is allowed 40 square feet of sign area. If the length of the store front is longer than 40 feet, one square foot of sign area is allowed for each lineal foot of the store front.

Special provisions are made for multiple-tenant buildings and second-floor businesses.

In other commercial districts, each building is allowed a minimum of 100 square feet of sign area, while each business in a multiple business complex is allowed at least 32 square feet of sign area.

However, if the length of the building exceeds 100 feet or the length of the store front in a multiple business complex exceeds 32 feet, one square foot of sign area is allowed per one lineal foot of the store front for the business.

Banner Signs are allowed for announcements of community events in Port Townsend, and may be erected across State Highway 20 adjacent to our community’s Visitor Information Center. Such signs shall be limited to 50 square feet per sign face, and the banner and bracing systems must be designed and constructed to support the weight of the sign and the vertical and lateral forces which may occur from winds, snow or seismic activity. A sign permit is required for all banner signs, and you must call 360-379-3951 to confirm the date(s) you wish to hang your banner are available.

In residential districts, identification signs are limited to 16 square feet for schools, churches and public buildings. Multifamily housing complexes and non-residential uses allowed in residential zones are allowed a 24-square-foot identification sign.

Home occupations (separate permit required) and residences may have a wall-mounted sign up to three square feet, and no sign permit is required.

Signs exempted from the ordinance include signs which are not readable from a public rightof-way, historic site plaques, window signs with letters less than six inches in height, barber poles, national flags, and government traffic and directional signs.

Some signs may be erected without a permit as long as they meet the other requirements of the ordinance. Among these are community event signs up to six square feet per sign face and displayed no longer than 21 days before the event and removed within 48 hours after the event; real estate signs up to 4.5 square feet per sign face for residential parcels and up to 16 square feet per sign face for property in other zones; decorative banners if no more than five per premise; temporary construction signs up to 32 square feet per construction site, displayed no longer than one year and removed within 10 days of project completion.

Examples of prohibited signs include blinking, revolving or flashing signs; single-pole signs; roofmounted signs; signs which create a safety hazard or conflict with traffic control signs or signals; streamers; signs with any sign face larger than 25 square feet which is illuminated by internal lighting; and all freestanding signs (sandwich boards) for businesses located outside of the Commercial Historic District.

Permit applications and copies of the sign code are available at the Development Services Department. Please consult the code for complete provisions.

Temporary Use Permits A temporary use permit is required by the City of Port Townsend for anyone who operates out of a temporary structure on private property adjacent to a public right of way. The only items that may be sold from a vending cart are food, non-alcoholic beverages, and flowers.The business must be operated only in the assigned location; no mobile vending is permitted.

Other requirements for obtaining a temporary use permit include permission from the owner of the property, proof of liability insurance, Port Townsend business license, Washington State Retail Sales Tax Number, and Jefferson County Health Department permit where applicable.

A temporary use permit may be used for 6 months. Fee is $89 for the first year and $48 subsequently.

“Grandfathered” Nonconforming Buildings Many of the structures built in Port Townsend prior to the zoning code of 1971 do not meet the physical restrictions of the zoning code. Front setbacks are often less than required in residential zones and some garages are built right up to the property line. These and other buildings may not

conform to height limits, lot coverage or other provisions which would apply to the structure if built under today’s zoning rules.

Such buildings (called “legal, nonconforming” or “grandfathered” buildings) are allowed to remain and are indeed some of our most prized historic structures. Necessary maintenance and incidental alterations are allowed, but alterations may not increase the degree of nonconformity of the building. Additions or expansions of the building must meet the requirements of the zoning code.

Basically, you may add to a nonconforming structure as long as the addition does not protrude into any of the required setbacks or exceed height limits or lot coverage restrictions. If these limitations result in a hardship or neighboring properties are already built in the way you wish to build, then you may wish to consider applying for a variance. (See Variances, below.)

“Grandfathered” Nonconforming Uses In addition to nonconforming buildings, discussed above, there are also businesses, storage yards, shops, etc., which were legally established prior to passage of the zoning code, but which could not be legally established today. These are called legal, nonconforming or “grandfathered” uses because they are allowed to continue even though the use is not permitted by the zoning code within the zoning district in which the business, etc., is housed. A hotel or auto repair garage in a residential zone are examples of nonconforming uses.The building may or may not be conforming; the zoning code treats uses as a separate matter from buildings.

Legal, nonconforming uses are allowed to continue, to change ownership and to be maintained, but no changes other than necessary maintenance and repairs are permitted.

If the use is discontinued for 365 days the property may no longer be occupied by a nonconforming use.

Zoning Exceptions The City Council has provided two ways to consider exceptions to zoning regulations: variances and conditional uses.

Variances Like most zoning codes, the Port Townsend zoning code regulates all properties within a zoning district identically, regardless of individual site characteristics. Therefore, there may be situations where, because of some unusual site characteristic, the strict application of zoning standards may

City of Port Townsend fee schedule Building permit fee (per IBC Value).......... $1 to $500 – $23.50

$501 to $2,000 – $26.55 to $69.25

$2001 to $25,000 – $83.25 to $391.25

$25,001 to $50,000 – $401.35 to $643.75

$50,001 to $100,000 – $650.75 to $993.75

$100,001 and up – $999.35 and up Plan review fee/residential.......................... 65% of building permit fee Plan review fee/commercial....................... 65% of building permit fee Pre-application conference........................ $100 Reinspection fee........................................... $50/hr Revision (bldg. & land use)......................... $50/hr + costs Special & ADU inspections......................... $50/hr Lot line adjustment...................................... $215 + $50/hr over 3 hrs Comp. plan amendment.............................. $725 + $50/hr over 10 hrs Conditional use permit............................... $622 + $50/hr over 10 hrs Cond. use permit *(major projects & hearing examiner).... $1,640 + $50/hr over 10 hrs Environmental checklist.............................. $773 + $50/hr over 6 hrs Environmental checklist **(major)........... $1,181 + $50/hr over 10 hrs CA advance determination........................ $110 CA reasonable use exception................... $520 + $50/hr over 5 hrs CA peer reviews.......................................... paid in advance, any third party changes

CA permit (minor)...................................... $265 + $50/hr over 5 hrs Shoreline exemption................................... $136.25 Personal wireless service facility permits Type II permit............................................ $775 + $50/hr over 10 hrs Type III permit........................................... $2,660 + $50/hr over 5 hrs CA permit *(major)..................................... $775 + $50/hr over 5 hrs Home occupation permit........................... $162.50 HPC design review *(major)..................... $775 + $50/hr over 10 hrs Legal agreement preparation..................... $65 Recording fees.............................................. $25 + county fee Sign permit..................................................... $43, $10/additional sign Temporary use permit................................ $89 first year, $48 renewal Street Development permit....................... $150 Minor Improvement permit....................... $110 Full subdivision/PUD................................... preliminary: $2,915

+ $50 per lot or unit

+ $50/hr over 10 hrs

final: $520 + filing costs Variance *(major/SF residence)................. $1,540 Variance *(minor)......................................... $547 Lots of record certification....................... $110-$215 + $50/hr over 3 hrs Additional Public Works fees may be applicable. * The term “major project” includes the following: PUDs, full subdivisions, all

commercial projects in excess of 10,000 sq. ft.

• Accessory land use applications (e.g., CUP) are charged 1/2 full fee amount when submitted with a major land use application (e.g., PUD). ** Submittal of an environmental checklist is charged a full fee amount.

Fee schedule available at City Hall, 250 Madison St.

36 ❖ 2009 home improvement

produce an especially difficult and unrea sonable burden for a property owner. A variance allows a property owner to be relieved from meeting one or more provisions of the zoning code.

Before granting a variance the Hearings Examiner must be satisfied that each of the criteria set forth in the zoning code is met in the application. These are: 1. The variance will not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zoning district.

2. The variance is necessary because of special circumstances relating to the size, shape, topography, location or surroundings of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zoning district.

3.The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zoning district.

4. The special circumstances make the strict enforcement of the zoning code an unnecessary hardship.

5. The special circumstances are not the result of the actions of the applicant.

6. The variance is the minimum necessary to fulfill the purpose and need of the applicant.

7. The variance is consistent with the purposes and intent of the zoning code.

8. The variance is consistent with the goals and policies of the Port Townsend Comprehensive Plan.

9. The fact that property may be utilized more profitably will not be an element of consideration before the decision maker.

A variance cannot be used to permit a use which is not otherwise permitted in a zoning district (for example, a variance cannot be used to allow an animal kennel in an R-II zone).

Variance applications are available at the Port Townsend Development Services Department (DSD). Completed applications are submitted to DSD after a mandatory pre-application conference. City staff makes a determination of completeness within 28 days of submittal. Once an application is deemed complete, a final decision will be made within 120 days. Public notice is required.

The applicant will receive a draft recommendation prepared by DSD staff prior to the open-record hearing. At the hearing, city staff will make a recommendation to the Hearings Examiner to grant or deny the application. The Hearings Examiner will make a final decision on the application. The Hearings Examiner may also place conditions on the variance to minimize adverse impacts on neighboring properties.

Some minor variance applications may be handled administratively without a public hearing. Citizens are given a 20-day comment period before the final decision is made by the DSD Director. The Director’s decision may be appealed to the Hearing Examiner.

Conditional Use Permits The City Council has determined that there are certain uses which should neither be absolutely permitted nor absolutely prohibited in certain zoning districts, but may instead be permitted on a case-by-case basis. These are the types of uses which the Council has found may be located in certain areas if specific conditions assure compatibility with neighboring properties.These uses may be established only by a conditional use permit.

As is the case with a variance, there are specific criteria outlined in the zoning code for a conditional use application. Before receiving a conditional use permit, the applicant must satisfy each of the criteria set forth in the zoning code. These are: 1. The conditional use is harmonious and ap— Continued on page 37 The Port Townsend & Jefferson County Leader

— Continued from page 36 propriate in design, character and appearance with the existing or intended character and quality of development in the immediate vicinity of the subject property and with the physical characteristics of the subject property; and 2 . The conditional use will be served by adequate public facilities including streets, fire protection, water, sanitary sewer and storm water control; and 3 . The conditional use will not be materially detrimental to uses or property in the immediate vicinity of the subject parcel; and 4 . The conditional use has merit and value for the community as a whole; and 5 . The conditional use is consistent with the goals and policies of the Port Townsend Comprehensive Plan; and 6 . The conditional use complies with all other applicable criteria and standards of the Port Townsend Municipal Code; and 7 . The public interest suffers no substantial detrimental effect . Consideration shall be given to the cumulative impact of similar actions in the area .

A public hearing before the Hearings Examiner is required for some applications . The Hearings Examiner may impose additional conditions on a particular use if it is deemed necessary for the protection of the surrounding properties, the neighborhood, or the general welfare of the public .

The process for a conditional use permit application is the same as for a variance request which is outlined above .

Just as a variance cannot authorize a use which is not permitted by the zoning code, a conditional use permit cannot decrease the physical requirements (setbacks, height limits, parking, etc .) set forth in the code .

In the event the City Council becomes aware of a neighborhood problem arising from an establishment operating under a conditional use permit, the Council may hold a public hearing to examine the extent of the problems and may impose additional conditions or rescind the permit . planned Unit Developments Zoning districts and density requirements serve the purpose of separating different land uses and determining to what extent individual lots can be developed in terms of height, lot coverage, etc .

There may be situations; however, which call for more flexibility, such as when a large tract of land is developed by a single owner in a coordinated fashion . This type of development is permissible under the Port Townsend zoning code as a Planned Unit Development (PUD) . The PUD process provides an alternative to traditional development under prescriptive zoning and subdivision standards . It enables applicants to take advantage of incentives, including flexible zoning standards, modification of requirements of the city’s engineering design standards, and bonus densities in appropriate circumstances, in exchange for public benefits . A PUD application must be accompanied by an environmental checklist and is processed with either an application for subdivision or binding site plan approval .

A proposed PUD is reviewed by the Hearings Examiner at a public hearing . The minimum area allowed for a PUD is 40,000 sq . ft . in the R-I and R-II districts and 20,000 sq . ft . in the R-III and R-IV districts .

There is no minimum area for the C-I/MU and C-II/ MU districts . The Hearings Examiner will review the PUD proposal and give preliminary approval, subject to conditions, upon finding that the minimum criteria have been met . The proposed PUD must conform to the Port Townsend Comprehensive Plan, SEPA, all provisions of the zoning code and engineering design standards which are not proposed for modification, ESA ordinance and any other applicable regulations .

Utilities and other public services necessary to serve the needs of the proposed PUD shall be made available . A proposed PUD may be denied because of The Port Townsend & Jefferson County Leader

flood, inundation or swamp conditions . If the Hearings Examiner approves a PUD application, the developer is required to sign an agreement stating that the development will follow the city’s guidelines . rezones The City of Port Townsend official zoning map divides the City into various zoning districts . The Zoning Code outlines the requirements and permitted uses for each district . Since the passage of the State Growth Management Act, there must be consistency between the zoning map and the Comprehensive Plan Land Use Map, and the process for changing the zoning map is now part of the annual update of the Comprehensive Plan (see Title 20 for details) .

Appeals In order to streamline the permit process, the City Council has delegated several permitting decisions to the Development Services Department (DSD) Director . Examples are: environmental determinations; sensitive area permits; and minor conditional use permits or variances . If anyone is unhappy with the decision that the DSD Director makes, s/he may appeal the decision to the City Hearing Examiner . The Hearing Examiner hears appeals in a manner similar to the way a judge hears cases - listening to facts presented and making a decision based upon applicable city codes .The specific appeal periods, procedures and fees for making an appeal are found in the Port Townsend Municipal Code .

It is also possible to appeal written decisions by the City Building Official and Fire Chief regarding interpretations of the following codes: Building Code; Mechanical Code; Fire Code; Plumbing Code; Washington State Barrier Free Facilities and Design Code; Washington State Ventilation and Indoor Air Quality Code; Washington State Energy Code; and the Washington State Water Conservation Performance Standards . Appeals under these codes may be made to the City’s Board of Appeals . Such appeals must be made within 14 calendar days from the date of the written code interpretation that is being appealed . The Board of Appeals is comprised of five members with experience and training qualifying them to pass judgment upon matters pertaining to these codes . Decisions by the Board of Appeals are final unless further appeal is made to Jefferson County Superior Court within 21 days from the date of the board’s decision . tree Cutting in port townsend On Private or Public Land (excluding public rights-of-way): In September 2003, the City Council adopted standards for the retention, planting, and conservation of trees on public and privately owned land . These standards, contained in Chapter 19 .06 of the municipal code, were intended to prevent indiscriminant tree cutting on vacant land prior to development and require a minimum number of trees, expressed in “tree units,” to be incorporated into new commercial, multi-family, public, mixed use, and residential subdivision developments . In meeting the tree credit requirements, the retention of existing trees is preferred over planting new trees .

The ordinance includes exemptions for certain tree cutting activities including: • Any tree cutting on lots zoned residential (R-I, R-II, R-III, R-IV) that are 40,000 sq . ft . or less in size and also contain an existing single family residence; • Limited tree cutting on lots zoned residential that are greater than 40,000 sq . ft . in size and also contain an existing single family residence; • The removal of trees defined as “hazard trees”; • The removal of trees associated with an approved building permit or other project permit issued by DSD, however some projects (e .g . multi-

family and commercial) are still subject to minimum tree conservation standards; • Tree removal that meets the definition of “tree thinning” on vacant land; • Tree removal associated with long-term forestry where seedlings will be replanted and the land will not be developed for a minimum of 10 years .

For tree cutting on vacant land where no construction is proposed, tree removal beyond adopted “thinning standards” requires a tree conservation permit, the preparation of a tree conservation plan, and the removal of no more than 40% of the tree units or applicable tree canopy cover from the site .

Tree cutting in environmentally sensitive areas (ESAs) such as wetlands or steep slopes require a separate ESA permit or exemption .

For further information, or to determine if a tree removal activity requires a written exemption or a permit, please contact DSD prior to tree cutting .

On Public Right of Way: Enacted in 1987, and modified in 1997, the Street and Park Ordinance aims to maintain and preserve the beauty of trees situated along public rights-of-way . A Minor Improvement Permit is required to trim or cut trees and shrubs within any street or alley right-of-way .

The ordinance applies to unopened as well as developed streets and alleys .

Street and alley rights-of-way are public easements over the underlying property which is actually owned by the abutting property owners to the center line of the right-of-way .Whenever trees are approved to be removed within a public right-ofway, it is the responsibility of the developer (party removing trees) to arrange compensation to the underlying owner for the loss of the trees .

ChApter 18

Growth management Act City of port townsend: The State’s Growth Management Act (GMA) requires cities and counties to make long range plans . The goals of the GMA include orderly provision of services to urban areas, protection of natural resources, affordable housing, directing growth into suitable areas, and other goals that improve the quality of life . Local jurisdictions develop their own plans that address these goals, and must at a minimum address land use, housing, transportation, capital facilities, and utilities . Port Townsend and Jefferson County coordinate planning decisions through a framework of County-wide Planning Policies that have been jointly adopted .

grow, and function in the future .

Development proposals are now evaluated on the basis of their compliance with the plan . Other development regulations, like the subdivision and zoning codes, have been revised to be consistent with the goals, policies and land use map of the Comprehensive Plan .

Proposals that only apply to specific parcels of land must have the consent of the property owners and are subject to an application fee . Sitespecific proposals may be made by submitting a Comprehensive Plan Amendment/Formal Application to DSD by March 1 . The process for changing the land use and zoning for specific parcels of land is lengthy, and there is no guarantee that the proposals will be approved .

To find out more about the process for changing the Comprehensive Plan, please contact the Development Services Department 360-3795095 .

Urban Growth Areas (UGAs) The GMA also requires that the County and City work together to accommodate a share of the State’s population growth . In practical terms, this means that the County and City must decide how and where they will accommodate the population growth forecast to occur over the next 20 years . According to recently adopted county-wide population projections, Jefferson County’s population is expected to grow an additional 13,840 during the period 2000-2024, to a county-wide population of 40,139 . The city’s growth within the same period could grow 1 .97% annually from 8,344 to 13,329 The GMA requires that the County designate UGAs of sufficient size to accommodate the urban growth likely to occur over the next 20 years .

The Act also defines existing cities, including Port Townsend, as UGAs .Within UGAs, the full range of urban public facilities and services are to be provided (like sanitary sewers, piped and treated water, garbage disposal, public transit, etc .) to encourage people to live there . Outside UGAs, urban services are not to be provided and population densities will be lower, which should help to protect the rural character of the County and preserve important forest and agricultural lands from incompatible development . The challenge is to designate UGAs of sufficient size to accommodate the projected urban population growth, and provide these UGAs with the facilities, services and amenities to serve new residents .

Jefferson County - See Chapter 1

Comprehensive plan In 1996 Port Townsend adopted a new Comprehensive Plan which considers 14 state planning goals and includes five elements, or chapters, which are intended to guide land use development decisions into the next century . These elements are land use, housing, transportation, capital facilities, and utilities . The City has also adopted an additional and optional element which addresses economic development .

The purpose of the Comprehensive Plan is to guide growth and development over the next 20 years by defining: 1 . How much population and job growth should occur, and where it should be located; 2 . What type of transportation, utilities and public facilities are needed to serve the future population and employment base; 3 . Where people will live and what type of housing they will need; and 4 . How much it will cost to provide the necessary utilities and public facilities to carry out the community’s vision . The City’s Comprehensive Plan, adopted in July, 1996, includes maps showing new land use categories for different uses, as well as goals and policies to guide local officials and the public in figuring out how Port Townsend will look, 009 home improvement ❖

Looking back ...

Photos from The Leader Collection

In 1952 the Port Townsend School District was building this brick structure on the high school campus for use as elementary classrooms and administrative offices. It later was named the Gael Stuart Building in honor of the district’s long-time superintendent.

“New construction” taking place, circa 1900, appears to be at the corner of Water and Polk streets downtown. Note the person wearing a sign that appears to be protesting the wages or conditions under which the project is being managed.

Check out this “new construction” from 19591960: The Bixby House in Port Townsend.

This photo from the 1950s shows construction under way for a new office building at the Crown Zellerbach Corp., which later became known as the Port Townsend Paper Corp.

This is the Port Townsend School District’s first, grade 7-8 junior high school under construction, circa 1961. Later it became known as the Intermediate School, and about 1995 was renamed Mountain View Elementary.

38 ❖ 2009 home improvement

The Port Townsend & Jefferson County Leader

— Continued from page 19

2008. But listings of manufactured homes in Port Townsend did almost the opposite, going down 23 percent, then up 12 percent in 2008.

“This is the opposite of what I would expect,” said Maves-Katt. Typically, manufactured home values would increase, but not as much as site-built homes. Her theory is that more affordable manufactured housing is holding value in this economy. She noted that median prices also declined, dropping 9.7 percent in the past year, from $383,500 in 2007 to $346,250 in 2008.

Jefferson County Treasurer Judi Morris supported that observation. “Sales have slowed down dramatically, and we’re seeing just a fraction of what we did in the past.”

Unlike many areas around the country, we haven’t seen a large increase in foreclosures. Maves-Katt estimated that 2 percent to 3 percent of sales are foreclosures. Morris said there have actually been fewer tax foreclosures than normal, but since taxes are on a four-year cycle it will take three years before current delinquencies show up as foreclosures. On the other hand, her office processes deeds when properties go into trusteeship, and there have been about 80 versus 40 to 60 for the year before, she reported.

Contrary to popular wisdom, mortgage terms are becoming more attractive, but banks are more careful about confirming a borrower’s ability to pay.

“Interest is the lowest in 37 years for 30-year fixed loans,” said Sandoval. “There are some really great government programs for low-income or first-time buyers, with low interest rates, and they can do 100 percent financing.”

Consider prequalifying, she suggested. “Unless you have additional money to make up the difference in the asking price and the financed price, it’s extremely strategic to have prequalification.”

Still, the professionals concur, it’s important not to buy just because things are cheap.

And if you aren’t looking for a new home, you might consider refinancing.

“People have to get out of adjustable-rate loans,” said Sandoval. “Work with a lender that you know. If something sounds too good to be true, it is.”

According to Maves-Katt, “If you can reduce your interest rate by 1 percent or more and stay in your home for three to five years, you will probably save money.”

Local Realtors are optimistic the market will come back. “One thing people may forget because we were in such a long upward market is that markets go up and down,” said Nomura. “It’s a very good time to buy because Jefferson County will continue to be attractive to people. It’s a beautiful area, very clean, temperate in climate, and those are all things that will continue to attract people.”

“We’re kind of a different economy here, with retirees and getaway places, so were not as hard-hit by the economy,” added Munn. “We’re not at the point where people need to sell. People might not need stocks but they need houses, and we live in a beautiful place so it sells itself.” ❖

The Port Townsend & Jefferson The Port Townsend & Jefferson CountyCounty Leader Leader

Although fewer homes were selling at the start of 2009, Judy Maves-Klatt of MK Appraisal was busy collecting and analyzing market data to determine real estate values in a changing economy.

Photo by Barney Burke

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