2010 HOME
IMPROVEMENT Includes the 2010
BUILDING CO D E S
Supplement to the Wednesday, Jan. 27, 2010
BUILDING COMPONENTS
Kingston Lumber can help with all of your building needs. We have recently added pre-built wall panels to the list of services we offer. Panels save time and money which are key factors in any building project. They minimize waste and guarantee a price which helps you stick to your budget.
Brannan Olsen and Robyn Lindahl represent Kingston Lumber as an Outside Sales Team. Brannan has been with Kingston Lumber for ten years, and Robyn for eight. Together they can offer service in the ďŹ eld as well as in the store. They are very knowledgeable in all aspects of building including framing, siding, decks, windows, doors and millwork needs. Brannan Olsen
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Give us a call today to see how we can start assisting you with any project large or small. The phone call and the delivery are FREE! 10900 State Hwy 104, Kingston WA 98346, Office (360) 297-3600, Fax (360) 297-6019, Toll free (888) KLS-WOOD, www.kingstonlumber.com 2 â?– 2010 home improvement
The Port Townsend & Jefferson County Leader
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The Port Townsend & Jefferson County Leader
2010 home improvement ❖
Table of contents: Metal house a hit by Barney Burke............................................................................................................................................................................................. page 6 Banks still lending by Allison Arthur....................................................................................................................................................................................... page 10 Not easy going ‘green’ by Scott Wilson ................................................................................................................................................................................ page 12 ‘Green’ is the word by Scott Wilson ......................................................................................................................................................................................... page 14 Tax credits available for energy upgrades ...................................................................................................................................................... page 18 Two heads form Terrapin Architecture............................................................................................................................................................... page 18 Construction statistics ............................................................................................................................................................................................. pages 22-23 Port Townsend & Jefferson County Building codes ......................................................................................................................... pages 24-37
Index to Advertisers Aawnings & Sunrooms of Disctinction ............... 3 Air Flo Heating .................................................. 39 All in Wood........................................................ 19 Allstate Insurance ............................................. 15 Arrow Lumber & Hardware.................................. 5 Bayview Pumps................................................. 27 Ben’s Heating Service, Inc.................................. 17 Bernt Ericsen Excavating, Inc. ............................ 15 Blake Sand & Gravel .......................................... 25 Blue Heron Construction ................................... 29 Cantrell Woodworks, LLC ................................ 7,19 Cherry St. Roofing ............................................. 19 Chimacum Ridge Construction & Design ............. 7 Classic Hardwood Floors ...................................... 9 Cranston Construction ....................................... 15 Dana’s Auto & Truck Care ..................................... 5 Ding Doctor Glass Services .......................... 19, 31 Earth Dwell ......................................................... 3 EnviroCheck, LLC - Septic Pumping...................... 5 Everwarm Hearth & Home .................................. 9 First Federal ........................................................ 5 Frederickson Electric ......................................... 29 Full Palette, Inc.................................................... 5 Gardens at Four Corners .................................... 19 Gilmore Plumbing ............................................. 19
Glass Magician .................................................... 5 Goodman Sanitation ......................................... 19 Greenpod Development, LLC ............................. 19 Groves & Company, Inc. ....................................... 3 Habitat for Humanity EJC .................................. 27 Hadlock Building Supply ................................... 39 Henery Do It Best Hardware ................................ 7 Homer Smith Insurance Agency ........................ 19 JDG Construction, Inc. ....................................... 17 JeffCo Home Builders Association........................ 7 Kingston Lumber Supply ..................................... 2 Kitchen & Bath Studio ....................................... 13 KSI Kelley Shields Inc................................... 19, 31 Leavitt Trucking ................................................... 9 Les Schwab Tire Center ...................................... 19 Little & Little Construction ................................ 17 Low Impact Environmental ............................... 19 McCrorie Interiors .............................................. 11 McDonald Insurance Group ................................. 7 Mobus Electro Motive........................................ 16 Mountain Propane ............................................ 11 Northwest Asbestos Consultants ....................... 16 NW Olympic Glass ............................................. 25 Pacific Inspection Services................................. 16 Peninsula Floors & Furnishings.......................... 13
On the cover: Peter West stands on the patio of the metal home Michael Coxen is building for him in Port Townsend. Note the angled space in the foreground for a future barbecue. Photo by Barney Burke
Peninsula Heat .................................................. 25 Peninsula Paint Co. ............................................ 16 Peninsula Pest Control....................................... 17 Pepper’s Painting ........................................ 11, 31 Plumb, Level, Square Construction .................... 27 Port Townsend School of Woodworking .............. 7 Power Trip Energy Company .............................. 15 Rodda Paint....................................................... 15 Schweizer Construction Co. ................................. 3 Solar Hot Water ........................................... 25, 31 Solution Building .............................................. 13 SOS Printing ...................................................... 15 Star Printery ...................................................... 29 Studio Surfaces ................................................. 25 Superior Stone .................................................... 9 Superkleen Carpet Cleaners................................. 9 Terrapin Architecture, PC ............................. 29, 31 Thomas Building Center .................................... 17 Tollefson Builders, Inc. ................................. 31,40 Tracy’s Insulation ............................................... 13 Van Beuzekom Construction.............................. 17
the Leader
226 Adams Street, Port Townsend,WA 98368 360-385-2900 Website: www.ptleader.com Special Section editor: Melanie Lockhart production Lead: Kathy Busic Published continuously since October 2, 1889 Port Townsend Publishing Company • Scott Wilson, Publisher Copyright 2010
4 ❖ 2010 home improvement
The Port Townsend & Jefferson County Leader
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2010 home improvement â?–
Homeowner Peter West (left) stands on the second-floor deck of his accessory dwelling unit with his builder, Michael Coxen. Note the sturdiness and craftsmanship of the deck, and the view of the Courthouse. Photos by Barney Burke
Metal house is a hit in Historic District By Barney Burke of the Leader
Port Townsend’s historic district has long been a magnet for tourists, many of whom enjoy driving slowly through the area to explore its architectural heritage. But it’s a new home – a tall, metal structure with a matching accessory unit a block from the Courthouse – that is garnering more than the average number of looks. “It’s kind of the Erector Set look,” said owner Peter West. Every day of the week, people stop by and take pictures, said West and his builder, Michael Coxen of Coxen Design and Construction. Some ask if the two can stop work for a minute and offer a tour of the insides. “Next thing I knew,” Coxen
6 ❖ 2010 home improvement
said, “people are calling me and saying, ‘I want a tall house.’”
VICToRIAN RooTS While some might think of the metal siding as a clearly modern design element, it’s been used on houses dating back to the 1800s, said West, a native of Adelaide, Australia. The island continent has a “huge history” of using corrugated iron for construction, West said, much of it coming over from England as ship’s ballast during the Industrial Revolution. Even back then, he said, prefabricated buildings were common; they were constructed in England, disassembled, and then reassembled in Australia. See METAL, Page 8▼
Nearing completion are two metal homes, a 1,200-square-foot home and an 800-square-foot accessory dwelling unit in the background. Both offer views of the Courthouse and the water.
The Port Townsend & Jefferson County Leader
For the Highest Level of Service
PORT TOWNSEND SCHOOL OF WOODWORKING Teaching traditional woodworking, cabinet and furniture making, wood turning & historic preservation at Fort Worden State Park Building 315
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Time To Update Your Cabinets?
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accessible office
Jefferson County Home Builders Association presents...
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The Third Annual JeffCo HomeShow has a building, remodeling and landscaping focus. Exhibitor booths and demonstrations offer inspiration for all of your new construction and home improvement plans. Builders and suppliers: This is the perfect venue to show off your talents and materials—and the only home show in Jefferson County.
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JeffCoHomeShow.com For more info, contact Sandy Hershelman 360.385.1087 or hershelman@olympus.net The Port Townsend & Jefferson County Leader
218 SIMS WAY, PORT TOWNSEND • 385-5900 MON-FRI, 7AM-8PM • SAT, 8AM-8PM • SUN, 9AM-6PM PORT TOWNSEND • QUILCENE • KINGSTON 2010 home improvement ❖ 7
metal “Every shed my dad ever built was made of corrugated steel.” Peter West homeowner ▼Continued from page 6
“When I was a kid, it was the only roofing material available,” West said. It also was used for fencing, he recalled. “Every shed my dad ever built was made of corrugated steel.” “Architecture has always been a hobby of mine,” said West. He has remodeled a few Victorians and collected books on architecture over the years. Corrugated steel, West said, is a relatively lightweight material with which “you can create anything you want.” deSIgN ITeRATIoNS When West bought the
property, it was occupied by a mid-century rambler. “The original idea was to remodel it,” he said, so he hired Teri Mielke of Matrix Drafting and Design. “I presented it to Michael [Coxen],” he joked, “and he said ‘That will be $8 million dollars.’” But seriously, it was the cost of renovating an ordinary home that inspired West to build from scratch and create something special. “Now I can build what I want,” he said. “It cost me $10,000 to get to that point.” So Mielke, with Coxen’s input, designed the distinct See METAL, Page 20▼
Peter West stands on the patio of the metal home Michael Coxen is building for him in Port Townsend. Note the angled space in the foreground for a future barbecue. Photos by Barney Burke
Michael Coxen has been building homes for 33 years and says craftsmanship is extremely important. Note the heavy fasteners, the precise alignment of the wood, and the beveled edge of the concrete.
8 ❖ 2010 home improvement
Michael Coxen’s son, Christian, installs hardwood flooring on the second floor of the accessory dwelling unit. With its hardwood floors and metal exterior – and the Coxens’ emphasis on craftsmanship – the structure is tight and sturdy.
The Port Townsend & Jefferson County Leader
VIEW the
2010 HOME IMPROVEMENT GUIDE ONLINE at www.ptleader.com
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The Port Townsend & Jefferson County Leader
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2010 home improvement ❖
Banks still lending for home improvement, repairs By Allison Arthur of the Leader Money to remodel, build and buy homes is tight but still available, say bankers in Jefferson County. “We’re lending,” said Kelly Liske, branch manager and assistant vice president for FirstFederalinPortTownsend. “It’s a misconception that’s out there with the economy. There are banks that are still doing loans, and we are one of them.” “We’re seeing loans across the board,” Liske said. “We’re still doing refinancing activity as well,” she said of the locally owned bank offering home improvement loans, home equity loans and other loans. “We may recommend a home equity loan or we may recommend another loan structure, based on the needs of the client,” she said, adding that some remodeling projects might be better off going down a “construction path,” which Banks are still lending money for home improvement projects. Photo by Allison Arthur wouldn’t tap into home Interest rates depend on long-term project. for borrowers who may equity. what type of loan ultimately While Liske says there choose to refinance their “If there’s a lot of work to be done, we might recommend is chosen, but Liske said are borrowers who borrow current mortgage to finance a home improvement loan,” rates have been low. to improve their homes in their project,” she said. Depending on the scope of anticipation of selling in the While there have been she said. Much would depend the project, it could take a future, First Federal still is reports of lenders tightening on the conversation a loan month between the time seeing a lot of purchasing their lending belts and officer has with the person a person applies for a loan activity because prices are changing the rules to boot, and the time he actually down. Silcott says that rates have seeking the loan. receives it, she said. Janet Silcott, marketing changed but terms of “First Federal is about Some questions a loan officer for Kitsap Bank, says programs have not. building relationships, so Like Liske, Silcott says we don’t base it on whether officer would ask someone it’s a great time to tackle someone has an account seeking to borrow money for home improvement and the borrowing process is any home remodel or repair remodel projects. relatively simple. “Because with us,” she added. project are basic: the purpose “For borrowers who have we are a local community “We’re not seeing less people qualify. We’re still of the loan, when the money good, established appraisal bank, decisions are made very busy in the lending would be paid back, whether values, Kitsap Bank offers locally and quickly, allowing arena, and we’re willing to the person wants a fixed rate home equity loans and lines approved borrowers to talk to anyone who has a or variable rate, and whether of credit. We also provide proceed with their plans the loan is for a short-term or mortgage-lending services in a timely fashion,” she need,” she said. 10 ❖ 2010 home improvement
said, noting that Kitsap has been named a preferred lender by the U.S. Business Administration. At U.S. Bank, Peggy A. Onustack, vice president and district manager in Bellingham, says her bank is “one of the banks that remained well capitalized and strong throughout the recession and continues to lend to both businesses and individuals in Jefferson County. “The housing market has experienced significant changes, but we continue to make home equity loans wherever possible,” Onustack said. “For home equity loans, we will lend up to 90 percent of the home’s value to qualified borrowers.” Onustack said the Jefferson County branch of U.S. Bank did about 40 home loans or home equity loans in 2009. “We plan on doing more loans this year,” Onustack said. In addition to home equity lines and loans, U.S. Bank offers personal lines of credit and credit cards. Several banks are now encouraging people to start saving for home improvement projects, and U.S. Bank is one of them. A new program called START (Savings Today And Rewards Tomorrow) rewards customers who build their savings balance to $1,000; it pays them a $50 rewards Visa Card when they achieve that savings goal after a year. For more information on banks, visit fdic.org and click on the “find bank” link to discover specific information about banks in Washington. The Port Townsend & Jefferson County Leader
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2010 home improvement ❖ 11
This graph from the U.S. Department of Energy and Livermore National Laboratory shows, on the left side, the relative proportion of energy sources in the United States. Flowing to the right, it shows the uses of energy. The darkest flow on the right represents used energy services. The lighter gray on the right represents rejected energy – that is energy output that was not used or wasted.
It’s not easy going ‘green’ By Scott Wilson of the Leader
Living lightly on the planet is increasingly the goal of homeowners and builders who want their dwellings to have a minimal impact. That concern is so widespread that the “green” building movement is the most powerful new force sweeping through the building trades. But homeowners – and builders – must be diligent when studying the many green claims made for housing. In many cases, “green” is more a marketing slogan than tangible engineering, materials or techniques. That fact has led to new scrutiny of green building
12 ❖ 2010 home improvement
claims, also known as “greenwashing.” It’s not sufficient to give a green hue to materials that might have some recycled content but are largely made of toxic, off-gassing materials, noted Alex Little, project manager for Little & Little Construction of Port Townsend.
WhAT IS ‘gReeN’? Green building incorporates principles, techniques and materials that conserve natural resources and protect the environment, according to Little. Another popular term is “sustainable building.” That defines materials and practices that take an integrated approach to addressing the
environmental impacts of building. It accounts for the impact of building from a life-cycle perspective, going beyond the moment of construction and beyond the immediate site of the building. Instead, it looks at the life of the home and the long-term impact on the building site. Little is taking a ninemonth course offered through Olympic College in Kitsap County that will, when completed, award him with certification as a Sustainable Building Advisor. That training is offered by the National Sustainable Building Advisor Program. What Little has learned points to many factors that
“I like the simple definition that says the idea behind green building is to meet the needs of the present without compromising the ability of future generations to meet their needs.” Alex Little Little & Little Construction
must be taken into account for a building or a building project to be considered truly green. mATeRIAlS Building materials are a prime consideration. Green practices call for homeowners and builders
to use construction materials that are not damaging sensitive forest ecosystems either in the region or across the world. Certain forest products are certified as having come from a carefully managed forest. See GREEN, Page 14▼
The Port Townsend & Jefferson County Leader
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green
‘Green’ is the word
▼Continued from page 12
Another technique is to use recycled materials. Various industry councils have been established to monitor forest products. One that Little likes is the Forestry Stewardship Council (FSC), which maintains an FBI-like “chain of custody” review of timber from its source in the forest through its processing and delivery. “They make sure the wood comes from a managed forest, not a slashand-burn operation,” he said. “They make sure it is milled in sustainable ways” and that it is delivered as a certified to its end location. Attention is also paid to how far lumber or other materials must travel. The most environmentally sensitive practice is to get lumber from sources as close to home as possible to minimize the fossil fuels burned to deliver. Bamboo is exceptional material, Little said, “but it has to burn a lot of fossil fuel to come from China.” Fortunately, Little said, some local suppliers – he mentioned Carl’s Building Supply and Edensaw Woods – are experienced wholesalers or retailers of FSC materials. Other materials and supplies – fittings, some hardware, cabinetry, some furniture – can be purchased from local manufacturers or craftsmen, further reducing the carbon footprint of a home. CleAN mATeRIAlS Products or materials with extensive off-gassing have become one of the primary targets of the green building movement. Many products, from carpeting and
14 ❖ 2010 home improvement
This chart shows how much energy is used by buildings – both residential and commercial – based on all energy usage in the United States.
other flooring to furniture and even adhesives in wood products such as plywood or particleboard, can contain gasses that release into the home over time. Homeowners must consider the indoor environment after the job is done, said Little. “Don’t choose materials that are going to off-gas,” he said. It’s wise to try to avoid materials with significant formaldehyde content, he said, which can include some lumber products. New furniture, cabinetry, flooring and paint should all be scrutinized to minimize later off-gassing. Some manufacturers now promote products that are formaldehyde-free, said Little. There are also materials that can hold too much moisture, resulting in problems with mold and mildew. A household heating system is capable of pushing mold throughout the house, he noted. That leads to the concept of a “sick building,” one that fosters illness. eNeRgY eFFICIeNCY Terrific attention is paid to energy efficiency as part of the green construction ethic. “Reducing energy consumption is the biggest thing you can do to reduce the environmental impact of a home,” said Little. A longterm view of your home and its impacts is an essen-
tial part of a green building ethic, he said. “You want to reduce the energy consumption for the life of the home,” he said. “You want to have a really well-insulated shell so the energy consumption is low for many years.” For that reason, those building or renovating homes should seriously study the costs over the life of the home, not just the initial construction costs or those of the first few months. “You may spend an extra $10,000 to get a better heating system and insulation, and the payback may take 10 years,” Little said. “But you’re going to be in that home for 50 years.” Sufficient insulation, storm windows, blocking drafts – all have a role to play. Insulation technologies and techniques have improved dramatically in recent years, and new homes can be incredibly energy efficient. In fact, one of the issues for owners of new homes is to be aware that their entire house is a system, and as a system, its parts must be mastered to get the most out of the design and materials. For example, an energy-efficient home that is extremely tight against the weather can prompt one resident to open the winSee GREEN Page 17▼
By Scott Wilson of the Leader Interested in a “green” home? Todd Hulbert, president of Tollefson Builders, believes the word at the top of the “green home” list is nothing new: insulation. “The best thing you can do is to make sure the home is tightly sealed as far as air gaps, windows, electrical outlets, etc.,” Hulbert said. “Probably the most environmentally friendly thing you can do is make the house energy efficient.” That perspective takes into account the lifespan of a home. “The impact of construction is minimal compared to the overall cost of energy use over the lifespan of a home,” he said. The goal: “Keep the energy you’ve bought in the house to reduce the amount of energy you need.” From that starting point, here are Hulbert’s other best “green” practices: -- Solar-assisted hot water heaters make it easy to heat your water. -- A geothermal heating system that relies on the earth’s steady temperature to preheat water is extremely reliable and extremely inexpensive once its hundreds of feet of tubes are in place, about 6 feet under the home. However, Hulbert added that such a system is quite expensive to put into place. “It will pay off in 20 to 30 years,” he said. -- Photovoltaic power generation allows a homeowner to “spin your meter backwards” at least during summer months. -- Energy-efficient light bulbs use far less energy and last longer than standard incandescent bulbs. Hulbert noted that alternative power sources, especially solar, are advancing by long strides, and new capabilities are being offered with each passing year. Other locally based companies can help homeowners or remodelers get “green” with clean or energy-efficient products and services. SolAR PoWeR oPTIoNS Power Trip Energy, based in Port Townsend, is one of the area’s leading providers of solar panels for homes. Frederickson Electric also does this work, as do other providers. Jeff Randall of Power Trip noted that using solar power does not just mean using panels. Use of See WORD, Page 16▼
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Word ▼Continued from page 14
Jeff Randall
Todd hulbert
passive solar – just making sure the house gets plenty of sunlight during the day – accomplishes a lot by itself. “Use all possible sunlight to get natural light and natural heat,” he said. “Design the house so it doesn’t overheat in the summer.”
If you want active solar power generation, however, it can come through
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everyone’s first step. “It’s cheaper to save a lot of electricity than it is to make a lot of electricity,” he said.
PUgeT SoUNd eNeRgY
Tim Caldwell of Puget Sound Energy (PSE) said his company is moving in several directions to help homeowners gain control of their energy losses. For starters, PSE offers homeowners trained energy advisors. For $95, you can have one of these energy specialists go through your home and provide a checklist of steps you can take to tighten up the home. “They will do a basementto-attic audit,” said Caldwell. While all such trained contractors currently come from Kitsap County, PSE is putting on training courses to get local contractors certified to perform the energy audits and to follow up with insulation jobs. The service includes free wrapping of water heaters so they retain their heat, and replacement of light bulbs. Heat pumps are receiving attention since they are at least twice as efficient as electrical furnaces in pushing warm air through the house. More options are available to PSE residential customers this year. Homeowners in single-family houses or multi-family properties with four or fewer attached units can take advantage of offers ranging from home-heating systems and water-heating systems to new appliances. For example, there are $800 rebates on qualified ductless heat pumps, $250 rebates on Energy Star qualified heat pump water heaters, and $30 rebates on Energy Star qualified refrigerators, plus free pickup and recycling of old, secondary refrigerators. For additional details, contact a PSE Energy Advisor at 800562-1482.
The Port Townsend & Jefferson County Leader
green
New Construction & Remodeling We do pint-sized projects too!
▼Continued from page 14
dows while another turns on the heat. Both private and government sources are involved in programs to help make homes more energy efficient. Puget Sound Energy has rebates for both commercial and residential buildings that build in high-energy efficiency, especially for those that replace old forced-air systems with efficient heat pumps. Commercial buildings that use energy-efficient lighting can get assistance, and modern lighting systems come equipped with motion-triggered occupancy sensors that shut lights off when the last person has left the room, even temporarily. A gold home Little & Little has been in the quality home construction business for a long time, and Alex Little has a bit of a smile when discussing green building. People focused on a quality construction job for a home they expect to live in for a long time have been using green techniques long before there was a word for it, he said. “Some customers want to build green,” he said. “Others just want a good-quality home. We educate them to know that a good-quality, well-thought-out home and a green home are pretty much the same thing.” For example, Little recently completed a home on Marrowstone Island. “The customer was set on making really good choices, not because they wanted a green home but because, when you think about, it just made sense.” The result? The home was the first in the state named as
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2010 home improvement ❖ 17
green
Tax credits available for energy upgrades
▼Continued from page 18
Gold Certified by the National Green Building Standard, a monitoring partnership between the National Association of Homebuilders and the International Code Council. That means an independent third party verified that the home achieved a level of quality that makes it, in many categories, three times more energy efficient and environmentally safe as a home that simply meets the building code. Homes are rated on several standards, including lot design, minimal waste, energy and water efficiency, indoor environmental quality and building owner education. A similar rating system is available for commercial buildings through the LEED (Leadership in Energy and Environmental Design, developed by the U.S. Green Building Council) process. The new Northwest Maritime Center is near the end of its LEED review. For the Marrowstone home, Little noted that even how the home was situated on its forest lot was a key criterion. Siting a home has major environmental con-
Alex Little
siderations, such as disturbing the surrounding forest as little as possible, preserving natural runoff patterns as much as possible, and creating stormwater systems that are efficient and environmentally sound. Other features in the home include highly efficient appliances, including toilets that use only a fraction of the normal water for flushing liquids. “I like the simple definition that says the idea behind green building is to meet the needs of the present,” said Little, “without compromising the ability of future generations to meet their needs.”
The American Recovery and Investment Act of 2009 provides energy incentives for both individuals and businesses. Check www.irs.gov for more details. Through Dec. 31, 2010, homeowners can claim a 30 percent tax credit on eligible energy-saving improvements, up to a maximum tax credit of $1,500 for the combined 2009 and 2010 tax years. The cost of certain highefficiency heating and air conditioning systems, non-solar water heaters and biomass stoves all qualify, along with labor costs to install the items. The cost of energy-efficient windows and skylights, doors, and qualifying insulation and certain metal and asphalt roofs also qualify for the tax credit, though the costs of installing those items does not count. These improvements
must be done to an existing home and a principal residence. New construction and rentals do not qualify. There is a second tax credit for homeowners choosing to “go green” that is designed to encourage investment in alternative energy equipment. The residential energy-efficient property credit equals 30 percent of what a homeowner spends on qualifying property, such as geothermal heat pumps, small wind turbines, solar hot water heaters, other solar energy systems and fuel cell property. Generally, the credit includes labor costs. There is no cap for the amount of credit available on these items, except in the case of fuel cell property, which has a limit of $500 per .5 kW of power capacity. Tax credit qualifications for these products expires Dec. 31, 2016. Existing homes and new construction qualify, as
long as it is a principal residence. Rentals and second homes do not qualify. Not all energy-efficient improvements qualify for these tax credits, so homeowners should check the manufacturer’s tax credit certification statement before buying or installing any products. The IRS cautions that the manufacturer’s certification is different from the Department of Energy’s Energy Star label. Not all Energy Star-labeled products qualify for the tax credits. Eligible homeowners can claim both of these credits when they file their federal income tax return. Because these are credits, not deductions, they increase a taxpayer’s refund or reduce the tax he or she owes. Visit www.irs.gov for proper forms to fill out, and for the most recent tax credit information. Again, check for specific guidelines before you buy.
Two heads form Terrapin Architecture Terrapin Architecture is a new collaboration of Port Townsend architects Richard Berg and Eric Kuzma. With their combined professional expertise, they will provide better design solutions, greater individual attention, and building designs reflect-
18 ❖ 2010 home improvement
ing the most current environmental and energy-efficient design strategies. The new firm is located at 719 Taylor St. in Port Townsend, formerly Richard Berg Architects. This new collaboration brings together a passion for timeless architectural design, whether modern
or traditional, Berg and Kuzma said. Both architects share special experience in historic preservation as well as the use of exposed timber as a structural and decorative element. Terrapin Architecture also specializes in utilizing energy-efficient design and construction
strategies that make good economic sense, placing less emphasis on trendy “green” fashions. The firm’s design for the new Quimper Unitarian sanctuary and addition on San Juan Avenue will result in Jefferson County’s first Built Green commercial structure. Additional-
ly, Terrapin designer Jesse Thomas was recently certified by the Passive House Institute. He brings knowledge and analysis tools for energy-efficient construction to the design studio. Contact Berg or Kuzma at 360-379-8090 or through the website at www.terrapinarchitecture.com.
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2010 home improvement ❖ 19
metal ▼Continued from page 8
pair of metal dwellings. “I wanted the smallest footprint I could have,” said West. The two- and three-story buildings take less space from the parcel and afford great views of the Courthouse and Port Townsend Bay. One of the key design decisions was whether the corrugated steel should be installed with a vertical or horizontal orientation. West consulted a friend, who urged him to go with vertical, telling him it looks more sophisticated than the familiar horizontal lines of trailers. Tall is beautiful, but it has its challenges, Coxen noted. The metal siding was all cut to length at a factory, but it takes skill and strength to install it so that when inspected from afar or up close, everything is perfectly aligned. And if a house has more corners, that’s another cost to weigh in making design decisions, Coxen noted. “If something looks cool, it’s expensive.” Metal siding involves
a lot of flashing to ensure weatherproofing, Coxen explained. There’s space between the metal and the structural elements to minimize condensation during wind-driven rainstorms. And every fastener holding the roof in place has a gasket. “I think my favorite part is how solid it all is,” West said. He also likes its compact footprint and that it’s no bigger than it needs to be. “It’s just big enough to live in and no more.” “The thing I really like,” West added, “is that we can actually build this in the historic district.” And just as Victorians have exquisite details, West points to the design and proportion of the wooden corner boards and belly bands, and the shadow lines created by the metal siding, all of which affect the subtle design. The colors change, depending on the time of day and the amount of sunlight, West and Coxen said. The metal siding is painted in See METAL, Page 21▼
This is the view of the main house from the accessory dwelling unit.
20 ❖ 2010 home improvement
Passersby often stop to look at Peter West’s metal home. One of the more interesting angles is the rear view, where viewers can appreciate the changing colors of the metal siding. Photos by Barney Burke
Peter West looks out on the deck of an accessory dwelling unit on his Port Townsend property. Note the metal siding and the carefully fabricated wood trim. At right is the main house.
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metal
Home Environmental Inspections Low Impact Environmental Services • Indoor Air Quality • Mold Testing Toxic Gas & Particle Measurement • Water & Lead Testing Home & Business Consulting
▼Continued from page 21
shades of bronze and copper but can look black or gray. Coxen said the paint is warranted for 50 years and the steel for 100. “It’s fully recyclable at the end,” West said. Would West do anything differently next time? “I think I would build it with another 200 square feet of storage,” he said, as that might make the space more appealing for some people. “This has been enjoyable for me,” said Coxen, who went into business right out of high school 33 years ago and has done his share of Craftsman-style homes. West has some remarkable anecdotes about Coxen’s standard of quality. “This doesn’t meet my standards,” Coxen would say if something were out of alignment by even a sixteenth of an inch. “Perfect is good enough,” West would hear Coxen say throughout the job. Coxen, meanwhile, is quick to credit the people who worked on the house, including Ryan Brady, Peter Leh, Cody Caputo, Christian Coxen and Carson Leh, as well as suppliers and subcontractors Carl’s Building Supply, Edensaw Woods, Centerline Construction, Aloha Plumbing, Frederickson Electric, Hope Roofing, D&D Insulation, Pro Drywall, Big Smooth Drywall, J&D Painting and Fitzgerald Concrete.
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360-683-4970 2010 home improvement ❖ 21
Statistics
2010 Permit
Busy downtown Port Townsend on a day during the Wooden Boat Festival includes paid parking at Jefferson County Memorial Athletic Field (left), the arts and craft fair at City Hall on Madison Street, the newly opened Northwest Maritime Center, City Dock and the old Quincy Street dock. Photo by Patrick J. Sullivan, airplane piloted by Tim Snider
100
Jefferson County Building permits
City of port townsend Building permits Alterations & Additions New Homes
80
60
40
'94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06
20
'07 '08 0
22 â?– 2010 home improvement
'09 '94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08 '09
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' 09 The Port Townsend & Jefferson County Leader
$100M
Source: Jefferson County Treasurer’s Office
value of new Construction
2010 Real Estate
Statistics
This is Quilcene, Wash. U.S. Highway 101 goes over Mount Walker and across the Big Quilcene River straight into Quilcene, curving into the “downtown” district and crossing in front of the school. The Rangers are hosting a football game in this 2009 photo. Heading north out of town, there is a PUD water system that also serves the commercial zone. Photo by Patrick J. Sullivan, airplane piloted by Tim Snider
'94 '95 '96 '97 '98 '99 '00 '01 '02 '03 '04 '05 '06 '07 '08 '09 2010 home improvement ❖ 2
the port townsend & Jefferson County
2010 Building Codes ContentS Chapter 1: Getting Started . . . . . . . . . . . . . . . . . . . . . 22 When is a building permit required? Customer Assistance Meetings Chapter 2: Other Permits . . . . . . . . . . . . . . . . . . . . . . 22 Chapter 3: Building Permits . . . . . . . . . . . . . . . . . . . . . 24 How to apply Building permit fees Chapter 4: Building Plans . . . . . . . . . . . . . . . . . . . . . . . 24 Chapter 5: Inspections . . . . . . . . . . . . . . . . . . . . . . . . . 25 Chapter 6: Certificate of Occupancy. . . . . . . . . . . . . . 26 Chapter 7: Smoke Detectors. . . . . . . . . . . . . . . . . . . . 26 Chapter 8: Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Washington State Energy Code Alternatives Energy inspections Chapter 9: Wood Heat. . . . . . . . . . . . . . . . . . . . . . . . . 26 Chapter 10: Septic Permits . . . . . . . . . . . . . . . . . . . . . 26 Chapter 11: Manufactured/Mobile & Modular Homes . . . . . . . . . . . . . . . . . . . . . 27 Chapter 12: Shorelines. . . . . . . . . . . . . . . . . . . . . . . . . 27 Jurisdiction of the act Shoreline setback Chapter 13: SEPA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Critical Areas (city) Chapter 14: Subdivisions . . . . . . . . . . . . . . . . . . . . . . . 28 Chapter 15: Easements . . . . . . . . . . . . . . . . . . . . . . . . 28 Chapter 16: Jefferson County . . . . . . . . . . . . . . . . . . . 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/planning manager; John McDonagh, senior planner; Suzanne Wassmer, land use specialist; Scottie Foster, administrative assistant; Samantha Trone, development review engineer, Fred Slota, building official; Meg Way, administrative assistant. Kenneth Clow, Public Works director; David Peterson, city engineer; Francesca Franklin, development review specialist; Alex Angud, inspector; Rick Taylor, inspector II/code enforcement.
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, UGA lead associate planner; Michelle McConnell, long range lead associate planner and SMP update; 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); Fred Slota, building official; Michael Hoskins, plans examiner lead; Jim Coyne, building inspector lead; Frank Benskin, plans examiner; Lisa Keller, permit tech II.
Be Sure to Check for Building Code Updates The information contained in the 2010 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 ❖ 2010 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
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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.
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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 — Continued on page 26 The Port Townsend & Jefferson County Leader
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— 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 :
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. Permit applications may be submitted to Jefferson County Department of Community Development. It is recommended to contact permit tech prior to submittal to check on availability or obtain a submittal time and date for application submittal. 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, section drawings (from foundation to roof) and elevations may also be required.
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 ❖ 2010 home improvement
Jefferson County Department of Community Development, 621 Sheridan, Port Townsend (360) 379-4455: 24-hour inspection number (360) 379-4450: information number PERMITS ARE VALID FOR ONE YEAR ONLY. Contact Department of Community Development for current renewal policy. Inspections must be requested by 3 pm the day before the inspection is need and can be called in 24 hours a day at (360) 379-4455. Please note – inspections for Mondays must be called in by 3 pm on Thursday due to our office currently being closed on Fridays. Please use a land line to ensure the clarity of your request. Inspections are available to all areas Mon - Thurs except for 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 : 0 a.m. and 4: 0 p.m. on the requested day.
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, computations 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 • headers, dimensions, insulation • anchor bolts and pressure-treated plates — Continued on page 27 The Port Townsend & Jefferson County Leader
— Continued from page 26 • sheet rock thickness; fire resistive, if required • type and location of vapor barriers • framing to be used: standard, intermediate or advanced Exterior elevations • exterior views on front and all sides • windows • decks, steps, handrails, guardrails, landings • chimneys • finish grade • height of building per IBC
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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
This is Port Townsend, Wash. The Wooden Boat Festival is the backdrop for this 2009 photo showing downtown and some of uptown. Street, sidewalk and underground utility work continues downtown in 2010. The new Northwest Maritime Center (see the pale yellow building at top left) was 2009’s major construction project. Photo by Patrick J. Sullivan, airplane piloted by Tim Snider
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.
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— Continued from page 27 ing 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 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 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. 28 ❖ 2010 home improvement
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 ser-
vices 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 :
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
Onsite septic systems ▼
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 required for septic systems. One comes
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— Continued on page 30 The Port Townsend & Jefferson County Leader
2010 home improvement ❖ 29
— Continued from page 29 at the time of application and includes a visit to the site. The second comes at time of installation. 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 modular homes ▼
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 0 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
0 ❖ 2010 home improvement
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. 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 1 :
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 submitted 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 200 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 any potential hazard, and ways in which the project — Continued on page 32 The Port Townsend & Jefferson County Leader
business PROFILES Tollefson Builders Inc.
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Kenny Schordine of Solar Hot Water Kay Adamson, Larry Settje and Todd Hulbert
Tollefson Builders, now under the leadership of Todd Hulbert, has been doing custom home building and remodeling in Jefferson County and surrounding areas for over 32 years. Established with an eye for quality and a legacy of integrity and innovation, Tollefson Builders goes to great lengths to ensure excellent communication to turn your dream ideas and projects into a reality. With its vast construction experience, Tollefson Builders is available for custom home building, small and large remodels, and “green” building projects. Jefferson County’s quality homebuilder has a small projects team that works hard, efficiently and well within your budget. It also offers interior design with Valentine Interiors and a complete estate management program. Visit Tollefson Builders’ extensive website to view jobs in progress, completed jobs, testimonials, and information on green building. Trust Tollefson Builders with your new home, remodel or repair. Call today to discuss your project. 360.732.4080 www.TollefsonBuilders.com License #TOLLEBI977N9
The Port Townsend & Jefferson County Leader
Let the sun pre-heat your water. Sunlight, the Earth’s most abundant energy source, can be harnessed to pre-heat water for domestic or commercial uses. Flat-plate or evacuated tube collectors capture heat that is transferred to a storage tank. That heated water then goes to your demand heater, or conventional water heater tank. Either way, you use less energy. 60% less, at least. Lower energy bills for you and fewer carbon emissions for all of us. And all for about a dollar-a-watt, installed. A fifty-gallon water heater uses about 5,000 Kilowatt / hours per year to serve two people. A $6,000 investment can give those two people an $1,800 Income Tax Credit, and the majority of their hot water, for the next twenty years. My dad’s flat-plate system is over thirty years old, working fine with minimal maintenance. Typically, the return on investment in a household is 7 to 10 years or as little as 3 to 5 years in a high-usage application like a commercial laundry, brewery, or restaurant. Solar Hot Water 360.301.9870 License #SOLARHW9260S
Kelley Shields Inc. Dennis Kelley and Dennis Shields, principals of KSI Kelley Shields Inc., have been Dennis Kelley designing and building custom homes on the North Olympic Peninsula for the last 25 years. Working with Dennis Shields their clients from design through construction completion ensures an efficient and cost-effective building project. • KSI employees, not subcontractors, perform all foundation, framing, siding, decking, and interior carpentry work. • All work is personally supervised by both Dennis Kelley and Dennis Shields, not superintendents, to ensure that the work is being done to the highest quality standards. • KSI is a Built Green contractor so clients can be assured that their homes will meet the highest environmental standards for energy efficiency and the use of sustainable building materials. • All homes are covered by the independent 2-10 Warranty Program. This winning formula has completed over 200 new homes and remodel projects in Jefferson County. 360.385.7156 www.kelleyshields.com License #KELLESI150LF
Pepper’s Painting
Port Townsend has been a part of my life for the first 28 years. It’s been my home for the past 6 years. I graduated from Port Townsend High School, class of ‘85. After school I joined the U.S. Navy. I’ve worn many hats in my time. I’ve been everything from dishwasher to business owner. I’ve been “hooked” on painting since the first job I ever completed. I enjoy hot rods, black dogs and the Port Townsend scene. Kyle Pepper, owner 360.301.1128 License #PEPPEP*934PZ
Ding Doctor Glass Services
Terrapin Architecture, PC Specializing in architectural home design, “passive house” (certified superenergy-efficient construction), “Built-green” light commercial buildings, historic preservation, and timberframe structures. Architects Richard Berg and Eric Kuzma combine their exceptional skill as designers with a deep knowledge of construction practice. They are well-known for listening intently and responding to the tastes and desires of their clients, while creating distinctive designs. 360-379-8090 www.terrapinarchitecture.com
Chris and Scott
Since 1991 we have been offering fast and friendly service. We specialize in autoglass and RV’s. For homes and commercial property, we offer mirrors, custom showers, tabletops and fixtures. If it’s made of glass, we can do it. We also offer paintless dent repair for minor dents and dings in vehicles. We handle insurance claims for all companies. For more information, pictures and videos visit our website. www.dingdoctorglass.com 10888 Rhody Drive, Port Hadlock 360-385-5262
2010 home improvement ❖ 1
— Continued from page 30 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. Long subdivision or long plat: This is the divi 2 ❖ 2010 home improvement
sion 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 1 :
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 per 40,000 sq. ft. area (i.e., 10,000 sq. ft. minimum lot size). — Continued on page 33 The Port Townsend & Jefferson County Leader
— Continued from page 32 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 Gen-
* Note Maximum fence heights apply within any required front, side, or rear setback area or along the edge of any required yard; refer to Chapter 17.68 PTMC, Fences, Walls, Arbors, and Hedges for specific requirements. (Ord. 2008; Ord э 2,§§2005; Ord. 2925 2003; 2782Ord. э 4, 2925 2001;§Ord. (Ord.2967 2982э§4.2, 2, 2008; Ord.2939 2967ээ§1.2, 4.2,2007; 2008;Ord. Ord2913 2939 1.2, 2007; Ord.э 4, 2913 § 2,Ord. 2005; 4,
2003;эOrd. 2782 Ord. § 4, 2700 2001;эOrd. 2716Ord. § 4.3, 1999; 2716 4.3, 1999; 11, 1999; 2571 э 2, Ord. 1997.2700 § 1 1,1999; Ord. 2571 § 2,1997.) The Port Townsend & Jefferson County Leader
eral 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 or alteration which requires a building or sign permit. City, County and Port projects within the Special District are also subject to design review. — Continued on page 34
40’ as specified by PTMC 17.46.080
50’ except (a) 2 stories, up to 40” within 100’ of an abutting R-I or R-II district; or (b) 40’ if the development has no residential use component and as specified by PTMC 17.46.080
12’
12’
* Excluding storage areas which are incidental and subordinate to the commercial use.(Ord. 2982 § 3, 2008; Ord. 2920 § 15, 2005; Ord. 2837 § 2 (Exh. B § 11), 2003; Ord. 2716 § 4.4, 1999; Ord. 2700 § 14, 1999; Ord. 2670 §§ 3.5, 3.6, 1998; Ord. 2571 § 2, 1997.) 2010 home improvement ❖ 33
— Continued from page 33 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 meeting, 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 activities, 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 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 — Continued on page 35
Residences allowed above the ground floor, or as part of a development combining residential with commercial uses where permitted by the shoreline master program, subject to the requirements below.
4
40’ if 2 or more stories
3 sf of gross floor area per 1 sf of lot in the Port Townsend historic district, 2 sf of gross floor area per 1 sf of lot elsewhere.
40’ if 2 or more stories
(Ord. 2837 § 2 (Exh. B § 14), 2003; Ord. 2825 § 4,2003; Ord. 2700 § 24, 1999; Ord. 2571 2, 1997.) 4 ❖ 2010 home improvement
The Port Townsend & Jefferson County Leader
— Continued from page 34 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. 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 grade) as well as the minimum area and width of the lot required for development in each zone: Outbuildings The Port Townsend & Jefferson County Leader
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. 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 review is $58. The code prescribes a maximum sign area for buildings and businesses within each zoning district. The code encourages monument directory — Continued on page 36
2010 home improvement ❖ 35
— Continued from page 35 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 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 Ex-
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.
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aminer 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 appropriate 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 — Continued on page 37 The Port Townsend & Jefferson County Leader
— Continued from page 36 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 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.
The Port Townsend & Jefferson County Leader
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. multifamily 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 for-
estry 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.
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 16
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, 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 2010 home improvement ❖ 7
Jefferson County Jefferson County from above Jefferson County This is Pleasant Harbor Marina in Brinnon, along the west side of the Hood Canal. Plans to develop the Pleasant Harbor Marina and Golf Resort by 2030 include “green efficiency” and energy saving structures and appliances. Photos by Patrick J. Sullivan, airplane piloted by Tim Snider
Port Ludlow includes some of the most impressive – and pricey – homes in Jefferson County.
This is Port Hadlock Marina, which jets out in front of the Inn at Port Hadlock (the old Alcohol Plant) and Nemo’s, a waterfront restaurant within the hotel. Both the restaurant and hotel have undergone recent renovations.
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A young residential development in Port Ludlow (below) overlooks Mats Mats Bay. Note the water in the pit of old Mats Mats quarry.
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