Home Improvement Guide 2012

home improvement guide

2012

INSIDE

Building Codes for Jefferson County, City of Port Townsend

Supplement to the Wednesday, March 21, 2012 Port Townsend and Jefferson County Leader

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Quality Saves Money Matt Henery

“Good tools and quality paint are investments that save money in the long run. We have veteran plumbers, electricians, painters and contractors on staff to help you make the right choice.”

Dave Manners

Craig Anderson

Dave was a general contractor. He’s been the “paint guy” at Henery’s for seven years.

Craig has 31 years of experience with tools, hardware and how to use them.

Northwest-made Parker Paint is a great quality for a moderate price. Comex paint minimizes odors. Henery’s spectrometer means Dave can match any color.

The Dremel Rotary tool cuts, GearWrenches work nuts grinds, polishes and carves. and bolts in tighter spaces.

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Remodeling • New Contruction • Window Coverings Carpet • Hardwood • Granite • Tile • Upholstery

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2012 Home Improvement ❖ 5

Contents Building in a post-bust market

Slow recovery leaves homebuilders hungry for small jobs . . . . . . . . . . . . . . . . . . . . . 8 Fixer-upper looked great – from the sidewalk . . . . . . . . . . . . . . . . 10

Still going strong

Edensaw Woods works for its community . . . . . . . . . . . . . . . . 14

Tools, tools, tools

Spring cleaning shakedown

The cure for clutter any time of year . . . . . . . . . . . . . . . . . . . . . . . . . 22

How-to with Habitat

Restoring damaged veneer . . . . . . . . . . 13

2012 Building Codes . . . . . . . . . . 24

The handyman’s tool box: The pros tell you what you need . . . . . . . . . . . . . . . . . . . 20

By the numbers

Jefferson County, Port Townsend building permits; new construction trends . . . . . . . . . . . . 38

Home Improvement Guide 2012

ADVERTISING DIRECTOR Sara Radka LAYOUT Chris Hawley COVER Nicholas Johnson WRITERS Nicholas Johnson Lauren Salcedo Carla Patton Scott Wilson Jean Camfield

Bell Finish Carpentry, LLC . . . . . . . . . . . . . . 5 Les Schwab Tire Center . . . . . . . . . . . . . . . 19 Blake Tile & Stone, Inc. . . . . . . . . . . . . . . . . 7 Little & Little Construction . . . . . . . . . . . . . 2 Blue Heron Construction. . . . . . . . . . . . . . . 4 Margaret Mazurkiewicz Design . . . . . . . . . 4 Brett’s Stump Grinding . . . . . . . . . . . . . . . 25 McCrorie Interiors . . . . . . . . . . . . . . . . . . . . 3

By Design Group, Inc.. . . . . . . . . . . . . . . . . 11 McDonald Insurance Group . . . . . . . . . . . 19 Carl’s Building Supply, Inc. . . . . . . . . . . . . 23 Mele Construction . . . . . . . . . . . . . . . . . . . . 5

The handyman’s tool box: The pros tell you what you need . . . . . . . . . . . . . . . . . . . 20

SPECIAL SECTION EDITOR Nicholas Johnson

Aloha Plumbing . . . . . . . . . . . . . . . . . . . . . . 4 Lakeside Industries . . . . . . . . . . . . . . . . . . . 5 Ben’s Heating Service, Inc. . . . . . . . . . . . . . 7 Lexar Homes. . . . . . . . . . . . . . . . . . . . . . . . 17

We might be idiots

PUBLISHER Scott Wilson

Index to Advertisers

COPY EDITORS Renae Reed Lynn Nowak Sunny Parsons PHOTOGRAPHERS Nicholas Johnson Patrick J. Sullivan Carla Patton CONTACT Port Townsend & Jefferson County Leader 226 Adams St. Port Townsend, WA 98368 360-385-2900 ptleader.com

6 ❖ 2012 Home Improvement

Cobalt Mortgage . . . . . . . . . . . . . . . . . . . . 11 Mila Pollina. . . . . . . . . . . . . . . . . . . . . . . . . 13 Dana Pointe Interiors . . . . . . . . . . . . . . . . . 4 North Peninsula Builders Association . . . . 5 Discovery Bay Landscaping & Olympic Gutter . . . . . . . . . . . . . . . . . . . . . . . 5 Tractor Services, Inc. . . . . . . . . . . . . . . . 25 Olympic Steel . . . . . . . . . . . . . . . . . . . . . . . 19 Everwarm Hearth & Home . . . . . . . . . . . . . 5 One Man & a Mower . . . . . . . . . . . . . . . . . 25 First Federal . . . . . . . . . . . . . . . . . . . . . . . . 38 Peninsula Floors & Furnishings . . . . . . . . 11 Fox Draperies . . . . . . . . . . . . . . . . . . . . . . . 25 Peninsula Paint Co. . . . . . . . . . . . . . . . . . . 13 Gardens at Four Corners . . . . . . . . . . . . . . 15 Power Trip Energy Company. . . . . . . . . . . . 9 Grant Steel Buildings . . . . . . . . . . . . . . . . 39 Quality Landscapes . . . . . . . . . . . . . . . . . . 15 Greg Mitchell Landscaping . . . . . . . . . . . . 19 Quiggle, Timothy . . . . . . . . . . . . . . . . . . . . 25 Habitat for Humanity . . . . . . . . . . . . . . . . 11 Richerts Marble & Granite, Inc. . . . . . . . . 17 Hadlock Building Supply. . . . . . . . . . . . . . 40 Schweizer Construction Inc. . . . . . . . . . . . 23 Henery Do It Best Hardware. . . . . . . . . . . . 4 Solar Hot Water . . . . . . . . . . . . . . . . . . . . . 13 HiLine Homes . . . . . . . . . . . . . . . . . . . . . . . 29 Solution Building, Inc.. . . . . . . . . . . . . . . . . 7 JDG Construction, Inc. . . . . . . . . . . . . . . . . 15 SOS Printing . . . . . . . . . . . . . . . . . . . . . . . . 15 Jeff Gallant Construction . . . . . . . . . . . . . 19 Star Copy Center/Printery. . . . . . . . . . . . . 13 Johnson Services . . . . . . . . . . . . . . . . . . . . 25 Sunshine Propane . . . . . . . . . . . . . . . . . . . . 9 Keelty, Mark . . . . . . . . . . . . . . . . . . . . . . . . 25 Terrapin Architecture . . . . . . . . . . . . . . . . 15 Kelley Shields Inc. . . . . . . . . . . . . . . . . . . . 13 Terry’s Lock & Safe . . . . . . . . . . . . . . . . . . . 17 Kitchen & Bath Studio. . . . . . . . . . . . . . . . 25 Todd Stevens Electric. . . . . . . . . . . . . . . . . 25 Kitsap Bank. . . . . . . . . . . . . . . . . . . . . . . . . . 7 Wallyworks Enterprises, Ltd. . . . . . . . . . . 33 L. D. Richert Construction . . . . . . . . . . . . . . 2 The Port Townsend & Jefferson County Leader

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2012 Home Improvement ❖ 7

Building in a post-bust market Slow recovery leaves homebuilders hungry for small jobs

By Nicholas Johnson of the Leader Nicholas Johnson knows as much about home improvement as he does about romance and, as a 24-year-old man who still struggles to change a light bulb, that doesn’t bode well for either venture. But for what it’s worth, he does have a way with the written word and industry analysis.

As if four years of foreclosure fears and a still-stifled, new home construction industry weren’t enough, recovery remains slow and shows little sign of speeding up.

Since new home construction has dried up, local contracting companies have downsized significantly and now vie for small jobs in a shrunken market that has left some without work and others to fly under the radar, avoiding taxes and permits.

On the flip side, homeowners are opting for affordable ways to improve what they have rather than buying or building new.

Since the national housing market crashed in 2008, Jefferson County foreclosures have nearly quadrupled.

In 2011, banks foreclosed on 25 percent more homes than in 2010 and, of them all, just 12 percent hit homes in Port Townsend. The other 88 percent hit county homes.

That means homeowners in Port Townsend have been considerably less likely to face fore-

closure than their county counterparts. Yet property values have plummeted throughout the county, leaving those who remain in their homes in a hunker-down state of mind.

New home construction in both the city and county has fallen by more than 75 percent since 2004. So while few, if any, are embarking on big projects, many Port Townsend homeowners are improving what they have with new roofs, remodels and repairs.

While the number of county permits for additions and alterations has fallen by 40 percent since 2004, city permits for the same jobs have grown by nearly 65 percent.

Both city and county permitting officials agree: Those who haven’t lost their homes are taking the prudent route by fixing up what they have.

For example, the city issued more than three times as many building permits in 2011 for miscellaneous jobs, such as erecting a fence or fixing a foundation, as it did in 2007. Permits issued for re-roofing jumped from 16 in 2007 to 60 in 2010, and another 38 in 2011.

Both general contractors and county permitting officials say many of those who planned on big projects have scaled back by cutting their original project – construction of a new home, renovation of a fixer-upper or a major remodel – into smaller, more affordable pieces.

That shift – from new

8 ❖ 2012 Home Improvement

– Continued on Page 18

Large-scale construction jobs have been few and far between in Port Townsend and Jefferson County. Here is a scene from the commercial jobsite of the new Sea Breeze mini-mart due to open in 2012. Photo by Patrick J. Sullivan The Port Townsend & Jefferson County Leader

SUNSHINE PROPANE Quality Heating Services Since 1980

Left to Right: Dave Lemley, Lynda Ogden, Robert Yourish, Richard Chawes, Ron Flanders, Tara Allen, Rebekah Logue, Rick McKenzie, Andy Ogden, Laura Simpson.

Not pictured: Lorna Ross, Lila Schulz, Dave Monroe, Mike Ewing, Neil Usselman.

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A few of the 90 solar PV systems installed in Port Townsend and Jefferson County by Power Trip Energy since 2003.

Join us for the Jefferson Solar Home Tour on July 14, 2012. Learn about using solar power to Spin Your Meter Backwards, tour solar homes, and join us in celebrating our 9th year of designing and installing PV systems at our new facility. For more information about solar power or the tour, please call or visit our website.

Tour date: Saturday, July 14, 2012 from 10 am - 4 pm Tour kick-off location: Power Trip Energy Corp., 83 Denny Avenue, Port Townsend

The Port Townsend & Jefferson County Leader

2012 Home Improvement ❖ 9

We might be idiots

Fixer-upper looked great, from the sidewalk

By Carla Patton Contributor Carla and Jeff Patton – 25 and 28, respectively – moved to Port Townsend in June 2011, rented a duplex in the Uptown neighborhood and decided to stay a while. Despite little to no experience with home renovation, they hope to transform a vacant Victorianera fixer-upper.

“This is going to be a lot of work,” everyone kept telling us. Really. Inspectors, contractors, friends, family members – they all said the same thing. They loved the house, but it was going to be a lot of work. I didn’t see it that way. All I saw was potential, and a chance to participate in the house’s evolution. But then again, I’m slowly realizing I might be an idiot.

After a challenging and confusing loan process and plenty of people asking us, “Are you sure?” my husband and I closed on our first home just before Christmas of 2011. Full of lingering spirits and resolve, we began demolition in the dead of winter, on New Year’s Day. Like many in the “Boomerang Generation,” Jeff and I had assumed the only houses we’d ever be living in were those of our parents, or possibly rentals. We understood the economic downturn meant standards and expectations would be readjusted. Life no longer followed the pattern of college, career, buy a house, have a baby, (send them off to college, take a Scrooge McDuck–style bath in your pool of gold

Young couple Jeff and Carla Patton hope to take their Victorian-era house from broken to beautiful with little prior know-how.

Photo by Nicholas Johnson

coins, etc. – typical finance stuff). Just recently, I read a tip in a women’s magazine encouraging 20- and 30-somethings to “Rent, rent, rent!” But what if I watch too

Our home as it appeared in the 1950s. Photo courtesy of Joyce Blankenship

10 ❖ 2012 Home Improvement

much House Hunters, and I think I know better, and I really, really want a house?

My husband and I have often criticized house hunters on HGTV (Home and Garden Television) from our couch, the best spot in the house to be a complete jerk to people you’ve never met. I hate when people walk into a house and fixate on a paint color or fixture they don’t like, or when the need for a new hot water heater is a deal breaker. We would not be like those idiots; we would cultivate our own special brand of idiocy, blind to even the most severe structural flaws! We decided to look into homeownership. The house would have to be a “fixer-upper” – which is what we wanted anyway – and probably bank owned.

The first time our Realtor, Allegra Bothell, showed us the house, I was captivated.

It was a two-story house, built in 1928 or

“We would not be like those idiots; we would cultivate our own special brand of idiocy, blind to even the most severe structural flaws!”

Carla Patton

possibly before (depending on whom you ask). I felt like Susan Walker in “Miracle on 34th Street”: “There’s a big tree in the front yard, and my room is just the way I imagined it would be!” (“Susan, you’re not supposed to go running around in – Continued on Page 12 The Port Townsend & Jefferson County Leader

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Daily news, connections for Port Townsend & Jefferson County

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The Port Townsend & Jefferson County Leader

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2012 Home Improvement ❖ 11

idiots – Continued from Page 13

other people’s houses,” Maureen O’Hara tells her.) Like Susan, I knew it was my house; and like Susan, I was willing to overlook any dilapidation or the need for rewiring. The house’s one bathroom (off the kitchen) and a woodstove as the only heat source merely added to its charm. An empty house is full of possibilities.

Armed with optimism and opinions, we enlisted the help of my parents, who helped with financing and had done a similar renovation on their own house.

One-man contractor Josh Bell of Bell Finish Carpentry (call him today!) agreed to help in ex-

change for friendship and money.

They all assured us it was going to be a lot of work. Remember, though, we might be idiots, so we foraged on with ideas of how we would structure our clubhouse.

We would live like a secondgrader’s idea of kings: pizza for dinner every night, a room for video games, a slide to a walk-in closet with a couch and a complicated secret handshake to get in the door. These dreams were later whittled down to maybe just a secret door, but I was firm on the closet.

A few months into the project, we’ve heard a lot of the same questions and concerns. A popular one is “Why not just build a house from the ground up?” But those who’ve worked on older houses will understand that there’s something special and exciting about an exist-

Plaster blasters: The house may be 50 percent lighter with so much of the original lathe and plaster removed.

Photos by Carla Patton

It has been (and continues to be) a lot of work, but restoring an old home is full of surprises – like this secret door, which had been covered inside and out.

12 ❖ 2012 Home Improvement

ing house that already has so much energy behind it.

In a new house, you wouldn’t be able to take a wall down and find a hidden door, or a newspaper from 1950. In a new house, you don’t get to imagine who lived there before, and why they chose the textured wallpaper with the hats on it. Every day of demolition is an adventure in domestic archaeology, and every new thing we add cements the house as ours.

As part of a generation that thinks everyone wants to hear our every waking thought, I started a blog about the progress of our renovation. Ideally, it will become more about the process

and less focused on photos of our dog. He is really cute, though, and what are we supposed to do?

Not take pictures of him? By following the blog, friends and family can weigh in on crucial decisions (should we take down that wallpaper?), and feel like they are an active part of this chapter in the house’s history. You’re invited, too, but keep it constructive.

We might be idiots for buying a house in a down economy, with a comically long to-do list, but ignorance is bliss. ■ Keep up with the Pattons’ progress, and dog photos, at pattonoldhouse.blogspot.com.

And so it begins: Jeff removes wallpaper the old-fashioned way before discovering the magic of a “wall steamer,” which made this job much easier. There was one layer here, but as many as six in other rooms.

The Port Townsend & Jefferson County Leader

Restoring damaged veneer

PLOT, PRINT, & COPY Black & White or Color A Division of

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As a “child of the Depression,” Jean Camfield has spent much of her life refurbishing second- and third-hand furniture. She has volunteered with Habitat for Humanity’s Furniture & More Store in Port Townsend for seven years and is also a founding board member.

Have you ever bought, or wanted to buy, a piece of furniture with a damaged veneer top? Veneer can be easy to repair or replace.

If your piece has loose veneer, try placing a piece of parchment paper over the area and iron it with a warm iron. This may reactivate any remaining glue, allowing the veneer to stick.

Be sure you do not have any water in your iron.

If this does not do the trick, carefully lift the veneer and apply a good wood glue. Cover the spot you glued with a piece of plastic wrap and weigh it down with heavy books or bricks. Leave it overnight and, by morning, the veneer should be good as new.

If, however, the damage is more severe, you may need “surgery.” If the veneer has a bubble, apply a couple of layers of masking tape over the width of the bubble and down the center in the direction of the grain of the wood, then use a sharp razor knife to make a slit down the center of the masking tape following the direction of the wood grain.

If the veneer already has a split, apply a couple of layers of masking tape exactly at the edges of the split on both sides to protect the veneer while you work. Clean out all dust, glue crystals and gunk under the veneer on both sides. A toothpick is a good tool. Slide some masking tape gently under the veneer to pick up more chunks, but do not press down on the veneer while the tape is underneath or it can

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– Continued on Page 17

The Port Townsend & Jefferson County Leader

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2012 Home Improvement ❖ 13

Edensaw Woods still going strong Local business built by and for community, from start to finish

By Nicholas Johnson of the Leader When wooden boatbuilding wouldn’t pay the bills, Charlie Moore and Jim “Kiwi” Ferris teamed up to sell spare wood.

“We talked about putting together a lumber business, because he was doing a little lumber out of his boat shop, and I was doing little bit out of mine,” said Moore. “We talked about trying to grow that, and one day we did.”

With a lot of work and support from friends, Edensaw Woods became a top distributor of lumber, plywood, veneer and custom wood products in the Northwest.

GETTING STARTED Ferris, originally from New Zealand, had moved to Port Townsend in 1980. Moore came from Fairbanks, Alaska, in early 1984, and the two met at the Northwest School of Wooden Boatbuilding.

“If you’re smart here and you’re young and you don’t come to town with a job or any in hand, you have to create one, so you start doing whatever you have to,” said Moore.

“If that includes harvesting some wood and selling some wood along with working on boats and cabinets

Charlie Moore (left) and Jim “Kiwi” Ferris met at the Northwest School of Wooden Boatbuilding in the early 1980s, and then began selling wood out of Ferris’ front yard. Photos by Nicholas Johnson

and houses and cars, then you do all that.”

By September 1984, each had a small boat shop. Moore was repairing old wooden boats, and Ferris was building a new one. Both sold spare wood on the side.

“I had come down in hopes of getting a boat shop up and going, but it was not going to happen,” said Moore. “Business just wasn’t there.”

That’s when they combined resources. Moore moved his South

Justin McMinn, who works in Edensaw’s Port Townsend woodshop, inspects each piece of wood as it is machinesanded.

14 ❖ 2012 Home Improvement

American and domestic hardwoods to Ferris’ shop on Highway 20, where Ferris had not only been building a new boat, he’d been selling locally harvested fir and spruce on the side.

“Pretty shortly after that, he quit working on boats, and so did I, because we didn’t have time,” said Moore. “The lumber business took over. I moved my wood out there in conjunction with his and started selling it. Picked up the yellow pages one day and started calling around Seattle selling wood. We also started talking to all our friends who were woodworkers.”

Though it would be a couple of years before the business fully supported them, they worked hard, selling to friends and local businesses, many of which remain customers to this day.

“Going from nothing to something, it didn’t take long to make two guys so busy they couldn’t see straight,” said Moore, adding that they had no forklift or delivery trucks, aside from an old J.C. Pen-

“Going from nothing to something, it didn’t take long to make two guys so busy they couldn’t see straight.”

Charlie Moore co-owner, Edensaw Woods ney truck. “There were nights when Kiwi rebuilt the engine on the truck so I could get up at 5 a.m. and drive to Seattle to deliver the wood.”

In early 1985, they made their first big order: a semitruck load of Honduras mahogany, 13,000 board feet, to be exact. Without a forklift, they enlisted the help of friends to unload the order, much of which had been presold to local boatbuilders.

– Continued on Page 15

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Let us help you create

– Continued from Page 14

“To begin with, it was a lot of boats, but eventually it became cabinet and furniture guys,” said Moore, who would sell to people he met at the annual Wooden Boat Festival. “We’re certainly loyal to our vendors and our customers.

Many of our first customers are still with us, as well as our first employees.”

That year, they also hired their first employee – Arthur Franklin – who still manages their warehouse.

Many of their early customers have also stuck by them, including Bliemeisters’ Wood Works of Sequim and Tollefson Builders of Port Townsend.

“As much as we like to fool around, we couldn’t be more sincere about caring about our customers, suppliers and employees,” said Moore. “Everybody means something to us. It’s real important to us to a good, clean job for them.”

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BIG BUSINESS From there, business continued to grow. They filled orders from around the world and have supplied many notable Northwest projects, including those of Paul Allen, the Bill and Melinda Gates Foundation, private Boeing jets as well as Port Townsend’s city hall, the Northwest Maritime Center and many large houses. They also supplied Admiral Marine’s 161-foot motor yacht Evviva, the largest fiberglass boat ever built in North America.

“We’ve been involved in some real cool projects over the years,” said Moore, adding that nearly all their wood is Forest Stewardship Council (FSC) certified, meaning it’s been harvested in an environmentally and socially responsible way. “We are probably the preeminent suppliers of FSC-certified wood here in the Northwest. It’s just common sense that if you cut a tree down, you’d better plant one or two.”

Aside from stocking nearly 100 species of wood, Edensaw is the Northwest region’s top supplier of Richlite, a strong, lightweight material popular for countertops and other surfaces. It has sold Richlite to Starbucks and Boeing, and supplied Bellevue’s skate park with Skatelite.

– Continued on Page 16

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Trampas Minnihan offloads a stack of locally harvested wood in Edensaw’s warehouse. Minnihan has been with the company for 11 years. Photo by Nicholas Johnson

edensaw – Continued from Page 15

CANCER FOUNDATION Although Ferris and Moore love supplying projects around the Northwest, they also care a lot about their community. For

the past decade, they’ve worked to raise money for cancer patients, first by raising $120,000 over four years for the American Cancer Society through Relay for Life events each year, and then by creating their own foundation in hopes of keeping the money local. In the past five years, Ferris estimates, the foundation has

Edensaw Woods’ showroom and lumber yard is located two miles from Port Townsend, and supplies material for yacht and home projects, large and small. File photo by Patrick J. Sullivan

16 ❖ 2012 Home Improvement

helped more than 120 people locally.

SURVIVING THE CRASH Despite consistent growth, Edensaw felt the national housing market crash in 2010 when Ferris and Moore trimmed staff at their Port Townsend and Tacoma locations from 52 to 34. And as regular customers began dropping orders, they were left with extra stock.

“We don’t run out and pick out new [woods] as quickly as we used to,” said Ferris, who feels the down economy hasn’t hurt Edensaw as badly as many other companies.

Moore said sales volume is on the uptick, and he expects it will continue that way. They’ve already hired six new employees, bringing the company total to around 40, and still offer an unrivaled selection. Even now, Moore said, Edensaw supplies both big and small clients, whether local, national or international.

“That’s been our goal for a few years now – to have that whole

“As much as we like to fool around, we couldn’t be more sincere about caring about our customers, suppliers and employees.”

Charlie Moore co-owner, Edensaw Woods market, from top to bottom,” he said.

Their secret to surviving the crash: long-term employees who know how to treat the customer.

On average, their employees have been with the company for 14 years.

“The people are the key,” said Ferris. “You need that. I feel we’ve got really good people. At this time, we’ve got more good people than before because we kept our A team when we downsized.”

HOME IMPROVEMENT SUGGESTIONS Both Ferris and Moore agree: Now is a prime time for homeowners to take out a home equity loan for investment in home improve-

ment, mainly because lending rates are historically low. Also, craftspeople are willing to work for less in a tight market.

Once you’ve got the capital, they say, adding a deck gets you the most bang for your buck, especially if you’re thinking of selling your house as the market improves. They suggest building that deck with an exotic hardwood so it lasts.

The next most beneficial improvements are flooring, kitchen and bathroom remodels.

For a new floor, they recommend a prefinished hardwood. It may cost more than unfinished, but it saves a lot of hassle, and stink. If you want to save, go with red oak or maple, but make sure it’s finished. ■

The Port Townsend & Jefferson County Leader

veneer

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– Continued from Page 13

be hard to get loose. Apply good wood glue to the whole surface under the veneer, then press down hard to push out excess glue. Wipe the excess with a damp cloth. Very carefully remove the masking tape from the edges of the split and press down on the veneer again to see if more glue will come out.

Cover it with a piece of plastic wrap and weigh it down.

A missing piece of veneer can be replaced or you can apply entirely new veneer. Veneer by the foot in many different woods is available. You can purchase it with glue already on the back and ready to apply. I use a company called Van Dyke’s Restorers, which has a wide variety of veneer and other items great for furniture restoration. Visit vandykes.com or call 800-5581234 for a catalog.

A wide variety of furniture can be found at the Habitat for Humanity Store in Port Townsend.

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www.lexarhomes.com 2012www.lexarhomes.com Home Improvement ❖ 17

The boom years were great in Jefferson County and included the construction of hundreds of new homes in Port Ludlow. But the push for single-family-residence construction that drew 256 building permits to the county (not counting the City of Port Townsend) in both 2004 and 2005 had dropped to 60 permits in 2011. File photo by Patrick J. Sullivan

building – Continued from Page 8

construction to small remodels, repairs and retrofits – has created a construction market “where everyone’s hungry,” said Gail McClane, of McClane Construction Inc. “We wouldn’t turn anything down, from installing windows and doors to repairing roofs,” she said, adding that much of her husband John’s latest work has centered on repairing foreclosed, bank-owned homes for resale. In 2011, 76 bank-owned properties sold.

In 2008, the McClanes let their three employees go, two of whom are their sons. The next year, they saw an 80 percent drop in business.

“We ate beans and rice and borrowed money from our kids,” she said. “We managed to stay afloat for two years and then we just hit the wall.”

The McClanes, who also owned McClane’s Café on Upper Sims Way, filed bankruptcy

in 2011, although things could be worse, according to McClane.

They will be hiring their sons this March for construction of a small house in the county, the first such job for them in years.

In the down time, she said many who have lost jobs have picked up whatever comes their way, often neglecting to report the work and pay taxes.

For Bob Little of Little & Little Construction Inc. of Port Townsend, such activity is undeniable and has a noticeable impact on those contractors competing in a shrunken market.

“Many people are out there working small jobs without a license and they make it that much harder on us,” he said. “There are probably more people flying under the radar today than we’ve seen in a very long time.”

Little said his company cut field staff from 20 to four when the housing market crash hit its budget hard in 2009. Now, that staff is up to seven and Little expects to reach 10 by year’s end.

Little said 97 percent of his company’s work in 2011 was repairs and maintenance; 81 proj-

18 ❖ 2012 Home Improvement

ects focused on kitchen and bathroom remodels, much of which don’t require a permit because the work lacks a structural, electrical or plumbing component.

“There are a lot of jobs that

don’t require a permit,” he said.

“You could do a kitchen or bathroom remodel and never need a permit.”

He said the recent uptick in re-roofing jobs signifies plans for

bigger projects have been scaled back. And with such a dramatic shift, Little has permanently dedicated two of his field staff to – Continued on Page 19

A window into our local construction economy: The exterior of one rural Port Townsend home (left) is done, while another (right) is progressing – slowly. Trying to make a living building “spec” homes is difficult, at best.

Photo by Patrick J. Sullivan The Port Townsend & Jefferson County Leader

– Continued from Page 18

small jobs.

Randy Welle of Blue Heron Construction said he, Doug Milholland and Peet Duffy are looking to improve their marketing to Realtors and architects in hopes of getting on small jobs rosters and doing repair and maintenance work on old homes.

“We used to not have to advertise beyond placing an ad in the Yellow Pages,” he said, adding that he let three employees go in early 2010 as big jobs tapered off.

“We’re not as picky and choosy on projects as we used to be.”

All in all, the game has changed.

And while some contractors are seeing new construction jobs reappear slowly, one by one, most must take what they can get.

Now seems as good a time as any to remodel a bathroom, repair a roof or retrofit your home for energy efficiency. And if you’re not fit to take on the job yourself, one of Jefferson County’s dozens of general contractors – whether a team or one-man show – would jump at the chance to lend a hand. ■

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2012 Home Improvement ❖ 19

Tools, tools, tools – give me tools!

Straight from the pros: Here s what you need to be the perfect handyman

By Scott Wilson of the Leader Are you a handyman or a handywoman?

Do you have a collection of hand tools for those little jobs around the house?

Consider getting a few more.

More powerful, capable tools have grown significantly in quality and versatility in the past few years. Power tools now pack a lot of juice over a long period of time with rechargeable lithium ion batteries – at very reasonable prices. In some cases, you’re looking at $50 or less. In others, you’re up above $100 or even higher triple digits. But keep in mind that one successful do-it-yourself repair of a door or a roof or a gutter or a fence can save you hundreds of dollars as well.

Local contractors and hardware experts were asked to name the tools that they find most useful and effective – the best bang for the buck – in their professional work.

Here’s what they said: FIRST: A TOOLBOX When contemplating what tools you should have in your home toolbox, well, a toolbox itself is a pretty good place to start.

Hardware stores such as Henery’s, Hadlock Building Supply and Carl’s have a variety of toolboxes of all sizes, shapes and materials.

Paul Keller, the “project guy” at Hadlock

20 ❖ 2012 Home Improvement

Building Supply, prefers a hard plastic box, because it won’t dent. He personally has a portable three-drawer model made by Waterloo.

Metal boxes are the norm and

take a beating. In either case, be sure to get a box large enough for your traveling tools.

For an assortment of power tools, consider a separate box – heavy-duty plastic is a good choice – that has a lot of volume at little weight. Many pros use 5-gallon plastic buckets for power tools, those buckets enhanced with canvas or synthetic sleeves that tie onto the bucket exterior, with a couple of dozen pockets to safely hold accessory items. These are for sale at all the local hardware stores, and will keep you organized.

OK, then the very basic hand tools?

Here’s what Matt Henery of Henery’s Hardware recommends: “A hammer. A screwdriver with multiple heads – Phillips, flathead and square.

A socket wrench set. A tape measure. A level. I could go on and on.”

No kidding. Our panel of builders and tool experts did exactly that.

Dave Madison, assistant manager of A Plus Equipment Rental in Port Townsend, said his most popular hand tool is probably a ratchet wrench set, which makes work with nuts and bolts a breeze.

Larry Richert of L.D. Richert Construction, a builder since 1979, pointed

to one specialty hand tool that homeowners may overlook.

“All my guys have a Japanese pull saw,” saw he said. “They use it for framing, they use it to open up mortise. The wooden boat guys use them.”

It can cut flush to a surface and does its cutting on the pull instead of the push of a standard handsaw. “It is a very finetoothed, flexible blade,” he said. Further, while called a Japanese pull saw, many brands are today made in the good old U.S.A., he said.

NEXT STEP: POWER TOOLS What if you want to look into more capable power tools? What are the best and most versatile?

At the top of the list for power tools, according to many with whom we talked, is an 18-volt cordless power drill. They pack a lot of torque into a relatively light package, with long-lasting batteries. Besides drilling, they drive screws and can do much more with other attachments.

“The first power tool should be a rechargeable drill and screwdriver,” said Dave Madison, assistant manager at A Plus Equipment Rentals of Port Townsend.

Keller of Hadlock Building Supply, which also has a large tool rental division, agreed. With the newly designed lithium ion batteries, the power drills have a long working life, each day and through the years. He recommended Bosch and DeWalt, with prices closing in on $200, including an extra battery.

It’s best to avoid the lightest and cheapest models. Heavier duty drills have more torque, will hold their power longer and last many years. Other brands to check out are Makita, Hitachi, Skil and Craftsman.

Ryobi is good, and usually a little cheaper.

The extra battery, which can run $30 on its own, is important. It doubles the power supply when working remotely and allows continuous charging when you are close to home. For just a few dollars you can buy a flashlight attachment that fits the same battery packs. Many builders

have four or five fully charged batteries when they head to a roof or remote work site.

Different carpenters and contractors swear by different brands, but in the end you get what you pay for. Once you start in with a power tool brand, it’s often wise to remain loyal to that brand. Battery-operated tools from DeWalt, for example, share the same battery packs and, of course, battery-charging units.

The Port Townsend & Jefferson County Leader

OTHER ABILITIES A good battery-operated drill can lead to all kinds of other capabilities. Most drill manufacturers also sell drill and drive kits that consist of between 10 and 150 fittings, which allow your drill to become a multi-use tool. There are drill bits of all sizes for all kinds of materials – wood, metal, cement. There are two or three dozen drivers for all manner of screws, including some that allow you to extract screws that were stripped in earlier efforts. Extensions help you reach difficult places. Larger kits include fixtures for boring or

circular cuts; some include socket wrench heads.

Most people get all they want for a moderate-size kit, in the 20- to 40-piece range. Prices are low, usually less than $50.

A circular saw, often called a Skil saw (after the company that invented it), is another primary carpenter’s tool. While most plug in, battery-operated units are growing in popularity and versatility.

They can be used to make long rip cuts (down the grain of a wooden board) or a cross cut, and can be fairly precise. The electric motors are on the side of the blade, and they are called sidewinders.

The most common blades are 8-inch, 10-inch and 12-inch.

However, professional carpenters rely more heavily on power miter saws for precision cross cuts; see below. Circular saws can be dangerous; fingers have been lost to the rapidly rotating blades, and the saws can kick back if the tension in the cut wood pinches or otherwise jams the blade.

A new design offers safety protection against some of these accidents. Some circular saws are designed to cut metal instead of wood. Prices are all over the map; for a good one, expect to pay in the ballpark of $100.

All of the power tool manufacturers also produce kits, especially for battery-operated tools. For example, a drill, circular saw and jigsaw kit would include those three tools plus a pair of batteries and a charger. For someone just getting started with power tools, these tend to be good deals with quality equipment, all of which is compatible with the same battery.

PRO’S CHOICE: POWER MITER SAW The more serious homeowner-carpenter should consider a power miter saw, said Larry Richert of L.D. Richert Construction.

“It’s a must,” said Richert. “We have six or so 12-inch miter saws. They’re indispensable. They’ll cut anything.”

Richert mounts the saws on a table for stability. Also available in 8-inch or 10-inch sizes, these portable drop saws allow for precision angled cutting for crosscut needs in framing, molding or other finish work. Compound saws are more versatile, as they make not just a vertical cut, but tilted

The Port Townsend & Jefferson County Leader

cuts for more complex joinery. The units can be pricey, as much as $500, but there are many used models on the market for less.

Many brands do the trick: “We’ve had good

luck with Bosch, DeWalt, and good luck with Hitachi,” said Richert. “We really rely on Fine Homebuilding [a trade magazine], which will put out an annual guide for cordless drills and other tools. They rate them by cost and versatility.”

In terms of handheld circular saws, Richert relies more on the worm-drive saws than the standard sidewinder saws.

The motor is mounted behind the blade, not next to it, which allows for more power, more weight, a longer reach and a little more safety for your hands from kick-back problems.

“If you’re working on a deck or fence, you’ve got to have a worm-drive saw,” Richert said. “The motor runs the length of the unit, which makes for a narrower saw that balances well when framing.” Worm-drive saws also slow the blade speed down a little, which allows for a stronger saw, he said.

Richert has been in construction since 1979, and for 18 years has been a homebuilder in Port Townsend.

For Gage Little of Little & Little Con-

struction, the Fein Multi-Master power tool is his favorite. The rechargeable base unit provides a rapid oscillating or a fast vibration motion to a shoebox full of fittings, allowing Little to get a lot of work done in a short time.

“It’s like an iPhone with an app for everything,” said Little, whose crew just completed a two-story houseboat bound for Lake Union in Seattle. “There are hundreds of heads that allow for plunge cuts, flush cuts, sanding, whatever. It’s great for finish work,” especially flush-cutting surfaces such as door jambs.

The various headings allow for sawing, rasping, scraping, removing grout, sanding, polishing, cutting – the list goes on. Keller said HBS has a Fein model for a little more than $300.

Fein is a German power tool company that invented oscillating power tools in 1967, and turned out the first MultiMaster in 1995. Only in 2011 did it produce the first cordless MultiMaster, but other manufacturers have followed.

AND NEXT? Guess what? The sky is the limit.

Genuine carpenters are out shopping for tools all the time. Many of the retail professionals in local hardware stores are builders themselves and will steer you in the right direction. If you have a specific need and are looking for a specific tool, ask a builder.

BUT: With any power tool, be extremely careful as you are learning the tool. They are not toys; there are risks involved. If you want to be “handy,” best to keep your hands intact. ■

2012 Home Improvement ❖ 21

Tools, tools, tools – give me tools!

Straight from the pros: Here s what you need to be the perfect handyman

By Scott Wilson of the Leader Are you a handyman or a handywoman?

Do you have a collection of hand tools for those little jobs around the house?

Consider getting a few more.

More powerful, capable tools have grown significantly in quality and versatility in the past few years. Power tools now pack a lot of juice over a long period of time with rechargeable lithium ion batteries – at very reasonable prices. In some cases, you’re looking at $50 or less. In others, you’re up above $100 or even higher triple digits. But keep in mind that one successful do-it-yourself repair of a door or a roof or a gutter or a fence can save you hundreds of dollars as well.

Local contractors and hardware experts were asked to name the tools that they find most useful and effective – the best bang for the buck – in their professional work.

Here’s what they said: FIRST: A TOOLBOX When contemplating what tools you should have in your home toolbox, well, a toolbox itself is a pretty good place to start.

Hardware stores such as Henery’s, Hadlock Building Supply and Carl’s have a variety of toolboxes of all sizes, shapes and materials.

Paul Keller, the “project guy” at Hadlock

20 ❖ 2012 Home Improvement

Building Supply, prefers a hard plastic box, because it won’t dent. He personally has a portable three-drawer model made by Waterloo.

Metal boxes are the norm and

take a beating. In either case, be sure to get a box large enough for your traveling tools.

For an assortment of power tools, consider a separate box – heavy-duty plastic is a good choice – that has a lot of volume at little weight. Many pros use 5-gallon plastic buckets for power tools, those buckets enhanced with canvas or synthetic sleeves that tie onto the bucket exterior, with a couple of dozen pockets to safely hold accessory items. These are for sale at all the local hardware stores, and will keep you organized.

OK, then the very basic hand tools?

Here’s what Matt Henery of Henery’s Hardware recommends: “A hammer. A screwdriver with multiple heads – Phillips, flathead and square.

A socket wrench set. A tape measure. A level. I could go on and on.”

No kidding. Our panel of builders and tool experts did exactly that.

Dave Madison, assistant manager of A Plus Equipment Rental in Port Townsend, said his most popular hand tool is probably a ratchet wrench set, which makes work with nuts and bolts a breeze.

Larry Richert of L.D. Richert Construction, a builder since 1979, pointed

to one specialty hand tool that homeowners may overlook.

“All my guys have a Japanese pull saw,” saw he said. “They use it for framing, they use it to open up mortise. The wooden boat guys use them.”

It can cut flush to a surface and does its cutting on the pull instead of the push of a standard handsaw. “It is a very finetoothed, flexible blade,” he said. Further, while called a Japanese pull saw, many brands are today made in the good old U.S.A., he said.

NEXT STEP: POWER TOOLS What if you want to look into more capable power tools? What are the best and most versatile?

At the top of the list for power tools, according to many with whom we talked, is an 18-volt cordless power drill. They pack a lot of torque into a relatively light package, with long-lasting batteries. Besides drilling, they drive screws and can do much more with other attachments.

“The first power tool should be a rechargeable drill and screwdriver,” said Dave Madison, assistant manager at A Plus Equipment Rentals of Port Townsend.

Keller of Hadlock Building Supply, which also has a large tool rental division, agreed. With the newly designed lithium ion batteries, the power drills have a long working life, each day and through the years. He recommended Bosch and DeWalt, with prices closing in on $200, including an extra battery.

It’s best to avoid the lightest and cheapest models. Heavier duty drills have more torque, will hold their power longer and last many years. Other brands to check out are Makita, Hitachi, Skil and Craftsman.

Ryobi is good, and usually a little cheaper.

The extra battery, which can run $30 on its own, is important. It doubles the power supply when working remotely and allows continuous charging when you are close to home. For just a few dollars you can buy a flashlight attachment that fits the same battery packs. Many builders

have four or five fully charged batteries when they head to a roof or remote work site.

Different carpenters and contractors swear by different brands, but in the end you get what you pay for. Once you start in with a power tool brand, it’s often wise to remain loyal to that brand. Battery-operated tools from DeWalt, for example, share the same battery packs and, of course, battery-charging units.

The Port Townsend & Jefferson County Leader

OTHER ABILITIES A good battery-operated drill can lead to all kinds of other capabilities. Most drill manufacturers also sell drill and drive kits that consist of between 10 and 150 fittings, which allow your drill to become a multi-use tool. There are drill bits of all sizes for all kinds of materials – wood, metal, cement. There are two or three dozen drivers for all manner of screws, including some that allow you to extract screws that were stripped in earlier efforts. Extensions help you reach difficult places. Larger kits include fixtures for boring or

circular cuts; some include socket wrench heads.

Most people get all they want for a moderate-size kit, in the 20- to 40-piece range. Prices are low, usually less than $50.

A circular saw, often called a Skil saw (after the company that invented it), is another primary carpenter’s tool. While most plug in, battery-operated units are growing in popularity and versatility.

They can be used to make long rip cuts (down the grain of a wooden board) or a cross cut, and can be fairly precise. The electric motors are on the side of the blade, and they are called sidewinders.

The most common blades are 8-inch, 10-inch and 12-inch.

However, professional carpenters rely more heavily on power miter saws for precision cross cuts; see below. Circular saws can be dangerous; fingers have been lost to the rapidly rotating blades, and the saws can kick back if the tension in the cut wood pinches or otherwise jams the blade.

A new design offers safety protection against some of these accidents. Some circular saws are designed to cut metal instead of wood. Prices are all over the map; for a good one, expect to pay in the ballpark of $100.

All of the power tool manufacturers also produce kits, especially for battery-operated tools. For example, a drill, circular saw and jigsaw kit would include those three tools plus a pair of batteries and a charger. For someone just getting started with power tools, these tend to be good deals with quality equipment, all of which is compatible with the same battery.

PRO’S CHOICE: POWER MITER SAW The more serious homeowner-carpenter should consider a power miter saw, said Larry Richert of L.D. Richert Construction.

“It’s a must,” said Richert. “We have six or so 12-inch miter saws. They’re indispensable. They’ll cut anything.”

Richert mounts the saws on a table for stability. Also available in 8-inch or 10-inch sizes, these portable drop saws allow for precision angled cutting for crosscut needs in framing, molding or other finish work. Compound saws are more versatile, as they make not just a vertical cut, but tilted

The Port Townsend & Jefferson County Leader

cuts for more complex joinery. The units can be pricey, as much as $500, but there are many used models on the market for less.

Many brands do the trick: “We’ve had good

luck with Bosch, DeWalt, and good luck with Hitachi,” said Richert. “We really rely on Fine Homebuilding [a trade magazine], which will put out an annual guide for cordless drills and other tools. They rate them by cost and versatility.”

In terms of handheld circular saws, Richert relies more on the worm-drive saws than the standard sidewinder saws.

The motor is mounted behind the blade, not next to it, which allows for more power, more weight, a longer reach and a little more safety for your hands from kick-back problems.

“If you’re working on a deck or fence, you’ve got to have a worm-drive saw,” Richert said. “The motor runs the length of the unit, which makes for a narrower saw that balances well when framing.” Worm-drive saws also slow the blade speed down a little, which allows for a stronger saw, he said.

Richert has been in construction since 1979, and for 18 years has been a homebuilder in Port Townsend.

For Gage Little of Little & Little Con-

struction, the Fein Multi-Master power tool is his favorite. The rechargeable base unit provides a rapid oscillating or a fast vibration motion to a shoebox full of fittings, allowing Little to get a lot of work done in a short time.

“It’s like an iPhone with an app for everything,” said Little, whose crew just completed a two-story houseboat bound for Lake Union in Seattle. “There are hundreds of heads that allow for plunge cuts, flush cuts, sanding, whatever. It’s great for finish work,” especially flush-cutting surfaces such as door jambs.

The various headings allow for sawing, rasping, scraping, removing grout, sanding, polishing, cutting – the list goes on. Keller said HBS has a Fein model for a little more than $300.

Fein is a German power tool company that invented oscillating power tools in 1967, and turned out the first MultiMaster in 1995. Only in 2011 did it produce the first cordless MultiMaster, but other manufacturers have followed.

AND NEXT? Guess what? The sky is the limit.

Genuine carpenters are out shopping for tools all the time. Many of the retail professionals in local hardware stores are builders themselves and will steer you in the right direction. If you have a specific need and are looking for a specific tool, ask a builder.

BUT: With any power tool, be extremely careful as you are learning the tool. They are not toys; there are risks involved. If you want to be “handy,” best to keep your hands intact. ■

2012 Home Improvement ❖ 21

Spring may be the cliché time to clean, but it is a year-round responsibility.

Spring cleaning shake down Cure for the clutter ‒ body, mind and wallet

By Lauren Salcedo of the Leader Lauren Salcedo often wonders what spurs her into a fit of cleaning each year, but knows she’s not alone. When all is said and done (and hopefully, clean), she finds herself at peace, able to relax – at least until next year.

“I want that,” I said to my boyfriend, Danny, as we stood gazing down the cleaning aisle of a grocery store. I pointed to what can only be described as a long, blue-and-white plastic stick with a matching blue-and-white trapezoidal sponge attached to its end. “Wait a sec, what is that?”

“I think it’s for scrubbing walls and ceilings and that sort of thing,” said Danny, clearly grumpy about shopping for cleaning supplies in the middle of the night, when there were so many better things we could be

doing (like anything, anything else).

“No, it says here that it’s a tile and tub scrubber. It’s so weird looking, though. It’s kind of freaking me out a little bit.”

I was drawn to the aisle in search of a mop, or more specifically the sultan of scrubbing! The king of cleaning! The titan of tools! The emperor of efficiency!

The elusive star – the spectacularly smashing and stupendous (drum-roll please) Swiffer Wet Jet! “Why do you need a Swiffer?”

Danny had asked. I stared at him for few seconds and blinked a few times, my mouth agape, scandalized by the question.

“It’s a mop without a bucket, Danny.” Duh. But I digress (into what sounds like a Swiffer commercial).

After launching an extensive search mission through the store on the hunt for a Swiffer Wet Jet, we left empty-handed (They were sold out.). But briefly, under the

22 ❖ 2012 Home Improvement

unforgiving glow of a florescent bulb battalion, between a lifetime supply of sandwich baggies and 200-pound bags of dog food, I was thrust face-first into the ever-changing, oft-frightening and undeniably necessary world of cleaning.

I am overwhelmed, to say the least, at the sheer number of cleaning supplies, tools, solvents, machines and potions for sale today, some that I have never seen before. Forget the bygone times of vacuums that promised to remove pet hair from the carpet.

Look now for vacuums removing pet hair from your pet!

Each year without fail – in the weird boring weeks between Valentine’s Day and Lent – I find myself inexplicably drawn to a romanticized vision of a well-organized and immaculately clean home.

This spring-cleaning urge is what drove me to the store in search of a new mop, but it’s been around for much longer than

I’ve been alive. It got me thinking: What draws us to ritualistic cleaning? What are the benefits?

Is the urge for thorough cleaning relegated to just one season?

I did a little digging to figure out the answers to some of these questions and found that doing a completely thorough and in some ways “hardcore” scrub down of your home can benefit you in both psychological and physical ways – and it can even save you some money.

And if you are concerned that it’s not spring, don’t fret because I have found that spring cleaning isn’t just for spring anymore.

It’s a trend to purge your space of unwanted belongings (and unwanted dirt) any time of the year.

THE PHYSICAL BENEFITS Guess what? It turns out that ritual cleaning is good for your body, heart and wallet.

First there are the physical benefits, from the simple kind that keep you washing dishes to

prevent cross-contamination, to more in-depth cleaning such as mold removal or bed bug eradication.

According to the United States Environmental Protection Agency, molds produce allergens, irritants and in some cases, potentially toxic substances (mycotoxins).

Not only can mold be potentially deadly due to mycotoxins, but it also can cause severe allergic reactions and asthma attacks.

Mold exposure can irritate the eyes, skin, nose, throat and lungs of both mold-allergic and nonallergic people.

Basically, mold can kill you so you need to get rid of it. Seasonal cleaning allows you to give extra care to less frequently cleaned areas in your house and take steps to eradicate any mold problems.

Since mold grows only in areas with excess moisture, removing mold requires that you locate the – Continued on Page 23

The Port Townsend & Jefferson County Leader

plete an ‘environmental sweep,’” she wrote.

Anytime you can reduce the amount of stress in your life, you better your psychological and physical health. Therefore, if you can’t de-clutter your home every day, re-organizing seasonally is good for your psyche.

Colors and styles change, but the need to clean remains.

– Continued from Page 22

source of water. The EPA suggests that you fix leaky plumbing or other sources of water.

Wash mold off hard surfaces with detergent and water, and dry completely. Absorbent materials (such as ceiling tiles or carpet) that become moldy may have to be replaced. If you take the time to locate the mold in your home and get rid of it, you will literally breathe easier. In addition to closely examining cramped spaces in your home for mold, you can also take the time to inspect for other miniscule pests, such as termites or bed bugs, which can be detrimental to both your health and the health of your dwelling.

Regular dusting also can help to eliminate the presence of dust mites, which cause frequent allergic reactions in many people and are among the most common triggers of asthma.

According to an article by environmental psychologist Sally Augustin Ph.D., in our less developed prehistory we needed to continually survey our environment to make sure that danger was not approaching.

“Each time we review a space, our eyes ‘catch’ on each item there, so clutter is also stressful because it takes us longer to com-

PSYCHOLOGICAL BENEFITS Other benefits of ritual or seasonal cleaning include the psychological. Overcrowded spaces and clutter can lead to higher levels of stress. Taking the time to really reorganize your things and remove unnecessary items can benefit your psyche – and your body, too, as stress has been linked to high blood pressure and heart problems.

The reasoning behind how clutter leads to stress spans back to the beginning of humankind.

The Port Townsend & Jefferson County Leader

THE FINANCIAL BENEFITS I bet you didn’t think that there were any financial benefits to seasonal cleaning, but it turns out that you can reap significant fiscal rewards for regularly cleansing your space.

If you do a thorough cleaning of your home and find stuff you want to throw away – think twice. Things that you no longer need can still be donated to charity. You will be clearing your space, helping those in need and getting a tax deduction for your nonprofit donations. Regular organization and cleaning reminds you of what kind of inventory you have in your home, which can prevent you from making unnecessary purchases – thus saving precious cash. If your home is cluttered

The origins of spring cleaning While there isn’t one specific origin for the concept of spring cleaning, there are a few schools of thought. The act of spring cleaning could originate from the Jewish Passover holiday, when it’s considered ungrateful to have any leavened bread in the house A pre-Passover cleaning ritual allows your family to be certain there aren’t tiny breadcrumbs left in the nooks and crannies.

Also under consideration is the trend that many cultures cleanse their homes before the new year, specifically, the Iranian New Year, which falls in March, where spring cleaning is considered to be a very important part of tradition (referred to as khouneh tekouni, which literally means ‘shaking the house’).

In northern regions, spring is the first time in the year when the weather warms enough for you to open windows, but is too early for bugs to really be a problem.

It is also possible that spring cleaning originated within the Orthodox tradition of deep cleaning the house right before or during Lent.

But one thing is certain: no matter where it came from, the ritual act of cleaning (for reasons other than simply being clean, of course) is here to stay. And the benefits are plentiful, so take advantage of them year-round.

you may forget about the extra toilet paper in your cupboard or the new pillowcases you got for Christmas last year, and you’ll end up buying more stuff than you really need.

Ritual cleaning can also save money because it can stop a dan-

gerous problem before it gets too expensive to fix. Mold or bed bugs, for example, can be expensive to eradicate if you wait too long. Nipping those problems in the bud will save money, so regularly inspecting your home is a good idea. ■

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2012 Home Improvement ❖ 23

The Port Townsend & Jefferson County

2012 Building Codes CONTENTS Chapter 1: Getting Started . . . . . . . . . . . . . . . . . . . . . 24 When is a building permit required?

Customer Assistance Meetings Chapter 2: Other Permits . . . . . . . . . . . . . . . . . . . . . . 24 Chapter 3: Building Permits . . . . . . . . . . . . . . . . . . . . . 26 How to apply Building permit fees Chapter 4: Building Plans . . . . . . . . . . . . . . . . . . . . . . . 26 Chapter 5: Inspections . . . . . . . . . . . . . . . . . . . . . . . . . 27 Chapter 6: Certificate of Occupancy. . . . . . . . . . . . . . 27 Chapter 7: Smoke Detectors. . . . . . . . . . . . . . . . . . . . 27 Chapter 8: Energy . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Washington State Energy Code Alternatives Energy inspections Chapter 9: Wood Heat. . . . . . . . . . . . . . . . . . . . . . . . . 28 Chapter 10: Septic Permits . . . . . . . . . . . . . . . . . . . . . 28 Chapter 11: Manufactured/Mobile & Modular Homes . . . . . . . . . . . . . . . . . . . . . 28 Chapter 12: Shorelines. . . . . . . . . . . . . . . . . . . . . . . . . 28 Jurisdiction of the act Shoreline setback Chapter 13: SEPA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Critical Areas (city) Chapter 14: Subdivisions . . . . . . . . . . . . . . . . . . . . . . . 30 Chapter 15: Easements . . . . . . . . . . . . . . . . . . . . . . . . 30 Chapter 16: Jefferson County . . . . . . . . . . . . . . . . . . . 30

Chapter 17: Port Townsend Lots of Record . . . . . . . . . . . . . . . . . . . . . . . . 31 Letter to the Assessor . . . . . . . . . . . . . . . . . . 31 Description of zoning districts . . . . . . . . . . . 31 Design review. . . . . . . . . . . . . . . . . . . . . . . . . 31 Home occupations. . . . . . . . . . . . . . . . . . . . . 32 B&Bs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32 Building height limits . . . . . . . . . . . . . . . . . . . 32 Fences and hedges . . . . . . . . . . . . . . . . . . . . . 32 Lot coverage & min. lot requirements. . . . . . 33 Outbuildings . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Zoning district tables . . . . . . . . . . . . . . . . . . .34 Latecomer agreements . . . . . . . . . . . . . . . . . 34 Sign code . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35 Temporary Use Permits. . . . . . . . . . . . . . . . . 35 “Grandfathered” buildings . . . . . . . . . . . . . . . 35 “Grandfathered” uses . . . . . . . . . . . . . . . . . . 35 Zoning exceptions . . . . . . . . . . . . . . . . . . . . . 36 Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Conditional use permits. . . . . . . . . . . . . . . . . 36 Fee Schedule . . . . . . . . . . . . . . . . . . . . . . . . . 36 Planned unit developments . . . . . . . . . . . . . . 36 Rezones, appeals. . . . . . . . . . . . . . . . . . . . . . . 37 Tree cutting . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Chapter 18: Growth Management Act . . . . . . . . . . . . 37

How to Get More Information PORT TOWNSEND The Development Services Department (DSD) is located in City Hall, 250 Madison St., Suite 3, and is open between 8 a.m. and 5 p.m. Tuesday, Wednesday, Thursday and Friday; Monday 9:15 a.m.-5:00 p.m. Appointments for commercial and multi-family projects may be made by calling 360-379-5095.

Development Services Department (DSD): Rick Sepler, Planning / DSD Director; Fred Slota, Building Official; John McDonagh, Senior Planner; Judy Surber, Senior Planner / Planning Manager; Michael Hoskins, Building Inspector / Plans Examiner; Scottie Foster, Administrative Assistant; Suzanne Wassmer, Land Use Development Specialist.

Public Works: Ken Clow, P.E., Public Works Director; David Peterson, P.E., City Engineer; Alex Angud, Engineering Tech; Samantha Trone, P.E., Development Review Engineer.

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.

Rose Ann Carroll, office coordinator; Stacie Hoskins, planning manager; 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 coach; Shannon Glass, assistant planner coach; 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 2012 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.cityofpt.us/DSD For the Port Townsend Municipal Code (PTMC), go to: http://www.codepublishing.com/wa/porttownsend.html For Jefferson County, go to: http://www.codepublishing.com/WA/JeffersonCounty For Jefferson County information and application forms, go to: http://www.co.jefferson.wa.us/commdevelopment/Permit&Applications.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, and the County Permit Center, 621 Sheridan Street.

24 ❖ 2012 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: 2009 International Building Code -WAC 5150, 2009 International Residential Code -WAC 51-51, 2009 International Mechanical Code -WAC 51-52, National Fuel Gas Code (NFPA 54) - WAC 51-52, Liquefied Petroleum Gas Code (NFPA 58) - WAC 51-52, 2009 International Fire Code - WAC 51-54, 2009 Uniform Plumbing Code and Uniform Plumbing Code Standards - WAC 51-56 and 51-57, Washington State Energy Code, as amended - WAC 51-11.

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

Exemptions include: residential detached, accessory one-story tool and storage sheds less than 200 square feet in floor area and commercial 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 Development Services Department 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.

Port Townsend Pre-application on conferences are required for all Type I project applications proposing impervious surfaces of 5,000 sq. ft. or more and/ or non-single family structures of 5,000 feet or more. Pre-application conferences for Type 1A, II and III actions are required unless the applicant demonstrates to the director it is unneccesary.

Jefferson 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 Development Services Department; 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. when 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 minimal fee for an MIP is $160 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 handling stormwater on-site. The 2005 Department of Ecology’s Stormwater Management Manual for Western Washington was adopted by the City in February 2007. Applicants must submit a drainage plan. The level of drainage plans varies depending on the complexity of the project. Copies of the requirements are available at DSD. The City’s Engineering Design Standards and Department of Ecology handouts describe in detail the requirements for drainage plans. 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 – Continued on page 25 The Port Townsend & Jefferson County Leader

– Continued from page 24

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 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 building permit prior to lifting.

Manufactured Home Siting Permit:

(Chapter 296 - 150M WAC, Manufactured and Mobile Homes.)

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

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

Manufactured homes require building permits and street development permits. Fees for manufactured home permits are based on the foun-

dation valuation plus the cost of any site-built structures.

Wood, Pellet, and Propane Stove Installations:

Require mechanical 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.

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Critical Areas Permit:

Port Townsend: 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 PTMC 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.

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SEPA:

For projects not exempt, an environmental checklist must be submitted in compliance with the State Environmental Policy Act (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 17.30, PT Zoning: Design Review.)

Sign permits are required for new signage as well as those replaced, revised, re-erected and relocated.

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2012 Home Improvement ❖ 25

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design review for signs within the historic district is also required. Contact DSD for more information.

(City Chapter 17.76, PT Zoning: Sign Code.)

(County: refer to JCC Section 18.30.150.)

CHAPTER 3:

How To Apply For a Building Permit ▼ If the property is in Jefferson County outside of the Port Townsend city limits, apply at the Jefferson County Department of Community Development at 621 Sheridan St. in Port Townsend. In the City of Port Townsend applications are taken by the city’s Development Services Department 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 360-3794450. 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.

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

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).

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 reinspection fee if the job site is not ready when the inspector arrives. Although you may request a specific day according to the schedule, we regret that we are unable to accept requests for specific times of day. All inspections will be conducted between 9:30 a.m. and 4:30 p.m. on the requested day.

26 ❖ 2012 Home Improvement

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 (SDCs)

(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 Development Services Department at 360-379-5095 to find out what fees are applicable to your project. Fees may also be found on the City’s website at www.cityofpt.us, go to City Hall, Departments, Development Services Department, Fee Schedules.

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/drain-

field 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 • 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 Energy/Ventilation

For processing of applications under the Washington State Energy Code (WSEC) and 2009 International Residential Code (IRC), it is – Continued on page 27 The Port Townsend & Jefferson County Leader

– Continued from page 26

important that submittals also include: • location and size (cfm) of whole house ventilation fan and controls • location and size of all other exhaust fans • all exhaust duct runs and their points of termination • type and location of all outside air inlets • termination point of appliance vents • floor area • type of heat • windows and doors, brand names, class, type, U-values • all insulation R-values in walls, floor, ceiling and slab Water and Sewer Plans

Plans for new construction projects should also include water and sewer site 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 on-site sewage disposal permit from the Jefferson County Environmental Health Department is also required.

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

CHAPTER 5:

Inspections ▼ The building construction process involves a number of inspections. Some inspections may be omitted or combined with others, depending on the type of project. After each stage of construction is satisfactorily completed, the inspector will sign the permit posted on the site. WA State law requires that the Building Permit be posted on the site and that an approved set of plans also be available at the site; if plans are not on site, a re-inspection fee is charged. Inspections are made at each of the following stages of residential construction: City - Development Services Department

1. Temporary 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 360457-2683 in Port Angeles). Air-seal of utility penetration. Shear walls and hold downs.

9. Masonry chimney 10. Insulation 11. Drywall nailing 12. Public Works Final 13. Planning Final The Port Townsend & Jefferson County Leader

14. Building Final / C of O Public Works Department

City: 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 a final inspection. Contact the City at 360-379-5095 for applicable fees for your project.

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. 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 (C of O) 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:

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 2009 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 nonconforming addition.

Mechanical Ventilation

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. Battery-powered smoke detectors are adequate for complying with smoke detector requirements in existing construction. See smoke detector information under woodstoves.

Carbon Monoxide Alarms

For new construction, an approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in dwelling units that have attached garages.

Where required in existing dwellings. Where work requiring a permit occurs in existing dwellings that have attached garages or in existing dwellings within which fuel-fired appliances exist, carbon monoxide alarms shall be provided in accordance with Section R315.1.

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.

The 2009 International Residential Code (IRC) 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 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 IRC defines “habitable” space as that used for “living, eating, sleeping, or cooking.” Bathrooms, closets, or hallways are not habitable rooms.

Energy Inspections

Washington State Energy Code (WSEC) requires a building air leakage (blower door) and duct test prior to final inspection. 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 kraft-faced 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 – Continued on page 28

2012 Home Improvement ❖ 27

– Continued from page 27

of air, where eave vents are installed, resulting in moisture problems in the attic. To prevent this, baffles must be installed to deflect the incoming air above the insulation.

3. Caulking. To reduce infiltration of outside air, the energy code requires outside joints to be caulked or sealed. Exterior joints around windows and door frames, openings between walls and foundations, between walls and roof and between wall panels; openings at penetrations of utility services through walls, floors and roofs and rim joists exposed in stairwells; and all other such openings in the building envelope shall be sealed, caulked, gasketed, or weatherstripped to limit air leakage.

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 factorybuilt masonry or concrete fireplace must have a certification label. The Department of Energy (1-800-523-4636) maintains an approved woodstove and fireplace list.

CHAPTER 10:

Onsite Septic Systems ▼

CHAPTER 9:

Why Septic Is Needed

Woodstoves, Fireplace Inserts, Pellet Stoves, Masonry and Concrete Fireplaces ▼

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

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

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

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) subdivision, short subdivision and planned unit development (PUD) approvals subject to the Subdivision Ordinance PTMC Title 18 (as stated in PTMC 13.22.010) b) review and threshold determination under the State Environmental Policy Act Implementing Ordinance (Chapter 19.04 PTMC) or c) 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

28 ❖ 2012 Home Improvement

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, provided it can be upgraded to Jefferson County Health Department requirements.

Septic Inspections

Two inspection approvals are required for septic systems. One comes 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 ▼ 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 as long as they are no more than three years old and meet other requirements (see city staff). Mobile homes and trailer homes are not allowed in any residential zone.

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 February 2007, and can be found on the City web site home page under “City Plans”.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 4 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. 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.

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

– Continued from page 28 CHAPTER 13:

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

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

Generally speaking, the SEPA process will apply to your project if the proposal involves a subdivision of land, involves a shoreline or wetland, is a conditional use, requires a comprehensive plan amendment, or is commercial, industrial, or multi-family 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 nonsignificance (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 the City / County determines that a proposal is likely to result in significant adverse environmental impacts, an EIS provides more opportunity for the public, agencies, and tribes to participate in assessing impacts and developing mitigation and / or alternatives. If you have questions about the applicability of SEPA to a project you may have in mind, feel free to contact the planning staff.

Critical Areas (City Only) Amended 2005

Under the Growth Management Act, the city was required to identify and protect environmentally sensitive areas. As defined by the state, Critical Areas are to include wetlands and streams, frequently flooded areas, aquifer recharge areas, fish and wildlife habitat, and geologically hazardous areas including steep slopes, seismic hazards, and soils with high erosion rates. The city adopted an Environmentally Sensitive Areas (ESA) ordinance as required under the GMA in November 1992. Revisions to the ordinance were approved in 2005 and the title was changed to “Critical Areas Ordinance” or CAO. State law now requires the use of “best available science” in developing policies and implementing regulations to protect the functions and values of critical areas.

As the City grows and densities become greater, cumulative effects from development may pose problems to the public health and

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

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

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

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

The city has maps available for use by the public showing the general location of Critical Areas. Once the City has determined that your property is in a mapped Critical Area or may meet the criteria for a Critical Area, you may be – Continued on page 30

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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 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 critical 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), staff suggests applicants apply for public information and technical assistance. There are three types: 1. A “Customer Assistance Meeting” (CAM) is $100 for two hours of staff time for the property owner (or potential purchaser or business with the property owner’s permission). It is designed to assist a potential applicant through the land use process and / or provide preliminary infrastructure requirements.

2. A “Pre-Application Conference” ($150 for three hours of staff time, to $250 for five

Shoreline Buffers and Setbacks – Jefferson County Current SMP The current Shoreline Master Program (JCC 18.25) requires residential structures to be located away from the water’s edge, as determined by bank/bluff height: Bank Height 0 – 10 feet 11 – 30 feet >31 feet

Residential Setback 30 feet from Ordinary High Water Mark 30 feet from top of bank 1 foot setback for every foot of bank height, not to exceed 100 feet

There is an exception that allows a proposed building to be at the same setback as nearby dwelling units that are closer than the standard setback.

Current CAO The Critical Areas Ordinance (JCC 18.22) requires a protective buffer plus a building setback along sensitive environmental features, regardless of location along the shoreline, such as: Type of Critical Area Landslide Hazard Fish & Wildlife Habitat Conservation (I.e. marine shores, streams and lakes) Wetlands

Standard Buffer 30 feet 50 – 150 feet

Building Setback + 5 feet + 5 feet

25 – 350 feet

+ 5 feet

There are also a few options to adjust the standard critical area buffer if certain criteria are met.

New SMP The Shoreline Master Program (SMP) is undergoing revision with the update process anticipated to be complete in 2012. Once the new SMP provisions are in effect the following standard buffers and setbacks will apply to most use and development activities near the water: Type of Shoreline Marine Stream/River Lake

Standard Buffer 150 feet 150 feet 100 feet

Building Setback + 10 feet + 10 feet + 10 feet

There will also be several options to adjust the standard shoreline buffer if certain criteria are met. If a buffer/setback has already been legally established (via recorded plat, SPAAD, etc.) it will be honored.

Check with the Watershed Stewardship Resource Center for up to date information:

360.379.4450 | WSRC@co.jefferson.wa.us | 621 Sheridan Street, Port Townsend

30 ❖ 2012 Home Improvement

hours of staff time, plus $50 per additional staff hour, depending on the proposal) provides a written report including planning, building and general public works information pertinent to a specific development proposal. 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.

3. A “Technical Conference” ($250, plus $50 per hour over five hours of staff time) provides public works requirements that remain valid for one year from the date of review. It may be required by the public works director when streets or infrastructure is extended.

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 (PTMC Title 18) 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 division or splitting of property into five or more lots. (If the date of the last subdivision is less than five years ago, a long subdivision is required to create additional lots.)

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

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

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

CHAPTER 15:

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

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

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

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

CHAPTER 16:

Jefferson County ▼ Special Considerations for Jefferson County Projects: Address Numbering

The Department of 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

Jefferson County participates in the National Flood Insurance Program (NFIP) offered through the Federal Emergency Management Agency (FEMA).

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 Chapter 15.15 JCC. The minimum requirements of the NFIP protect the public health, safety, and welfare of the community by protecting buildings from the 100-year, or 1% chance flood, the program was not intended to address other floodplain management concerns, such as fish and wildlife habitat. On September 22, 2008, the National Ma– Continued on page 31 The Port Townsend & Jefferson County Leader

– Continued from page 30

rine Fisheries Service (NMFS) issued a Biological Opinion that required changes to the implementation of the National Flood Insurance Program in order to meet the requirements of the Endangered Species Act (ESA) in the Puget Sound watershed. As a result, development proposed within the floodplain in eastern Jefferson County shall demonstrate through a habitat assessment that the development project will not have an adverse effect on listed species or designated critical habitat or provide concurrence from National Marine Fisheries Service (NMFS) that the project is compliant with the Endangered Species Act. Habitat Assessment guidance is located at http://www.fema. gov/about/regions/regionx/nfipesa. shtm.

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 Public Works 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. For each building permit necessitating potable water, evidence of available and adequate water supply must be submitted with the building permit application (JCC 18.40.100).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. Jefferson County requires an application and fee for removal or trimming of trees and/ or removal or pruning vegetation if located within a landslide hazard area, stream and /or wetland buffer or within 150 ft. of the marine shoreline.

Please check with the Coach on duty to discuss your particular proposal.

(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

The Port Townsend & Jefferson County Leader

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, Countywide 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.

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 ▼ Lots of Record (PTMC 18.18)

This process is required: • When development of 2 to 9 lots platted before 1937 requires a building or other land use permit and the extension of public water and/or sewer utilities and/or the opening and development of an unopened street.

• When certification of one lot of record is needed.

• When lots must be consolidated to meet minimum building site size requirements through restrictive covenants.

Letter to the Assessor

When multiple lots of record that are under one (or more) tax parcel number are proposed to be divided for the purposes of sale, trade or transfer, and new, separate tax parcel number(s) are requested from the Jefferson County Assessor, the applicant can apply for a “letter to the Asses-

sor” process. City staff will research the property and fax a letter to the Jefferson County Assessor’s office about whether the division of lots into separate tax parcels complies with the City’s subdivision code. The letter will contain basic information about current zoning, minimum lot size and the presence of any critical areas mapped on the property. A copy will be mailed to the property owner. The property owner must first pay any property taxes due to the Jefferson County Treasurer’s office and submit a signed letter confirming the request. This process is not a substitute for the Lots of Record process. If you have multiple lots for sale, please contact the planning staff ahead of time if you wish to discuss development requirements.

Description of Zoning Districts (PTMC Title 17)

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 found on the city website at www.cityofpt.us under Public Works. The districts, purposes, uses and major restrictions are as follows: Residential Zoning Districts

Refer to the Port Townsend Municipal Code (PTMC) Title 17 for information pertaining to all residential zoning districts. See Table 17.16.030.

The setbacks for R-II have changed in the last year.

Permitted and Conditional Uses

Each zoning district permits some uses outright “P”, allows others with a Conditional Use Permit “C”, and prohibits others “X”.

All use tables are within PTMC Title 17 Zoning online at: http:// www.codepublishing.com/wa/porttownsend.html.

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 at DSD. Formula Retail and Restaurant Establishments (PTMC 17.54)

Chapter 17.54 regulates the location of new or expanded “formula retail” establishments within Port Townsend.

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

Historic Design Review (PTMC 17.30)

Port Townsend’s National Historic Landmark District (NHLD) is a special community asset. Its impact on community character and quality of life are significant. Established by the National Park Service in 1976, the NHLD is approximately 475 acres in size and contains over 800 commercial, government, religious, residential and maritime trade buildings. In 1986, the Port Townsend Historic Preservation Committee (HPC) was created to provide design assistance and review for projects that involve historic structures (including bed and breakfast inns and other conditional uses). Its mission is to assist in creating projects that are both economically feasible and supportive of community goals. The – Continued on page 32

2012 Home Improvement ❖ 31

– Continued from page 31

HPC meets regularly on the first and third Tuesdays of each month at 3:00 p.m. at City Hall in the 3rd Floor Conference Room.

Scope of HPC Review

Design review involving the HPC is required, and compliance with the outcome is mandatory, for any development project in the nonresidential zones of the NHLD that requires a building or sign permit. Also, a change in paint color in these areas is subject to the following: If colors are selected from the pre-approved color palette, administrative review only is required. Other colors require a review and recommendation by the HPC. Paint colors for residential buildings are exempt from design review; however, any new additions or changes to a historic home, whether within the NHLD or outside, is also required. A map showing designated historic homes within the NHLD is available at the Development Services Department and on line at the city’s web site.

HPC Design Review Exemptions

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

Pre-application Consultation

All projects subject to Land Use Permit Pre-Application Consultation that also require design review with the HPC will be reviewed for code compliance as part of the land use permitting process. Information on the HPC review process will be provided during the pre-application process and a separate HPC pre-application consultation may be required in addition to submittal of application materials for review at a regular HPC meeting.

HPC Process and Use of Guidelines

Once a complete design review application is received, the HPC’s review must be completed within 45 days unless there are companion applications associated with the project (such as a shorelines permit). HPC review takes the form of a recommendation that is made to the Development Services Director, who makes a final decision. The HPC’s recommendation and the Director’s decision are based on locally adopted guidelines for signage, murals, awnings, exterior mechanical equipment, new additions and new construction. The review process also uses the Secretary of the Interior’s guidelines developed by the National Park Service. Information on the paint palette and all other guidelines are available at the Development Services Department.

Home Occupations (PTMC 17.56)

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 to 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 (5) vehicle visits per week • No non-resident employees • Only activities which are incidental to the residential use of the property • Instructional activities involving up to ten (10) non-residents which occur no more than one (1) time per week • Childcare services involving twelve (12) or fewer children, including children who reside in the home (provided that these services comply with PTMC Chapter 17.52 Day Care Facilities) Bed & Breakfast Inns and Tourist Homes (PTMC 17.08 & 17.84)

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. Accessory structures are only allowed if the B&B or the tourist home was established prior to June 1, 1989. 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 is defined as 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 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, page 36.)

Lodgings with three or more units require a transient accommodation permit from the State of Washington and all units require a lifesafety inspection. Previously approved transient accommodations may apply to increase the number of guest rooms through a Modified Conditional Use Permit application.

Setback (Yard) Requirements

32 ❖ 2012 Home Improvement

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 decks 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 rightof-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.

Zoning Table 17.16.030 refers to “modulation”, which applies within the R-I and R-II residential zoning districts. Modulation is a means of breaking up the apparent bulk of continuous exterior walls as seen from a street. To break up the bulk, the code requires any wall over 20 feet in length that faces the street be modulated in or out at least two feet for a minimum of eight feet in length. Besides creating walls that are stepped back or projected forward, other ways to modulate can include a projecting overhang of two feet or more, a porch, a dormer, a bay window, a trellis that attaches to the building, and other “bump out” structures that can create depth and shadows at least 2 feet in depth for an 8-foot span. Note: modulation does not apply to one- or two-car garages, unless they include a second story.

Fences and Hedges (PTMC 17.68)

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.

Fences, walls and other site obscuring installations or features are allowed on the property line. However, the burden shall rest How To Determine Building Height upon the property owner to demonstrate to The Zoning Ordinance defines the height of the satisfaction of DSD the lot line locations a building as the vertical distance from average (by a survey or other means). natural grade to the average height of the highMaximum heights are the following: est roof surface (see Building Height Diagram • When abutting a public street right-of-way from PTMC 17.08.020, page 35). whether opened or unopened For more information on how height is calCity of Port Townsend o A solid fence shall not exceed four (4) culated, please contact the Development SerDevelopment Services Department feet in height vices Department at 379-5095.

250 Madison Street, Suite 3 Modulation

Port Townsend, WA 98368 (360) 379-5095 Phone (360) 344-4619 Fax

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Daylight Plane Restrictions What is a daylight plane?

A daylight plane is a two-dimensional space that sits on the property. The residence must fit completely within this designated space.

How is a daylight plane measured?

The daylight plane is measured at the required side setbacks, at average grade, up a distance of 10’ for a single story residence and 19’6” for two or three story residences, and inward toward the center of the property at an angle of 45 degrees.

EXAMPLE: The following diagram shows the daylight plane for a residential lot with a required 5 foot side yard setback.

Daylight Plane

ELEVATION DRAWING

45 Degrees

30’ Height Limit

10’ * or 19’6” **

Property Line

5’ Side Yard Setback

* Single Story Residence ** Two or Three Story Residences

Are there any exceptions to the daylight plane rule?

YES. Chimneys, vents, flues, eaves and antennas are allowed to intrude into the daylight plane. Gables and dormers are also allowed to intrude with certain size limitations.

The Port Townsend & Jefferson County Leader

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o Any portion between four (4) and six (6) feet in height shall be no less than 50% open (when viewed perpendicular to the property line). o Any portion between six (6) and eight (8) feet in height shall be no less than 90% open • When not abutting a public street rightof-way o The maximum height shall be eight (8) feet An arbor, defined as any detached latticework or archway, may not be attached to a fence or wall within the required setback area (see residential zoning table 17.16.030).

However, one arbor per property side used as an entrance or gate is allowed as a portion of the fence. No portion may exceed ten (10) feet in height.

Temporary deer fences with temporary stakes do not require building permits. DSD has a pre-approved deer fence design for those more “permanent” wire fences.

Please note that any fence over six (6) feet requires a building permit and may require engineering review.

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.

Hedges in the “sight triangle” are subject to required maintenance including trimming and / or removal. Hedges shall be sufficiently set

back at time of planting so mature vegetation does not encroach into the street right-ofway. Fences, walls, arbors and hedges are not allowed within public rights-of-way.

for a disk copy which includes the design drawings. Contact Dave Peterson, City Engineer, with specific questions regarding Engineering Design Standards.

Lot Coverage and Minimum Lot Requirements

Unopened Streets and Alleys

The zoning code sets out the maximum portion of the lot or building site which may be covered with buildings (defined as structures over 30” above grade) as well as the minimum area and width of the lot required for development in each zone.

Outbuildings

Outbuildings such as garages, storage sheds, garden sheds or tool sheds which are accessory to and on the same lot as a dwelling are subject to the same setbacks as the dwelling. Outbuildings must be on the same parcel as the dwelling, or on a second parcel that is legally tied to the first. A restrictive covenant may be required to be prepared by the City, signed and recorded with the County by the applicant.

Port Townsend Engineering Design Standards

The City of Port Townsend has adopted Engineering Design Standards Manual (EDS Manual), which 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 within the City’s water service area. The EDS Manual and the Port Townsend Municipal Code are available for review at DSD and on the City’s website.The EDS manual is also for sale for $50 per copy and $20

There are many “unopened” streets and alleys in Port Townsend. 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.

The City shall be notified of any landscaping done within public rights-of-way prior to the work being done. 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.

Parking (PTMC 17.72)

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 offstreet 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 standardsized, perpendicular parking space are 9 feet by 19 feet. If the requirement is for more than 10 spaces, one-half of the spaces may be compactsized 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 – Continued on page 34

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– Continued from page 33

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

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, – Continued on page 35

The City has adopted ordinances authorizing latecomer agreements for streets (Chapter 12.26 PTMC) and utilities (Chapter 13.04

City of Port Townsend TABLE 17.16.030 Residential Zoning Districts – Bulk, Dimensional and Density Requirements

34 ❖ 2012 Home Improvement

The Port Townsend & Jefferson County Leader

– Continued from page 34

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.

The City also collects recording fees from the applicant for the finaled latecomer document, which is recorded at the Jefferson County Auditor’s office.

Port Townsend Sign Code (PTMC 17.76)

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 National Landmark Historic District, sign designs must be reviewed for compliance with the Historic Preservation guidelines prior to issuance (see “Design Review” earlier in this chapter, page 31). The HPC has adopted approved fonts and colors. If they’re used on the sign, DSD may issue a permit with Administrative 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. For monument and projecting signs, add $50 for building review.Administrative HPC design review is $33, and HPC 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 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.

Figure 502.1(5) “Building height” means the vertical distance from the average natural (preexisting) grade to the highest point of the coping of a flat roof or the deck line of a mansard roof or the average height of the highest gable of a pitched or hipped roof.

The Port Townsend & Jefferson County Leader

In 2010, after 3 years of public process the Sign Code was amended. One of the biggest changes is about sandwich board signs. They are only allowed on Water Street or Lawrence Street if the business does not have a street window display fronting on Water Street or Lawrence Street. Sandwich boards are therefore allowed for Historic District businesses on upper stories, in lower levels, behind other businesses and not located on Water Street or Lawrence Street. This reverts back to the original purpose of sandwich board signs, which is to provide advertising for businesses not located on these main streets. Sandwich boards need up-to-date liability insurance, proper construction and maintenance, and HPC and sign permit approval.

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, between Benedict Street and Decatur Street. Such signs shall be limited to 30’ in width and 24” in height 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 community announcement sign permit is required for all banner signs. Call Peach Stebbins at 360-379-5047 to apply. First time banner is $188 and $163 for a repeat banner.

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 right-of-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 code. Among these are parking lot identification signs, real estate signs, garage sale signs, political signs and temporary construction signs (up to 16 sq. ft.).

Examples of prohibited signs include blinking, revolving or flashing signs; single-pole signs; roof-mounted 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, or call Suzanne Wassmer at 360-385-0644.

Temporary Use Permits (PTMC 17.60)

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 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, Port Townsend business license, Washington State Retail Sales Tax Number, and Jefferson County Health Department permit where applicable for food / beverage services.

A temporary use permit may be used for 6 months, with a possible two-month extension.

Fee is $89 for the first year and $48 subsequently.

“Grandfathered” Non-conforming Buildings (PTMC 17.88)

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. They do not conform to height limits, lot coverage or other pro-

visions 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” Non-conforming Uses (PTMC 17.88)

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 it is housed. A hotel or auto repair garage in a resi– Continued on page 36

Pre-approved Deer Fence Design The deer fence shown below may be built in all residential zones without a building permit, if it is constructed consistent with the dimensions and materials indicated.

CHANGES IN DESIGN/MATERIALS/DIMENSIONS WILL REQUIRE A BUILDING PERMIT IF THE FENCE EXCEEDS SIX (6) FEET IN HEIGHT. Fences may be placed on property lines if the property owner can verify the true property line locations. Temporary deer fences (with temporary stakes) do not require building permits.

2 inch x 6 inch pressure-treated

Wire in-fill (“hog wire” type) minimum 3-inch openings

top and bottom rails

8 foot Maximum Height.

If any

portion of

the fence

exceeds 6

feet, a

building permit is

required.

4 inch x 4 inch pressure-treated posts

8 feet maximum post spacing

Min. 18”

Min. 8” (Hole diameter)

Concrete post holes, Minimum 8 inches in diameter, Minimum 18 inches deep If you have any questions, prior to building a fence please contact the City of Port Townsend Development Services Department staff at (360) 379‐5095, or visit our office at 250 Madison Street Suite 3, Port Townsend, WA 98368 Monday through Friday 8 AM–5 PM.

Created on 2/4/2011 Revised: _______________

2012 Home Improvement ❖ 35

– Continued from page 35

dential 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 (PTMC 17.86)

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

2. The variance is necessary because of special circumstances relating to the size, shape,

topography, location or surroundings of the subject property, to provide it with use rights and privileges permitted to other properties in the vicinity and in the zoning district.

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

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

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

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

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

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

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

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

Variance applications are available at the Port Townsend Development Services Department (DSD). Completed applications are submitted to DSD after a mandatory pre-application conference. City staff makes a determination of completeness within 28 days of submittal. Once an application is deemed complete, a final decision will be made within 120 days. Public notice is required. The applicant will receive a draft recommendation prepared by DSD staff prior to the open-record hearing. At the hearing, city staff will make a recommendation to the Hearings Examiner to grant or deny the application.

The Hearings Examiner will make a final decision on the application. The Hearings Examiner

may also place conditions on the variance to minimize adverse impacts on neighboring properties.

Some minor variance applications may be handled administratively without a public hearing. A minor variance would permit one of the following: A. up to 5% below the minimum lot size or lot width for infill development; B. up to 5% below the minimum lot area for PUDs; C. up to 20% of one setback in residential zoning districts.

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 (PTMC 17.84)

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 2. The conditional use will be served by ade-

City of Port Townsend

New Land Use Fees for 2012 On December 19, 2011, City Council approved a new fee schedule for development services.

The fees reflect the actual cost in staff time and hearing examiner services to process land use applications. A list of fees is available on the city’s website, www.cityofpt.us. From the home page, go to City Hall, Departments, Development Services Department, Fee Schedule.

Key changes can be summarized as follows: 1. The fee schedule reflects a “base fee” for Development Services staff review. Applicants will be notified if processing time exceeds the base fee at which time applicants will be billed for staff time at a rate of $50/hour.

2. CITY ENGINEERING STAFF REVIEW of land use projects will now be billed at $50/hour.

Applicants may request an estimate of their review fee.

3. CAMs (Customer Assistance Meetings) will now incur a $100 fee for two hours of staff time; $50/hour will be charged for over two hours. One half of the base fee ($50) may be credited to a subsequent, associated pre-application/land use application if submitted within the 12 months of the CAM. These new fees will help us continue to provide building and development services to our citizens.

A copy of the complete fee schedule is available on request.

quate 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. In order to maintain the conditional use permit, the use must not be abandoned for over one year (PTMC 17.84.140).

Planned Unit Developments (PTMC 17.32)

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

Fees are subject to change.Verify with staff prior to submitting an application.

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36 ❖ 2012 Home Improvement

The Port Townsend & Jefferson County Leader

– Continued from page 36

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.

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 20.04 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 Chapter 20.01.

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 four trees defined as “hazard trees” (documentation from a qualified tree professional may be required); • The removal of trees associated with an approved building permit or other project permit issued by DSD, however some projects (e.g. multi-family and commercial) are still subject to minimum tree conservation standards; • Tree removal that meets the definition of

The Go-to Place to Find Out More The Department of Community Development now offers a Watershed Stewardship Resource Center to help property owners, development professionals and interested citizens learn more about zoning, regulations, permit requirements and alternative options for land use and building activities in Jefferson County. Many customers come looking to better understand what critical area, shoreline and stormwater issues they’ll need to address as they begin planning their project.

The Resource Center is open during department business hours for self-guided browsing and research and provides a scheduled Coaching Service when staff is available to help answer questions.

The Resource Center also promotes low impact development (LID) strategies for managing stormwater run-off to eliminate pollution entering our local waters. Whether used to satisfy the prescriptive standards for a new build or remodel, as a voluntary retrofit for an existing stormwater system, or simply to beautify the landscape, customers can explore LID options such as: • Rain Gardens & Bioretention • Rainwater Catchment • Permeable Pavement

• Green Roofs • Minimal Excavation Foundations • Site Planning & Design

At the Resource Center customers will find a growing collection of informational hand-outs and reference materials, a collection of educational art posters, and computer research stations for GIS mapping and links to hundreds of other web resources. As a work in progress, the Center will see more improvements the coming months including cross-section models to show how LID techniques work and an LID demonstration garden to showcase alternative building materials and installations. Customers can also get connected with experts and related programs from partner organizations about tax incentive options, long-term land management planning, and local opportunities for more in-depth training.

Visit: Castle Hill Mall, 621 Sheridan Street, Port Townsend, WA 98368 Contact: 360.379.4450 | WSRC@co.jefferson.wa.us http://tinyurl.com/WSRC-JeffCo

The Port Townsend & Jefferson County Leader

“tree thinning” on vacant land requires a written exemption.

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.

Whenever trees are approved to be removed within a public right-of-way, 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.

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 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.

Site-specific 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 360-379-5095.

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

2012 Home Improvement ❖ 37

Port Townsend Single Family Residential Building Permits

Jefferson County Single Family Residential Building Permits

Value of New Construction

Looking for a local home loan expert?

1998 53

49

1999 52

Look no further.

1998 207 84

69

1999 185

74

Place to Bank for 9116 years!* 2000 54 2000 196 2001 61

77

2002 63

81

home loan expert? further.

2003 78

84

2004 93

76

2005 65

70

2006 62

97

2007 46

46

2008 35

2002 182

49

2003 191

57

125

Sheri Shirk■- Port Townsend/ Kitsap ■ New Additions/Alterations

$61.26 M

1999

$60.56 M

2000

$61.18 M

2001

$59.70 M

2002

$59.38 M

2003

1998

$148.76 M

1999

$169.75 M

2000

$171.59 M

2001

$186.84 M

$73.33 M

2002

$200.68 M

2004

$97.45 M

2003

$243.08 M

2004

$339.73 M

2005

$412.51 M

2006

$392.97 M

2007

$281.00 M

2008

$199.74 M

2009

$140.98 M

2010

$130.99 M

2011

$134.28 M

2004 256

50

2005

$118.73 M

2005 256

50

2006

$109.86 M

2007

$88.71 M

2008

$73.36 M

2006 220

48 39

$56.23 MKitsap Sheri Shirk - Port Townsend/

2009

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$35.21 M NMLS 378051 c/360-912-2044 $31.69 M sheri.shirk@ourfirstfed.com

2010

2009 73

123

2011 20

47

Julie Myers Sequim 2008 111- Port Angeles/ 45

72

2010 28

2001 186

2007 208 67

2009 39

61

1998

Value of Real Estate Transactions

2011

■ New ■ Additions/Alterations

NMLS 378051

Source: City of Port Townsend

Source: Jefferson County Department of Community Development. Does not include modular homes or manufactured/mobile homes.

Source: Jefferson County Treasurer’s Office

Source: Jefferson County Assessor’s Office

Julie Myers - Port Angeles/ Sequim

Julie Myers - Port Angeles/ Sequim

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