Home&gardengreenedition

Real estate 4 Gardening 14 Shorelines 18 Building codes 29

Supplement to the Feb. 22, 2017 edition of the Port Townsend & Jefferson County Leader

Jefferson county

Recycle list At the curb or at the recycle station

Call 360-385-9160 or visit www.jeffersoncountysolidwaste.com

SORT THESE RECYCLABLES MIXED PAPER

PLASTIC & CANS

GLASS

mail, catalogs, mixed paper, newspaper, paper bags, magazines, phone books plastic tubs: dairy, margarine, salsa, etc.

buckets (limit of 3)

paper boxes from cereal, shoes, eggs, toothpaste, etc.

clear brown and green glass bottles & jars no blue glass/ no lids; labels OK

UNWAXED CARDBOARD

Flatten Curbside service: bindle & tie

metal cans (no loose lids)

aluminum cans

Prep for all plastic, cans & glass: rinse and empty Prevent contamination: all items in bins must be loose - no items in plastic bags, paper bags or boxes - no food

plant pots (rigid plastic only, 12� max)

bottles & jugs

DID YOU KNOW? Curbside recycle service is available in unincorporated areas of E. Jefferson County. City residents and businesses receive curbside recycle service at no additional fee. Sign up with Olympic Disposal: 800-422-7854.

THESE GO IN THE TRASH ANY of these will contaminate All the recycled glass in the bin!

plastic lids & caps

crinkly plastic

clam shell containers

plastic bags*

deli containers

ceramics

light bulbs

Pyrex glass

window glass

blue glass

metal lids

Miscellaneous paper & plastic: food-contaminated paper juice cartons milk cartons pet food bags Tetra-paks waxed cardboard plastic silverware, cups and lids used paper coffee cups

*Recycle dry, uncontaminated plastic bags at QFC and Safeway grocers.

2

The Port Townsend & Jefferson County Leader

Index to Advertisers AAUW 20th Annual Kitchen Tour ........................ 5

Moving Earth ..................................................... 3

Aquor Water Systems ....................................... 17

Northwest Water Wellness ............................... 23

Ben's Heating Service Inc. ................................ 13

One Man and a Mower ..................................... 21

Blue Heron Construction .................................. 28

Pacific Inspection Services................................ 21

Carls Building Supply ....................................... 13

Peninsula Credit Union ..................................... 19

Carl's Building Supply ...................................... 17

Peninsula Floors & Furnishings......................... 23

Chimacum Corner Farmstand ........................... 13

Peninsula Paint Center ....................................... 7

Coldwell Banker Best Homes .............................. 5

Penny Creek Quarry .......................................... 12

Real estate trends upward

Coldwell Banker Nikki Casal................................ 9

Port Townsend Muffler & Fabrication ............... 27

Coxen Design & Construction ........................... 23

Power Trip Energy Corp..................................... 15

41 years with a tool belt

10

Dana Pointe Interiors Inc. ................................... 9

Printery Communications................................. 23

Gardening with ‘masters’

14

Eco-Logic Land Clearing ................................... 19

Quality Landscapes .......................................... 23

County has shoreline tool

18

First Federal ..................................................... 13

Reed Electrical.................................................. 27

First Security Bank ........................................... 17

San Juan Villa ................................................... 27

Tradespeople can find jobs

20

Fox Draperies ................................................... 12

Shold Landscaping ........................................... 25

Keep your project on track

22

Frederickson Electric .......................................... 5

Short's Family Farm.......................................... 27

G. Little Construction.......................................... 9

Solution Building Inc. ....................................... 25

Construction statistics

24

Greenpod ......................................................... 21

SOS Printing ..................................................... 25

‘Home Show’ offers ideas

26

Habitat for Humanity ....................................... 21

Strait Floors, Inc ............................................... 27

Learn rules of the roost

28

Hadlock Building Supply .................................. 11

Studio STL ........................................................ 25

Henery Hardware ............................................. 15

Sunshine Propane ............................................ 44

2017 Building Codes

29

Jefferson County Home Builders Association .... 11

Sustainable Garden Design .............................. 27

Jefferson County Public Works............................ 2

Terrapin Architecture........................................ 27

Jefferson County PUD ....................................... 19

Terry's Lock & Safe............................................ 27

The Leader ................................................. 12, 17

Whidbey Gardening Workshop......................... 17

4

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“People are not moving here for a job, they are moving for retirement.”

STEVE KRAGHT BROKER

JOHN L. SCOTT, PORT TOWNSEND

Port Townsend’s Uptown District continually ranks high as a place where newcomers want to live. Vacant lots are few, and property prices – when homes do come on the market – are not inexpensive. Leader file photo

Real estate sales trend upward Low inventory drives market PATRICK J. SULLIVAN PSULLIVAN@PTLEADER.COM

The real estate market in Jefferson County in the past year turned the corner from being an improving market to being a good market, at least for sellers.

The median closed-sale price for single-family homes topped $300,000 for the first time since 2007, the year the local market’s downward plunge began.

Real estate professionals expect the upward trend to continue in 2017, although 4

inventory remains low and much depends on economics beyond local control.

“The market was definitely up in 2016, and I don’t see it letting off in 2017,” said Val Schindler, owner and designated broker of Windermere Hood Canal in Brinnon. “I called clients at the beginning of 2016 who had waterfront properties that hadn’t sold. I advised them to put their properties back on the market, and they sold quickly. It was finally the turnaround we’ve been waiting for.”

According to one analysis,

home sales in the Brinnon area rose 43 percent in 2016, compared to 39 percent on Marrowstone Island, 22 percent in Quilcene and 13 percent in Port Townsend.

Richard Hild, a managing broker with John L. Scott in Port Townsend, has been in the real estate business since 1975, and has worked here since 1989. “I think 2017 will be a repeat and better than 2016. I’ve geared up for that.”

A lot has changed in the past few years, thanks to an improved national economy, which has renewed people’s drive to move to Port Townsend and Port Ludlow – both communities

have gained national attention as a hot spot for active retirees – and elsewhere in East Jefferson County.

LOW INVENTORY Housing inventory, however, remains low, which tends to drive prices up and make it a so-called “seller’s market.”

Many properties that had emerged through foreclosure, or otherwise had been sitting on the market, sold in 2016.

“We don’t have the inventory.

It’s been real frustrating for our buyers because there is just not a lot out there,” said Jan Garing, a broker with Windermere Port Townsend since 1998. “The

listings that have been sitting on the market got offers on them.”

Full-price or multiple offers are not uncommon, Garing noted, although she encourages buyers not to offer more than the asking price. Property appraisals are matching up well, she noted, and any time of year seems to be a good time to sell.

“Our prices aren’t going up that fast,” Garing said. “Prices are ticking up. I’m really happy that it’s not like it was during the bubble,” when prices rose so quickly.”

Many property owners in 2008-2012 put their homes in

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The Port Townsend & Jefferson County Leader

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AUW/UWF

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Kitchen Tour Saturday, April 22, 10am - 4pm

“Kitchens Bay to Bay,” a tour of 8 outstanding and inspiring kitchens in Kala Pt/Woodland Hills and Discovery Bay areas. Start at the Kala Pt Clubhouse, 310 Sailview Drive for passports, raffle tickets, design seminars, and refreshments.

Tickets $20 in advance, $25 day of Tickets sold at Chimacum Corner Farmstand, Dana Pointe Interiors, Green Eyeshade, Kitchen and Bath Studio, Over the Fence, Quimper Mercantile, and What’s Cookin’. Tickets also available at Kala Point Clubhouse on day of tour.

Information: aauwpt.org, or “Port Townsend Kitchen Tour” on Facebook.

Anyone interested in supporting AAUW/UWF’s scholarships and education programs but not into buying a ticket may send a check made out to “UWF Kitchen Tour Donation” to UWF, P.O. Box 644, Port Townsend, WA 98368.

UWF of East Jefferson County is a non-profit 501(c)(3) organization.

Now is a great time!

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B ELECEsT VOTE

D

JeffersTonRICIAN County

5

Be prepared ADVICE FOR BUYERS Find a real estate agent whom you are comfortable dealing with; check references and meet with a few agents until you find one you like.

It can be a mistake for buyers to work on their own by calling the listing agents directly. Commit to an agent who represents you, and you should get better service.

Be ready to make a decision, and that starts with having pre-approved financing. The market is such that if you find the home you want but don’t have your financing in order, the property could sell before you’ve gone through the weeks-long financing process.

Owning a home on the waterfront in Jefferson County, including this no-bank property on Port Ludlow Bay, is the desire of many newcomers. Location is generally a buyer’s top criteria, said Karen Best, owner/broker at Coldwell Banker Best Homes, with offices in Port Ludlow and downtown Port Townsend. Photo by Patrick Sullivan

Wide selection of neighborhoods { CONTINUED FROM

PAGE 4 }

the rental market because sale prices and demand were low. As the sales market has improved, the homes were back on the market, making the rental market extremely tight in all price ranges.

“The rental market has low inventory, and the [rental] price increase has been more substantial than real estate prices,” said Steve Kraght, a broker at John L. Scott Real Estate in Port Townsend and president of the Jefferson County Association of Realtors. He’s lived here for 20 years.

Market conditions change, but starting in 2017 Kraght believes that financing has begun to loosen a bit, with lower downpayment options. There has been a little uptick in interest rates, but not enough to be a deterrent, so far.

“We are continuing to see more programs opening up, and lenders having more options for buyers,” Kraght noted.

6

Many are looking for privacy, but NEIGHBORHOOD CHOICES Location is typically a buyer’s not necessarily the maintenance No. 1 priority, followed by price that goes with a 5-acre property, said Karen Best, owner/broker point and property condition.

Many real estate agents take at Coldwell Banker Best Homes, prospective buyers on tours with offices in Port Ludlow and around the city and/or county, downtown Port Townsend.

The “sweet comparing such spot” for the places as Kala customer base Point (bigger lots, in Port Ludlow more trees) with is $300,000Cape George $450,000, Best (western view, said. In January great marina), or 2017, Best sold Port Ludlow (golf two homes in the course, marina, $1 million range closer to Kitsap – both properties County jobs had been on and and amenities) VAL SCHINDLER off the market with Port OWNER/DESIGNATED BROKER over the past Townsend (good WINDERMERE HOOD CANAL five years. That walkability, may seem like c u l t u r a l a lot of money here, but a soactivities, restaurants).

Some buyers like a sense called “starter home” in many of uniformity that comes from Seattle neighborhoods pushes the Kala Point, Port Ludlow or $600,000 range, she noted.

Waterfront remains the hot Cape George, where there are covenants, conditions and commodity in Brinnon and restrictions (CCRs) in place. Quilcene, from cabins to homes.

“The market was definitely up in 2016, and I don’t see it letting off in 2017.”

Schindler did see a “sweet spot” for sales in the $300,000$400,000 range. “Once you got above $500,000, sales lagged a bit,” she said. “I’m hoping to get beyond that in 2017 and see more properties sell at the high end.”

People are attracted to the Brinnon area for the “lifestyle of a rural community, and the environment and beauty of Hood Canal and the Olympics,” Schindler said. Also, she said the area has the best selection of homes in the “modest” price range, with most of the buyers fitting the “retiree” label.

Most of the closed sales in East Jefferson last year were in the $250,000-$350,000 range.

There are simply fewer buyers in the $500,000-plus range, Kraght noted.

The trend Best sees in Port Ludlow is buyers who want mainlevel living. She finds that in the Port Townsend market, which includes Kala Point, buyers are

{ CONTINUED ON

ADVICE FOR SELLERS Outside: Curb appeal is important. Many people make up their minds when they pull up to the house. Landscaping is not as key as window trim, gutters and paint.

Inside: Take a photo of your home the way it is and take a good look at it. Do you really like what you see? Most of us live with too much stuff, so you need to reduce the clutter. This means no family photos, unique artwork or travel mementos. Less is more, allowing the buyer to picture the home with their own furniture, photos and knick-knacks.

When ready to list your home, be wise about your starting price point. A potential buyer’s Internet search will reveal if the asking price has been reduced, and that could cause the buyer to think it could decline even further.

PAGE 8 } The Port Townsend & Jefferson County Leader

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Port Ludlow Associates had a good year in 2016 selling its newest residential development, called “The Cove.” Construction continues in 2017 on the homes at the end of Port Ludlow Bay, across from the Village Center. Photo by Patrick Sullivan

Most buyers are from baby boomer generation { CONTINUED FROM

PAGE 6 }

willing to look at homes with the master bedroom on an upper floor.

PORT TOWNSEND Port Townsend continues to be a magnet, particularly the Uptown District, which fills the desire for “walkability,” Kraght noted.

“The Port Townsend market is a move-in-ready market,” Kraght said. “You see those properties move a little quicker.”

Uptown prices, however, are not for everyone.

“I have buyers who want to be in the Uptown area, and when they hear the prices, they are willing to look in the county where you can get more for your money,” Garing said.

“Houses, Uptown houses, are 8

“We don’t have the inventory. It’s been real frustrating for our buyers because there is just not a lot out there.”

JAN GARING BROKER

WINDERMERE PORT TOWNSEND

a very hot commodity,” Hild said.

“That’s where people want to be.

You also have the county. People are buying houses in the county.

It’s across the board, people buying houses.”

Port Townsend’s attraction is much more than just the scenic

beauty, architecture and sense of community. It’s about the people, Hild said.

“You have a very high level of education here, and conversations with people are fun,” Hild said.

Kraght observed, “Port Townsend is a very friendly town.

I hear that pretty consistently.

We’re a town of 9,000 with culture, and that’s pretty hard to find. We have great restaurants. We have a lot of stuff for retirees to do. It’s a very deep cultural town, with a lot of interesting people.”

CLIENT BASE There are many reasons people are moving here, real estate agents said, but rarely do they include employment opportunity.

The natural environment and temperate climate are mentioned often, along with a desire to exit places with extreme weather,

heavy traffic and higher crime rates.

Most buyers tend to arrive with cash or financing in place and ready to make a decision.

“You have people coming here who accumulated money someplace else, who now fuel the economy here,” Hild noted.

“People are not moving here for a job, they are moving for retirement,” Kraght said. “You don’t find many families moving here for a job. Most of the families with kids I work with are already here and are upgrading.”

Property taxes do not seem to be much of a concern, because most people are moving here from places with higher taxes, Best said. She had a customer who recently backed away from a certain area because of a perceived lack of public support for the school system, and bumpy

city streets led another customer to look for property outside the city limits.

Buyers interested in Port Ludlow do inquire about medical services, emergency medical services and access to a grocery store, Best said. She touts Port Ludlow’s sense of community, intimate natural beauty and resort amenities.

The majority of Best’s clients are of the baby boomer generation. No longer are the majority of buyers from California or Texas, she said. “There’s a migration westward” as people consider climate, urban density and other factors. “The lifestyle here is simply less hectic. Many people who live here take for granted that this is a special place. We’re going to continue to attract people who want to be part of it.”

The Port Townsend & Jefferson County Leader

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41 years of wearing a tool belt General contractor Michael Coxen knows his way around a job site PATRICK J. SULLIVAN PSULLIVAN@PTLEADER.COM

When it comes to building contractors with experience in Port Townsend, Michael Coxen has seen more than his share of foundations.

“I’ve been wearing a tool belt for 41 years,” said Coxen, 58.

“I don’t think there’s another contractor here who’s been at it this long and is still wearing a tool belt.”

Coxen went to work in the building trades in 1976, immediately after graduating from high school in Oregon.

He moved to Jefferson County in 1980, initially to work in the boatbuilding industry.

He switched to the construction industry and, apart from a few years spent working on high-rises in Seattle, he’s been building and remodeling homes in Port Townsend for 36 years.

He’s been in business for himself most of those years, operating as Coxen Design & Construction. All of his new construction are custom homes.

“I’ve never built a spec home,” he noted.

Throughout his years here, he’s ridden the waves of boom and recession.

“A few years ago, my phone wasn’t ringing very often,” he said. “But even during the downturn, I had plenty of work.”

Since last year, the construction industry has picked up considerably in Port Townsend and Jefferson County. The Jefferson County Home Builders Association reports that contractors are having trouble finding enough carpenters and painters.

“Everybody is busy,” Coxen said. “You know things are picking up when you start seeing contractors show up that you’ve never seen before.”

Coxen likes being a general contractor because it allows him to “pick who I work with,” which includes selecting subcontractors. His crew includes his son, Christian Coxen, Chino Lewis and Lance Kruse.

BEING TRANSPARENT In terms of advice for some10

Michael Coxen has been building custom homes in Port Townsend for 36 years. Still a general contractor, he wears a tool belt daily. Photo by Patrick Sullivan

one looking to choose a general who asks for a big deposit up contractor, Coxen said it’s im- front, before any work is done, portant to “ask around” for the he said. Personally, he does not builder’s local track record and bill a client until after his first local references. month on the job. However, he “In a small town, reputation does seek advance payments to is everything,” he noted. “We cover subcontractors who have are fortunate in Port Townsend up-front material costs. to have a lot of good, skilled “Being transparent with the contractors and a lot of crafts- money is important,” he said. “I men.” open my books A reputation when the client gained through is invoiced.” the proverWhether bial “word of a client has mouth” works deep or shalwell for Coxen, low financial he said. Clients pockets, a conlooking for a tractor should general conprovide accutractor need to rate and upperform their to-date cost due diligence breakdowns reMICHAEL COXEN and “interview garding materiGENERAL CONTRACTOR a few builders als. A project and pick one architect and you think you a general concan work with for six or 12 tractor should give advice, but months,” he said. the buck stops at the customer.

The same goes for a con“People want what they tractor, he noted, who may de- want,” Coxen said, including cide a client is not the right fit. changes made along the way.

“I’d rather it be a happy “It’s not a problem if they’re ending for all concerned.” willing to pay the extra in the Be wary of any contractor end.”

“People always ask about the schedule.

The schedule is to build your home the right way.”

BUILDING TRENDS Coxen has seen trends come and go, both in customer requests and contractor ideas.

Presently, it seems “everyone is after energy efficiency.” It often costs more money up front for construction, with the benefit being a long-term return on investment.

There’s also a shift toward smaller homes, perhaps in line with Jefferson County’s predominant demographic of retirees or near-retirees.

“The people who think how they want to live are opting to build smaller,” he said, which could be an 800-square-foot cottage or a 1,200-squarefoot, single-level home that’s set up for residents to age in place.

Among the many changes Coxen has seen in the Port Townsend construction marketplace, the most significant is the cost and availability of building lots. According to vacant lot/land prices posted as of Feb. 1, building sites in Port Townsend range from $55,000 to $319,000; many were in the $150,000 range.

“If you can afford to get a

lot, you may not have much money to build,” he quipped.

Thirty years or even 20 years ago, the real estate market here included plenty of older homes that could be obtained at a reasonable price and improved with the owner’s own sweat equity.

“Most of those properties seem to be gone,” he noted.

Undertaking renovation or remodeling of a true Victorianera home would not be his favorite project, he noted, simply because of the time and cost required.

PROPER SCHEDULING Establishing a construction schedule and maintaining that schedule are important but not always simple. The first step, however, is easy.

“I tell clients that when they have the property, have financing in place and have a permit in hand, your house is half finished.”

It’s typical to have as many as six subcontractors working on a job site, and that affects overall scheduling because

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The Port Townsend & Jefferson County Leader

GARDEN GRAND RE-OPENING EVENT MARCH 4TH

THE gardEn sHoP aT Hadlock BUilding sUPPlY

doors open Feburany 25th! We are excited to announce Bob logue has joined our staff. Bob brings with him a wealth of knowledge. Watch facebook for class offerings!

HOT DOGS! PRIZES! REFRESHMENTS!

EvErgrain dEcking on salE! Visit us at the Home & landscaping show at Blue Heron on Feb. 25 and get a deal!

Jefferson County home Builders association

Building services Builders

www.JeffCohomeBuilders.com

Blue Heron Construction G. Little Construction Habitat For Humanity Heart & Soul Wood Craft Hulbert Custom Construction JDG Construction, Inc. L.D. Richert Custom Homes Morgan Steel & Metal Works Nieman Construction Company, Inc Stapf Construction Inc Sustainable Structures NW, llc Wallyworks Enterprises Ltd. Warren Enterprises Construction, llc Westharbor Homes

PO Box 718, PT 1210 W Sims Way, PT PO BOX 658, PT 1240 Sims Way #247, PT PO Box 1792, PT PO BOX 2073 ,PT 2409 Sims Way, PT 170 NW Beaver Ridge Ln., Poulsbo Po Box 846, Q 211 S Jacob Miller Rd., PT 1322 Washington St. # 312, PT 1037 Lawrence St., PT 624 Larson Lake Rd., Chimacum 70 Breaker Ln., PL

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Edensaw Woods, Ltd. Henery Hardware, Inc. Hadlock Building Supply

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Northwest Building Supplies

215 W. Patison St., PH

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eleCtriCal ContraCtors & solar installers Cascade Electric & Vac. Inc. Frederickson Electric, Inc. Power Trip Energy Corporation

PO BOX 369, PH PO Box 2108, PT 83 Denny Ave., PT

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Bernt Ericsen Excavating, Inc. Cotton Redi-Mix/Shold Excavating Seton Construction, Inc.

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Mc Crorie Carpet One Peninsula Floor Coverings, Inc.

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Homer Smith Insurance

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Shold Landscaping Products

1615 W. Sims Way, PT

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First Federal 1st Security Bank Evergreen Home Loans New American Funding

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PT Shipwrights Co-op

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Marketech International

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Sunshine Propane

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Kala Point Village Association

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Kitsap Garage Door Co. Carl’s Building Supply, Inc. Groves & Co., Inc

7745 NW Eldorado Blvd., Bremerton (360) 692-0849 10733 Rhody Dr., Chimacum (360) 385-2111 11084 Rhody. Dr., PH (360) 385-6282

exCavation/ road work/ ConCrete

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mortgage & Banking serviCes

marine & shipwright serviCes preCision maChining serviCes propane & heating installation property management

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2017 Home & Garden Magazine Published in the Feb. 22, 2017 edition of The Port Townsend & Jefferson County Leader PUBLISHER Lloyd Mullen

COVER PHOTO Nicholas Johnson

SPECIAL SECTION EDITOR Patrick J. Sullivan

COPY EDITOR Sunny Parsons

MARKETING Catherine Brewer Jen Clark

CONTACT The Port Townsend & Jefferson County Leader 226 Adams St. Port Townsend, WA 98368.

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Christian Coxen works for his father’s business, Coxen Design & Construction. Photo by Patrick Sullivan

Allow time for job done right { CONTINUED FROM

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those businesspeople are also juggling multiple jobs and waiting for deliveries of materials.

“People always ask about the schedule,” he said. “The schedule is to build your home the right way.”

Weather is also a factor in construction scheduling. A client should never pressure

a contractor to hurry if wood framing has gotten wet, for example. Quality construction means using a moisture meter to ensure that wood framing and subfloors, in particular, are not damp when insulation is added. If wood is damp when insulation and drywall are put in, eventually it leads to drywall “nail pop,” because the moisture seeks a way out, and that way is through the

fastenings.

“I will ask, ‘Do you want a quick-built home or do you want a quality-built home?’”

When it comes to getting started in the contracting business and pleasing your clients, the first step is clear, Coxen said.

“Here’s an easy business plan: just return phone calls and show up on time, and you’ll be a hero.”

The Port Townsend & Jefferson County Leader

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All about soil Topsoil vs. potting soil

Many growing media we call soils are actually soilless mixes of other ingredients.

If you garden or are planning almost any landscaping project, you may face a bewildering array of soil product choices. At best, you are making a considerable ďŹ nancial investment; at worst, if you don’t know the differences among these offerings, you may make a costly mistake.

LABELING Commercial topsoil ranges from native materials removed and trucked from construction sites to manufactured top soils.

Legal deďŹ nitions of topsoil are nonexistent; its sale is regulated only in some localities and then typically only for bagged products.

CONTENTS Topsoil manufactured for sale, rather than removed from another site, typically contain non-soil products. Potting soils may contain fertilizers, bark ďŹ nes and pH adjusters, as well as peat moss, perlite, sand or compost.

BEST USES At the heart of the difference between topsoil and potting soil for most gardeners is where and how you use it.

Simply put, topsoil is intended for spreading on the ground outdoors, whereas potting soil is used in pots or other containers, including raised beds.

Topsoil is intended to meld with the existing soil, whereas potting soils must provide a separate environment for the containers in which they are used. Remember, regular soils or purchased topsoils generally won’t drain well enough and aren’t sufďŹ ciently aerated for container use.

Similarly, reconsider putting potting soil in your regular garden beds, where it would likely dry out too quickly. When potting soil needs replacing, don’t dump it out on the ground; put it in your compost pile.

Source: Jefferson County Home Builders Association The Port Townsend & Jefferson County Leader

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“Gardens are not made by singing ‘Oh, how beautiful,’ and sitting in the shade.”

“THE GLORY

RUDYARD KIPLING OF THE GARDEN”

The Jefferson County chapter of Master Gardeners, trained by Washington State University Extension, host the 21st Secret Garden Tour on Saturday, June 17, 2017 in Port Townsend. Here’s a scene from the 2016 tour, which featured gardens at Kala Point. Leader file photo

Gardening with local ‘masters’ Master Gardeners eager to share K ATIE K OWALSKI AR TS @ PTLEADER . COM

Have you always imagined a flourishing flower garden outside your home, but don’t know where to start?

Or perhaps you’ve been gardening for sometime, and your favorite plant is suddenly struck by a mysterious ailment. Or maybe you’re looking for new ideas and inspiration.

Jefferson County’s Master Gardeners are here to help.

The Washington State University (WSU) Extension Master Gardeners program and the collaborating foundation offer research-based resources for home gardeners, from weekly plant “clinics” to popular events 14

like the Secret Garden Tour.

The weekly plant clinic is one of the best resources for gardeners that Master Gardeners offer, said Bridget Gregg, WSU Master Gardeners program coordinator.

“Anyone from the public can come and bring in their plant-related question,” Gregg said.

The clinic is open 1-4 p.m. every Monday from April 3 through Sept. 25 (except Monday holidays) in the WSU Extension headquarters, Cupola House at Point Hudson in downtown Port Townsend. Certified Master Gardeners are available to answer questions or provide advice, using WSU-based research to give scientifically sound gardening advice, Gregg said.

Plant clinician Sarah Fairbank has been a Master Gardener since 1989, and has been helping Port Townsend gardeners since 2009.

“It’s something that I absolutely love to do,” Fairbank said.

Most gardening concerns she’s encountered are site related, she said.

“If you put the right plant in the right place, you’re going to have success,” she said. And Fairbank is ready to help people learn about plants and the places where they thrive.

People stopping by the clinic should be prepared to respond to as many questions as possible. “We’re not trying to be nosy,” she said. The more the Master Gardeners know about the plant and its environment, the more they can help.

“We make it fun, we make it

interesting,” said Fairbank.

Specific ways the plant clinic can help include: PLANT SALE Every year, the Jefferson County Master Gardener Foundation, a nonprofit organization that works in collaboration with WSU Master Gardeners, hosts a spring plant sale.

This year’s sale is set for 9:30 a.m.1 p.m., Saturday, May 6 at H.J. Carroll County Park, 9884 State Route 19 (Rhody Drive) in Chimacum.

“Master Gardeners are propagating plants right now for the sale,” Gregg said. “Some of these plants come from the Master Gardeners’ private gardens.”

There also is to be a pop-up clinic at

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Master Gardeners give advice PLANT ID, DIAGNOSIS WSU Master Gardeners can help identify unknown plants or diagnose diseases.

A plant clinic is hosted from 1 to 4 p.m. every Monday from April 3 through Sept. 25 (except Monday holidays) at the Cupola House at Point Hudson in downtown Port Townsend.

It’s important that people with questions bring a plant sample, said Bridget Gregg, WSU Extension Master Gardeners program coordinator for Jefferson County. “A fresh sample is really the best thing for us to use.”

For a diagnosis of a plant problem, bring a specimen that shows both the unhealthy and healthy parts of the plant. The cut end of the plant should be in a moist paper towel so it stays fresh.

If you want a plant identified, it’s good to bring as many samples as possible; for example: leaves, branches, stems, bark and a portion of the fruiting or flowering structure.

For weeds, bring the whole thing, roots and all.

ABOVE: “If you put the right plant in the right place, you’re going to have success,” says Master Gardener Sarah Fairbank. Photos by Katie Kowalski RIGHT: Most of the bugs that people find in their gardens, like the ladybug, are beneficial, say Master Gardeners trained

by Washington State University Extension. If you find a bug you’re unsure about, take it (or a photo) to the weekly plant clinic for identification.

INSECTS People also can stop by with bugs.

“We get a lot of people that come in with insects for identification,” Gregg said.

Gardeners are encouraged to bring in insects they think might be a culprit before taking action and trying to spray their plants.

“Ninety percent or more of the bugs that people find are beneficial,” said

Gregg. “We really want to help educate folks not to spray their plants to combat infestations.

“You can be killing the beneficial bugs, and then that can increase your problem.”

Plant clinician Sarah Fairbank noted that insects are one of her favorite things to talk about with gardening folks. “I absolutely love insects,” she said.

GENERAL ADVICE, OPTIONS New to gardening entirely?

Master Gardeners are happy to help get people motivated and ready to dig in the dirt.

“That’s what we’re here for,” Fairbank said. Stop by with landscaping questions, questions about what plants may do well in your area.

Get suggestions for reading material and resources. “Port Townsend Public Library has a fantastic gardening section,” Fairbank said.

In addition to a plant clinic available every Monday, there’s also a clinic at the Chimacum Farmers Market, 10 a.m.-2 p.m., June through October.

If you aren’t able to stop by, ask questions anytime by emailing wsumgplantclinic@gmail. com, which is monitored year-round.

Be sure to include a photo to give some site-specific information. For example, what location is the plant in (i.e., what direction it’s facing, where it’s planted).

It’s helpful to include the species of plant, if known, as well.

Plant clinic a seasonal service in Port Townsend { CONTINUED FROM

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the sale, Gregg said, where people can ask questions about the plants that they’re purchasing.

SECRET GARDEN TOUR Also taking place this summer is the ever popular Secret Garden Tour, which is now in its 21st year.

The community is invited to wander 16

through local gardens and find new and interesting plants, a combination of plants that they would like to have in their garden or just enjoy the scenery.

Each garden is staffed with two or three Master Gardeners to help answer questions, said Gregg.

This year’s tour is 10 a.m.4 p.m., Saturday, June 17.

Tickets are $15 in advance from brownpapertickets.com, or $20 on

event day.

This year’s tour includes Port Townsend gardens in North Beach and Strait of Juan de Fuca neighborhoods.

MORE TO DO, LEARN Other programs include “Growing Groceries’ classes, Master Gardener training and the Yard and Garden Series lectures. Both of these are either full or have already taken place for this

year, but are set to happen again in January/February 2018.

The public is also welcome to attend Master Gardeners Foundation meetings, held 3-4 p.m. the second Thursday of the month at the Tri-Area Community Center, 10 W. Valley Road, Chimacum.

For more information, visit extension.wsu.edu/jefferson/gardening-2 and jcmgf.org.

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New mapping tool for shoreline owners County tech upgrade part of ‘No Net Loss’ measure KIRK BOXLEITNER KBOXLEITNER@PTLEADER.COM

Shoreline property owners should receive more finely tuned guidance on how they can develop their property within the year.

This should come thanks to a new aerial mapping tool that’s set to be deployed as part of the Jefferson County Department of Community Development’s (DCD) “No Net Loss” measure.

Donna Frostholm, associate planner lead and wetland specialist with the Jefferson County DCD, explained that “No Net Loss” is a component of the Shoreline Master Program (SMP), which went into effect on Feb. 21, 2014.

“It’s part of our environmental protections, but it’s also one of three key components that allows development and prioritizes public use of property,” Frostholm said. “‘No Net Loss’ is intended to ensure our waters aren’t degraded, since they’re considered a public benefit.”

Frostholm elaborated that shoreline properties receive one of four designations, on a spectrum from that

Jefferson County is on track in 2017 to implement a new “No Net Loss” component to the Shoreline Master Program. This is a view of Irondale County Park along Port Townsend Bay. Leader file photo

most suited to being natural habitat to that most suited for industrial development.

“This helps guide us in what processes can be used for development,” Frostholm

said. “Certain developments might have different zoning requirements, or require more time or public involvement.”

To that end, Jefferson County is working on an updated mapping tool intended to improve its ability to approximate the limits of shoreline buffers and setbacks, as well as facilitate land use discussions with developers and property owners.

Frostholm joked that Seattle-based software company Esri put geographic information systems (GIS) “on the map,” and estimated that it cost $9,000 to develop the mapping software that’s set to be rolled into the county’s technology upgrades.

Donna Frostholm, associate planner lead and wetland specialist with the Jefferson County Department of Community Development, expects to have a new mapping tool available in 2017 to help define shoreline properties. Photo by Kirk Boxleitner

18

“The intent is not to stop development, but to mitigate it.”

DONNA FROSTHOLM JEFFERSON COUNTY DEPARTMENT OF COMMUNITY DEVELOPMENT

“The county is transitioning from its old system to more commonly used current technology,” said Frostholm, who estimated the transition could take six months. “With better resolution on those aerial photos, we’ll have a much clearer idea of where each jurisdiction begins.

When you can zoom in, it adds detail to the calculations and discussions of options. It yields a much better quality of information.”

Frostholm explained that Esri worked with DCD planning staff to ensure that the new GIS would be fully compatible with the rest of the county’s

technology rollout. As with its current mapping software, DCD promised the public that its new GIS from Esri would also be available for use free of charge.

Although provisions such as “No Net Loss” is intended to hold the line on the state of shoreline health, Frostholm noted that residential development is itself a shoreline management priority.

“The intent is not to stop development, but to mitigate it,” Frostholm said. “For example, let’s say you have a lawfully established house that meets all the old setbacks, but now it’s within the current buffer zone. You could extend the back of the house and add native plants. The code has flexibility.”

While Frostholm has not heard any feedback from other counties specific to Esri and its GIS, she expects that other counties are likely to move toward similar systems.

The Port Townsend & Jefferson County Leader

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Jobs available to experienced tradespeople Contractors may be booked months in advance PATRICK J. SULLIVAN PSULLIVAN@PTLEADER.COM

Chuck Eldridge of Eldridge Construction has been a carpenter and a contractor in Jefferson County since the late 1970s. He’s made it through the thin times, when any job was a good job, and the abundant times, when custom homes were prime business.

The past five years have been slow years in terms of residential construction, but the pendulum seems to have swung.

“There is quite a bit of activity out there right now,” Eldridge said from a construction site in Port Townsend. He added, “We’ve been busy in the county with a lot of jobs.”

JOB TRAINING Lizanne Coker, executive director of Jefferson County Home Builders Association, said there is so much activity, most contractors are now booked months in advance.

That’s good news – except for those people waiting to get their project started, she said. The sad part is the downtime that came with the Great Recession depleted the workforce, Coker said, with companies closing and/or relocating to find work.

At one point in January 2017, Coker said, the association membership had at least 15 job openings for experienced tradespeople.

“We’ve got companies who could take on more work if they had more workers,” Coker said. “Experienced carpenters, electricians, painters – they are all in demand.”

Toward that end, the association is working with several agencies in an attempt to inspire workforce training and apprentice programs aimed at high school students.

“We know there are kids who are not college bound,” Coker said. “There are a lot of jobs open. We don’t have people for them. If we could develop an apprenticeship program, it would be one answer to helping 20

Chuck Eldridge has been a carpenter working in Jefferson County and Port Townsend since the late 1970s. He and Roy Sutherland (background) are building a home in PT, one of many projects booked for his business, Eldridge Construction. Photo by Patrick Sullivan

young people who want to stay here to learn a trade that can keep them here.”

NEW CONSTRUCTION Along with more sales and new construction, there is more permit activity in the pipeline.

The City of Port Townsend, for example, is in the preliminary stages that could lead to 700 new dwelling units in the next few years.

The new residential development in the city limits should include a decent portion of so-called “affordable” residences in the form of multifamily dwellings, according to David Timmons, city manager. It’s possible that some of those dwellings could become available in 2017.

“I do tell people that there are things in the pipeline,” said Jan Garing, a real estate broker with Windermere Port Townsend. “Some people can wait and see what’s going on. A lot of other people have already sold their home and want to be here.”

The permit process, even with city and county staff eager to help, can still take months.

John McDonagh, senior

planner at the City of Port Townsend’s Development Services and Planning Department, encourages the public to simply ask questions, in advance, to help their permit requests along.

He noted there were 80 “customer assistance” meetings in 2016, which are intended to get applicants started in the right direction.

“Those meetings help [staff] identify the easy projects and the ones that have some unique feature that requires more examination,” McDonagh noted.

Patty Charnas, hired in 2016 as the Jefferson County director of community development, said her staff is working to streamline processes to better service customers, especially now that permit activity is picking up.

David Greetham, hired late last year as planning manager, is part of the management team working to improve the county’s permit process, and that includes working closely with the county’s Public Health and Public Works departments.

“We want to use the [staff] capacity we have in the best

Closed sales

Median closed-sale prices, single-family residential, in Port Townsend and Jefferson County 2006 $326,250 2007 $328,500 2008 $299,000 2009 $269,000 2010 $265,000 2011 $238,000 2012 $240,000 2013 $260,000 2014 $260,000 2015 $274,020 2016 $308,000 Source: Northwest Multiple Listing Service way so the people aren’t overworked, so the work is spread evenly and that our customers get a little more sense of predictability with our permit process,” Charnas said.

“We’re getting good feedback, but we know increased demand means we have to have the capacity to meet that demand.”

RAW LAND The process for permits and

bringing utilities to undeveloped parcels, along with the squarefoot cost of construction, had steered people the past few years into buying, not building.

That trend began to shift in 2016.

“Land is finally selling. I sold three times the amount of raw land in 2016 than we did since 2011-2012, which was the bottom of the market,” said Steve Kraght, a broker at John L. Scott Real Estate in Port Townsend and president of the Jefferson County Association of Realtors.

“It is more expensive to buy a piece of land than to build,” Kraght noted. “People want what they want and if they can’t find what they want, they’re building.”

With housing and land prices rising, permit activity accelerating and contractors in demand, it does make some experienced builders cautious.

“My fear of the market is, it’s bounced back really hard, really fast,” said Rich Stapf Jr., who kept his company, Stapf Construction, operating in East Jefferson County when other companies folded. “I’m cautiously optimistic.”

The Port Townsend & Jefferson County Leader

FAQ

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PERMACULTURE WORKSHOPS Have Fun Learning to Live More Sustainably!

City of PT BEEKEEPING Q: Can a beehive be kept in a residential area?

A: Small animal husbandry: the same small scale would apply to a residential use of a beehive (using the honey as a hobby and not a commercial business). If someone keeps bees within the City limits, any code enforcement would be on a case-by-case basis depending on the lot size and the scale. When it approaches a commercial scale, we would need to see if and how it affects the residential character of the neighborhood. A hive kept on a 5,000 square foot lot is going to affect neighbors more than a lot with acreage. When bees are swarming and may swarm into a right-of-way where pedestrians walk by, we have asked owners to put up a sign “warning – bees swarming” to alert pedestrians and anyone else who might unknowingly walk into a swarm.

HOUSE NUMBERING Q: Where do I place house numbers? When am I required to post?

A: The Port Townsend Municipal Code section Chapter 12.16 describes House Numbering.

When someone starts building a house, they need to have the address temporarily posted somehow so the inspector can find them.

Sometimes we give addresses prior to building permits; for example if the power company is going to do their work first.

If there is no activity on the lot, they are not required to post the address.

PTMC 12.16.050 describes placing numbers on the house of contrasting color at least 5 inches high.

This is something the building inspector checks prior to signing off on a final inspection.

PTMC 12.16.050 states that if the figures on the house can’t be easily seen from the street, a second set of figures with numbers at least 3 inches high is required on a post or mailbox at the property line.

The city does not require the fire markers, but there isn’t anything in the City Code to say they can’t be used in addition to the house numbers required by code. (PTMC 12.16) The Port Townsend & Jefferson County Leader

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Do your homework before hiring Real estate agents, builders are held accountable PATRICK J. SULLIVAN PSULLIVAN@PTLEADER.COM

With the real estate market accelerating, it’s a good time to remind buyers and sellers that the Jefferson County Association of Realtors emphasizes ethical business practices, said Steve Kraght, association president.

Washington state allows a real estate agent to represent both buyer and seller, although Kraght said that occurs with him maybe once a year. Typically, the listing agent represents the seller and the buying agent represents the buyer.

Every real estate agent is an independent contractor, even those who work for the same agency. It is unethical for a real estate agent to share confidential information about a client with any other real estate agent, Kraght said.

In terms of advice, for buyers and sellers, Kraght said it’s important to “make sure you have a Realtor you trust because you are going to be making one of the biggest purchases you ever make, and talking about a lot of confidential information.

Remember, the person purchasing the house, it’s always their decision,” he said.

For sellers, Kraght advises, again, to pick an agent you trust.

“You’ve got to have someone that is working in your best interest, and not just focused on the deal and getting a commission,” Kraght said. “A Realtor needs to be focused on the big picture, which is the listing price and getting fair market value, and not caught up in their commission.”

Val Schindler, owner and designated broker of Windermere Real Estate Hood Canal in Brinnon and a prominent association member, echoed that a real estate agent needs to work in his or her client’s best interests.

“To me, it’s always important; no matter where a client is at in their price range, our goal is to service that client,” Schindler said. “A Realtor should not be talking anyone into a sale or a purchase. We’re working in their best interests.”

22

New construction picked up in Port Townsend and Jefferson County during 2016, and that trend could continue in 2017. Whether hiring a general contractor for a major construction project or a subcontractor for a minor remodel, people are advised to do the research. Photo by Patrick Sullivan

Choose wisely when hiring

• Verify contractor registration, licensing • Get three written bids • Don’t pay in full until the job is done When it comes to hiring contractors, the Jefferson County Home Builders Association recommends people check licenses and registration.

“We encourage people to check references, and check to make sure a contractor is licensed and bonded,” said Lizanne Coker, association executive director.

“People should never be in such a hurry that they don’t do some basic checking.”

Interview several qualified, registered contractors/ remodelers and solicit written bids. Evaluate all aspects of the bids, including the scope of work, warranties, references, time frames and price.

If you know what you want done and can clearly

Learn more

Office of the Attorney General atg.wa.gov/safeguardingconsumers TDD users, call 800-833-6384 Consumer Resource Center: 800-551-4636 Better Business Bureau bbb.org 206-431-2222 (Western Washington) State Labor & Industries (L&I) L&I handles complaints explain it, you’re less likely to misunderstand instructions or encounter cost overruns.

Contractors are required to be registered in the state of Washington if they are: doing any work that “adds to or subtracts from real estate”; providing advice or consultation on a construction project; developing residential property or “flipping” houses.

Contractors are not required to be registered if they are providing services such as gutter cleaning, pruning or lawn care, and window washing.

Verify that the contractor

on manufactured home defects, warranties and other homeowner issues. Direct consumer complaints about manufactured homes to 800647-0982. Jefferson County’s “local” L&I office is in Port Angeles: 360-417-2700.

Jefferson County Home Builders Association Port Townsend: 360-821-9688 jeffcohomebuilders.com registration number is current with the Washington State Department of Labor & Industries (L&I). Look for the contractor registration number in advertisements for contractors.

The law requires this number to be included in all advertisements, including business cards and the Yellow Pages.

A registered contractor must maintain a surety bond, and have liability insurance and a Washington business license.

Learn more at contractors.lni.wa.gov.

Washington state does not

require contractors to pass a competency or skills test to become registered (though L&I does test and license electricians and plumbers). Still, it is not legal for anyone to perform work, advertise or submit bids without being a registered contractor, according to L&I. Consider the following when searching for your next contractor.

• Professionals: The definition of an expert is 10,000 hours, which is a minimum of five years of experience.

• Effectiveness: While some handyworkers are focused on their specific trades, experienced contractors understand how a change in one system can affect another and thereby avoid potentially serious mishaps.

• Save money: A job done by a professional who is well trained should save you money in the long run, resulting in a well-built project that stands the test of time.

• Complaint resolution process: Professionals should have clauses in their contracts for complaint resolution process for consumers who believe that their contractor failed to fulfill the contract.

The Port Townsend & Jefferson County Leader

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BUILDING APPLICATION Q: Do you have to have an engineer/architect stamped blueprints?

A: The International Building Code (IBC) is like a cook book for residential development. If you follow the IBC recipe (i.e., if the plans are prescriptive) you can draw up your own plans. If you deviate from the prescriptive, you must have architect/engineer stamp (one set wet stamp, plans one set copy).

DRIVEWAY REQUIREMENTS Q: What are the general requirements for paving a street apron?

A: It cannot be put close to an intersection, but otherwise there is no setback to the neighbor’s property line. They are maximum 20 feet wide (at “straight” part of the driveway, not the flared part where it meets the road). The length depends on the situation; ask the Public Works Department. Needs to be long enough so that any gravel on the property comes off before their wheels get on the street. All driveways have to be paved within the right of way per EDS 6-19.

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From houses to garages to backyard bungalows, construction activity throughout Port Townsend and Jefferson County picked up in 2016. Leader file photo

Statistical improvement Port Townsend Single Family Residential Building Permits 2000

54

2001

61

2002

63

2003

78

2004

93

2005

65

2006

62

2007

46

2008

35

2009

39

2010

28

2011

20

2012

24

2013

32

2014

37

2015

38

2016

58

24

Jefferson County Single Family Residential Building Permits 2000 196

91 77 81 84 76 70

61

46

125 19

75

$200.68 M

2003

$243.08 M $339.73 M

$97.45 M

57

2004 256

50 50

2006 220

48 39 45 36

2010 88 2011 60

2014 91

57

2002

2004

2013 65

49

$59.38 M

49

2012 54

34

$186.84 M

2002

2002 182

2009 73 123

$171.59 M

2001

$73.33 M

2008 111

72

2000

$59.70 M

2003

2007 208 67

$61.18 M

2001

47

2003 191

2015 99 2016 106

28 31 29 32

Value of Real Estate Transactions

2000

2001 186

2005 256 97

Value of New Construction

2005

$118.73 M

2004

2006

$109.86 M

2005

$412.51 M

2007

$88.71 M

2006

$392.97 M

2008

$73.36 M

2007

$281.00 M

2009

$56.23 M

2010

$35.21 M

2008

$199.74 M

2011

$31.69 M

2009

$140.98 M

2010

$130.99 M

2012

$26.87 M

2013

$24.6 M

2011

$134.28 M

2014

$28.4 M

2012

$169.43 M

2015

$27.8 M

2016

$40.6 M

2013

$228.61 M

2014

$235.3 M

2015

$348.4 M

2016

$367.04 M

33 65 26

n New n Additions/Alterations

n New n Additions/Alterations

Source: City of Port Townsend

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

Source: Jefferson County Assessor’s Office

Source: Jefferson County Treasurer’s Office

The Port Townsend & Jefferson County Leader

FAQ

SINCE 1978

Solution

City of PT CONSTRUCTION HOURS Q: When can construction activities occur without violating the city’s noise ordinance?

A: The following sound shall be exempt from the provisions of this chapter between the hours of: • 7 a.m. and 7 p.m. on weekdays (other than holidays); and • 9 a.m. and 7 p.m. on weekends and holidays. “Holidays” are legal holidays as defined by RCW 1.16.050.

1) Sound created by construction activity or equipment, including special construction vehicles (such being any vehicle which is designed and used primarily for grading, paving, earthmoving, and other construction work), and emanating from temporary construction sites; provided, however, that: a) A city construction permit, where required, shall have been issued prior to such construction, and further, the terms of the permit may limit the hours of construction work on commercial and multifamily projects near residential districts to 7 a.m. and 6 p.m. on weekdays (other than holidays); or b) Construction work permitted within city rights-ofway be consistent with the hours specified in the Engineering Design Standards Manual (i.e., prohibited on weekends and holidays with limited exceptions).

2) Sounds originating from residential property relating to temporary projects for the maintenance or repair of homes, grounds or appurtenances, such as created by powered or handoperated equipment, lawnmowers, powered hand tools, hammers, saws, snow removal equipment and composters or composting equipment.

D) Within property zoned M-II(A) (Port of Port Townsend Boat Haven) and M-II(B) (Point Hudson), sound from work done on or associated with recreational, commercial and industrial vessels, floats, barges, or marinerelated works projects, and from commercial and industrial businesses, are exempt from

{ CONTINUED ON

PAGE 27 }

The Port Townsend & Jefferson County Leader

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Shopping for ideas at the ‘Home Show’ Free event showcases products, services PATRICK J. SULLIVAN PSULLIVAN@PTLEADER.COM

Bigger and better is the plan for the 2017 version of the Home & Landscape Show, being organized again this year by the Jefferson County Home Builders Association.

The free event is 9 a.m.-5 p.m., Saturday, Feb. 25 at Blue Heron School, 3939 San Juan Ave. in Port Townsend.

It’s the second year at this larger venue for the show, which includes 35 booths this year.

“We’ve got an impressive list of people and businesses attending this year,” said Lizanne Coker, the association’s executive director. “We’ve got more government booths, a larger accessibility display and more gardening ideas. Our local construction market is booming, and there are a lot of products at our show this year for people who are renovating, updating or moving into a home.”

A wide selection of businesses, vendors, organizations and public entities are to have booths inside the school, offering a look at new products and selfhelp services.

Outside the school, Wilder Auto presents a display of electric hybrid vehicles.

GARDENING Gardening is another popular interest, and some of the local garden-related businesses are again setting up displays.

New at the show this year is a display by Tower Gardens, which uses aeroponics – the same technology NASA uses – to grow plants with only water and nutrients, without dirt.

Roger Short, owner of Short Farms in Center Valley, is the day’s first guest speaker, presenting “Composting 101” at 9 a.m. in the school’s stage area. He talks about the differences between compost, potting soil and top soil, and what is best for trees, landscapes and gardens.

Bill Scott of the Washington State University Extension’s Master Gardeners program talks at 10 a.m. about “Pruning 101,” including how to clean, disinfect and maintain your shears and clippers to prevent cross contamination.

GUEST SPEAKERS In terms of affordable housing, no entity or agency has done more in the area than Habitat for Humanity of East Jefferson County. At 10 a.m., Jamie Maciejewski, Habitat’s executive director, talks about the organization’s plans for 26

The real estate and residential construction market in Port Townsend and Jefferson County looks better in 2017 than it has in at least eight years. The Home & Landscape Show, set for Saturday, Feb. 25 at Blue Heron School (where the event was staged last year), showcases products and businesses.

Leader files photos

2017 Home & Landscape Show

9 a.m.-5 p.m., Saturday, Feb. 25 Blue Heron School, Port Townsend It’s free!

PRESENTATIONS 9 a.m. – Composting 101, Roger Short 10 a.m. – Habitat for Humanity of East Jefferson County 11 a.m. – Pruning 101, WSU Master Gardeners Noon – Project financing, 1st Security Bank 1 p.m. – Solar economics, Power Trip Energy 2 p.m. – Comprehensive plan 101, Patty Charnas 2:30 p.m. – Asbestos update, ORCAA 3:15 p.m. – Home fire safety, East Jefferson Fire Rescue 4 p.m. – Employment options, WorkSource 2017, including new construction in Port Townsend and repairs for homeowners in Brinnon and Quilcene. Learn how Habitat’s homeownership program works and how you can be involved. Those interested in owning a Habitat home, or volunteering to make a family’s dream of homeownership possible, should attend.

The topical subject of project financing is addressed at noon by Terence Fleischer

Lizanne Coker, executive director of the Jefferson County Home Builders Association, at the 2016 show.

of 1st Security Bank. Fleischer reviews several home financing options currently available for home improvements, renovations and custom construction.

At 1 p.m., Andy Cochrane, president of Power Trip Energy, talks about the bottom line of solar economics, providing a summary of different solar technologies before focusing on grid-intertied photovoltaic solar electrical systems, which provide the most advantageous economics at this point. Cochrane also gives a summary of the equipment used in these installations, the amount of energy that can be produced, and price and economic models, including a review of all available incentives.

Patty Charnas, director of the Jefferson County Department of Community Development, gives a

presentation at 2 p.m. on the county’s official comprehensive plan and how it relates to property development.

Beginning at 2:30 p.m., Pinky Ferro Mingo of the Olympic Regional Clean Air Agency (ORCAA) provides information on detecting asbestos in the home, the presence of which is more common than homeowners may think.

Bill Beezley, public information officer with East Jefferson Fire Rescue, gives a talk on fire safety measures for your dwelling. The 3:15 p.m. presentation covers fire safety equipment and systems such as smoke detectors and carbon monoxide detectors, as well as proper usage of fire extinguishers and home escape planning.

Capping the day’s slate of presenters, at 4 p.m., is a representative of the Port Hadlock–based Jefferson County affiliate of WorkSource, a statewide partnership of state, local and nonprofit agencies that provides employment and training services to job seekers and employers. WorkSource is partnering with the Jefferson County Home Builders Association to fill local employment needs. Are you ready for a new career? Know someone thinking about an apprenticeship? Attend to learn how WorkSource can help.

AGING IN PLACE “Aging in place” continues to be a popular topic here, given Jefferson County’s demographic as the oldest population in Washington state, and fiftholdest in the nation. The marketplace has a new level of innovation that ranges from stoves that turn off automatically to oxygen tanks installed so that air hoses are less likely to pose a tripping hazard.

“There are new ways to bring medical equipment into the home and make it as practical as possible,” Coker noted. “Until you have those physical problems, you may not appreciate the need. We’ll have some of that equipment on display.”

HOME BUILDERS The Jefferson County Home Builders Association is a year-round resource, Coker noted. Questions from potential property buyers and builders are welcome.

Economic activity helps businesses that produce and sell building materials and supplies, contractors and subcontractors, and professionals such as architects, engineers, real estate agents, escrow agents, insurance agents, lawyers and accountants, who provide services to home builders, home buyers and remodelers.

Learn more from the Home Builders Association at jeffcohomebuilders.com.

The Port Townsend & Jefferson County Leader

FREQUENTLY ASKED QUESTIONS { CONTINUED FROM

PAGE 25 }

enforcement as provided by the city-port memorandum of agreement dated June 3, 2003 (“city-port MOA”) between the hours of: • Monday through Saturday, between the hours of 7 a.m. and 10 p.m.; and • Sunday and holidays, between the hours of 8 a.m. and 6 p.m. “Holidays” are legal holidays as defined by RCW 1.16.050; The city agrees that it will not enforce the city’s noise ordinance, under either the public disturbance or WAC maximum environmental noise level provisions, for one year after the ordinance is adopted with regard to the above activity within property zoned M-II(A) (Boat Haven) and M-II(B) (Point Hudson). After that time, the noise ordinance will be enforced only if the city-port MOA is terminated.

A copy of the city-port MOA shall be available for public viewing or copying during business hours at the city clerk’s office and the Port of Port Townsend administrative office. (Ord. 3035 § 1, 2010; Ord. 2831 § 1, 2003).

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FAQ Chickens, small animal husbandry in Port Townsend

Chickens are allowed within the Port Townsend city limits as long as there are no complaints about noise (roosters are a problem) or odor. The Jefferson County rules are similar. No chickens are allowed within the Port Ludlow Master Planned Resort zone. Leader file photo

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CHICKENS Q: Can I raise chickens?

A: The City of Port Townsend’s Municipal Code, which is available at cityofpt.us under the “City Hall” category on the main page, contains the following sections: • In PTMC Table 17.16.020, Residential Zoning Districts – Permitted, Conditional and Prohibited Uses, under Agricultural Uses “small animal husbandry, noncommercial” is permitted in all residential zones.

• PTMC 17.08.060 defines “Small animal husbandry (noncommercial) means the raising of small animals for the primary consumption of or used by the occupants of the premises.”

• However, animals must be limited so that they do not create a nuisance. It is not purely a numbers game, so we have not said three chickens are OK but four are too many.

This is a case-by-case call. Our code enforcement is typically complaint-driven.

The “Nuisances” Chapter – 9.08 includes two sections that relate to fowl.

•PTMC 9.08.020.S states that a nuisance can include “the keeping or harboring of any fowl which by frequent habitual crowing or the making of other noises shall annoy or disturb a neighborhood or any considerable number of persons.” Therefore, we do not encourage anyone to keep a rooster, especially if you own a city-sized lot and not acreage.

We have had neighbors complain about roosters, with the result being the roosters had to find another home (which they did out in the Jefferson County)

•PTMC 9.08.040 Keeping livestock and fowl states that whoever shall keep, use or maintain within the city any pen, stable, lot, place or premises in which any hogs, cattle, or fowls may be confined or kept in such manner as to be nauseous, foul or offensive, or as from any cause to be an annoyance to any community, family or person, shall be deemed guilty of a nuisance, and, in conviction, shall be punished according to the provisions of PTMC 1.01.020.

(Ord. 579 § 4, 1895).

Port Townsend Municipal Code PTMC 17.08.060, 17.16.020, 9.08 HORSES & PONIES Can I have a horse on my residential lot? Assuming that there would be some sort of shelter provided for the horse - Per the Residential Use table 17.16.020: “Stables, private and riding” are permitted in R-I but require a CUP in R-II. Zoning Definitions: “Stables, private” means an accessory structure providing shelter for horses, ponies, etc.

Also, be aware of a) super setbacks for barns per 17.16.030 and b) nuisance regulations per 9.08.040 Keeping livestock and fowl.

Whoever shall keep, use or maintain within the city any pen, stable, lot, place or premises in which any hogs, cattle, or fowls may be confined or kept in such manner as to be nauseous, foul or offensive, or as from any cause to be an annoyance to any community, family or person, shall be deemed guilty of a nuisance, and, in conviction, shall be punished according to the provisions of PTMC 1.01.020.

(Ord. 579 § 4, 1895).

The Port Townsend & Jefferson County Leader

The Port Townsend & Jefferson County

2017 Building Codes Chapter 1: Getting Started When is a Building Permit Required?

The City of Port Townsend and Jefferson County have adopted the following codes: 2015 International Building Code - WAC 51-50, 2015 International Residential Code - WAC 51-51, 2015 International Mechanical Code - WAC 51-52, National Fuel Gas Code (NFPA 54) - WAC 51-52, Liquefied Petroleum Gas Code (NFPA 58) - WAC 51-52, 2015 International Fire Code - WAC 51-54A, 2015 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 and IRC require a building permit before constructing, enlarging, altering, repairing, moving, converting or demolishing a structure unless expressly exempted.

Exemptions include: un-heated residential detached, accessory one-story playhouse or tool and storage sheds not for human occupancy less than 200 square feet in floor area and commercial storage sheds less than 120 square feet in floor area; fences up to

seven 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; decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling and do not serve the exit door required by Section R311.4; 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.

NOTE: All residential building permits now require smoke and CO alarms to be installed, or updated to meet or exceed WAC 51-51-0315.

City of Port Townsend

Port Townsend

Code Compliance and Enforcement of Building Code Violations:

Customer Assistance Meetings, PreApplication Conferences and Technical Conferences.

Working without an approved and issued building permit for your project can result in a Stop Work Order and code enforcement action. A Stop Work Order specifies the violation and requires all activity in relation to the violation cease immediately until authorized to proceed. PTMC 1.20.080 Receiving a Stop Work Order may result in double permit fees, daily accrued fines, civil citations, and in addition can result in enhanced daily penalties as set forth under PTMC schedule 1.20.075(F), ranging from $500.00 to $2500.00.

Any person who willfully or knowingly violates or fails to comply with any Stop Work Order or Emergency Order, issued by a director pursuant to this chapter, is guilty of a misdemeanor and upon conviction shall be punished by a fine of not more than $1,000 or imprisoned for not more than 180 days or by both such fine and imprisonment. Each day such violation or failure to comply shall be considered an additional misdemeanor offense. PTMC 1.20.060

Pre-application conferences are required for project applications proposing impervious surfaces of 5,000 square feet or more and/or non-single family structures of 5,000 feet or more and for all projects that require public notice. Staff can provide basic information such as zoning, uses allowed, and a map including topography, approximate location of buildings and utilities, and known critical areas. Applicants need to apply for customer assistance meetings and/or preapplication meetings to obtain detailed development requirements related to their specific projects. Customer Assistance Meetings (CAMs) cost $152 and result in a meeting or teleconference with staff.

Preapplication conferences typically cost $228 and result in a written report signed by the Public Works and Planning Director. The contents of the written report are discussed with the applicant during the preapplication meeting unless the applicant demonstrates to the director it is unneccesary.

Jefferson County

Pre-application conferences are required for all Type II, III, IV and V project applicaContinued next page▼

How to Get More Information CITY OF 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. Appointments for commercial and multi-family projects may be made by calling the front desk at 360-379-5095.

Development Services Department (DSD): LLance Bailey, AICP, Planning Director; (vacant) Building Official – interviews are February 10; Dennis Perkon, Building Inspector/Plan Reviewer; Judy Surber, Planning Manager/Senior Planner; John McDonagh, Senior Planner; Suzanne Wassmer, Land Use Specialist; Katie Quesada, Code Compliance Officer; Abby Siefer, Permit Tech; Haylie Clement, Permit Tech (as of March 1, 2017) Public Works: Ken Clow, P.E. Public Works Director; Dave Peterson, P.E., City Engineer; Samantha Trone, P.E. Assistant City Engineer; Brandon Maxwell, Civil Engineer (Engineer In Training); Scott Studeman, Public Works Inspector Jefferson County: The Department of Community Development at 621 Sheridan St. is open between 9 a.m. and 4:30 p.m. Monday through Thursday (closed between 12 & 1pm); closed on Friday. The phone number is 360-379-4450. Patty Charnas, Director; David Greetham, Planning Manager; Jodi Adams, Office Manager; David Johnson, Associate Planner Lead; Donna Frostholm, Associate Planner Lead; Joel Peterson, Associate Planner Lead; Michelle Farfan, Associate Planner Lead; Anna Bausher, Associate Planner; Emma Bolin, Assistant Planner; Patrick Hopper, Assistant Planner; Jim Coyne, Senior Building Inspector; Jeff Monroe, Building Inspector; Mary Blain, Plans Examiner; Sally Ellis, Permit Technician; Jordan Cawyer, Reception.

Be Sure to Check for Building Code Updates

The information pertaining to building code and permit requirements contained in the 2016 Home and Garden Magazine is current as it goes to press. However, building codes,

The Port Townsend & Jefferson County Leader

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.

This should be read in conjunction with the jurisdiction’s codes. If there are any errors in this document, the code prevails. Fees are based on those in effect at the time of publication. Please double-check fees with the jurisdiction.

Online Permit Information You can also find zoning, building code and permit information online. For the City of Port

Townsend, go to: http://cityofpt.us/dsd. For the Port Townsend Municipal Code (PTMC), go to: http://www.codepublishing.com/wa/porttownsend.html. The City does not accept credit cards for permit payments.

For Jefferson County, go to: http://www.codepublishing.com/WA/JeffersonCounty.

For Jefferson County information and application forms, go to 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 County Permit Center, 621 Sheridan Street. www.lni.wa.gov/tradeslicensing/electrical/feeperminsp/permitinspect

Contents Chapter 1: Getting Started....................29

When is a building permit required?

Customer assistance meetings

Chapter 2: Other Permits ......................30 Chapter 3: Building Permits ..................31

How to apply Building permit fees

Chapter 4: Building Plans .....................31 Chapter 5: Inspections ..........................31 Chapter 6: Certificate of Occupancy .......32 Chapter 7: Smoke Detectors ..................32 Chapter 8: Energy .................................32 Washington State Energy Code Alternatives Energy inspections Chapter 9: Wood Heat ..........................33 Chapter 10: Septic Permits....................34 Chapter 11: Manufactured/Mobile & Modular Homes ...........................34 Chapter 12: Shorelines .........................34 Jurisdiction of the act Shoreline setback Chapter 13: SEPA ..................................35 Critical areas (city) Buffers & setbacks (county) Chapter 14: Subdivisions ......................36 Chapter 15: Easements .........................36 Chapter 16: Jefferson County ................36 Chapter 17: Port Townsend Lots of record .......................................37 Letter to the Assessor...........................37 Description of Zoning Districts .............37 Residential Zoning Districts .................37 Permitted and Conditional Uses ...........37 Overlay Districts ...................................37 Formula Retail and Restaurant Establishments ..................37 Historic Design Review ........................37 Pre-Application Consultation ...............38 HPC Process and Use of Guidelines .......38 Home Occupations ...............................38 Bed & Breakfast Inns and Tourist Homes ...............................39 Setback (Yard) Requirements...............39 How to Determine Building Height ......39 Modulation ..........................................39 Fences and Hedges ..............................39 Lot Coverage and Minimum Lot Requirements ................39 Outbuildings ........................................39 Pert Townsend Engineering Design Standards .................................40 Unopened Streets & Alleys...................40 Private Uses of Right-of-Way ...............40 Parking ................................................41 Latecomer Agreements ........................41 Port Townsend Sign Code .....................41 Temporary Use Perming.......................42 “Grandfathered” Nonconforming Uses .42 Zoning Exceptons .................................42 Variances .............................................42 Conditional Use Permits .......................42 Planned Unit Developments ................43 Appeals................................................43 Tree Cutting in Port Townsend .............43 Chapter 18: Growth Management Act ...43

RED indicates information specific to Jefferson County

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tions, Critical Area stewardship plans, 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?

Port Townsend Depending on the nature and location of the project, other permits may be required in addition to a building permit. Other permits could include: 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.

In order for an application to be complete it must be submitted with a site plan, which indicates the work to be done. A $243 application fee is due at the time of submittal, plus $304 for review of any engineered plans for water, sewer and/or street extensions.

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 a Minor Improvement Permit (MIP) is required.

The minimal fee for an MIP is $240.75 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 30

drainage plans. Additional requirements may be imposed for sites within or near critical areas.

Stormwater: Jefferson County first adopted a Stormwater Management Ordinance on November 4, 1996. The current stormwater management standards are contained in the Jefferson County Code, Sec. 18.30.070. Avoiding impacts related to erosion, sedimentation, and stormwater runoff from land clearing development is vital, consequently all projects require review under this ordinance and many projects will require the use of best management practices as outlined in the WA State Department of Ecology Stormwater Management Manual for Western Washington, 2012 edition, as amended.

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 on private property for the City, and may be required for Jefferson County, including grading, clearing, grubbing, filling, excavating or stockpiling, and tree and vegetation removal. 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. Demolition permits are required for partial demolition when not included in a building permit.

All hazardous materials including asbestos must be abated if disturbed. Abatement permits are required by state law and are issued by the city building department.

Moving Permit: A separate Public Works moving permit (a Minor Improvement Permit) is required to move a house or other building. This application must include a traffic control plan and house moving route.

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

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.

Lot Coverage vs.

Impervious Surface Building Permit applications ask for the square footage and the percentage of lot coverage, and impervious surface.

This seems to be a topic of confusion, with many people using the same calculation for both.

The impervious surfaces are always greater than the lot coverage. Here is why: Lot Coverage

Per PTMC 17.08.040, “Lot coverage” means the total ground coverage of all buildings or structures on a site measured

from the outside of external walls or supporting members, including accessory buildings or structures, but not to include at-grade off-street parking lots, deck areas, terraces, swimming pools, pool deck areas, walkways, roadways, or driveways.

The Zoning Chapter (17) of the Port Townsend Municipal Code limits the amount of lot coverage in different zones. This is checked by Planning staff as part of building permit review.

Impervious

The Utility Development Chapter 13 of the Port Townsend Municipal Code defines impervious surfaces. Per PTMC 13.01.020 -“Impervious area” means any part of any parcel of land that has been modified by the action of persons to reduce the land’s natural ability to absorb and hold rainfall.

This includes areas that have been cleared, graded, paved, or compacted. This includes both temporary and permanent impervious areas. See also “Developmental coverage.”

“Developmental coverage” means all impervious developed areas within the subject property including, but not limited to, rooftops, driveways, carports, accessory buildings, parking areas, and any other impervious areas which are permanent in nature (as opposed to temporary, such as short-term alterations during construction).

See also “Impervious area.”

Stormwater the results from impervious surfaces must be managed on-site. This is checked by Public Works staff as part of the public works permit review.

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 of wood shake or shingle, coated metal, or similar roof with a minimum 3.12 pitch; and 3. Originally constructed within 3 years of the date proposed for placement. The placement of manufactured homes that were constructed more than 3 years prior is prohibited.

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

Manufactured homes require building permits and street development permits.

Fees for manufactured home permits are based on the foundation valuation plus the cost of any site-built structures.

Wood, Pellet, and Propane Stove Installations:

Construction in the Intertidal Zone:

Installation in manufactured homes require permits from L&I, not DCD. Mechanical permits are required for installation of new or replacement propane containers (both above ground and underground), appliances and/or piping. Most residential mechanical permits are issued while you wait. Inspection is required for tank placement (setbacks) and piping tests.

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

SEPA: For projects not exempt, an environmental checklist must be submitted in compliance with the State Environmental Policy Act (SEPA).

HPC: (City) Historic Design Review (HDR) is a permit process required for proposals that would change the exteriors of designated historic commercial, religious and residential structures. Most of these protected historic structures are found within the City’s downtown National Historic Landmark District (NHLD) but others lie throughout the City. HDR is also required for Bed and Breakfast inns when making exterior changes and for other uses within the NHLD which require a conditional use permit. See PTMC, Chapter 17.30, Historic Preservation Code. Please note that in addition to a building permit for a re-roofing project, HDR is also required if the applicant

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 (e.g., remodels, plumbing permits).

Considering Application for a Jefferson County Building Permit?

Here’s information you’ll need during your project The building permit must be posted Jefferson County Department at the job site. The building inspector of Community Development, 621 will sign the permit for each stage of Sheridan, Port Townsend construction that has been satisfactorily (360) 379-4455: 24-hour inspection completed. Stages of construction may number include all or most of the following: (360) 379-4450: information number 1. Footings and setbacks (rebar must PERMITS ARE VALID FOR ONE YEAR be in place).

ONLY. Contact Department of Community 2. Foundation (rebar must be in Development for current renewal policy. place).

3. Under-slab plumbing (10 foot Inspections must be requested by head of water). Underground insulation. 3 pm the day before the inspection is 4. Framing and plumbing (done at needed and can be called in 24 hours a same time; roof completed, windows day at (360) 379-4455. Please note – installed, and electrical approved; water inspections for Mondays must be called must be in lines). Air-seal of utility penin by 3 pm on Fridays. Please use a land etration. Shear wall and hold downs. line to ensure the clarity of your request.

5. Masonry chimney.

Inspections are available to all areas Mon 6. Shear wall - Thurs except for the West End which are 7. Insulation. done by appointment only. Please pro8. Sheetrock nailing (before taping). vide your building permit number when 9. Stormwater calling for inspections. Most buildings 10. Zoning, as required require land use consistency review.

11. Final (including safety features and woodstove).

Please plan to be ready for your inspection. All permit owners will be charged a re-inspection fee if the job site is not ready when the inspector arrives, or the permit and plans are not onsite and/or the inspector cannot access the site.

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.

The Port Townsend & Jefferson County Leader

does not choose from pre-selected roofing colors. Changes to windows also require HDR review; like for like replacements may be covered under ordinary repair and maintenance. See the City of Port Townsend DSD office for more information.

• drainage plans • building lines and exterior dimensions • temporary erosion and sediment control • drawing to scale Building permit applications are accom- • north arrow panied by plans and specifications drawn to • driveway access and length scale and in sufficient detail to judge that • impervious surface, existing and proposed the project will be constructed in accordance • power lines from property line to structures Sign Permits with building codes and all relevant regula- • wells location and water lines Sign permits are required for new tions.

• propane tank location signage as well as those replaced, revised, The plans should clearly show what you (See site plan checklist.) re-erected and relocated. Review for signs intend to build, how it will be placed on your Foundation Plan within the historic district is also required. property, and how it will be constructed. All • footings, piers & foundation walls (See page 33 for more information.) Contact plans should be detailed enough to allow (including interior footings) DSD for more information. construction from the plans.

• foundation vents (City: Chapter 17.76, Signs.)

In the City and the County, two sets • posts and beams (sizes and spans) (County: Jefferson County adopted a (three sets for commercial projects) of the • floor joists, size, spacing, direction new sign code in November, 2014. Refer to following plans are required: plot plan, • plumbing sizes and locations through JCC Section 18.30.150.) typical framing detail, floor plan, foundafoundations tion plan and elevation (vertical view). Port • type and location of vapor barriers Townsend requires a third set of site plans • type and location of hold-downs for commercial projects or if utilities or street Floor Plan development or street access are involved.

• room uses and sizes Most plans are drawn by local builders, • window, skylight and door locations; sizes designers and homeowners. However, the • plumbing fixtures building official may require plans, compu• smoke and carbon monoxide (CO) detector Jefferson County: If the property is tations and specifications be prepared by locations (see CO Section) in Jefferson County outside of the Port a licensed engineer or architect, and if so, • stairway: rise, run, handrails, dimensions Townsend city limits, apply at the Jefferson those plans must be “wet-stamped.” etc.

County Department of Community DevelopIf an architect or engineer (licensed in • hot water tank, furnaces, woodstove, ment at 621 Sheridan St. in Port Townsend. the state of Washington) has prepared and fireplaces In the City of Port Townsend, applicastamped your plans, one set must have an • attic and crawl space access tions are taken by the city’s Development original signature and wet stamp on each • wall bracing, both interior and exterior Services Department on the third floor of page. (The other set may be copies.) At plan Wall Section City Hall, 250 Madison St. submittal all lateral and structural calcula• footing size and depth below finish grade Building permits submitted to the City tions (by architect or engineer) such as • foundation wall, height, width and reinare accepted from 8 a.m. to 5 p.m. Monday strapping, nailing, shearwalls, beam sizes, forcement (horizontal and vertical rebar through Friday. For commercial project sub- Building Permit Fees grade and species of lumber, truss design, placement) mittals, appointments are required. Please Building permit fees are based on holddowns, etc. shall be clearly depicted on • finish grade call 360-379-5095. project valuation, or the estimated value the plans and in the details. Plans shall also • thickness of floor slab Permit applications may be submitted to per square foot for each type of construction include elevations, foundation, floor (struc- • floor joist size and spacing Jefferson County Department of Community to replace the building or addition. Stantural), roof plans, cross sections and floor • floor sheathing, size and material Development. It is required to contact permit dard replacement value figures have been plans with all rooms labeled.

• wall stud size and spacing tech prior to submittal to check on availadopted by the City and County.

The package of plans must include: • ceiling height ability or obtain a submittal time and date Other City fees will be assessed for house Plot Plan • wall sheathing and siding, size and matefor application submittal. Please call 360number assignment, water and sewer con• setbacks from property lines and all rial 379-4450. For both planning and building nections, public works and fire review, and existing buildings with special attention • rafters, ceiling joists, trusses, seismic departments, coach is available 9 a.m.-noon storm water reserve capacity catch-up fees toward buildings and proposed buildings anchors Monday, Tuesday, Thursday and available (Other Permits, Chapter 2). within 10 feet (whether on applicant’s lot • roof sheathing, roofing material, roof pitch, 1-4:30 p.m. on Wednesdays.

System Development Charges (SDCs) or neighboring lot) attic ventilation Applications require information con(City only) System development charges • street names, road easements and ease• insulation material and R-value in walls, cerning the construction and project site and are fees charged to new development projments of record fl oor, ceiling and slab help determine a project’s compliance with ects for water and sewer service connections. • off-street parking – In the city, each single • headers, dimensions, insulation zoning and building codes. You will need These fees pay for the capacity reserved in family residence requires two off-street • anchor bolts and pressure-treated plates the name, mailing address and telephone the system water and sewer facilities. parking spaces, each a minimum of 9 • sheet rock thickness; fire resistive, if number of both owner and contractor; Any person requesting a new water or feet wide by 19 feet long. If an Accesrequired contractor’s Washington state registration sewer connection within the City, or a water sory Dwelling Unit (ADU) is included, an • type and location of vapor barriers number (also a City of Port Townsend busiconnection in Jefferson County within the additional parking space (for three total) • framing to be used: standard, intermediate ness license is required of contractors for City’s water service area, or an upsize of is required or advanced work performed within the city); construcexisting service, must pay SDCs. Contact the • existing and/or proposed septic tank/drainExterior Elevations tion site nine-digit parcel number and City’s Development Services Department field location, if applicable (include extra • exterior views on front and all sides legal description (parcel numbers may be at 360-379-5095 to find out what fees are set of plans for County Health Dept.)

• windows obtained from the County Assessor’s office); applicable to your project. Fees may also be • property lines and dimensions, including • decks, steps, handrails, guardrails, landings floor area of planned and existing buildings; found on the City’s website at www.cityofpt. all interior lot lines • chimneys and the existence of any applicable plat or us; go to “Residents” then “Permits and • legal description • finish grade other restrictions on the use of the property. Inspections”, “Fee Schedule”, “Public Works • any accessory buildings • height of building per IBC Other plans, showing foundation, floor Fee List 2016.”

• slope of land (including grade and direcframing, section drawings (from foundation tion, and top of slope) elevations Energy/Ventilation to roof) and elevations may also be required.

• if waterfront property, show bank height, All building plan review fees are collected For processing of applications under the setback between building and top of bank, at the time of application. Jefferson County 2015 Washington State Energy Code (WSEC) all creeks, rivers, wetlands, etc. requires 100% payment of septic and water • existing and proposed utilities: service lines and 2015 International Residential Code at submittal (IRC), it is important that submittals also and pipe size (pipe size: PT only) Once you apply for a building permit

Chapter 3: How to apply for a Building Permit

The Port Townsend & Jefferson County Leader

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 multi-family residential projects may take longer.

Per the International Building Code and Intentional Residential Code, a building application 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, however, extensions may be granted. Contact county to find out current renewal policy.

Chapter 4: Building Plans

include: • location and size (cfm) of whole house ventilation fan and controls • location and size (cfm) 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 2015 WSEC require additional energy conservation methods to obtain proper number of credits to comply.

Water and Wastewater In Port Townsend, site plans for new construction projects should also include water and sewer connections shown on the site plan. If engineering is required, 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, and, if served by a well, well logs and current applicable testing verification Unless the property is served by city sewer service, an on-site sewage disposal permit will be needed.

Information on how wastewater will be disposed will need to be described, both in the application and the site plan. If a septic system is currently located on the property, it may be usable for the project if it meets current codes. A current Operations and Monitoring Inspection report for the system will also be needed. If there is not a current system serving the project then a new permit will be needed. See Chapter 10 in this document for that information.

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 Continued next page▼

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forms must be in place) 3. Foundation walls or slab (rebar and forms must be in place) 4. Under-slab plumbing 5. Drainage installations, if required (before drain lines are covered) 6. Floor framing (over crawl space prior to decking) 7. Exterior sheathing, alternate braced wall panels, and engineered sheer walls require inspection prior to cover.

8. Framing, mechanical and plumbing (done at same time with roof completed, and windows and doors installed). Electrical inspection required prior to framing inspection. (Electrical inspections are made by the Washington State Department of Labor and Industries; call 360-417-2700 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 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 any building permit final inspection. Call the City’s inspection line at 360-385-2294 and leave a message to schedule inspection. Inspection must be called in the day before the builder wants the inspection.

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 C of O.)

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, 32

the type of inspection requested, the day for which the inspection is requested, and onsite 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 ($76).

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. Call 379-4455.

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. Jefferson County automatically issues a C of O for occupiable space.

Chapter 7: Smoke Detectors All new homes need a smoke detector in each sleeping room, in addition to those in the hallways adjacent to sleeping rooms, and one on each floor. All smoke detectors must have electric power and battery backup. For all projects requiring a permit, smoke detectors must be installed in all areas as required in the IBC for new construction. 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 in all new residential structures.

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

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 The 2015 Washington State Energy Code based on a ratio of window area to floor (WSEC) is enforced statewide for residences area. It requires that each exterior wall, floor, heated by gas, oil, heat pumps and electric window and ceiling meet specified heat loss resistance. Although wood heat may be standards. used as back-up heat, it may not be listed 2. Component Performance Approach. as a primary heat source within the City of Port Townsend or in Jefferson County. (See This approach compares the heat loss rate of your home, as designed, to a house of “stanChapter 9.) Wood heat “may” be primary dard design” built to WSEC requirements. It source of heat outside UGA. R303.9.1 & allows you to trade increased insulation in R303.92 (WA state amendments). one area for less in another, or perhaps more WSEC compliance must be included window or skylight area. with an application for a building permit.

3. Systems Analysis Approach. This is the With few exceptions, all new construction of most flexible but most complex approach. heated space, including remodels and additions, must meet energy code standards; this It compares building heat losses and gains, giving credit for solar and thermal mass. The applies to both residential and commercial computed annual energy consumption must projects.

Understanding the Washington State Carbon Monoxide Alarm Laws RCW 19.27.530 (2009) and Chapter 132 Laws of 2012 (SSB 6472) Carbon monoxide (CO) is a poisonous gas that cannot be seen or smelled and can kill a person in minutes. Carbon monoxide can quickly build up to unsafe levels in enclosed or semi-enclosed areas.

Carbon monoxide killed over 1,000 Washington residents between 1990 and 2005. In the aftermath of the December 2006 windstorm, over 300 people were treated at hospital emergency rooms for CO poisoning and eight people died. Generators in garages, or near air intakes, and use of charcoal or gas grills indoors, are common causes of CO poisoning during power outages. Fuel burning appliances, attached garages, and fireplaces are also sources of CO. Beginning January 1, 2011, state law required CO alarms to be installed in all new single family homes and residences, including apartments, condominiums, hotels, and motels.

State law requires CO alarms be installed in existing apartments, condominiums, hotels, motels and singlefamily residences by January 1, 2013.

Owner-occupied single-family residences, legally occupied before July 26, 2009, are not required to have CO alarms until they are sold. The seller is required to equip the residence with CO alarms before any other person legally occupies the home. Substitute Senate Bill 6472 added CO alarms to the Purchase/Sale disclosure form in 2012.

Exemptions SSB 5561, implemented as RCW 19.27.530, charged the State Building Code Council with adoption of administrative rules (WAC 51-50-0908) to implement the carbon monoxide alarm law and consider exemptions for some building classifications. Sleeping units or dwelling units in new or existing motels, hotels, college dormitories, and DSHS licensed boarding home and residential treatment facilities, which do not themselves contain a fuel-burning appliance, or a fuel-burning fireplace, or have an attached garage, but are located in a building with a fuel-burning appliance, or a fuel-burning fireplace, or an attached garage, need not be provided with CO alarms provided that: The sleeping unit or dwelling unit is not adjacent to any room that contains a fuel-burning appliance, a fuel-burning fireplace, or an attached garage; and The sleeping unit or dwelling unit is not connected by duct work or ventilation shafts with a supply or return register in the same room to any room containing a fuel-burning appliance, a fuel-burning fireplace, or to an attached garage; and The building has a common area CO alarm system.

Enforcement Local code officials will check for compliance with the CO alarm installation requirements when a permit is required for new construction and most alterations, repairs or additions.

CO alarm installation requirements 1. Alarms must be located outside of each separate sleeping area, in the immediate vicinity of the bedroom and on each level of the residence.

2. Single station carbon monoxide alarms must be listed as complying with UL 2034, and installed in accordance with the code and the manufacturer’s instructions.

3. Combined CO and smoke alarms are permitted.

For more information  State Building Code Council staff can be reached at 360-407-9279  CO poisoning and prevention – the Department of Health CO web page.

The Port Townsend & Jefferson County Leader

Port Ludlow is a Master Planned Resort community with neighborhood homeowner associations that enforce their own specific development rules. Leader file photo

be no greater than a building of “standard design” under the prescriptive approach.

Additions and Remodels Residential remodels and additions must comply with the 2015 WSEC. However, additions less than 500 square feet are not required to comply if improvements are made to the existing building to compensate for the non-conforming addition.

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

If your project includes heated space, the Washington State Energy Code requires applicants to adhere to all energy code requirements. Land use permit(s) may be required. See land use section for more Mechanical Ventilation information.

The 2015 International Residential Washington State Energy Code (WSEC) Code (IRC) requires a mechanical ventilation requires a building air leakage (blower door) system in all new construction of residential and duct test prior to final inspection. There occupancies, and in residential additions are three common problems found in insulawhich are larger than 500 square feet or tion inspections: include a “wet room” such as a bathroom, 1. Inadequate vapor retarder. The laundry or kitchen. The ventilation system WSEC requires a vapor retarder be installed has two separate, but related, tasks to between the inside wall covering (sheet accomplish: rock, etc.) and the insulation. Typically, this 1. Source Specific Ventilation: A mechanis accomplished with kraft-faced batt insulaical ventilation system which removes tion face-stapled to the framing studs, or stale air from rooms where excess water through stapling 4-mil polyethylene to the vapor or cooking odor is produced (such as insulated walls before installing sheet rock bathrooms, kitchens, laundry rooms, spas, or paneling. Approved vapor barrier paint or similar uses) provides source specific may also be used. ventilation.

- Roof/ceiling assemblies in which the 2. Whole House Ventilation: To provide ventilation space above the insulation is less good air quality in other rooms, or whole than an average of 12 inches must also have house ventilation, the system must: a vapor retarder between the inside ceiling - Remove stale air from the bedrooms covering and the insulation. The vapor and other living spaces; retarder must meet the same imperme-Distribute sufficient outdoor air to all ability rating as for walls.

The Port Townsend & Jefferson County Leader

- Blown or poured loose-fill insulation may be used in attic spaces where the slope of the ceiling is not greater than 3 feet in 12 feet and there is at least 30 inches of clear distance from the top of the bottom chord of truss or ceiling joists to the underside of the roof sheathing at the roof ridge.

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

2. Insulation baffles at eaves. Ceiling insulation often shifts or compresses where attic space narrows at the eaves where the roof meets the top of the walls. This blocks the flow of air, where eave vents are in- stalled, 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.

stove was properly installed per the International Building Code and the International Code. Note: When any work Woodstoves, Fireplace Mechanical requiring a permit is done in a dwelling, Inserts, Pellet Stoves, smoke detectors must be installed per the Masonry & International Building Code. The essential smoke detector requirements are: One in Concrete Fireplaces each sleeping room and one in any hallway In recent years, both lending institutions leading to a sleeping room. Also, each floor, and insurance companies have become including basements, must have a smoke increasingly cautious in lending on or detector. Battery-powered smoke detectors insuring structures containing solid fuel are adequate in dwelling areas where no appliances (woodstoves, fireplace inserts, new construction is being done. and pellet stoves). Improper installation of All solid-fuel burning appliances require these heating units has resulted in a signifian outside source of combustion air supply cant increase in home fires. and doors on woodstoves and fireplaces. The The City of Port Townsend requires a requirement for “tight-fitting” metal or glass Mechanical Permit and Jefferson County doors reduces heat loss and back drafting. requires an Installation Permit for retrofitAs houses become tighter under the ting a woodstove or installing a new wood new energy code, attention must be paid stove in an existing structure. Inspection to the need for an adequate supply of air is required, and in new construction the for combustion without detracting from woodstove installation may be included in indoor air quality. Therefore, a 6-inch (or the building permit. two 3-inch) duct for fireplaces and the A woodstove may not be installed as the manufacturer’s recommended duct design sole source of heat but may be utilized as a for woodstoves must be installed from the secondary source of heat in the city of Port firebox to outside air.

Townsend (allowed in the county outside When a woodstove is installed in an urban growth areas). existing building and the location of the Common errors in woodstove instalwoodstove prohibits direct connection to lation include: not enough clearance from outside air, an approved wall make-up air walls or combustible surfaces, inadequate inlet must be installed as close to the applihearth extension, installing the pipe sections ance as possible into the room in which the with the crimped end toward the chimney, appliance is located. The duct must also have or improper venting of pellet stoves. A final woodstove permit is your assurance that the Continued next page▼

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a barometric damper to minimize heat loss to the outside. Woodstoves must be Washington State certified.

The State Building Code Council has adopted two state-wide amendments to the International Building Code pertaining to the testing, certifying and labeling of factory-built masonry and concrete fireplaces. Essentially, a factory-built masonry or concrete fireplace must have a certification label. The Department of Energy (1-800-523-4636) maintains an approved woodstove and fireplace list.

Chapter 10: On-site Septic Systems Why Septic Is Needed Because soil varies, the ability of each soil to absorb sewage effluent also varies.

Serious health problems can arise from an overloaded, poorly designed or maintained septic system.

While most of us are acquainted with the topsoil 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 and treatment of the sewage, leading to water problems.

Impermeable soils may keep sewage near or at the surface, or may cause back-up into the house.

When Is a Permit Required?

Any place where people live, work, or congregate that is not served by a sanitary sewer needs to have a permitted on-site sewage system. New construction or replacement of an existing structure requires a septic system that meets current code and must have a designated reserve area for the drainfield. Temporary uses such as camps or recreational vehicles also require a permit.

On-site sewage systems must meet the requirements of state code WAC 246272A and Jefferson County Code 8.15.

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, buildings, etc. A thorough checklist on site plans is available for assistance. Permit applications are also reviewed for compliance with other county and city codes. Fees are charged for application and review by others when required.

Prior to approval, the Jefferson County Environmental Health Department evaluates the soil on the site from a minimum of four test holes. Sometimes, soil evaluation must be conducted during the wet season.

Both primary and reserve drain fields are required and soil must be approved for each.

Commercial system design is based on the use and quality of the waste water. System design is based on the number of bedrooms proposed.

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If approved, permits are issued for the specific site and use identified in the permit.

New permits are valid for three years. Applications are made at the Jefferson County 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 Critical Areas Ordinance (Chapter 19.05 PTMC). On-site septic systems must be approved by the Jefferson County Health Department.

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

Septic Inspections Two Health Department 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 the time of installation.

Post-installation, Operations and Monitoring inspections are required for the life of the system. Any alternative system or pump system must be inspected annually; a conventional gravity system must be inspected once every three years.

Homeowners may be eligible to complete some of the inspections.

Resources are available to homeowners and professionals at www. jeffersoncounty publichealth.org and www. co.jefferson.wa.us including scanned images of septic cases, forms, applications, info on septic care and maintenance, property information and other cases on the property.

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 and system type.

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 the soils are shallow or too fine, bacteria are not reduced enough and may

contaminate ground or surface water. 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 and use limitations.

On-Site Septic systems (OSS) are effective if the following conditions exist: 1. Properly designed, maintained 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. Pumped out every three to five years if inspection shows it is needed 6. Inspected by an Operations and Monitoring professional or authorized homeowner annually or every three years (depending on system type) 7. The drain field is protected from vehicles, buildings and other construction activities.

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 “Manufactured Home Siting Permit” section). 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 website home page (www.cityofpt.us) under “City Hall,” then “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 (“JARPA”) may also be necessary. All application forms are available on the Washington State website www.epermitting. wa.gov and at the County Department of Community Development as well as online at www.co.jefferson.wa.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.

See Chapter 18.25 of the Jefferson County Code for the County’s 2014 updated Shoreline Master Program.

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.

Service Fees - Port Townsend Development service 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,” then “Development Services Department,”“Fee Schedule.”

The 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, currently at a rate of $76/hour.

City Engineer Staff Review of land use projects are billed at the current rate of $76/hour.

Applicants may request an estimate of the review fee.

Customer Assistance Meetings (CAMS) incur a current rate of $152 fee for two hours of staff time; the current rate of $76/hour will be charged for more than two hours. One half of the current rate base fee ($76) may be credited to a subsequent, associated pre-application/ land use application if submitted within the 12 months of the CAM. These fees help us continue to provide building and development services to our citizens.

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

(Fees are subject to change. Fees are reviewed on an annual basis and may change after the publication of this guide. Please verify with staff prior to submitting an application.)

The Port Townsend & Jefferson County Leader

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 that require mitigation so a determination of non-significance (DNS) is made.

The SEPA Responsible Official is

responsible for making the threshold determination. The Jefferson County SEPA Responsible Official has jurisdiction outside the City. Once the local determination has been issued, other private, 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. Check with the City and County for further details.

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

Critical Area and Shoreline Buffers and Setbacks Shoreline Buffers Setbacks – Jefferson County Jeffand erson County 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.

SMP The Shoreline Master Program (SMP) has been adopted. The following standard buffers and setbacks 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 DCD for up to date information:

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

The Port Townsend & Jefferson County Leader

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; Updates Being Considered in 2017 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 a Critical Areas 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 that 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 for a “development proposal.” (See PTMC 19.05.040.) 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 contains or is near 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 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 critical area consultant 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: City 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 $152 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. A $76 per hour fee will be charged over two hours. One half of the $152 base fee ($76) may be credited to a subsequent associated pre-application if submitted within 12 months of the CAM. $38 is non-refundable.

2.A “Pre-Application Conference” is typically $228 but for major projects $380 is charged, plus $76 per additional staff hour depending on the proposal) provides a written report including planning, building and general public works information perti-

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nent 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” ($380, plus $76 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.

The pre-application fee for major projects that fall under Type III are $380. Also see table below for summary of Jefferson County Critical Area and Shoreline buffer and setback requirements.

Chapter 14: Subdivisions (short & long) & Binding Site Plans Zoning or development codes in the City and County regulate the type and intensity of development that may occur in the community. Subdivision codes govern the process of dividing a single parcel of land into two or more parcels for further sale or development.

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

Port Townsend adopted a new subdivision code (PTMC Title 18) in 1997. In Port Townsend Title 18 identifies three different types of subdivisions: a full subdivision (10

or more lots), a short subdivision or short plat (nine lots or fewer) and a binding site plan (available for division of mixed use, commercial or industrial zoned property and for residential condominiums). The requirements are slightly different for each, since a larger subdivision requires more in the way of roads and utilities.

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

Short subdivision or short plat: This is the division or splitting of property into four or fewer lots. The city and county lot limits may differ.

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. State law now states the time limit at nine years.

Service Fees - Jefferson County The Jefferson County DCD requires pre-applications for conditional use permits.

Make sure your proposed project is allowed on your site, before investing significant time and money. Simple questions can be answered by DCD planning staff during our regular “coaching” hours at offices, 621 Sheridan St. in Port Townsend: Monday, Tuesday and Thursday from 9 a.m. to noon; Wednesday 1 p.m. to 4:30 pm. DCD now offers a “Customer Assistance Meeting” (CAM) for providing information. The first 15 minutes are free, followed by a minimum charge of $100 for the first hour of assistance. If an application is submitted within one year the $100 is applied to your permit fee.

A pre-application meeting is intended to guide customers through the process and provide code provisions. The pre-app process is considered extremely useful as all areas of permit review meet together with the applicant to discuss the project. This is scheduled with a higher fee based on which departments need to be included in the meeting.

Obtain a Pre-Application Conference form from DCD and submit with the permit tech. The fee is comprised of: $425 Development Review Division (billed for additional time if exceeds four hours); $202 Environmental Health; $85 Building Division; $85 Fire Code (billed for additional time if exceeds two hours); $124 Public Works.

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fish and wildlife habitat. On September 22, 2008, the National Marine Fisheries Service (NMFS) issued a Biological Opinion that required changes to the implementation An easement is generally the right of a of the National Flood Insurance Program person to go upon land owned by someone in order to meet the requirements of the else and use it for various specified purposes. Endangered Species Act (ESA) in the Puget Normally, though not always, an easement Sound watershed. As a result, development runs across one piece of land for the use and proposed within the floodplain in eastern benefit of one or more nearby owners, or the Jefferson County shall demonstrate through general public. a habitat assessment that the development Most common examples are easements project will not have an adverse effect on for utility lines (e.g., water, sewer, storm listed species or designated critical habitat drain, electrical power) and for access (e.g., or provide concurrence from National Marine roads, driveways, trails, and ingress-egress). Fisheries Service (NMFS) that the project An easement often includes the right to do is compliant with the Endangered Species work to the property so that the easement Act. Habitat Assessment guidance is located can be used (e.g., digging, grading, filling, at http://www.fema.gov/about/regions/ leveling, graveling, etc.), and can vary in regionx/nfipesa.shtm. width or length.

Easements may be created by a written Road Approach document; be implied by circumstances; Road approach permits are required become established through continuous use; any time you wish to construct an approach or by other means under the law. Because (driveway) to access a county road or state easements may affect the title to or use of highway. You will need to apply for a permit land, property owners should take great at the Department of Public Works or Washcare to inspect the title and the property to ington State Department of Transportation. ensure the easement is valid and sufficient.

Complete instructions for completion of Legal assistance is advised. the application and approach construction The Jefferson County Auditor’s Office standards are available at the Department of has a file of recorded easements.

Community Development.

Chapter 15: 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, and so you can receive water and power service.

The U.S. Postal Service also can serve you with an assigned and posted address.

Floodplains 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. Updated FEMA maps will be issued in 2017.

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

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.

Critical 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 Water to everyone. Jefferson County requires an Washington State requires that proof of application and fee for removal or trimming potable (safe for drinking) water be provided of trees and/or removal or pruning vegetaprior to building permit issuance. For each tion if located within a landslide hazard area, building permit necessitating potable water, stream and /or wetland buffer or within 150 evidence of available and adequate water ft. of the marine shoreline. Please check supply must be submitted with the building with the Coach on duty to discuss your parpermit application (JCC 18.40.100).This ticular proposal. (See Chapter 18.22 of the usually means that a well must be drilled Jefferson County Code) and tested, or a tap commitment must be obtained from an approved water company.

Comprehensive Plan Check with the Department of Community Comprehensive land use planning is a Development for more information. systematic process designed to incorporate community vision with existing condiZoning tions in the community. The plan develops The Jefferson County Code (JCC) govclear policies to regulate appropriate erns how areas of the County are developed. future development, and implements the Designed to prevent haphazard developGrowth Management Act (GMA) and other ment, it deals with the relationship of uses applicable state and federal regulations. and structures to the neighborhood as a The GMA requires communities to consider whole and also to the individual piece of fourteen goals and several elements. On property. Zoning is based upon the CompreAugust 28, 1998, the Jefferson County hensive Plan, which is a policy developed Board of Commissioners unanimously by and for the citizens of Jefferson County. adopted a Comprehensive Plan to guide and The Comprehensive Plan guides land use focus County growth over the next twenty decisions for all of us. JCC consistency review years. The plan complies with the Growth and/or permit approval is required for any Management Act. The Plan is published in commercial or industrial development in two volumes; both volumes are available at Jefferson County, home business, cottage public libraries and community centers as industry, temporary use, etc. Consult with well as on the Internet at www.co.jefferson. the Department of Community Development wa.us. Copies are also available at the Jefto become familiar with the JCC, which ferson County Department of Community implements the Comprehensive Plan or log Development, 621 Sheridan Street. on to www.co.jefferson.wa.us Based on the requirements of the Growth Management Act, County-wide Site Plan Approval Advance Planning Policies, community input, and Determination (SPAAD) Growth Management Hearings Board rulings, Jefferson County determined that the A Site Plan Approval Advance DetermiCounty’s land use and rural strategy for rural nation, or SPAAD, is to allow a prospective The Port Townsend & Jefferson County Leader

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 lower density.

The current periodic update must be completed no later than June 2018.

The County welcomes your participation throughout the periodic update process.

Learn more or join the discussion by visiting “Speak Up JeffCo!” hppt://speakupjeffco. com, Jefferson County’s interactive online forum for the 2018 Comprehensive Plan Update.

The Department of Community Development is guided in developing land use regulations by the Planning Commission. All Planning Commission meetings are public.

Chapter 17: Port Townsend Lots of Record (PTMC 18.18) This process is required: • When development of two to nine 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 City of Port Townsend Development Services Department proposed to be divided for the purposes of sale, trade or transfer, and new, separate 250 Madison Street, Suite 3 tax parcel number(s) are requested from the Port Townsend, WA 98368 Jefferson County Assessor, the applicant (360) 379-5095 Phone (360) 344-4619 Fax

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

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. Click on the “What Can I Help You Find” drop-down list, then choose “Maps,” click “Go,” then “I Agree.” 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.

Permitted and Conditional Uses 45 Degrees

30’ Height Limit

10’ * or 19’6” ** Property Line

5’ Side Yard Setback

* Single Story Residence ** Two or Three Story Residences

Exceptions to the daylight plane rule: 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

can apply for a “letter to the Assessor” 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.

available at DSD. The Boat Haven Height Overlay District is described in PTMC 17.27.

Formula Retail and Restaurant Establishments (PTMC 17.54) PTMC 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(H), C-III, M-C, and the M-II(B) Point Hudson zoning districts, and within the 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.

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

Historic Design Review All use tables are within PTMC Title 17 (PTMC 17.30) Zoning online at: http://www.codepubPort Townsend’s National Historic Landlishing.com/wa/port townsend.html. mark District (NHLD) is a special community asset. Its impact on community character Overlay Districts and quality of life are significant. Established by the National Park Service in 1976, The Overlay District is a special desthe NHLD is approximately 475 acres in size ignation that uses specific standards and and contains over 800 commercial, governrequirements which are applied in addition ment, religious, residential and maritime to the basic zoning classification. trade buildings. In 1986, the Port Townsend The Historic Overlay District (north of the ferry terminal to Point Hudson and east Historic Preservation Committee (HPC) was of the bluff ) requires completion of a Design created to provide design assistance and review for projects that involve historic Review process for many kinds of exterior structures (including bed and breakfast inns changes to a building or site. and other conditional uses). Its mission is The Special Height Overlay District to assist in creating projects that are both extends from the waterline to the bluff in economically feasible and supportive of the historic commercial downtown area.

Height limits vary from 25 to 50 feet and are community goals. Many applications can shown on the “Official Height Overlay Map,” now be reviewed and approved by staff.

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Modulation Like many other communities, Port Townsend is seeking to preserve neighborhood character by employing a number of tools such as setbacks, height limits and modulation.

Modulation adds architectural relief. The goal is to avoid a street dominated by a long flat wall as shown below.

Some home styles have modulation built in. Stepped back walls, walls that project forward, porches, and upper story decks and railings provide depth and shadow.

But you don’t need to be a Victorian to have some modulation elements. This home meets modulation on both stories by using columns and a front porch as well as a modulated upper floor.

What is modulation?

“Modulation” means a stepping back or projecting forward of sections of the facade of a structure within specified intervals of structure width and depth, as a means of breaking up the apparent bulk of the continuous exterior walls (PTMC 17.08.040).

Where does it apply?

Modulation applies to all residential structures located in the R-I and R-II residential zones.

It does not apply in the R-III or R-IV residential zones.

What is required?

Per the Port Townsend Municipal Code (PTMC) Table 17.16.030: The minimum modulation on the primary street façade: Minimum modulation depth = 2 feet; Minimum modulation width = 8 feet.

Maximum wall length without modulation = 20 feet; For houses on the corner of two street right-of-ways, each side facing a street right-of-way must be modulated. This does not include alleys, but does include unopened right-of-ways.

The diagram below illustrates the front façade modulation requirement: Front façade (and side façade if on the corner of two rights-of-way).

How can I incorporate modulation into my home design?

For those designs that do not lend themselves to wall modulation, other ways to provide modulation besides stepping walls back or forward may include: a) Bay windows or other window treatments that extend out from the building face. b) A porch or covered entry, or a balcony. c) A deck or patio for each modulation interval. d) Spatially defining building elements, such as a trellis that attaches to the building, a canopy, a built-in window box, or another element that defines space that can be occupied by people. Note: a roof overhang alone does not meet modulation. e) Use of vertical columns. Such columns must project at least two feet from the façade and extend from the ground floor to the cornice or roofline.

Does Modulation apply to a garage/outbuilding?

Yes, however, garage doors are counted as a “break” in the wall length.

Does a roofline require modulation? No. How does modulation apply to a multi-story residence? One story must meet the modulation requirement.

Are there any exemptions to modulation requirements? The Director may grant a waiver for irregular or through lots, or for right-of-ways that are both mapped as unlikely to open and determined by the Director to be unlikely to open or when the size of the lot and the location of the proposed residence would result in a significant setback from an adjacent right-of-way.

Can departures be granted?

The Director may consider other methods of architectural modulation which results in an equivalent or superior articulation of the building façade, which gives the building the appearance of not having flat façade surfaces for substantial portions of its length. The applicant shall submit building plan elevations and application for Design Review. Ask Staff for more information.

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Scope of HPC Review

primary structure and provides for adequate parking. At least one resident of the house must be engaged in the business and no Once a complete design review applica- more than three persons who are outside tion is received, the HPC’s review must be the immediate resident family may be completed within 45 days unless there are employed. Noise levels and appearance must companion applications associated with the be compatible with the neighborhood and project (such as a shorelines permit). HPC the business may not be subdivided from the review takes the form of a recommendation residential property for sale or lease. There that is made to the Development Services may be no more than five business visits Director, who makes a final decision. The per day. Hours for deliveries or non-resident HPC’s recommendation and the Director’s employment are limited to 8 a.m.-9 p.m., decision are based on locally adopted guide- Monday through Friday. A 3-square-foot lines for signage, murals, awnings, exterior sign is permitted which must be mounted mechanical equipment, new additions and flat to the house and may not be internally new construction. The review process also illuminated. (A sign permit is not required.) uses the Secretary of the Interior’s guidelines Home occupations also require a city busideveloped by the National Park Service. ness license.

Certain types of business activities are HPC Design Review Exemptions Information on the paint palette and all other guidelines are available at the Develnot eligible for a home occupation permit Exempt from design review are emeropment Services Department. because of their incompatibility with the gency repairs, ordinary maintenance and maintenance of residential neighborhood repairs, and interior remodeling or decoracharacter: medical or professional clinics tion.

Home Occupations having more than five visits a day; retail (PTMC 17.56) activities, except for merchandise crafted A home occupation permit is required Pre-application on site or items clearly accessory to a serfor any home business activities that genConsultation vice; stables, kennels, animal husbandry erate more than five customer or business All projects subject to Land Use Permit or farming activities except as provided in visits per week. It is a one-time fee, currently Pre-application Consultation that also Chapter 17.16 PTMC; vehicle repair, auto$243. Although businesses are generally require design review with the HPC will be mobile detailing or automobile servicing reviewed for code compliance as part of the not permitted in residential zoning districts, activities; any activities involving more than small home businesses may be permitted if land use permitting process. Information five customer or business visits per day; and certain conditions are met. on the HPC review process will be provided other uses not allowed outright or conditionA home occupation permit may be during the pre-application process and a ally in residential zones. issued only if the business is fully enclosed separate HPC pre-application consultation The following business activities are within the primary residence or accessory may be required in addition to submittal of exempt from requiring a home occupation application materials for review at a regular structure, occupies no more than 50 percent permit but must otherwise comply with the (but not more than 800 square feet) of the HPC meeting. intent and provisions of the home occupation chapter: • Activities that involve no more than five vehicle visits per week • No non-resident employees The Port Townsend Municipal Code, Chapter 17.68 Fences, Walls, Arbors and Hedges, • Only activities which are incidental to addresses retaining walls. Excerpts from this chapter are: the residential use of the property • Walls must be built on private property. (“Not Permitted in Open or Unopened Public Street Rights-of-Way” per 17.68.030.A.) • Any wall over 30 inches in height needs to be built a distance away from the corner to provide a clear vision area. (“No fence, wall, arbor, hedge or other partially or totally sightobscuring installation or feature over 30 inches in height which poses a traffic safety hazard shall be located within a clear vision area, defined as a 20-foot by 20-foot sight triangle measured from the sidewalk, edge of pavement, or rolling surface” per 17.68.030.B.) • The property owner must know their property line locations prior to building the wall. (“The burden shall rest upon the property owner to demonstrate to the satisfaction of the director the lot line locations” per 17.68.030.C.4.)

• Walls “shall comply with the requirements of the International Residential Code” (per 17.68.030.G).

The 2012 International Residential Code states in Section R105 Permits that work exempt from a building permit includes: “Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge” (R105.2.3).

A surcharge is defined as an overturning horizontal force acting against the wall. City staff can assist in making a determination on surcharge. Retaining walls that will support a surcharge require an engineered design, and a building permit.

Prior to building a wall and certainly during the planning stages of building a wall, please contact the City Development Services Department. Staff can provide a map that illustrates the approximate location of property lines and topography, and potential critical areas. As mentioned above, it is up to the property owner to know the exact location of property lines to confirm that the wall will be built on private property and not in the Figure 502.1(5) “Building height” means public right-of-way. the vertical distance from the average natural Bring a sketch of the wall, and information about the amount of soil that will need to (preexisting) grade to the highest point of be imported and/or excavated in order to build the wall, and the location of the construction the coping of a flat roof or the deck line of entrance to the City Development Services Department between 8 a.m. and 5 p.m., Monday a mansard roof or the average height of the through Friday.

Design review involving the HPC is required for any development project in the non-residential 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 online at the city’s website.

HPC Process and Use of Guidelines

Retaining Walls

highest gable of a pitched or hipped roof.

The Port Townsend & Jefferson County Leader

• Instructional activities involving up to ten non-residents which occur no more than one time per week • Childcare services involving 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 Public 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.)

Accessory Dwelling Units may not be used as Tourist Homes, and property owners may not rent their homes for less than one month without them living on the premises during their guests’ stay.

Lodgings with three or more units require a transient accommodation permit from the State of Washington. All units require a life-safety inspection by City Planning and Building staff. Previously approved transient accommodations may apply to increase the number of guest rooms through a Modified Conditional Use Permit application.

Setback (Yard) Requirements Buildings are required to set back from property lines or other buildings to preserve light, air and open space, as well as to reduce fire hazards by impeding the spread of fire and providing adequate space for firefighting. Required setbacks are measured from property lines to building lines and do not apply to decks less than 30 inches above the ground. The roof or eaves may extend up to 2 feet into required setback (yard) areas.

The front lot line is typically adjacent to a street right-of-way or access easement which affords the principal means of access to the property. This line is the legal property line separating private property from the street right-of-way or private access easement. The actual placement of street or sidewalk paving is not a reliable guide to The Port Townsend & Jefferson County Leader

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.

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 7 feet in height do not require a building permit but must meet City How to Determine standards for placement. Fences are allowed Building Height on the property line, but have height limits The Zoning Ordinance defines the height of 4 feet (solid fence) in a front yard or along of a building as the vertical distance from any right of way. average natural grade to the average height Fences, walls and other site obscuring of the highest roof surface (see “Building installations or features are allowed on the Height” diagram from PTMC 17.08.020). property line. However, the burden shall For more information on how height is rest upon the property owner to demoncalculated, contact the Development Serstrate to the satisfaction of DSD the lot line vices Department at 379-5095. locations (by a survey or other means).

Maximum heights are the following: • When abutting a public street right-ofModulation way whether opened or unopened Zoning Table PTMC 17.16.030 refers • A solid fence shall not exceed four (4) to “modulation”, which applies within the feet in height R-I and R-II residential zoning districts.

• Any portion between 4 and 6 feet in Modulation is a means of breaking up the height shall be no less than 50 percent open apparent bulk of continuous exterior walls (when viewed perpendicular to the property as seen from a street. To break up the bulk, line). the code requires any wall over 20 feet in • Any portion between 6 and 8 feet in length that faces the “primary street façade” height shall be no less than 90 percent open be modulated in or out at least two feet • When not abutting a public street for a minimum of eight feet in length. The right-of-way “primary street façade” is determined by • The maximum height shall be eight the street to which the main residence is feet addressed. Besides creating walls that are An arbor, defined as any detached latstepped back or projected forward, other ticework or archway, may not be attached ways to modulate can include a porch, a to a fence or wall within the required

setback area (see residential zoning table PTMC 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 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 7 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-of-way. Fences, walls, arbors and hedges are not allowed within public rights-of-way.

Lot Coverage and Minimum Lot Requirements The zoning code sets out the maximum portion of the lot or building site which may be covered with buildings (defined as structures 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 Continued next page▼

Private Uses of ROW: What Is Allowed in Landscaping Areas?

Low landscaping (shrubs, plants, grasses)

Trees allowed with permission of Public Works No fences Exception: To allow for some variation in height, for every 25 feet of frontage, minor landscaping may extend up to 5 feet in height for a distance not to exceed 5 feet in

7 foot Maximum Height.

If any portion of the fence exceeds 7 feet, a building permit is required.

width. This exception does not apply to the area within 10 feet of an intersection.

Planting area if there is no constructed curb or sidewalk – developed street. If there is no constructed curb or sidewalk, then the area that may be landscaped is between the traveled way (street) and the property line, but not within or affecting any established pedestrian path, and not within 8 feet of the street (to allow for parking).

Graphic and Measurements are for illustrative purposes only.

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

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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.

is and should be encouraged, but not the point where it “privatizes” the ROW (turns the area from public to private space). Minor landscaping is landscaping that meets the following standards: 1) Does not interfere with street-side parking or pedestrian traffic within 8 feet of the edge of any street. In this area, only Port Townsend Engineering grass or similar ground cover is appropriate.

The concern is that owners should not be Design Standards allowed to landscape to the point that street The City of Port Townsend has adopted parking is moved in front of someone else’s Engineering Design Standards (EDS), which property. identifies minimum requirements for devel2) Does not interfere with sight lines at opment of water, sewer, stormwater, erosion intersections, or otherwise present a hazard. control, and transportation improvements.

3) Generally consists of low plantings, The EDS contains text and drawings which and does not serve as a “living fence,” solid should be referred to for all development hedge or screen to prevent passersby from projects in the City and within the City’s viewing structures on private property. water service area. The EDS and the Port Plantings or features that do not meet this Townsend Municipal Code are available for standard would have the effect of privatizing review at DSD and on the City’s website. the public space. (Owners who desire privacy The EDS is available online through www. would erect fencing or plant landscaping on city ofpt.us, then “City Hall,”“City Plans.” their private property and not in the ROW.) Contact staff at 360-379-5095 with specific 4) May consist of landscape features questions regarding Engineering Design (wood, rocks) that are consistent with these Standards. standards.

The Ordinance spells out some descripUnopened tions (specific heights and other measures) that are not requirements but are intended Streets and Alleys There are many “unopened” streets and to define landscaping and features that would fit within the standards of “minor alleys in Port Townsend. Pedestrians and landscaping.” For example, shrubs are conbicyclists have the right to use unopened sidered minor if they are less than 3 feet in streets and alleys. Property owners who height at maturity (or less than 2 feet within landscape in unopened rights of way 10 feet of an intersection or driveway.) should do so in a manner that does not Planting of trees in the ROW area impede access and should be aware that requires a no fee permit (to allow the Public any improvements made may have to be Works Department to make sure the tree is removed if the right of way is developed in the future. Improvements and maintenance appropriate for the location giving regard to effect on utilities and views). No trees may expenses are assumed by the property be cut in the ROW without City approval. owner. New residence(s) site plans need The Ordinance provides for the Public also to show what landscaping is being Works Director to issue “departures” to allow proposed in right-of-way when submitting structures or uses in the ROW based on for building and/or Public Works permits.

The City shall be notified of any landscaping special circumstances, for example, to allow done within public rights-of-way prior to the a retaining wall in the ROW if necessary to work being done. Rights-of-way may not be prevent erosion.

The Ordinance states: “It is not the used for fences, rockeries, buildings or other intent ... that the Public Works Departobstructions to public access. Removal of ment seek out and/or abate long-standing trees or other vegetation must be approved conditions or situations that violate the in advance by the city. standards in this section, so long as the use or structure did not present a safety hazard, Private Uses of Right-ofwas removed if it interfered with City Way (ROW) - landscape, improvements, did not interfere with views fences, rockeries, trees. from street ends, was not intensified, and Ordinance 3057, approved by the City was removed if the property redeveloped.

Council on March 5, 2012, defines what uses Subject to these limitations, long-standing residential owners may make to the ROW landscaping or trees in the ROW would be next to their property. Because many City allowed to remain.” streets are currently much narrower than the Before you plan that rock wall, fence, platted ROW, the street edge or curb is usu- or planting project, or cut trees or other ally not the beginning of your property. Also, significant vegetation, be sure you know many ROWs are not developed with streets. where your property ends and the public The current code (which dates to the ROW begins. If you utilize the ROW, check 1990s) prohibits structures and fences in the the Ordinance (cityofpt.us, then “City Hall,” ROW area between a street and property line “City Clerk,”“Online Public Records and Docuor in undeveloped streets, but does allow ments”), or the Municipal Code 12.040.070 minor landscaping. The Ordinance continues and .075 (“City Hall,” then “Municipal Code”). this approach, but does provide some definiIf you have any questions, please contact tion of what constitutes minor landscaping. Public Works at 379-5095.

The concept is that landscaping in the ROW The Port Townsend & Jefferson County Leader

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 off-street parking facilities; to provide aesthetically pleasing parking facilities in proportion to individual land use needs; and to assure the maneuverability of emergency vehicles.

The off-street parking requirements apply to all new development and redevelopment within Port Townsend, with the following exceptions: 1. New development or redevelopment within non-residential areas of the National Register Historic Overlay District (includes the uptown and downtown historic commercial districts) 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 compact-sized spaces, 8 feet by 16 feet.

The code sets out varying dimensions for diagonal and parallel parking spaces.

Landscaping requirements for parking facilities are described in PTMC Subsection 17.72.190. This section applies to all offstreet parking facilities in the city except those that are accessory to single or twofamily dwellings.

In cases where the City Council anticipates development may cause parking congestion, requirements in addition to those cited in PTMC Section 17.72 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.

City of Port Townsend TABLE 17.20.030 Commercial Zoning Districts – Bulk, Dimensional and Density Requirements

Latecomer Agreements The City has adopted ordinances authorizing latecomer agreements for streets (PTMC Chapter 12.26) and utilities (PTMC Chapter 13.04). Per REC 35.72.020, latecomer agreements are 15-year contracts for streets. Per RCW 35.91.020, latecomer agreements are 20 years for utilities. Latecomer agreements allow for reimbursement to the developer by other property owners for a portion of the costs associated with design and construction of street(s) and/or utilities. For street latecomer agreements the estimated total cost for the improvements must be at least $2,500. For utility latecomer agreements the estimated total cost for the improvements must be at least $2,500 for each utility (water, sewer or storm drainage facility) or $4,000 for all utilities. Latecomer Agreements must be set up prior to starting construction of the street(s) and or utilities.

The city charges $200 for each agreement to set up, collect and distribute the funds over the life of the agreement. 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 29). The Historic Preservation Committee (HPC) has adopted approved fonts and colors. Logo colors and fonts may be allowed. If they’re used on the Continued next page▼

Banner Signs 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. community announcement sign permit is required for all banner signs. Call City Administration at 360-379-5047 to apply. First-time banner is $188, and $163 for a repeat banner.

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sign, DSD may issue a permit with Administrative HPC review. Most signs are approved administratively without the applicant going to an HPC meeting. 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 $84.75, plus $10 for each additional sign on the permit. For monument and projecting signs, add $76 for building review. Administrative HPC design review is $46. 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.

Sandwich board signs 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 is 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.

In residential districts, identification signs are limited to 16 square feet for schools, churches and public buildings.

Multifamily housing complexes and nonresidential uses allowed in residential zones are allowed a 24-square-foot identification sign.

Temporary signage may need a sign permit. Signs for events not taking place within the city limits of Port Townsend are not allowed and are subject to removal.

• Garage sale signs have the 3-3-3-3 rule: they may be up to three square feet in size, for three days, and up to three signs may be placed on the property or in nearby streets. They may not be displayed more than three 3 in any 12-month period.

• Residential real estate signs may be up 42

to 4.5 square feet in size, but only one sign may be placed on the property (or right next to the fence). Off-premise directional signs pointing down the street are not allowed except during an Open House when signs up to 3 square feet in size are allowed in nearby rights-of-way.

• Signs in the right-of-way must be self-supporting. Use signs with wire legs or wooden sticks that you can temporarily secure into the ground. Place them on the private property side of utility poles, fire hydrants and sidewalks where they are out of the way of motorists and pedestrians.

Please do not attach signs to utility poles or traffic signs!

Thank you for doing your part to reduce sign clutter by promptly removing all signs after your sale. PTMC 17.76.070 L. prohibits “Signs attached to utility poles or traffic signs.” This includes garage sales, announcements, advertising, etc.

Home occupations (separate permit required) and residences may have a wallmounted 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 composed of 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 square feet). “Feather Flags” are not permitted.

Examples of prohibited signs include blinking, revolving or flashing signs; singlepole 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. Also see Jefferson County code section 18.30.150 for county sign standards.

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 $124.75 for the first year and $84.75 subsequently.

“Grandfathered” Nonconforming 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 provisions which would apply to the structure if built under today’s zoning rules.

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

Additions or expansions of the building must meet the requirements of the zoning code.

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

“Grandfathered” Nonconforming Uses (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 residential zone are examples of nonconforming uses. The building may or may not be conforming; the zoning code treats uses as a separate matter from buildings.

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

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

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

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

Like most zoning codes, the Port 6. The variance is the minimum necesTownsend zoning code regulates all proper- sary to fulfill the purpose and need of the ties within a zoning district identically, applicant. regardless of individual site characteristics.

7. The variance is consistent with the Therefore, there may be situations where, purposes and intent of the zoning code. because of some unusual site characteristic, 8. The variance is consistent with the the strict application of zoning standards goals and policies of the Port Townsend may produce an especially difficult and Comprehensive Plan. unreasonable burden for a property owner.

9. The fact that property may be utilized A variance allows a property owner to be more profitably will not be an element of relieved from meeting one or more proviconsideration before the decision maker. sions of the zoning code.

A variance cannot be used to permit Some minor variance applications may a use which is not otherwise permitted in be handled administratively without a public a zoning district (for example, a variance hearing. A minor variance would permit one cannot be used to allow an animal kennel in of the following: an R-II zone).

A. up to 5% below the minimum lot size or lot width for infill development; Conditional Use Permits B. up to 5% below the minimum lot area (PTMC 17.84) for PUDs; The City Council has determined that C. up to 20% of one setback in residenthere are certain uses which may be estabtial zoning districts. lished only by a conditional use permit.

Citizens are given a 20-day comment Council has found these uses may be located period before the final decision is made by the DSD Director. The Director’s decision may in certain areas if specific conditions assure compatibility with neighboring properties be appealed to the Hearing Examiner. are met.

Proposals for more than these minor As is the case with a variance, there are variances require a major variance. specifi c criteria outlined in the zoning code Variance applications are available at for a conditional use application. Before the Port Townsend Development Services Department (DSD). Completed applications receiving a conditional use permit, the applicant must satisfy each of the criteria set are submitted to DSD after a mandatory pre-application conference. City staff makes forth in the zoning code. These are: 1. The conditional use is harmonious a determination of completeness within and appropriate in design, character and 28 days of submittal. Once an application appearance with the existing or intended is deemed complete, a final decision will character and quality of development in the be made within 120 days. Public notice is required. For major variances, the applicant immediate vicinity of the subject property and with the physical characteristics of the will receive a draft recommendation presubject property; and pared by DSD staff prior to the open-record 2. The conditional use will be served by hearing. At the hearing, city staff will make a recommendation to the Hearings Examiner adequate public facilities including streets, fire protection, water, sanitary sewer and to grant or deny the application. The Hearstorm water control; and ings Examiner will make a final decision 3. The conditional use will not be mateon the application. The Hearings Examiner may also place conditions on the variance to rially detrimental to uses or property in the immediate vicinity of the subject parcel; and minimize adverse impacts on neighboring 4. The conditional use has merit and properties. value for the community as a whole; and Before granting a major variance, the 5. The conditional use is consistent with Hearings Examiner must be satisfied that the goals and policies of the Port Townsend each of the criteria set forth in the zoning Comprehensive Plan; and code is met in the application. These are: 6. The conditional use complies with all 1. The variance will not constitute a other applicable criteria and standards of the grant of special privilege inconsistent with the limitation upon uses of other properties Port Townsend Municipal Code; and 7. The public interest suffers no substanin the vicinity and zoning district. tial detrimental effect. Consideration shall 2. The variance is necessary because of be given to the cumulative impact of similar special circumstances relating to the size, shape, topography, location or surroundings actions in the area.

A public hearing before the Hearings of the subject property, to provide it with Examiner is required for some applications. use rights and privileges permitted to other The Hearings Examiner may impose addiproperties in the vicinity and in the zoning tional conditions on a particular use if it is district. deemed necessary for the protection of the 3. The granting of the variance will surrounding properties, the neighborhood, not be materially detrimental to the public or the general welfare of the public. welfare or injurious to the property or The process for a conditional use permit improvements in the vicinity and zoning application is the same as for a variance district. request which is outlined above.

4. The special circumstances make the Just as a variance cannot authorize a use strict enforcement of the zoning code an which is not permitted by the zoning code, unnecessary hardship.

Variances (PTMC 17.86)

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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 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 Port Townsend & Jefferson County Leader

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 PTMC Title 20.04 for details. Applications must be received by February 1.

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 critical areas such as wetlands or steep slopes requires a separate critical area permit or exemption.

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

In order to streamline the permit proOn Public Right of Way: Enacted in 1987, cess, the City Council has delegated several and modified in 1997, the Street and Park permitting decisions to the Development SerOrdinance aims to maintain and preserve vices Department (DSD) Director. Examples the beauty of trees situated along public are: environmental determinations; sensitive rights-of-way. A Minor Improvement Permit area permits; and minor conditional use is required to trim or cut trees and shrubs permits or variances. If anyone is unhappy within any street or alley right-of-way. The with the decision that the DSD Director ordinance applies to unopened as well as makes, s/he may appeal the decision to the developed streets and alleys.

City Hearing Examiner. The Hearing Examiner Whenever trees are approved to be hears appeals in a manner similar to the removed within a public right-of-way, it is way a judge hears cases - listening to facts the responsibility of the developer (party presented and making a decision based upon removing trees) to arrange compensation applicable city codes. The specific appeal to the underlying owner for the loss of the periods, procedures and fees for making trees. an appeal are found in the Port Townsend Grading and Vegetation Removal Municipal Code Chapter 20.01.

The City of Port Townsend Engineering Design Standards in Chapter 5, Clearing, Tree Cutting Grading and Erosion Control states that “a in Port Townsend clearing and grading permit is required prior to any land-disturbing activity that involves On Private or Public Land (excluding clearing, grading, filling of 50 cubic yards or public rights-of-way): In September 2003, more…” the City Council adopted standards for the It also states that activities include: retention, planting, and conservation of • Clearing (the act of vegetation removal trees on public and privately owned land.

These standards, contained in Chapter 19.06 from the land surface, often referred to as of the municipal code, were intended to pre- land clearing); • Grubbing (the act of root vegetation vent indiscriminant tree cutting on vacant removal from beneath the surface of the land prior to development and require a earth, usually in conjunction with clearing); minimum number of trees, expressed in • Excavation (the mechanical removal of “tree units,” to be incorporated into new commercial, multi-family, public, mixed use, earth material); • Grading (excavation of filling or combiand residential subdivision developments.

In meeting the tree credit requirements, the nation thereof) and • Stockpiling (temporary disposition of retention of existing trees is preferred over earth material placed by artificial means). planting new trees.

Even if the material they are working The ordinance includes exemptions for with is less than 50 cubic yards, applicants certain tree cutting activities including: should fill out a Clearing and Grading • Any tree cutting on lots zoned residential (R-I, R-II, R-III, R-IV) that are 40,000 Permit so that staff can check for possible square feet or less in size and also contain an critical areas such as steep slopes, wetlands, critical drainage corridors. If a critical area existing single family residence; • Limited tree cutting on lots zoned resi- is present, staff needs to review the request using the guidelines in PTMC 19.05, Critical dential that are greater than 40,000 square Areas. All activities must be conducted with feet in size and also contain an existing the best management practices outlined in single family residence; this PTMC section.

• The removal of four trees defined If there are no critical areas and staff as “hazard trees” (documentation from a does not foresee a problem in the clearing qualified tree professional may be required) and grading request, the application can be unless within a critical area; issued without a charge to the applicant.

• The removal of trees associated with As a general rule, whenever the project an approved building permit or other project is large enough to require heavy equipment permit issued by DSD, however some projects (e.g., multi-family and commercial) are for “land disturbing activity”, a clearing and grading application should be completed still subject to minimum tree conservation prior to the activity. This is for projects that standards; • Tree removal that meets the definition go beyond minor typical landscaping projects and fence post digging. of “tree thinning” on vacant land requires a The best thing to do is to check with City written exemption.

For tree cutting on vacant land where no staff early in the process.

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, originally adopted in 1996. The City has undertaken numerous amendments to the Plan in an effort to ensure it remains consistent with the GMA, as well as emerging community trends. The Plan 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.

The process for amending the Comprehensive Plan, including amendments to the land use/zoning map, is lengthly and there is no guarantee that the proposal will be approved. There are two types of amendments, suggested and formal. Suggested amendments broadly apply to the goals, policies and imple-

menting strategies of the comprehensive plan. The City periodically accepts applications for suggested amendments. A number of suggested amendments were recently adopted as part of the 2016 update process. Suggested amendments will not be considered in 2017.

Formal site-specific amendments are considered on an annual update cycle. Applications must be submitted by February 1 to be considered during that year’s update process.

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. Population forecasts will be revised in 2015 to reflect current population trends in the county.

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.

Building code information based on best available data as of Feb. 8, 2017.

Consult city, county staff for further details.

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