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HomeMy WebLinkAbout072418CITY OF PORT TOWNSEND MINUTES OF THE PLANNING COMMISSION SPECIAL SESSION OF JULY 24, 2018 CALL TO ORDER The Port Townsend Planning Commission met in special session on July 24, 2018 in the City Council Chambers at 540 Water Street. Chair Paul Rice called the meeting to order at 6:30 p.m. ROLL CALL Commissioners present at roll call were Bob Doyle, Rick Jahnke, Monica MickHager, Aislinn Palmer, and Paul Rice with Lois Stanford excused and James Lagergren absent. Staff members present were Acting Clerk Pam Kolacy, and Planning Director Lance Bailey. ACCEPTANCE OF AGENDA There was consensus to accept the agenda as presented. APPROVAL OF MINUTES — JULY 11, 2018 One correction was proposed to the minutes of July 11 - vote on approval of minutes of June 28, 2018 should be 7-0" rather than "8-0". Motion: Rick Jahnke moved to approve minutes of July 11, 2018 as corrected. Aislinn Palmer seconded. Vote: motion carried unanimously, 5-0 by voice vote. GENERAL PUBLIC COMMENT There was no general public comment regarding items not on the agenda., OLD BUSINESS Housing Code Amendments: Daylight Plane, SEPA Thresholds, and ADU Regulations Chair Rice stated that the three housing code amendments for discussion (SEPA Threshold, Daylight Plane and Accessory Dwelling Unit regulations) would be addressed separately. SEPA Threshold Planning Director Bailey reviewed the staff report on SEPA Thresholds which included the additional information requested by the Commission at the last meeting. He noted that the majority of cities reviewed that have taken advantage of the flexible thresholds Planning Commission Meeting July 24, 2018 Page 1 of 4 have adopted to the highest level allowed with some exceptions for multifamily projects and single family residences. There was no public comment on the issue of SEPA thresholds. Discussion items included other potential SEPA triggers (besides fill/excavation and number of units); why is SEPA review considered burdensome to development (adds layers of time and cost); what other regulations are now in place that weren't when threholds were originally adopted (Critical Areas, Public Works standards); additional time involved for both developers and staff; and disparity for single family residences vs. multi -family projects. Discussion resulted in agreement that in history, SEPA had great purpose but now it seems redundant, with the main purpose being public comment review time and there are many other mechanisms that create public comment opportunities for projects. In addition, the city wants to encourage the building of multi -family units. Mr. Bailey reviewed the various triggers for public notice. Motion: Aislinn Palmer moved to recommend to City Council that SEPA limits be raised to the state maximum. (Note: amended later in meeting to task staff to bring language back to Commission prior to a recommendation to Council.) Bob Doyle seconded. Vote. motion carried unanimously, 5-0 by voice vote. Daylight Plane Mr. Bailey reviewed the staff report regarding Daylight Planes which summarizes the substantial public comment and discussion from the last meeting. He reviewed the proposed code amendments which would meet the concerns expressed. Public comment on daylight plane Debbie Jahnke, Port Townsend: Allowing flexibility in setbacks may allow the preservation of shade trees. Discussion topics included how shed roofs would be accommodated in the code revisions; how regulations affect corner lots or lots that border onto unopened rights of way (could allow greater bulk and scale); whether a process for departures or variances should be created (may be complicated to create). Public comment: The chair opened the meeting to further public comment.. Abbie Little, Port Townsend: A shed roof on a second story structure with an adjacent unbuildable lot may not meet code. If the desire is to afford leeway with design, it would make sense to apply the standard to an adjacent buildable lot, but not an adjacent public right of way, unimproved street or sidewalk as shade would not impact those areas as much. An example would be a two-story shed roof with two single stories on the side - if you had one side without an adjacent buildable lot the house could be positioned to create extra shade that would only impact the unbuildable lot. Motion: Rick Jahnke moved to direct staff to bring back a line -in -and -out version of the code modifying the daylight plane code to eliminate the single story requirement, to set the vertical measurement line at the property line to a vertical height of 15 feet; and Planning Commission Meeting July 24, 2018 Page 2 of 4 to eliminate the requirements on the side of the lot contiguous to rights of way. Monica MickHager seconded. Vote: motion carried unanimously, 5-0 by voice vote. Nmi Mr. Bailey reviewed the staff report regarding Accessory Dwelling Units (ADUs) and provided two additional additional handouts. He noted Port Townsend was the first city in the state to adopt an ADU code. He stated that on a four-page list of cities with ADU regulations, only four cities do not currently require owner occupancy; however, there is considerable discussion gong on regarding this issue as it relates to the current housing shortage. In response to a question regarding whether a Comprehensive Plan amendment would be required to do away with owner occupancy requirements, he stated that almost 90% of what is being considered is already in the Housing Element (included in handouts). He also stated that the second "primary alternative" on the Olympia document is "amend the owner occupancy requirement to require owner to reside for six months out of the year." Public Comment: Abbie Little, Port Townsend: Investing in rental properties does not currently pencil out in Port Townsend. Because of supply and demand there is a shortage of long term rental units, affordable or not. More rental inventory is highly desired but currently many potential rentals are being lost due to the current real estate market. She supports a change to the code to allow rental of a single family home and ADU on the same property. Many concerns about rentals are due to perception these properties will not be as well maintained as others and these objections seem NIMBY ( "not in my backyard"). She suggested waiving certain fees for building ADUs to encourage more infill and density. Tobi McEnerney, Port Townsend: in agreement with previous speaker Janelle Carlson, Port Townsend: Port Townsend is not attractive to big money and big projects so how do we do what we need to do for the people who live here outside of those parameters. Her house will be rented next week but the associated ADU will be vacant until the law is changed. Many people are sitting on the reality and don't want to say anything but others are holding back until it is legal. The community needs to know the care that goes into creating this community and making it is stable. She appreciates that. Mr. Bailey responded to the comment about fee waivers or lower fees for ADUs - he pointed out that an ADU is allowed to tie in to existing water and sewer lines which eliminates hookup and possibly SDC expenses. He will review the actual figure and report back. Discussion included definition of a "long term rental"; how to address parking in a flexible manner; potential for multiple ADUs and what the "tipping point" would be for utility connections; agreement that no transient rentals be allowed; desire to make regulations more effective and friendlier to encourage ADU construction. Planning Commission Meeting July 24, 2018 Page 3 of 4 Motion: Rick Jahnke moved to direct staff to prepare housing code language amendments which would allow non -owner occupied rentals in certain circumstances for further discussion. Monica MickHager seconded. Vote: motion carried unanimously, 5-0 by voice vote. Mr. Bailey stated that all code changes must go through the SEPA process. He will provide language on the items directed this evening and proposed that once the first 4-5 are completed by the Commission, they will then go on to Council together while the Commission continues to discuss other changes. Consensus of the Commission was to modify initial motion regarding SEPA to a direction to staff rather than a recommendation to the full Council. Information to be provided by staff for next meeting includes; exact cost savings for hooking up to existing water and sewer lines; examples of regulations that would allow more than one ADU; examples of situations where parking is not required for a unit; how frequently is allowance made for street parking as opposed to putting in a driveway; and an example of an exception that has been issued. There was no new business. There was no other business. NEW BUSINESS OTHER BUSINESS UPCOMING MEETINGS The next two meetings will be held on Wednesdays. On August 8, the Commission will review the draft Rainier Street and Upper Sims Way Subarea Plan and code language changes discussed tonight; on August 22 discussion of housing regulations will continue. There were no communications. COMMUNICATIONS ADJOURNMENT There being no further business, the meeting was adjourned at 8:56 p.m. Attest: '0" nning dodimiss'oe it City Clerk's Office Planning Commission Meeting July 24, 2018 Page 4 of 4