HomeMy WebLinkAboutPTEV PUD M-1 MatricesPort Townsend EcoVillage PUD application Matrices draft 12/11/08, revised 6/9/09 NOTE: The following tables were first presented as part of the original PUD application and dated 12/11/08.
They have now been amended to include issues related to the addition of the north parcel to the PUD application as well as to show some changes resulting from ongoing negotiations with
the City of Port Townsend during the past 6 months. Table#1 Matrix of requests that are permitted within the Municipal Code Standards – draft 12/11/08 revised 6/09/09 # Request Related
Standard Performance measures Public Benefit 1 The PUD Site Plan will specify only approximate location of paths and structures over 200 square feet, and no surveys will be required
to locate any future infrastructure or buildings. Exact size and location of buildings usually specified in PUD applications. Buildings will be permitted and placed in compliance with
RII zoning bulk, dimensions, density and set backs, EXCEPT as modified in table #2 below for rear ?rear yard setback and front yard deer fence. Serves as a model for the use of Pattern
Language concepts by Christopher Alexander, in which observing use patterns during development helps establish the best location for permanent paths and other structures. 2 Five (5)
non-permitted structures of no more than 200 square feet will be allowed for future construction regardless of changes in the city building code in the future. Currently allowed in the
PTMC *16.04.070 Building code amendments. A. Section 105.2 item No. 1 (Ord. 2947 § 1, 2007). (See next column for wording) Structures will be built as “One-story detached accessory structures
used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 200 sf.” Saves city staff time by allowing 5 structures without permits. 3 Eliminate
two utility easements and modify a 3rd in exchange for one 20’ wide utility and one 10’ wide path easement donated on tax parcel #33. Easements may be modified or eliminated as needed
with landowner approval. County recording of existing easement elimination and the granting of new easements on Tax Parcel #33 Preserves forest area, provides way to upgrad fire hydrant
on 37th via a loop from 35th and public path linking 35th and 37th streets, part of the PT Non-Motorized plan extending eventually to Blue Heron Middle School. 4 Extinguish city ROW
at the south end of Vacated Landes St. ROWs may be eliminaqted if deemed unnecessary. Fire truck will have turn around access on Oxford Street ROW, 100 feet to the east. Helps preserve
undeveloped forest and existing 28”dbh Douglas Fir. 5 Street improvements on 35th Street as T-6 scenic collector with wedge curb & infiltration trenches T-6 street improvement standards
permit either method. Adequate engineering for either option is submitted with this PUD and construction will meet the Western Wash. State storm water management standards. (see #5 in
narrative) We will select the method that provides the least impact on the environment and the lowest added added cost burden on our affordable housing. This will be determined at the
time we contract for construction. 6 That 35th street and any parking lot Improvements often required We will document occupancy as it occurs. A slight delay in these costs will allow
improvements not be required until just before the 5th and 10th additional dwelling is occupied (see #7 below). before first unit occupancy is granted. us to attract and accept lower
income members early in our development at a time when the community has an affordable housing crisis. 7 28 on-site parking spaces in one location and that improvements not be required
until just before the 5th and 10th new dwelling is occupied. (See Exhibit 2, p. 4, and ** below) 2 parking spaces per single family residence or 1.25 spaces per cottage in a cottage
cluster, improvements often required up front. Half of the parking spaces constructed before the 5th new dwelling is occupied, and the remainder with occupancy of the 10th new dwelling
unit. Reduces multiple negative impacts of personal vehicles, facilitates use of shared vehicles and thus reduces vehicle usage, reduces surface areas impacted by vehicles, and increases
affordability. 8 Option to use GrassPave*** or other pervious vehicle travel surface for fire lanes, lanes, if financially feasible. Fire truck carrying capacity. Installation as per
manufacturers recommendations. May be lower impact development than impervious surface, with less disturbance of soil and better storm water management. 9 One ¾ inch water meter for.
Every cottage cluster dependent on Fixture Units.**** One water meter for each lot, serving a single-family residence plus an ADU, or up to a fourplex in RII. One new water tap and meter
will be installed for every 4-5 new dwelling units, with up to a 1 and ¼” line, as determined by Fixture Units.. Encourages and will require water conservation. Keeps water-related housing
costs more affordable for low-income families. 10 11 We are charged multi-family rates for water use. Multiple households on one water meter are allowed. Encourages and will require
water conservation. Keeps water-related housing costs affordable. 12 We are allowed a low-income sewer charge for up to two (2) of our water taps. Lower rates for qualified, low-income
residents of dwelling units are allowed. Documentation that for each reduced rate tap, we have at least 4 residents who qualify for the low-income rate. Enhances affordable housing since
our low-income members benefit from the same discount provided to other low-income residents in the city, even though they use a shared water tap. 13 Greywater systems that keep all
of the water within 5 feet of the building envelop are allowed and water can be reused for toilets and laundry. Nothing prohibits the use of in-home grey water systems. Systems will
be patterned after those professionally engineered, for example by 2020Engineering (see exhibit 8) Keeping greywater that can be easily treated within a house out of the city solid waste
stream reduces energy use and taxes (see #14 below) and does not threaten aquifer contamination. 14 Greywater systems in which the water leaves the building envelope are allowed if permitted
by County Requires State and Local Health Department approval. One system reportedly already Use of approved approved system. Documentation from the County that the systems are approved.
Conserves water and demonstrates a an accepted low impact development strategy. Reduces the burden on the
Health Department. http://www.greywater.com/approved in San Juan County and one in King County. wastewater treatment facility, reducing energy use and prolonging its useful life, thus
saving tax payers money. 15 Zone R-II uses as listed in the PTMC (see tables 3 and 4 below) will be permitted outright indefinitely in this development or conditionally as currently
defined (definitions also listed below). All uses listed in table 3 and 4 below are currently permitted in zone RII by the PTMC Chapter 17.16.020. The uses of the property will be consistent
with definitions of uses currently permitted outright as specified in PTMC Chapter 17.16.020 (see table #3 and 4) and defined in PTMC Chapter 17.08 (see list) Uses remain compatible
with current neighborhood activities and uses, preserves rights for future generations, and in particular guarantees continued agricultural uses to maintain local production of food
and thus reduce its carbon footprint . 16 Flexibility in ownership, allowing LLC, Co-op, Condo or homeowner Association, or Community Land Trust ownership of part or all of the land.
No standard. The Shared Common Space, both land and buildings, will remain in common ownership, regardless of the ultimate legal ownership model. Allows the flexibility to meet the needs
of potential affordable housing partners like Habitat for Humanity, or HomeWard Bound (the local community land trust). 17 Once the PUD has been approved, future requirements for surveys,
landscaping, construction permits, engineering, etc. will be no greater than what is required for anyone building a residence on a standard lot. PUD applicants may be asked to provide
engineering and other requirements beyond those needed for health, safety, the environment or other public benefit. We will comply with all of the measures as specified in the PUD, using
normal, residential development standards. Minimizing unnecessary development costs will provide for more affordable housing in Port Townsend. Since many of our homes will be built by
the members members over time, we consider this fair treatment of all homebuilders, whether or not they are in a PUD. 18 That all of our approaches outlined in this application to keep
housing affordable will be approved and we will guarantee an income diverse community. The Comprehensive Plan encourages affordable housing efforts. At least 10% of all adult residents
in this EcoVillage will be below 50% and another 10% below 80% of the county median income. We will maintain a limited equity formula that prevents escalating housing prices. More affordable
housing guaranteed in perpetuity. Additional notes to Table #1. *Rationale for street improvements: Currently 35th Street, is a T-6 scenic collector for the neighborhood and the pavement
ends at Kuhn Street, just before the entrance to our proposed parking area. At this point, the centerline of the street is almost 9 feet to the north of the center of the 35th Street
right of way. We propose to have a small curve in the pavement to the south that brings 35th Street back to the ROW centerline and then extend the paved area 173 feet, far enough to
the west to allow access to our parking area as well as to provide a hammerhead turn around for fire trucks.
We will also provide a paved sidewalk along the north side of the paved portion of 35th Street along the EcoVillage property as well as a gravel walking path from the new end of the
35th Street pavement to the western end of the PUD property. (See Exhibit 2, p. 3-4). We believe this plan is most consistent with the vision in the Port Townsend Comprehensive Plan
that encourages small streets and the traffic study confirms that no additional street improvements should required at neighboring intersections. (See Exhibit 9, Traffic Study). **Rationale
for 28 on-site parking spaces: Reduction of vehicle ownership and use is another primary component of the demonstration aspect of this project. We have numerous strategies to limit the
number, size and use of cars. Cars available for communal use will range in size and efficiency from a small electric to a variety of larger electric, hybrid, biodiesel and/or gasoline
vehicles. Those of us currently living on site already share the ownership of one electric vehicle vehicle for use in town. We anticipate extending this practice of car ownership and
sharing (like “FlexCar”) so that the number of vehicles needed by our community will be less than one per adult. ***GrassPave, pervious surface for some of the parking and fire lane
areas, if we can afford it.. http://www.invisiblestructures.com/GP2/grasspave.htm **** For several years we have had 8 adults, 2 children, and frequent guests living at the EcoVillage,
all using only one ¾” water line without difficulty. Our annual water use has been consistently lower than the conventional standard of 350 gallons per day used to calculate the use
by a family of 4. From March 2007 through February of 2008 we used 104,300 gallons of city water, averaging 290 gallons per day, or 29 gallons per person per day. This number is even
lower than the 37 gal/person/day figures obtained by the American Water Works Association (AWWA) Research Foundation Residential End Uses of Water study, Mayer and DeOreo, et. Al, 1999,
in households using high-efficiency conservation fixtures. (See Exhibit 6). One cottage cluster will be fed by each new 3/4” meter.and will serve an average of about 8 people per tap,
less than our current number. The utilities site plan shows only one of many ways in which the loops may be placed. As potable water becomes an ever more precious commodity, conservation
will become increasingly important. We will be using several composting toilets and reusing gray water and rainwater in a variety of state-approved ways. Specifics will be supplied at
the time of permit application. We also will be using well water for irrigation. Our use of city water and our quantity of wastewater will be far less than average. By keeping potable
water and sewer usage low we will be contributing to the affordability of our dwellings, the reduction of our ecological footprint, the preservation of the environment, and the longevity
of the city waste water treatment facility. Table#2 Code Departure Matrix of requests that vary from PT Municipal Code Standards -draft 12/11/08, revised 6/9/09 Item # Request Related
Standard, but PUD process allows modification Performance measures Public Benefit 1 Minimum rear yard set back on both parcels of 5 ft. from the 16.5 ft wide city tax lot #34 used for
sewer line only. Minimum 10 ft. rear yard set back in RII zone. Building permits and as-built documents will demonstrate at least a 5’ set back from the north property line. Allows for
placement of homes with better passive solar access and thus will lower heating energy required and greenhouse gas emissions. 2 Maximum front yard fence height Maximum front yard fence
height Fencing material above 4 ft. from the Added deer protection for the CSA
of 8 ft. along 35th Street. of 4 ft. ground will allow visual connection with sidewalk along 35th street, vegetation permitting. (Community Supported Agriculture) garden will provide
for more locally grown food and reduce the local carbon footprint for food. 34Only one sewer connection and a minimum of only one flush toilet required per each of 4 dwelling clusters
(see site plan). No toilet plumbing required for every dwelling.** Sewer connection and flush toilet plumbing for each dwelling unit. Access of all residents in dwelling units to at
least one shared flush toilet in their housing cluster. Conserves water, promotes innovative approach to human waste management by use of approved composting toilets, reduces load on
city sewage treatment facilities, keeps housing costs affordable. 5 Option of "off grid” dwelling units.*** Electrical grid connection for all dwelling units. Adequate battery system
to provide power for “hard-wired” smoke detectors, with onsite renewable energy source. Conserves energy, provides demonstration of innovative approaches to energy conservation and local,
renewable energy generation. 6 Option of “detached bedrooms” to be without a bathroom in same building if within 50 feet of shared bathroom. Detached bedrooms must have bathroom facilities.
Access to shared bathroom in same housing cluster. Promotes affordability with use of shared bathrooms, and encourages innovative approach to human waste management by use of approved
composting toilets. 7 Some detached bedrooms may be as small 100 square feet, with or without kitchen amenities. “Efficiency units” must be at least 200 square feet in size. Larger bathroom,
kitchen and other amenities available within the common buildings. Allows for demonstration projects for very small dwellings. 8 Fire lane only16 feet wide to access dwellings for 12
unrelated individuals (the equivalent of 2 SFR dwelling units). 16 ft. minimum width for access to up to 2 dwelling units, with 20 ft. for more units as per city engineer design standards.****
Each fire lane will provide access to no more than 4 small cottage or duplex structures with no more than 12 total permanent inhabitants. Less land disturbance required, leaves more
area for food production and wildlife habitat, and less construction means fewer greenhouse gas emissions. 9 Allow pole height of 60 feet for up to 3 poles and electricity generating
wind turbines. Height limit of 30 feet in RII zone. Noise levels at the nearest neighbors will be shown to be below 60 decibels. The local generation of electricity will reduce dependence
on foreign oil, reduce greenhouse gas emissions, and demonstrate local potential of wind power as a clean energy source. 10 Allow 0’ setback from 37th Street for shop on north parcel
if 10-foot ROW dedication is made.along 37th Street OR have Minimum 10’ setback front yard Preliminary Binding Site Plan will show current shop location of 10.8’ from the current ROW.
The added ROW dedication can be made to widen the 37th Street ROW if the shop does not have to be moved.
the ROW dedication be only 5 feet along the shop. 11 Allow 15’ setback from 37th Street for any new structure on the north parcel so that if 10-foot ROW dedication is made.along 37th
Street, the remaining setback will be only 5 feet. Minimum 10’ setback front yard New building permits will clearly show the 15’ accepted setback The added ROW dedication can be made
to widen the 37th Street ROW. Additional notes to Table #2 *Rationale for continued use of forest septic system: The existing ADU in the forest has a functioning 1,000 gallon septic
tank and a constructed drain field with more than 200’ of drain line placed in 1993. It has been serviced every 4 years by GoodMan, was last serviced on 4/18/08, and was found to be
in “good” condition. The second compartment again had only 1” of scum on top, and 3” of sludge on the bottom, indicating only minimal need for pumping and thus the drain field has been
well protected, and should be functional for many years to come. The acre and a half of forest will have no no additional development for human dwellings, and thus the entire area will
provide enough on-going area to support one septic system. We will have a trained waste management team that will be responsible for maintaining and managing this septic system as well
as all of the composting toilets and gray water systems we plan to have on site. Since we are creating a long-term intentional community that will exist for generations, the management
knowledge will be passed on year after year. ** Rationale for not requiring toilet plumbing in each dwelling: We view human waste as a resource and an asset, rather than a liability.
Composting of human waste is an integral part of the system we are designing. We believe that composting human waste is more ecological than processing it in a treatment facility. If
we as a community can manage more human waste through composting, the life of our city’s current solid waste treatment facility will be extended, saving our citizens extra taxation.
In a recent related case, a a PUD applicant was allowed to forgo the toilet installation, but was still required to have toilet plumbing placed, in part because the individual houses
were in a Condominium Association and actually owned by the residents. (City of PT file no. LUP 07-093). Since all of the buildings and toilets at the EcoVillage will be jointly owned,
we do not believe this added plumbing cost should be required. ***Rationale for off-grid dwellings: The majority of our dwellings will be hooked up to the grid, and electrical power
will be provided from transformers engineered by Potelco (PSE), with one to be located next to the parking area off 35th Street. At the same time we wish to be able to demonstrate the
technology available for being off grid, an important strategy as we continue to improve our ability to generate local energy. It will be more affordable for our members if duplicate
systems are not required in these demonstration homes. We already have one 3.2Kw system, though it is currently tied to the grid. ********16.04.080 Fire code amendments. A. Section 503,
Fire Apparatus Access Roads, is amended to read: 503.2 EV access specifications. A. Width (travel surface). EV access serving one or two dwelling units shall be 16 feet or more in width.
EV access for all other projects shall be as required by the City Engineering Design Standards. (Ord. 2947 § 1, 2007).