HomeMy WebLinkAbout04262001 Min Ag
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CITY OF PORT TOWNSEND
PLANNING COMMISSION AGENDA
City Council Chambers, 7:00 pm
April 26, 2001
Call to Order
Roll Call
Acceptance of Agenda
Approval of Minutes: April 12, 2001
Unfinished Business
New Business
1. Workshop on Amendments to PTMC Chapters 17.56 (Home
Occupations)
Staff presentation by Jean Walat
VII. Upcoming Meeting: May 10, 2001
VIII. Communications
IX. Adjournment
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CITY OF PORT TOWNSEND
PLANNING COMMISSION MINUTES
April 26, 2001
I.
CALL TO ORDER
Chair Larry Harbison called the meeting to order at 7:00 p.m. in the City Council
Chambers.
II. ROLL CALL
Other members answering roll were Lyn Hersey, Jerry Spieckerman, Bernie
Arthur, Jim Irvin, and Frank Benskin; Karen Erickson was unexcused. Also present were
BCD staff members Jean Walat and John McDonagh.
III. ACCEPTANCE OF AGENDA
Motion to accept the agenda was made by Mr. Spieckerman and seconded by Mr.
Arthur. All were in favor.
IV. APPROVAL OF MINUTES
Motion to approve the minutes of April 12, 2001 as written and amended to
include the attendance of Ms. Walat was made by Mr. Irvin and seconded by Mr. Arthur.
All were in favor.
V. UNFINISHED BUSINESS - There was none.
VI. NEW BUSINESS -- Workshop
A. Amendments to PTMC Chapters 17.56 (Home Occupations)
Ms. Jean Walat reviewed her staff memorandum of April 19, 2001 to the Planning
Commission and the attached revisions to Port Townsend Municipal Code (PTMC) 17.56
noting the attached two letters of public comment. She indicated City Council had
concerns regarding home occupation regulations:
);- Permitted number of customer visits;
);- Business square footage;
);- Signage;
);- Requirement that the business operator must reside on the property.
Ms. Walat referred to the chart comparing Port Townsend's regulations with other
jurisdictions and indicated the City's regulations are already rather flexible. She pointed
all jurisdictions studied required that the home be occupied by the business operator.
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A second tier of occupations was proposed:
);- Minor occupations -- those that currently exist;
);- Major occupations proposed -- those more likely to have an impact in a residential
neighborhood.
She discussed differences of the two tiers as outlined in her memorandum and the
revisions to PTMC Chapter 17.56.
Mr. Arthur asked for the definition of a home occupation. Ms. Walat read the
definition which included such words as "livelihood," "for gain," and "benefit." Mr.
McDonagh noted some businesses are exempted from home occupation permits but
require a business license.
Mr. Spieckerman asked if a business is already covered by the existing code,
might they have to come back in under the requirements for "major" home occupation.
Ms. Walat eXplained if someone is currently operating a "major" home occupation it is
being done illegally, and they would be required to come in under the requirements of a
"major" home occupation. It was suggested a conformance time period might need to be
specified.
The question was raised as to how many home occupations there were. Mr.
McDonagh speculated there were several hundred home occupations but that the majority
of them were exempt. Discussion followed.
Subjects included:
);- Boats
);- Junk cars
);- Delivery service
);- Outdoor activities
);- Signage
);- Traffic and parking requirements
);- Square footage of business location
);- Full time equivalency of workers
);- Time of day constraints
);- "Morals," (Chapter 17.56, Page 4 of 5, Item P)
Mr. C. L. Flint, City Building Inspector, was introduced and allowed to speak as
a citizen. Mr. Flint was also one of the two people submitting public comment letters.
He expressed concern regarding placement of home businesses in residential areas and
out of the downtown area, where they are already having difficulty getting tenants. He
asked that they use caution in addressing these issues.
Following discussion, Chair Harbison asked how BCD staff had been directed to
make the proposed changes to this chapter, if it was by an agenda item of the City
Council. Mr. McDonagh responded that the Comprehensive Plan also called for looking
to further cottage industries. He asked if the Commission wished to have another
workshop to look further at these issues. Chair Harbison asked if there were consensus
regarding the two-tiered approach. There was no clear consensus regarding the details.
Mr. Harbison suggested that staff expand on what the Commission had generated from
this work session and bring back a redraft for greater consensus.
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Ms Walat requested Commissioners to give a sense of their wishes. Issues that
were questioned regarded:
);- Two tiered process
o Higher level requires a conditional use permit with greater scrutiny
);- Trips
o Average of customer trips was suggested
);- Arterials and collectors
o Unsure regarding requirements
o Suggested regional approach
o Staff to bring maps showing arterials to next workshop
);- Infrastructure
o District boundaries suggested
o Staff to bring options
);- Noise
o Concern for noise - City has no noise ordinance
o Staff can strengthen here
);- Major home occupations located no closer than 300 feet of each other
o Which side of the street, block, etc.
VII
UPCOMING MEETING
May 10,2001
VIII.
COMMUNICATIONS - None was reported.
IX.
ADJOURNMENT
Motion to adjourn the meeting was made by Mr. Spieckerman and seconded by
Mr. Benskin. All were in favor. The meeting adjourned at 8:55 p.m.
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Larry Harbison~ Chair
Sheila Avis, Minute Taker
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City of Port Townsend
Department of Building and Community Development
Waterman-Katz Building
181 Quincy Street, Suite 301, Port Townsend, WA 98368
(360) 385-0644 FAX (360) 385-7675
jwalat@ci,port-townsend.wa.us
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Staff Memo
Date:
April 19, 2001 ( for Workshop on April 26, 2001)
To:
From:
Port Townsend Planning Commission
Jean Walat
Subject:
Workshop on amendments to PTMC Chapters 17.56 (Home Occupations)
BCD is considering changes to the section ofthe Port Townsend Municipal Code (PTMC) that
regulates home occupations. This proposal is in response from a request from City Council to
look at expanding the permitted scope and activities of home occupations, possibly through a
conditional use permit process. It is also in response to Comprehensive Plan Policy VIIIA.8:
"Encourage the formation and expansion of cottage industries and light manufacturing."
SEP A determination has not yet been made but SEP A notification has been done; two public·
comments were received. A public hearing before the Planning Commission has not been set but
will be scheduled for an upcoming meeting.
Members of City Council expressed concerns that existing home occupation regulations were too
restrictive, particularly in the areas of permitted number of customer visits, business square
footage, signage, and the requirement that the business operator must reside on the property.
Staff researched the policies of cities throughout Washington and several other states. The
factors looked at included: number of non-resident employees permitted, whether the business
operator had to reside on the premises, floor area allowed, signage, what kinds of businesses
were either exempt rrom the permit process or prohibited outright, and traffic/parking issues.
Staff also looked at the permit process required for different levels of home occupations, and
specifically under what circumstances 'administrative review vs. a conditional use permit is
· required.
The intent ofthis Planning Commission Workshop is to:
./ acquaint you with the proposed èhanges
./ answer any general questions you may have
./ identify any unclear or unresolved issues
./ get your input on items needed for the future public hearing.
BACKGROUND INFORMATION
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Attached is a comparison table of existing Pt. Townsend home occupation regulations and those
of selected other jurisdictions. The other jurisdictions were chosen as representative of
permissive to very restrictive regulations. All jurisdictions studied required the home to be
occupied by the business operator and severely restricted retail operations. They varied greatly
in other factors. Pt. Townsend's existing regulations are generally among the more permissive.
A note on terminology: Several terms are used to refer to home occupations of different scope,
such as: home occupation, home-based business, cottage business/ industry, and major or minor
home occupation. Some other jurisdictions use terms such as "Level 1 or 2" or "Group A or B"
to distinguish between more intensive and less intensive home occupations. We chose the terms
"major" and "minor" home occupations because it is clear which one is more intensive and more
likely to have an impact in a residential neighborhood.
AMENDMENT SUMMARY
Most significant change: The most important proposed amendment to the current home
occupation regulations is making a distinction between 'Minor' and 'Major' home occupations.
(Sections 17.56.070 Minimum standards-Minor Home Occupations and 17.56.080-Minimum
standards-Major Home Occupations).
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Regulations for a 'Minor' home occupation are similar but not identical to existing home
occupation regulations. The new level, "Major" home occupations, would require a conditional
use permit and must be located on or near an arterial or collector street. A "major" would be
permitted more than double the number of customer trips allowed to a "minor" home occ. (12
roundtrips vs. 5 roundtrips per day). Twelve visits was chosen to permit a significant increase
over current regulations. It also parallels the number of vehicle trips generated by child care
facilities serving up to 12 children, a home business listed in the exemption section of the home
occupation provisions.
A "major" home occupation may also include limited outdoor activities and use larger signage
and more floor space (depending on the size of the residence) than a minor home occupation.
Other proposed changes:
Exemptions rrom Permit (17.56.040) The most significant change is a clarification re:
instructional activities. Under existing code, one class per week with 10 students was exempt,
but there was no guidance on how to regulate more frequent activity. The new proposal
specifically regulates more intense instructional activities as major or minor home occupations.
Ineligible activities (17.56.50) A provision was added prohibiting storage of more than one
inoperable vehicle, since such storage tends to merge with illegal vehicle repair, parts and
salvage businesses, and has been a problem in many neighborhoods.
Required conditions (17.56.060) These conditions apply to all home occupations, whether major
or minor. Changes to this section included eliminating redundancies and adding criteria to
address commercial deliveries. The most significant addition is a limit on the number of
commercial pickups/deliveries to 2 per day (17.76.060.H). One or two such trips per day is
typical of UPS or FedEx-type delivery schedules. Please note that full-scale mail order
businesses are not permitted under existing or proposed regulations. This provision was added to
allow for businesses that are heavily mail-dependent, while protecting neighborhood character.
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Your input on these amendments will be greatly appreciated. Thank you.
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Revision to PT Municipal Code Chapter 17.56 Regulating Home Occupations-Pcomm Draft 1
4/19/01
Page I of5
EXHIBIT A
PROPOSED TEXT AMENDMENTS TO
HOME OCCUPATION PTMC CHAPTER 17.56
Chapter 17.56
HOME OCCUPATIONS-MAJOR AND MINOR
Sections:
17.56.010
17.56.020
17.56.030
17.56.040
17.56.050
17.56.060
17.56.070
17.56.080
17.56.090
Purpose.
Permit required.
Application process.
. Exemptions.
Ineligible activities.
Required conditions.
Minimum standards-Minor Home Occupations.
Minimum standards-Maior Home Occupations
Permit administration and enforcement
17.56.010 Purpose.
A. The intent of this chapter is to ensure that maior and minor home occupations are properly
permitted, are undertaken only within a dwelling unit or associated accessory structure located in a
residential use district, are incidental to the primary residential use of the structure and land and are
compatible with the residential character of the neighborhood.
B. In addition, the intent of this chapter is to ensure that business activities that are allowed in
residential neighborhoods are regulated as home occupations, and that activities not able to meet
the requirements of this chapter are performed in mixed use, commercial, or manufacturing zoning
districts.
C. This chapter is not intended to regulate typical family or personal activities, or occasional visits
by business associates and outside service providers, except as otherwise provided.
D. It is not the intent of this chapter to involve the city in the enforcement of private restrictive
covenants. (Ord. 2571 § 2, 1997).
17.56.020 Permit required.
A. Applicability. No home occupation shall be operated within the city except in accordance with
the provisions of this chapter. A home occupation permit is required for all home occupations
except those exempted pursuant to PTMC 17.56.040.
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Revision to PT Municipal Code Chapter 17.56 Regulating Home Occupations-Pcomm Draft 1
4/19/01
Page 2 of5
B. Transferability. A home occupation permit is not transferable to another person, entity or
business and is valid only for the property address set forth on the permit. (Ord. 2571 § 2, 1997
17.56.030 Application process.
A. Applications. The application for a home occupation permit shall be submitted on forms
obtained from the director, and shall be acknowledged by the property owner, if other than the
applicant. The application shall contain all of the information required by the director. The
applicant shall also include with hislher request a scaled plot plan detailing the property,
improvements to the property, and the location of the home business.
B. Procedure. The director shall verify that the application is consistent with the requirements of
this chapter, and that the application contains proof of a city business license.
C. Approval Process. Activities complying with t4e criteria established in PTMC 17.56.070 shall
be considered Minor Home Occupations and shall be processed as Type I permits, in accordance
with the administrative approval procedures of Chapter 20.01 PTMC. Activities complying with
the criteria established in PTMC 17.56.080 for Maior Home Occupations shall be processed as
Type II permits and may commence only after issuance of a conditional use permit as outlined in
PTMC 17.84.
D. Limitation. Only one home occupation permit may be in effect at anyone time with regard to
any residential dwelling unit, including any accessory building, and the home business will under
no circumstance be subdivided rrom the residential property for the purpose of sale, lease or rent.
11 (Ord. 2571 § 2, 1997).
E. Definitions: A round trip in a motorized vehicle shall be considered one "vehicle trip" or
"vehicle visit" .
17.56.040 Exemptions.
The following activities are exempt rrom the permit requirements of this chapter, but shall
otherwise comply with the substantive requirements of this chapter:
A. Any activities that involve no more than five vehicle visits per week, no nonresident employees,
which meet all other requirements for a home occupation and which are incidental to the residential
use of the property;
B. Instructional activities involving up to 10 non residents student vehicle trips, which occur not
more than one time per week are exempt; instructional activities occurring more than once per
week are regulated as minor or maior home occupations; and
C. Child care services involving 12 or fewer children, including children who reside in the home;
provided, however, that these services comply with PTMC 17.52.020, Family day care homes.
(Ord.2571 § 2, 1997).
17.56.50 Ineligible activities.
The following activities are not eligible for a home occupation permit because of their
incompatibility with the maintenance of residential neighborhood character:
Revision to PT Municipal Code Chapter 17.56 Regulating Home Occupations-Pcomm Draft 1
4/19/01
Page 3 of5
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A. Retail activities, except for merchandise crafted on-site or items clearly accessory to a service
(e.g., sales of paintings, crafts or art work, and sales of hair care products incidental to a beauty
salon);
B. Stables, kennels, animal husbandry or farming activities except as provided in PTMC Chapter
17.16;
C. Vehicle repair, automobile detailing or automobile servicing activities. including storage of
more than one inoperable vehicle in any residential zone: .
D. /\nv activities involving more than fi'.'e customer or business visits pcr day:
and
D. Any use of a nature that is similar to those listed in this section or which creates impacts on the
surrounding neighborhood similar to those created by the uses listed in this section. (Ord. 2700 §
26, 1999; Ord. 2571 § 2, 1997).
17.56.060 Required conditions.
The director may issue an administrative Type I permit for a Minor Home Occupation or a
conditional use Type II permit for a Major Home Occupation provided that the following
· conditions are met affirmative findings arc madc:
A. No variation from the residential character of the dwelling or neighborhood shall be
permitted, and no physical change shall be made to the exterior of the structure solely to
accommodate the home occupation;
B. Commercial activities must be clearly incidental and secondary to the use ofthe property
for residential purposes
C. At least one person residing on the premises is engaged in the operation.
D. The home business does not adversely affect the use or enjoyment of adjacent properties,
and maintains the character of the area in which it is located;
C. The home occupation is not injurious or detrimental to adjoining or abutting properties;
E. The home occupation is fully enclosed within the primary residence or an accessory
structure that is architecturally and aesthetically compatible with the surrounding residential area;
or in the case of limited outdoor activities conducted as part of a Maior Home Occupation. outdoor
activities may be required to be screened rrom neighboring properties as part of the conditional use
permit:
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F. The home business does not involve any outside storage of materials, goods, supplies or
equipment, or an outside display of any kind (Ord. 2571 § 2, 1997).1. There shall be no
outside display of any goods or material associated with the home occupation;
Revision to PT Municipal Code Chapter 17.56 Regulating Home Occupations-Pcomm Draft 1
4/19/01
Page 4 of5
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F. Except for the purchase of merchandise crafted on-site or items clearly accessory to a
service (e.g., paintings, crafts or artwork, and hair care products incidental to a beauty salon) no
retail customers shall visit the home premises at any time;
G. There shall be no business visits or nonresident worker arrivals or departures permitted
before 8:00 a.m. or after 9:00 p.m.;
H. Materials, goods or commodities shall be delivered to or rrom the home occupation only
from 8:00 a.m. to 6:00 p.m. Monday through Friday; only truck delivery or pick-up oot common to
a residential neighborhood is oot allowed (for instance. UPS or Federal Express trucks): only two
commercial pickups or delÏveries per day are permitted.
I. The home occupation does not significantly increase local vehicular onpedestrian traffic
beyond that typical of the neighborhood;
J. Except for three non-resident workers, and except for occasional visits by business
associates and outside service providers, persons who do not reside on the premises shall be
prohibited from working at the home occupation;
K. No more than one worker vehicle may be parked on-street, and under no circumstances
shall parking for the home occupation cause traffic hazards or parking problems on adjacent rights-
· of-way;
L. Home occupations that occuPy >500 square feet shall meet fire safety building code
requirements regarding separation of the residential from the commercial uses.
M. The home occupation does not involve heavy equipment or processes that introduce noise,
smoke, dust, fumes, vibrations, odors, light. electronic interference or other conditions or hazards in
excess ofthose normally found in residential areas;
L. Hea';y equipment, large pov;er tools or noise or pO'.ver sources not compatible ':;ith residential
areas shall not be allowed, and no electrical or other similar interference shall be perceptible
beyond the property boundary;
N. No production, generation of any hazardous substance, or storage of any hazardous waste
shall be permitted;
O. The home occupation shall comply with all other applicable requirements contained within
the Port Townsend Municipal Code. (Ord. 2700 § 27, 1999; Ord. 2571 § 2, 1997) and all
The home occupation complies with all applicable local, state and federal laws and regulations;
and
P. The home occupation does not endanger the public health, morals, safety and welfare;
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Revision to PT Municipal Code Chapter 17.56 Regulating Home Occupations-Pcomm Draft 1
4/19/01
Page 5 of5
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17.56.070 Minimum standards-Minor Home Occupations.
Every Minor Home Occupation shall meet all ofthe following minimum standards:
A. All activities shall be conducted entirely within the principal or accessory structure;
B. Maximum floor area devoted to the minor home occupation shall not exceed 50 percent ofthe
floor area of the residence, or a total of 800 square feet, whichever is less. If the home occupation
is carried out in an accessory structure. it may occupv a maxirimm of 800 square feet
C. The minor home occupation shall not generate more than five customer vehicle trips per day;
D. One sign identifying the home business shall be permitted, which shall be no larger than three
square feet in size, without illumination, and mounted flat to the main wall of either the principal or
accessory structure;
17.56.80 Minimum Standards-Maior Home Occupations
An applicant must obtain a conditional use permit to conduct a Maior Home Occupation and must
meet all of the following minimum standards:
A.
· B.
C.
D.
Maior home occúpations must be located within 100' of an arterial or collector street;
No other maior home occupation may exist within 300 feet of the property;
A major home occupation shall not generate more than 12 customer vehicle trips per day;
Maximum floor area devoted to the home occupation, whether carried out in the residence
itself or in an accessory structure. shall not exceed 50% of the floor area of the residence or
800 square feet, whichever is greater.
E. All activities shall be conducted entirely within the principal or accessory structure. except
for limited outdoor activities. Screening and sound reduction measures may be required as
a condition of the permit; and
F. A Major Home Occupation may have signage not to exceed 8 square feet; non-illuminated
wall and monument signs are permitted: monument signs must meet setback requirements
as described in PTMC 17.76.040.C.3
17.56.090 Permit administration and enforcement.
Minor Home Occupations shall be processed as Type I permits in accordance with PTMC Chapter
20.01, and enforced in accordance with the procedures detailed in PTMC Chapter 20.10. (Ord.
2571 § 2, 1997). Major Home Occupations shall be processed as Type II applications, each
requiring a Conditional Use Permit in accordance with PTMC Chapter 17.84 and enforced in
accordance with the procedures detailed in PTMC Chapter 20.10.
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