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HomeMy WebLinkAbout112425 Special Session City Council Meeting MinutesCITY OF PORT TOWNSEND MINUTES OF THE REG SESSION OF NOVEMBER 24, 2025 CALL TO ORDER The City Council met in a Special Meeting on the 24th day of November 2025 in Council Chambers at 540 Water Street, Port Townsend, WA 98368. Mayor Faber called the meeting to order at 6:00pm. ROLL CALL Councilmembers present at roll call were David Faber, Amy Howard, Monica MickHager, Owen Rowe, Ben Thomas, Neil Nelson, and Libby Wennstrom. Staff members present were City Manager John Mauro, Public Works Director Steve King , Planning and Community Development Director Emma Bolin, Long Range Planner Adrian Smith , Housing Grants Coordinator Renata Munfrada, Planning Manager Jacob Gates, and City Clerk Alyssa Rodrigues . COMMENTS FROM THE PUBLIC Mayor Faber explained the Continuation of Public Hearing and public comment being limited to 30 minutes and needing time to discuss as a Council. Public comment Ian Hanna spoke in opposition of proposed density maximum for RII zoning and the need to do proper public process. Barb McColgan spoke about concerns and opposition of removal of day light plane, concerns around high density maximum for RII zoning, need for safe modern infrastructure, and current infrastructure not being able to handle proposed density. John Capps spoke in opposition of zoning changes currently proposed in Comprehensive Plan and asked to modify RII zoning changes to limit risk to wrong developers, and the need to support affordable housing projects. Jim Brennan spoke about moving here because of Direction Statement of Comprehensive Plan, opposition to increasing density and height limits, and finding alternatives to providing affordable housing. Viki Sonntag spoke about more market rate housing doing little to address inequity and access to housing and displacement/homelessness, without anti displacement policies upzoning creates potential for gentrification/displacement/making neighborhoods whiter, and doing maximum 4 units per lot for now and discuss additional 2 units next November 24, 2025 Special Session City Council Business Meeting Page 1 of 6 year with affordability requirements with time for public input. Paul Marks spoke about retiring in Port Townsend, volunteer planner at County of San Diego, will destroy the stability of community, and Port Townsend has become a resort community. Jude Rubin spoke about criteria for GMA, how many housing units needed to fill GMA requirements, how many units achieved using new definition for minimum residential density, how many units achieved calculating for maximum density, if removing minimums is necessary, violation of criteria of #2, why proposal is not tied to requirements for affordable and workforce housing, violate criteria #3, and if the voice of wider community is reflected. Liz Coker spoke about state law 2 ADUs allowed on residential size two lots, not adding parking as long as its infill, 4 plex has to allow 2 ADU's on a lot, remove 3 and 4 plexes from review now and allow single houses and duplexes, allows time to deal with Right of Way, and two ADU applies to anything built on RII lot. Pete Langley spoke about bringing back to reasonable increase in density in RII, no more than 16, need to see what developers want to build, affordable housing challenges, how to get money to stay in community, and importance of community value statement. Roberta Butler spoke in opposition of increased density uptown and historic district and removal of daylight plane, important to include parking, 6-12 permits from when Aldrich's burnt, want solar on property, and density proposal will destroy community feeling. Peter Bahls spoke in opposition in increased density presented last week, goes beyond GMA requirements, goes against community stated values, will farce out tow_ and middle -income residents, include requirement for affordable housing in RIII and RIV such as inclusionary zoning, larger new developments require higher density in combination with stronger open space habitat and tree protection requirements, redo SEPA analysis done before prior to density changes last week, no minimum development density requirement in RI and RII, full disclosure of potential property tax increases caused by proposed increased density in all zones, conduct an analysis of how existing and proposed density levels will provide housing levels required by GMA, remove the proposed allowance of commercial zones within 100 ft of any intersection, do not increase maximum density in Rl, greatly reduce the proposed maximum density and height allowances in Ril, ensure expected proposed density increases and related traffic can be supported by Transportation Plan, and pausing the process to address concerns of constituents. Staff or Council response, as needed Mayor Faber stated since the public comment was on the subject of Public Hearing they will keep their response for Public Hearing. CONTINUED PUBLIC HEARING FROM NOVEMBER 17, 2025 (FIRST READING) November 24, 2025 Special Session City Council Business Meeting Page 2 of 6 Ordinance 3361 Relating to Comprehensive Planning; Adopting the 2025 GMA Periodic Update to the Comprehensive Plan; Amending the Comprehensive Plan; Adopting an Active Transportation Plan, and Amending Titles 2, 12, 17, 18, and 20 of the Port Townsend Municipal Code in Connection Therewith Mayor Faber opened the Public Hearing and reviewed the Public Hearing Rules of Procedures and stated the Public Record was closed at 4pm today in accordance with Council decision on November 17, 2025. No additional written materials were submitted. Council acknowledged receipt of all written material in packet and will be included in the record of Public Hearing. In response to Council's clarifying questions staff explained older and decaying infrastructure, housing units required for GMA, fourplex and 2 ADU's, other models to look at, RII upzone effects on property tax, effects on neighborhood property values, current median real estate price for single family home this year, how many units needed and how many units upzoning would provide for, Sepa Review, alternative mechanisms to encourage efficient land use without creating minimum density, Discussion ensued around increased density and infrastructure, sewer rate increases, Transportation Benefit District and decaying roads, ADU's counting towards density, expedited permitting and reduce/elimination of fees for affordable housing, infill density bonuses, fee waivers for affordable housing, height increases and equity issues, no increase up to 72 ft in height, height would not apply to height overlay of downtown, Historic Preservation Code, changing character, R-IV concerns with Habitat for Humanity, four story buildings and elevator requirement, importance of equity issue, cafe and groceries included within 100 ft of intersection, what community cares about, either need to build up or out, 4,000 units needed county wide in next 20 years, focus infill, infrastructure cost, affordable housing crisis vs. housing crisis, per housing unit cost, utilities and infrastructure, displacement, rental housing inventory, difference in generation, rational compromise, 17% rental has 0-1 vacancy rate, very little comment/input over two years, people who have grown up here not being able to live here, most people in room are over 50, sharing tax burden, buying rentals, and tradeoffs. Discussion continued around people getting it and caring, history of daylight plane, time consuming, more expensive permit, daylight plane didn't work, trees cause shade, get rid of daylight plane, tool to help with impact on neighbors, concerns around people who will never live here having an impact on a neighbor, liking daylight plane, keeping daylight plane for single family houses, how daylight plane works, daylight plane possibly incentivizing taller structures, neighbors waiving concerns of daylight plane, how long does it take, building and designer goes through process of daylight plane, ADU and daylight plane, can daylight plane be enacted above certain height limit, north side vs south side and daylight plane, retain daylight plane specifically for single family in R-1 and R-II, how to do a back and forth process with neighbors, height restrictions and setbacks, angled slopes, single biggest problem for builders other than energy code, amount of staff time put into analyzing daylight plane, can there be a better code, bad code, can it be done in an amendment, balance between protecting people from sudden change and creating November 24, 2025 Special Session City Council Business Meeting Page 3 of 6 change with increased density, asking tradeoffs when making public policy, ensure we minimize the losers when making public policy, need to mechanistically understand dayllight plane, is it achieving goals, intent of law, alternatives to daylight plane, simpler is cheaper and faster, daylight plane has minimal effect on large lets, request more information on daylight plan from building official for next meeting, find out the intention of the rule and if there are other options, what is trying to be achieved, complexity vs. complicated, could modify through annual process, and when it can be modified. Discussion continued around Tiny House on Wheels being a primary residence, allow living in an RV on land where house is being built, time limitation, does not need to be part of Comprehensive Plan, delay conversation to another year, Code Compliance concerns, concerns around Tiny Homes on Wheels being a vacation home, modular construction is cheaper than THOW, can begin talking about in December, annual process, RV would require zoning code amendment, limits on how many times you can renew your permit, put on larger list for 2026, can we ask to have it be put into Comp Plan, only aware of County's having it, does community want it, would like to look at this, change how it is enforced, and ask to go on the docket for 2026. Discussion ensued around fix for eliminating ability to build ADU's in RI, option to not count ADU's towards density in RI, allow 4 plex in RI, permit duplex in RI, permit 2 ADU's per lot in RI, require property owner to choose an option, will not be able to exceed more than 4, amount of burden on staff, it would be in the bulk density dimensional table, definition to duplex, how to enforce historical record of a permit, setting clear maximum density in RI, don't change anything in RI, and not liking the colors on the zoning color map. Discussion continued around Habitat for Humanity concerns being resolved, will present on errata sheet for December 8 on changes requested at last hearing, concerns around having a unifying concept in Community Direction Statement, feel like Community Direction Statement hasn't been lost and is in profile exhibit D, bullet point list of vision in 2045 explain what a small-town feel is, want community to feel connected to document, not looking for specific change, bring changes to December 8 meeting, and can send changes to staff ahead of time and include in next packet. Discussion ensued around oxford commas, Policy #81 Exhibit M, what is "grow", unchanged policy from 2016 version of the plan, incremental development, add definition for "grow''', RII minimum density concern, minimum average density 8 units for 40,000 sq ft, density calculation by a lot -by -lot basis, unit lot subdivision, preserve possibility for future building, measuring developable area, minimum front yard setbacks, need cars to pull past the sidewalk, garages with bigger setback, would like front yard setback for house reduced to 5ft, need at least 5ft to work on house, would need to research porches, need clear sightline triangles at intersections, referring to sightline code, 5 ft setback in general with exception of sightline at intersections, important to give people flexibility, and amendments process. Motion: David Faber moved to modify the Rll front yard setbacks as discussed. Ben Thomas seconded. Discussion ensued around staff bringing language to next meeting. Vote: motion carried unanimously, 7-0 by voice vote.. November 24, 2025 Special Session City Council Business Meeting Page 4 of 6 Discussion ensued around side yards along Right of Ways and fixing that as well on pg. 406 of pdf. Motion: David Faber moved to modify the side yard setbacks in the Rll to 5 ft consistent with the discussion around sightlines. Ben Thomas seconded. Vote: motion carried unanimously, 7-0 by voice vote. Discussion continued around daylight plane and to get a better understanding of how it functions and getting information in advance of next meeting, Habitat of Humanity requests are addressed in staff recommendations already, discussions last week included if increased heights should be allowed for multifamily or all attached housing, multifamily vs. multi units, and inclusionary zoning and affordability mandate for projects in excess of 12 units to be on docket for discussing in 2026. Discussion ensued around maximum densities, a proposal to have no affordable pieces attached to it, options include #1- 32 max/ #2- 48 max/ or #3- bonus density that would enable you to do a six plex for 5,000 sq ft but only on lots that are 10,000sgft or less, in future code ADU's count towards density, forcing smaller buildings with option #3, only 1 applicant since 2023 for 4 plex, inclusionary zoning and mandatory affordability in development requires specific market conditions and economies of scale, cost of developing affordable housing, a lot of people that affordable housing does not serve in the community, market analysis and understand economics of it, bring back affordable mandates for projects in excess of 12 units for 2026 docket, check on how it impacts neighbors, preference for #3 and #2, #3 would be a 12 unit building on 10,000 sq ft, #3 is staff recommendation, 24 is current density, building on 40,000 sq ft lot would look like West Harbor unless #3 is used, very few if any developed anytime soon, co -housing counts towards a 1/4 of a unit, concerns for more cars, urban growth area, parking requirements, interim parking ordinance, developers choice for parking, ADA parking access, 48 seems like too much, Planning Commission recommendation is 32, discussions with local builders about middle housing, need builders to be able to build, local builder disincentives, need it whether local builders can build it, local builders would need help, accidently incentivizing outside builders, induced demand, every year Council can make an amendment, rents have come down in city's with lots of builds, endemic to Port Townsend, #4 option- can be delayed for future docketing discussion or subarea plan, and nodal approach vs. broader based approach. Motion: Monica MickHager moved to accept Option #3 for the maximum housing density in Rll. Owen Rowe seconded. Vote: motion carried, 6-1 by voice vote, Ben Thomas opposed. Discussion ensued around height and daylight plane, propose height to leave as is for now and discuss more on December 8, Department of Commerce comments coming back before December 8, another date option of December 15, make sure public gets the most opportunity form thoughts and provide feedback, third supplemental budget item on December 8, Joint BOCC/City Council 5 year housing homeless plan on December 8, will need to have December 15, no meeting on December 1, item will come back on the 8th and possibly on the 15th, regular second reading on December 8 with public comment, and encourage written public comment. November 24, 2025 Special Session City Council Business Meeting Page 5 of 6 Mayor Faber closed the Public Hearing. Motion., Amy Howard movedto approve first reading of Ordinance 3361 Relating to Comprehensive Planning; Adopting the 2025 GMA Periodic Update to the Comprehensive Plan; Amending the Comprehensive Plan; Adopting an Active Transportation Plan, and Amending Titles 2, 12, 17, 18, and 20 of the Port Townsend Municipal Code in Connection Therewith as amended this evening. Owen Rowe seconded. Discussion ensued around still having some reservations on details but can discuss further. Vote: motion carried unanimously, 7-0 by voice vote. ADJOURN There being no further business, the meeting adjourned at 9:53pm. Attest: Alyssa Rodrigues City Clerk November 24, 2025 Special Session City Council Business Meeting Page 6 of 6