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Home My WebLink About020226 City Council Business Meeting Packet- Added After MeetingTodd McGuire rtt Fcwttaie :.r f 1f �. ailx orn John Watts jyptiiial�t�lyl,rit;tli�� l��,At Port Townsend, Washington 98368 January 12, 2026 Port Townsend City Council 250 Madison Street, Suite 2 Port Townsend, WA 98368 Subject: Clarification on Key Issues Associated with R-II Zoning District Changes (Maximum and Minimum Density, Building Height, Street LOS F) Honorable Mayor Howard, Deputy Mayor Rowe, and City Council Members, We are writing to seek clarification on the recent amendments to the R-II zoning district regulations, specifically those related to the allowable maximum and minimum residential density, maximum building height and Level of Service F designation for streets within the district. The new regulations have generated questions among residents about how these changes will direct future development within the City. Our primary objective in writing is to confirm our understanding of the specific metrics that have been adopted as part of the density increases. We have included what we know to be pertinent references from the Comprehensive Plan document and appreciate information on others we may have missed or be unaware of, followed by our interpretations of that information for each issue. Issue 1. (Regarding maximum unit density and minimumi lot sizes allowed: From Ordinance 3361 adoption language: On June 14, 2024, the City's consultant, SCJ Alliance, prepared an analysis of the comprehensive plan and development regulations currently in effect in the City of Port Townsend for consistency with the requirements of Chapter RCW and identified revisions necessary to comply with Chapter 1,1 RCW. Among other sections, this analysis reviewed amendments to the development regulations adopted in 2023 to comply with RCW 36.7A 600(1), locally known as "tactical infill." As directed by RCW 36.70A_600, Port Townsend allowed both two ADUs per parcel and the conversion of detached single farniiy houses into fourplexes, The combination of a converted single family home into fourplex and two ADUs allowed in the R•1 and 4-11 zones, as adopted prior to the April 1, 2023, deadline under RCW 36.70a,600, combine to functionally allow sixplexes in these low and medium density zones In the City's existing development regulations. Staff forwarder) this analysis to Planning Commission for their consideration during the preliminary docketing discussion, held during an open public meeting on January 9, 2025 This checklist analysis was later revised on June 13, 2025 City staff forwarded the revised analysis for Planning Commission's consideration during an Open Public Hearing on October 23, 2025. Page 1 of 6 From the development regulations bulk and dimensional standards included in the 968 page document downloaded from the Comprehensive Plan section of City website (pages 869-870 of the PDF) vs adopted code updates that are not yet available through the Code section of City website: I'a"tt uo+w ri,„u,y '�luslq�, Igr.ol I. rnlw LL,ularul'"Ir:lYl°,I11O"�Ilw:ll Ni'Y'wl°�AIMI^.Ol�lwlw INS NII I '.I Ww1991 4l lurtu hl le„ 'tiO"PAgY "%dl,"o"f V. N ^ II1�4 II,... 0; imr uldr 11.16 at 141 Rt'Wa llnl boln¢ IN.ttka. hulk IRurcuaMenWl and Ikwdte ktyulr a®zwpls H•I H n , rry 11'11l'l of „c W h V1A atl L 1P}... hN rol q a% d wn mWoaaTM P..Ih'w w V'�a.I "'WA +bAl �.e rni aw. w, wrvwmmu 'wm a�aa-kw"- �.Mh"ho 11 A'O Im oeurdnawA'n^o. n„c'�Wm^v a w w. "*.d,mmfl mwN wn xel e+rnrlr H• nnMl lK_ �aAao�IwnuWq'�mm- w.�vww2.wwa9xrr.....»�aaww w w mma�"wiwLwb-sM,I..,hdM..� w,Nro+.�irY+^PdM...,.g,nirwwF'pM�...rm.. I.—.... 4,4,,W .,,v.^ `�°^ttWW �'"k^t ^Powwd lrF "M1,am �l'Pn°:'ti"N' "m�,'mwnno-b"r lluuma flm{ioany. nw M R aks.5 s a! w r: dl. w snX aq aw av f n c,N d'm anal "W t .M 1A L..1, I' uy f 1 T ti 169 Ja V oato'., 0, II .,Lain,;, vm n '^""A'a'a ll9. ,➢.s. Oa.i C,r L°eG:d:i kC. I anor^� � w Y.gXa u^I�w li-I� Mom^ h pmiq b* m W17 w,.... dl�».rmO�;•;a a.JJ�N3Sa<.._ Yll.", �'.I6mA�„..,�d .41.,�'7wd" �.. Language in question I,". riaXY,�: 9c ya ror�^ % . ux, balm'.. . n Iwo o, Al fl u �I V -•wbr.»�, x �IAAIVI MM N110 NrN 4l ^ " u or, Illllfl l�arl AII�Iti ,"txl,o h„ouvlh �M1xiwa. .mow lr�wrx+ \V nV �1111 f II RI �. _.. �... ... ..... _ Yn.t..Md.e.: .,mm, h 01.x .,:. ,, Prs,! tleU i;ry .; mp'. 44.1 ..I WO1'"wl'4P ^.I s rd '"Itfl ^wr.,� r-im I#y .++rotwm++ 4:,,a i..ql . �.. ni ".P*'-9dDL ps e • pxllk^a w:.wk p.., . �n.x p..a IaX�r' Page 2 of 6 °I11E °o'd� rnbl.rll'INf. Ii�581� Q In.De- 4�.u.Pu• ")v ri,U ➢O �U. /k)N r'¢dRIII. DI, INR'I i H•N N W11 I "Nk i WIN V a¢Vlcp I I 0 x.lc xl,chcl %VN''iS0% I Td I['o-":PI1P 1 Language in question Interpretation / Questions regarding R-II requirements: A. Maximum Housing Density: i. Our interpretation, per highlights in Ordinance paragraph, is that the allowable maximum is 6 units per 5,000 SF (48 units per 8 lot block) which contradicts the 32 unit maximum stated in the table. ii. Per language in table: a. Our interpretation is 32 units indicates a standard 5,000 SF lot would be 4 units (as with pre -amendment 2023 density). b. Our interpretation is that "except 6 units per 5,000 SF for infill projects with 10,000 square feet or less of lot area" means that standard is 4 units per 5,000 SF except for a double lot (10,000 SF) which can be up to 12 units. c. We interpret that to mean that 48 units are the permissible total if 4 - 2 lot (10,000 SF) projects are done. B. Minimum Average Density: Our understanding is that a property owner with a double lot (10,000 SF) could not build one single-family unit on one of the two lots. That the minimum development would need to include 2 units minimum at time of permitting. Further, a single family unit could not be built if it would straddle or cross the lot line. That is, the second lot needs to be 'reserved' for future development. C. Maximum Number of Dwelling Units In Any One Structure: Our interpretation is that "No Limit" means that a single structure on a full block (40,000 SF) could be any size, not limited to 32 or 48 units. D. Minimum Lot Size: Our interpretation is that with allowable minimum lot sizes of 2,500 SF and 1,150 SF that up to 2 units and 1 unit, respectively, are allowed. E. Minimum Lot Width: Our interpretation is that a 14' minimum would result in a 1,400 SF lot. Page 3 of 6 Issue 2., Regarding building height" From page 871 of the Comprehensive Plan PDF: P . .... . \4111-dr1j'A L vdr Pq 1- h- R1 I-WN 11A1 /tIKM) . I)N FRIC r, I R4% ------- -- --- 1, Y I blV 4r P IW14i loqq—I t-A Q 141 Imit, ind IxVP-Iv- k VIW�JI� ill AI MA.VY'A Q i. I a P I �.%I' r Lud I H ad I, UKK I dWyaiaw -wrWwAcw A rdu bumng. x. 1,0 Na T V ivobh' ruh1k.- '�.m ( I ,I, J4 r ho i IIh1 7 ?Ir -h d z v a A— MY I. 'T'EN'..j r U I 'ur': jq', !r � "Ilv ifu uwi "I,Ji Wuz Wj Opfl'-a' 'rA" "M Ve uC- a,d Sj: dftI, 11h, fi,6 OUR tm-111, ';0 "J" a, V, I,H,fo r -r,'m �vhm Ls ngfu a ge i n Question Interpretation: Maximum building height of 35' could be as tall as shown (45'). Multifamily or attached building with a mid . . . . .......... . . . . . ......... gable-belght,of,351,off,grade Page 4 of 6 issue 3.Regarding adoption of LOS F for streets servo the - I ;zone: Per Transportation element Page 141 (PDF page 171) Level of Service The 2025 Periodic Update changes the traffic LOS standard from D to F to de-emphasize development of large streets and expensive infrastructure focused on motor vehicles, This change is substantiated by the existing levels of service review as described in this element in which intersections other than Sims Way are not experiencing significant delays. More detail on Level of Service is provided in the Capital Facilities Element,. •• 0,709711,71,- 1 1 • • •� ••- • Port Towsend Municipal Code Chapter 12.04 New development must comply with transportation concurrency requirements per PTMC Chapter 12.06. This means a project can only proceed if adequate transportation facilities are in place or will be provided within six years of the development's impact. A number of concurrency models for active transportation have been tried as outlined below. Most of these models are in highly urbanized areas and thus setting concurrency requirements for Active Transportation may take a simplified approach. Page 824 of Comprehensive Plan PDF: 12. 04. 030 Definitions. Level of service" (LOS)" standards are quantitative and qualitative measures describing both the operational conditions for the traveling public within a traffic stream and the perception of these conditions by motorists and/or passengers, as further described in the city arterial street plan. Each level of service describes these conditions in objective terms such as speed, travel time, or vehicle density (i.e., the number of vehicles per mile) related to traffic and active transportation users..., Level of service may also include a qualitative rating of how well other units of transportation such as sidewalks, bikeways, walkways or transit routes, meet current or projected demand. PDF page 829: C. Purpose. 1. The purpose of the engineering design standards manual is to establish, in one comprehensive document, prescriptive and performance standards and procedures for infrastructure development. The manual updates and revises existing standards for the construction of right- of -way improvements in order to implement the Port Townsend Comprehensive Plan and to make the requirements for transportation system development more uniform, clear, consistent and predictable. Comprehensive Plan PDF page 834: 12, 04. 130 General right- of- way improvement and construction requirements. Detailed requirements and standards for rights -of -way and transportation system Improvements and development requirements are contained in the engineering design standards manual. Page 5 of 6 City of Port Townsend Engineering Design Standards Manual 1997 from City website: Chapter 6 Transportation page 6-9: 11. Level of Service Standards a. Any new development proposal may be required to perform a traffic impact analysis and assess the impact on traffic for the existing streets. b. Where a project is served by a street system of arterials and collectors that is below level of service D or will fall below LOS D as a result of the development, the GMA concurrency requirements must be met. From Comp Plan PDF page 197 Capital Facilities Element Concurrency To serve new growth and development, the GMA requires that certain facilities and services be provided concurrent with new development. In the case of transportation improvements, a financial commitment to provide them within six years must be made. Facilities that are subject to concurrency in the City are transportation, water, wastewater, and stormwater. The Capital Facilities Plan details funding sources and the investment needed to provide this concurrency, describing current and upcoming projects. Interpretations: A. Our interpretation is that LOS F is now applied to all local streets within R-II. B. Our interpretation is that standard's regarding developer responsibilities for LOS F required to build and / or improve roads that already exist due to impacts that new or infill development may have on traffic volume and / or on -street parking generated are not defined in the various reference documents. Are our interpretations relating to issues 1 — 3 accurate? We kindly request a formal response detailing these density and LOS requirements. Please respond via the email addresses provided. Clarity on these standards will allow affected property owners and residents to better understand and engage with the Planning and Community Development department regarding future development projects. We are sure that you will agree that transparent communication. is vital for community buy -in and effective urban planning. Thank you for your time and dedication to serving the residents of Port Townsend. Sincerely, Todd McGuire John Watts Page 6 of 6 A •I • 1 � 1 � 1 • • 1 �I • • A • 1; • R A i; � A � 1 • • -� m a O CD ri H z a:— a w z ..... ... ...... __ ___.._...__