HomeMy WebLinkAbout061526 City Council Business Meeting Packet
PORT TOWNSEND CITY COUNCIL AGENDA
CITY HALL COUNCIL CHAMBERS, 540 WATER STREET
Business Meeting 6:00 p.m. June 15, 2026
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I.Call to Order
II.Roll Call
III.Changes to the Agenda
IV.Proclamation(s) or Special Presentation(s):
A. Chetzemoka Park Improvements/Projects
V. City Manager’s Report
VI. Comments from the Public (re consent agenda items and items not on the agenda)
(Each person has 3 min. to comment- City Clerk will signal at 2 min. 30 sec.)
A. Public comment
B. Staff or Council response, as needed
VII. Consent Agenda
Action: Move to adopt the consent agenda and/or request to remove any
individual item from the consent agenda.
A. Approval of Bills, Claims and Warrants
B. Approval of Minutes: April 6, 2026
C. Resolution 26-011 Approving the Final Planned Unit Development and Final
Plat for Madrona Ridge- Phase 2, Located in Jefferson County, Washington,
City File No. LUP25-059
D. 2026 First Quarter Financial Reports
E. Authorizing Deferral of Building Fees and Utility Connection Charges for
Habitat for Humanity Low Income Housing Unit- Rosalynn Cout
VIII. Public Hearing
A. Resolution 26-012 Setting the Conditions to Vacate Street Right of Ways in
Cappy’s Trails and Directing the City Manager to Prepare the Vacation
Ordinance When all Conditions are Met
Proposed Action: Move to approve Resolution 26-012 Setting the
Conditions to Vacate Street Right of Ways in Cappy’s Trails and Directing the
City Manager to Prepare the Vacation Ordinance When all Conditions are Met
i. Staff Presentation
ii. Comments from members of the public
iii. Response from staff
iv. Questions from Council members
v. Clarifying comments from the public, if necessary
vi. Council deliberation and action
IX. Old Business
A. Ordinance 3366 Relating to Conversion of Existing Buildings to Residential Uses
and the Addition of Residential Uses in Existing Buildings in Accordance with
HB 1757; Amending Development Regulations in Title 17 of the Port Townsend
Municipal Code; and Establishing an Effective Date
Proposed Action: Move to approve Ordinance 3366 Relating to Conversion of
Existing Buildings to Residential Uses and the Addition of Residential Uses in
Existing Buildings in Accordance with HB 1757; Amending Development
Regulations in Title 17 of the Port Townsend Municipal Code; and Establishing an
Effective Date
i. Staff presentation and Council questions
ii. Public Comment
iii. Council deliberation and action
X.New Business
A. Transportation Improvement Board Grant Application Priorities
Proposed Action: Move to support Transportation Improvement Board (TIB)
grant applications committing to funding match up to $600,000 million combined
for all four grant programs.
i. Staff presentation and Council questions
ii. Public Comment
iii. Council deliberation and action
XI. Presiding Officer’s Report
th
A. Pre-work and preparation for the July 13 Strategic Workplan Retreat
XII.Suggestions for Future Agendas
XIII.Comments from Council
XIV.Adjourn
10 days
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Construction is scheduled to begin in September 2026 with the removal of the old existing equipmentThis will be done by our parks team to keep costs down on the projectOnce the site
is ready contractors will be onsite to install the new equipment with an anticipated lead time 7Parks staff will be installing the ADA trail, ramp and safety chips once the equipment
has been installedMiddle of October anticipated ribbon cutting
•••••
July
-
–
5:00pm
9
6:30pm at Gazebo
Park Gazebo
Open House at the
project
information
Park Kiosks with
Social media post
Onsite
Project Kiosk
Construction
Press Release
week of June 15
Farmers Market
Tabling July/August
June 15
set for week of
out to neighbors
Letters to be sent
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Agenda Bill AB26-067
Meeting Date: June 15, 2026
Agenda Item: Consent VII.C
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: Emma Bolin/ Steve King Date Submitted: 6-11-2026
Department: PCD/ Public Works Contact Phone:
SUBJECT: Final Planned Unit Development Plat – Madrona Ridge, Phase 2. This is a
closed record action for the City Council per PTMC 20.01.040 as a Type IV permit
process.
CATEGORY: BUDGET IMPACT:
Consent Resolution Expenditure Amount: $ N/A
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Other: Discussion Item
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: N/A
Cost Allocation Fund: Choose an item.
SUMMARY STATEMENT:
Washington State law allows one open-record public hearing for land use proposals. For
the Madrona Ridge PUD, that hearing occurred during review of the Preliminary PUD and
Preliminary Plat, approved by the Hearing Examiner (LUP21-064; LUP21-066–068) with
conditions.
The approval allowed phased final plat review. Phase 2 is consistent with the Preliminary
PUD, SEPA, and later approvals, including the Minor PUD/Plat Modification authorizing
phasing (LUP22-045).
Phase 2 is at 1601 Rainier Street, Port Townsend (Section 9, Township 30N, Range 1W,
W.M. Jefferson County; Tax Parcel 970100304), owned by Millrose Properties
Washington, LLC. Lennar Northwest, LLC submitted the application as authorized agent
(Power of Attorney dated February 20, 2025).
The project is governed by the recorded Madrona Ridge PUDA (April 1, 2025), which
incorporates all approvals and conditions and runs with the land. Critical areas are
addressed through the Final Mitigation Plan (Wetland Resources, Inc., revised October
23,2025), consistent with SEPA and Hearing Examiner conditions, including buffers,
restoration, monitoring, and stormwater measures.
Landscaping and tree conservation comply with PTMC 19.06 and approval conditions,
with maintenance enforced through the PUDA, CC&Rs, and HOA. The Final Plat confirms
lot configuration and closure accuracy. Title evidence (First American, October 2, 2025)
shows clear vesting with no defects.
City staff verified that all conditions of approval are satisfied or secured. Final plat
approval is ministerial; as a closed-record decision, the City Council may not take new
testimony or impose new conditions, and is limited to confirming compliance with existing
approvals and codes.
ATTACHMENTS:
Exhibit A: Resolution No. 26-011 with associated exhibits.
Exhibit B: Hearing Examiner’s Decision
Exhibit C: Conditions Compliance Matrix
Exhibit D: Madrona Ridge, Phase 2 Final Plat Map
CITY COUNCIL COMMITTEE RECOMMENDATION:N/A
RECOMMENDED ACTION: If adopted as part of the Consent Agenda, no further action
is needed; this represents unanimous approval of Resolution 26-011 Approving the Final
Planned Unit Development and Final Plat for Madrona Ridge- Phase 2, Located in
Jefferson County, Washington, City File No. LUP25-059
ALTERNATIVES:
Take No Action Refer to CommitteeRefer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance ____
Other:
Resolution No. 26-011
RESOLUTION NO. 26-011
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PORT TOWNSEND,
WASHINGTON, APPROVING THE FINAL PLANNED UNIT DEVELOPMENT AND
FINAL PLAT FOR MADRONA RIDGE –PHASE 2, LOCATED IN JEFFERSON
COUNTY, WASHINGTON, CITY FILE NO. LUP25-059
WHEREAS, on March 28, 2022, following an open-record public hearing, the City of
Port Townsend Hearing Examiner approved the Madrona Ridge Planned Unit Development
(PUD) and associated Preliminary Plat, including environmental review, under City File Nos.
LUP21-064, LUP21-066, and LUP21-068, subject to conditions; and
WHEREAS, the Hearing Examiner’s decision expressly authorized the PUD and
subdivision to be developed in phases, with subsequent phased final plat approvals, contingent
upon compliance with all applicable conditions of approval; and
WHEREAS, on August 11, 2022, the City approved a Minor Planned Unit Development
and Plat Modification under City File No. LUP22-045, confirming and clarifying the approved
phasing framework for the Madrona Ridge development; and
WHEREAS, the property comprising Madrona Ridge Phase 2 is located at 1601 Rainier
Street, Port Townsend, Washington, within a portion of Section 9, Township 30 North, Range 1
West, W.M., Jefferson County, Washington, and is owned by Millrose Properties Washington,
LLC; and
WHEREAS, the City received a complete application for Final Planned Unit
Development and Final Plat Approval for Madrona Ridge Phase 2, under City File No.
LUP25-059; and
WHEREAS, the Phase 2 application was submitted by Lennar Northwest, LLC, acting
as authorized agent for the property owner pursuant to a valid Power of Attorney effective
February 20, 2025; and
WHEREAS, the applicant submitted a Phase 2 Final Plat and all supporting materials
required for final plat approval, including title evidence, conditionsofapproval compliance
documentation, stormwater operations and maintenance materials, landscaping and tree
conservation plans, wetland mitigation plans, and recorded and record-ready covenant and
development agreement documents; and
WHEREAS, the Property Use and Development Agreement (PUDA) for Madrona Ridge
was recorded on April 1, 2025, runs with the land, and incorporates the approved Preliminary
PUD, phasing authorization, and all applicable conditions of approval governing Phase 2; and
Resolution No. 26-011
WHEREAS, Planning and Community Development and Public Works staff reviewed
the Phase 2 Final Plat materials and determined that all applicable conditions of approval
imposed by the Hearing Examiner, SEPA determinations, and subsequent administrative
approvals have been satisfied or appropriately secured; and
WHEREAS, under Chapter 58.17 RCW and PTMC 20.01.040, approval of a final plat
that is consistent with an approved preliminary plat is a ministerial, closed-record action, and the
City Council’s review is limited to determining whether the Phase 2 Final Plat complies with
prior approvals and applicable law.
NOW, THEREFORE, BE IT RESOLVED
by the City Council of the City of Port Townsend as follows:
Section 1. Findings
The City Council finds that the Madrona Ridge Phase 2 Final Planned Unit Development and
Final Plat, as depicted in Exhibit A, satisfies the applicable approval criteria and requirements as
follows:
1.State Subdivision Law. The Phase 2 Final Plat complies with the requirements of Chapter
58.17 RCW, including but not limited to RCW 58.17.110, RCW 58.17.140, and RCW
58.17.165, governing final plat approval, conformity with preliminary approval, and
recording requirements.
2.Local Land Use Authority and Procedures. The application has been processed in
accordance with PTMC 20.01.040(Type IV permit process), and the City Council has
jurisdiction to approve the final plat as a closed-record, quasi-judicial, ministerial action,
consistent with applicable state and local law.
3.Planned Unit Development Standards. The Phase 2 Final Planned Unit Development
complies with the applicable provisions of Title 17PTMC, including Chapter 17.32
PTMC, and is consistent with the approved Preliminary Planned Unit Development,
Preliminary Plat, and authorized phasing.
4.Subdivision and Development Standards. The Phase 2 Final Plat conforms to the
applicable subdivision, infrastructure, and design standards of Title 18PTMC, as those
standards were applied and conditioned at the time of preliminary approval.
5.Consistency with Prior Land Use Approvals. The Phase 2 Final Plat is consistent with
and implements the conditions of approval imposed by the Hearing Examiner under City
File Nos. LUP21-064, LUP21-066 through LUP21-068, the approved Minor PUD/Plat
Modification (LUP22-045), and all associated SEPA determinations, as required by RCW
58.17.140.
6.Conditions of Approval Compliance. Planning and Community Development and Public
Works staff have verified that all applicable conditions of approval for Phase 2 have been
satisfied or adequately secured, and that no outstanding condition precludes final plat
approval.
Resolution No. 26-011
Section 2. Approval
The City Council hereby approves the Final Planned Unit Development and Final Plat for
Madrona Ridge Phase 2, under City File No. LUP25-059, subject to the following continuing
requirements:
A. The recorded Property Use and Development Agreement (PUDA) for Madrona Ridge,
together with all approved amendments and incorporated exhibits, shall govern the Phase 2 Final
Plat and shall remain binding on the property and all successors in interest.
B. The First Amendment to the Declaration of Covenants, Conditions, and Restrictions (CC&Rs)
applicable to Madrona Ridge Phase 2 shall be recorded with the Jefferson County Auditor
concurrently with, or prior to, recording of the Phase 2 Final Plat.
Section 3. Execution of Plat
The City Council authorizes and directs the Mayor, City Clerk, and other appropriate City
officials to sign and execute the City’s approval on the face of the Phase 2 Final Plat upon
satisfaction of all recording prerequisites.
Section 4. Recording
The applicant shall record the approved Phase 2 Final Plat with the Jefferson County Auditor
following completion of all required inspections and approvals and payment of all applicable
City fees, charges, and assessments.
ADOPTED by the City Council of the City of Port Townsend at a regular meeting
th
day of June, 2026.
thereof, held this 15
__________________________________
Amy Howard
Mayor
ATTEST:
__________________________________
Alyssa Rodrigues
City Clerk
BEFORE THE HEARING EXAMINER FOR THE CITY
1
OF PORT TOWNSEND
2
Phil Olbrechts, Hearing Examiner
3
RE: Madrona Ridge
4
Preliminary Plat, Planned Unit FINAL DECISION
5
Development, Plat Vacation and Critical
Areas Approval
6
LUP21-064 and LUP21-066 though
7
LUP21-068
8
INTRODUCTION
9
Montebanc Management LLC has applied for approval of applications for a preliminary plat,
10
plat vacation, d critical areas permit for a 167-lot
single-family residential development on over 39 acres located along both sides of Rainier
11
St. and north of the Discovery Road roundabout. The applications are approved subject to
conditions.
12
Port Townsend is singularly unique in the concern of its residents with global issues that
13
transcend their municipal boundaries, in this case focusing upon affordable housing and
climate change. Unfortunately for the residents, the City has no legal authority to make the
14
developer responsible for addressing those two pressing problems. As to affordable housing,
the courts dont consider developers to be the cause of unaffordable housing. Case law on
15
that subject, referenced in Conclusion of Law No. 3.5 below, strongly suggests that
affordable housing should be a problem addressed by the population at large as opposed to
16
making individual developers shoulder that burden.
17
Regarding climate change, the record simply doesnt support any mitigation. As outlined in
Conclusion of Law No. 3.6 below, the City has the burden of proof in establishing both a
18
problem created by the developer and the necessity of mitigation to remedy it. In this case,
there is no precise data on how much climate change damage will be created by the proposal
19
what mitigation is necessary to remedy that damage. Mr. Talberth presented the intuitively
appealing concept of no net loss in forestland, but there is no scientific evidence in the record
20
to support that such mitigation is both necessary and effective. In addition, in the absence of
any federally coordinated land use mitigation program, there is no assurance that the
21
potentially substantial expense involved in no net loss mitigation would create any material
reduction in climate change impacts.
22
TESTIMONY
23
A computer-generated transcript accompanies this decision as Appendix A. The transcript is
24
provided for informational purposes only.
25
EXHIBITS
26
PUD, PP, CA p. 1 Findings, Conclusions and Decision
The March 11, 2022 revised staff report in addition to attachments A-Q identified at page 34-
1
35 of the staff report were admitted during the hearing as Exhibit 1.
2
The following documents were also admitted as exhibits at the March 14, 2022 continued
hearing:
3
Exhibit R: November 29, 2022 letter from Robert Nagle
4
5
FINDINGS OF FACT
Procedural:
6
1. Applicant. The applicant is Montebanc Management LLC, 400 NW Gilman
7
Blvd 32781, Issaquah, WA 98027.
8
2. Hearing. A virtual hearing was held on March 8, 2022 at 2:30 pm with continued
testimony on March 14, 2022.
9
10
Substantive:
11
3. Site and Proposal Description. Montebanc Management LLC has applied for
approval of applications for a preliminary plat, plat vacation, planned unit development
12
-lot single-family residential development on over
39 acres located along both sides of Rainier St. and north of the Discovery Road roundabout.
13
More specifically, the project involves roughly 34+-acres west of Rainier St., north of the
Discovery Rd. roundabout and north of the currently undeveloped 15th St. right-of-way. An
14
additional 5.5-acres east of Rainier St. and north of the 15th St. right-of-way is also part of
the project. Project stormwater facilities are proposed on both sides of Rainier St. but no
15
residential lots are sought on eastern portions of the site.
16
Rainier St. off-site to the south is partially improved to City arterial standards between
Discovery Rd. and the 12 St. right-of-way (ROW).
17
West of Rainier St. new residential lots will be served by a network of public roads and a
18
series of three (3) private driveway
street network provides logical connections to existing and/or planned ROW
19
of the site. The 3 private driveways will access a total of 14 lots.
20
East of Rainier St. will be preserved as open space except a stormwater pond on for roughly
1-acre of upland and two (2) smaller areas planned for outfall use by (2)
21
(4) stormwater pond facilities.
22
Several confirmed wetlands exist both on and off-site. On-site wetland buffers are shown as
modified but are retained as open space through use of buffer averaging. Conditions related
23
to operation and maintenance of these areas, including overflow stormwater facilities directed
into wetland buffers, is part of this staff recommendation.
24
In their PUD request, Madrona Ridge seeks to modify typical City standards related to lot
25
size, building setbacks, lot coverage and the Engineering Design Standards (EDS) (i.e. public
and private road improvements). Specifically, their request (Ex. A PUD Narrative) asks
26
for:
PUD, PP, CA p. 2 Findings, Conclusions and Decision
1
With the exception of Madrona Boulevard, all other public local access roadways
2
Three (3) new private driveways serving a total of 14 lots. The road section
3
Reduced minimum lot sizes with a 3,600 sq. ft. minimum.
4
Front yard setback reductions dow
5
Maximum lot coverage permitted on all lots modified to allow 45%.
6
Relief from Daylight Plane requirements for new residential structures as
typically prescribed under PTMC 17.16.030D.
7
The Plat Vacation is requested to vacate the alley in Blocks 2 and 3 of the Motorline Addition
8
together with all of the 16th St. right-of-way.
9
4. Surrounding Uses: North of the site is zoned P/OS(B) (Mixed
10
facility, water reservoir and standpipe. There is also a leased wireless communication
11
tower compound on the City-owned property. Properties to the south of 15th St. are
zoned a mixture of R-III and R-IV (High Density residential). The staff report
12
doesnt identify the uses located to the west and east. The aerial photographs of the
critical areas report, Ex. C, show the areas to the east and west as heavily wooded and
13
undeveloped. The zoning map shows these parcels zoned R-II. The critical areas
report notes that surrounding land use is comprised mostly of undeveloped lots.
14
5. Adverse Impacts. As mitigated, there are no discernible adverse impacts
15
that will be created by the proposal. A SEPA Determination of Non-significance was
issued for the proposal on January 19, 2022. Infrastructure impacts are addressed in
16
Finding of Fact No. 6. Other impacts are more specifically addressed as follows:
17
A.!Compatibility. The proposal is compatible with surrounding development. As
18
noted in Finding of Fact No. 4, the Citys water treatment plant is located to
the north and the remaining surrounding properties are zoned at the same or
19
greater residential densities. The residentially zoned properties are largely
undeveloped.
20
The open space/critical area tracts provide for enhanced compatibility by
21
creating extensive buffering along adjoining uses, in particular along both
sides of Rainier Avenue as well as the southwest corner of the project site. No
22
screening is necessary along the northern project site as the adjoining property
th
is composed of the Citys water treatment site. Unopened 15 Ave along with
23
a proposed adjoining trail is located along the southern property line.
24
Screening along the western property line is unclear. Page 20 of the staff
25
report notes that \[r\]evisions to the preliminary landscaping plan (Ex. B) will
be needed to provide added emphasis on screening along the west property
26
line. This requirement doesnt appear to be integrated into the conditions of
PUD, PP, CA p. 3 Findings, Conclusions and Decision
approval perhaps staff was intending on requiring this as part of its review
1
of a final landscaping plan. Conclusion No. 7 of the staff reportalso
2 references a ten-foot landscaping strip along the western perimeter, but this
strip doesnt appear to be included in the landscaping plan. The conditions of
3
approval recommended by staff have been modified to ensure that this
additional screening is included in the final landscaping plan.
4
B.!Critical Areas. The project site has six (6) confirmed Category III wetlands
5
and one Category IV wetland (see Ex. B site plan and Ex. C). The
geotechnical report for the project, Ex. D, identifies no geologic hazardous
6
areas and there is no evidence of any other critical areas at the project site. A
Critical Area code checklist has been prepared to analyze and establish
7
conditions for the project with respect to the subject wetlands (Exhibit L
Critical Area checklist). Staff have found the recommended conditions to
8
bring the proposal into conformance with the Citys critical areas regulations.
9 Ex. L and resulting conditions are incorporated into the project decision. The
Applicants wetlands analysis, Ex. Cand C1, conclude that as mitigated the
10
proposal will result in no net loss of ecological function. As detailed in Ex. L,
each Category III wetland qualifies for application of a 150-ft. buffer based on
11
high intensity land use planned at Madrona Ridge. The Category IV wetland
(i.e., Wetland A-3) requires a standard 50-foot buffer.
12
13
C.!Trees. The proposal provides for adequate retention/replacement of trees as
required by City tree retention standards.
14
15
All preliminary short applications require the concurrent submittal, review and
approval of a Tree Conservation Plan (TCP) prepared consistent with PTMC
16
A preliminary TCP was submitted
for this project showing existing trees and those planned for removal. Prior
17
to final plat recording, the conditions of approval require the applicant to
prepare and present a final TCP. Staff have determined that conditioned in
18
this manner, the proposal will be able to conform to the Citys tree retention
requirements.
19
20
D.!General Nuisance Impacts: light and shadow; noise, smoke, dust, odor,
glare, vibration or other undesirable impacts. Beyond the other nuisance
21
impacts identified in Finding 5A-C, no other nuisance impacts are found to
exist due to the inherent nature of the proposed/allowed residential use. The
22
greatest impacts of concern would be those associated with the construction of
the proposed homes and infrastructure. The Citys Engineering Design
23
Standards adequately minimize these impacts by regulating construction
hours, erosion control and construction traffic control.
24
One comment letter focused on the problems of increasing light pollution
25
attributable to new development. A condition of approval requires street
lighting to comply wit the Citys street lighting policy, Ordinance 3271.
26
PUD, PP, CA p. 4 Findings, Conclusions and Decision
Ordinance 3271 adopts street light specifications designed to minimize light
1
pollution and related light impacts.
2
E.!Affordable Housing. Numerous members of the public expressed concern
3
over lack of affordable housing in the Port Townsend area. As would be
expected, there is nothing in the record to suggest that the proposal adds to the
4
lack of affordable housing in the community or even increases the cost of
housing. To the contrary, the proposal adds to the Citys housing inventory,
5
that reducing upward pressure on housing prices. Also, as noted in Ex. Q, the
small lot sizes of the proposal will result in relatively small homes, which
6
should be associated with lower housing prices.
7
F.!Climate Change. There is insufficient evidence to establish proportionate
and reasonable mitigation for climate change impacts.
8
9
In Ex. H, John Talberth, the President and Senior Economist for the Center for
Sustainable Economy, makes a reasoned request for a climate smart design
10
for this development that minimizes its carbon footprint and requires
mitigation measures for any forestland lossMr. Talberth advocates for a
11
no-net-loss policy for forestlands.
12
Although the adverse impacts of climate change are commonly understood,
the record of this proceeding does not have any evidence on how the proposal
13
contributes to climate change and how or even if no-net-loss will effectively
mitigate against those impacts.
14
6. Infrastructure. The proposal will be served by adequate and appropriate
15
infrastructure. Infrastructure impacts are specifically addressed as follows:
16
A.!Water and Sewer. The proposal will be served by adequate and appropriate
17
water and sewer.
18
Water service to Madrona Ridge will be provided via new public and private
19
infrastructure will include extension of a 10"
diameter main line from the north end of the project to a point in the 15th St.
20
right of way determined by Public Works staff during review of the Street and
Utility Development (SDP) process. Other city mains within the project will
21
be sized according to EDS standards. Any private service lines will be
identified as part of the SDP process and shown on the face of the Final Plat
22
and PUD Agreement. Fire flow is available adjacent to the site via water
23
main extensions within the site. Fire hydrants will be installed in accordance
24
Sanitary sewer service is available to Madrona Ridge via an existing public
25
main running north-to-south in Rainier Street. Individual lots will be
connected to this main via an engineered system of new public mains and
26
private side sewer lines and clean-outs. Public mains located within street
PUD, PP, CA p. 5 Findings, Conclusions and Decision
rights-of-way or public utility easements will be reserved to the City. Any
1
utility easements needed internally for the private sewer lines will be
2 determined as part of the subsequent SDP process and shown on the final Plat.
3
B.!Transportation. The proposal will be served by adequate and appropriate
roads and pedestrian transportation facilities.
4
Interior access to Madrona Ridge lots is provided via a combination of new
5
public roads and private driveways.
6
With the Discovery Rd. roundabout installation and Rainier St. improvements
associated with the Rainier subarea plan ent to
7
street infrastructure north of it along Rainier St. and to non-motorized
improvements and connections, the Public Works Dept. determined the
8
existing road infrastructure was designed and built for the purpose of serving
9 the subarea and planned surrounding areas at the residential densities
anticipated for the designated land uses. See Ex. P. This proposal is
10
consistent with the planned housing density for the area.
11
The Citys level of service (LOS) standards set acceptable levels of
congestion. The proposal is found to meet those standards. Pursuant to
12
Public Works analysis, see Ex. P, the traffic volumes generated by this
proposal is not anticipated to adversely impact adopted LOS on the
13
connecting public facility (Discovery Rd.) or any of the nearby intersections
so long as project roadways including Rainier St. - are built to acceptable
14
Public Works standards and the proposed non-motorized connections are
made. Specifically, these non-motorized improvements include off-site
15
improvements of a paved trail in the 15th St. right of way and the
16 development of a multi-use path on the west side of Rainier Street connecting
to the existing roundabout at Discovery Road. A concrete sidewalk
17
connection will ultimately be made as well between the roundabout and 15th
St. on the west side of Rainier St. when the adjoining property develops.
18
There was some concern at the hearing expressed about traffic congestion at
19
intersections that would serve the proposal. However, that testimony was not
based upon any traffic engineering expertise and did not address the Citys
20
LOS standards. In the absence of any such evidence, the conclusions of the
Citys public works staff, based upon traffic engineering expertise and
21
familiarity with the Citys LOS standards, must be taken as conclusive that the
proposal will not violate those level of service standards.
22
23
The staff report concludes that public works standards and the proposed non-
motorized connections are met. Specifically, proposed non-motorized
24
improvements include off-site improvements of a paved trail in the 15th St.
right of way and the development of a multi-use path on the west side of
25
Rainier Street connecting to the existing roundabout at Discovery Road. A
concrete sidewalk connection will ultimately be made as well between the
26
PUD, PP, CA p. 6 Findings, Conclusions and Decision
roundabout and 15th St. on the west side of Rainier St. when the adjoining
1
property develops.
2
Road modifications sought by the Applicant to prescriptive City standards as
3
part of the PUD process can be adequately reviewed and conditioned through
this process and the subsequent Street and Utility Development Permit (SDP)
4
process.
5
The project gains primary access from Rainer St., north of the Discovery Rd.
roundabout, near the unopened 16th St. right-of-way. The City has identified
6
Rainier St. as a key north-to --
term transportation needs.
7
West of Rainier St. and running the east-to-west length of the site, a new
8
wn
9 within a newly dedicated 50-ft. wide right-of-way (ROW). The south side of
Madrona Blvd. will have a 56 ft. wide concrete sidewalk and on-street
10
parking. The north side of Madrona Blvd. will have a 10-ft. wide Multi-Use
pathway and on-street parking.
11
Other internal rights-of-way streets connecting to Madrona Blvd. will be
12
ith sidewalks on one side and landscaping on the
other side. Public on-street parking is may be available on either or both sides
13
of the street depending on driveway layout to a achieve traffic calming effect.
The arrangement of street trees may be flexed as part of the Street and Utility
14
Development Permit process to achieve an attractive streetscape aesthetic and
efficient driveway arrangement. Road names for all internal roads will be
15
determined as part of the final Plat/Plat Vacation and PUD review process.
16
Tare shown in the plat
17
drawings with a 20 ft. wide paved section and wedge curb one side to
accommodate 2-way traffic. Two (2) of the 3 driveways are short enough to
18
not require vehicular turnarounds. The third driveway (in the SE residential
corner) is long enough to require a turnaround which is incorporated into the
19
adjacent stormwater pond maintenance access (Tract C, Storm Pond 4).
Where determined necessary by Public Works staff, the private driveways will
20
need to reserve a public utility component for on-going City water and sewer
line maintenance.
21
C.!Schools. The proposal will be served by adequate and appropriate school
22
facilities and safe walking conditions to and from school. The staff report
23
does not address impacts to schools. The capital facilities element identifies
the Port Townsend School District as serving the City of Port Townsend with
24
one elementary school, one middle school and one high school. The City has
no school impact fee. According to staff testimony, Salish Coast Elementary
25
School is about a half mile from the project site and children could walk to
that school on a bike trail. Staff also testified that all school bus stops can be
26
accessed via sidewalks.
PUD, PP, CA p. 7 Findings, Conclusions and Decision
1
D.Parks and Open Space. The proposalwill be served by adequate parks and
2 open space. There are no parks and open space requirements for subdivisions.
The proposal includes 5,000 square feet of open space beyond the minimum
3
required by the Citys critical area regulations for the wetlands on site.
4
E.!Drainage. The proposal makes adequate and appropriate provision for
drainage.
5
The submittal includes a preliminary engineered drainage plan and report (Ex.
6
B & D). The Madrona Ridge stormwater design includes three (3) on-site
storm ponds to address home and internal road runoff. Home sites will need
7
to address runoff on-site to the extent possible before dispersing to the internal
road network where it will then be conveyed to the constructed storm ponds.
8
The storm ponds have been designed to accept all roadway runoff and lot
9
coverage up to 45%.
10
A fourth storm pond (see Ex. B, Tract D/Storm Pond 4) is planned east of
Rainier St. and north of 15th St. to accommodate Rainier St. runoff and is not
11
associated with any of the resulting homes or interior roads. The Applicant
seeks to convey both Tracts D and Open Space Tract E to the City. The City
12
has agreed to accept both conveyances subject to conditions, If both Tracts
are conveyed to the City, an easement to Madrona Ridge will be needed to
13
provide them access to the outfall pipe and infiltration trench connected to the
Tract B/Storm Pond 2. If Tract E is not conveyed to the City, then the
14
conveyance of Tract D/Storm Pond 4 will need to be expanded to include that
outflow pipe and trench. Public Works engineering staff has agreed
15
that Rainier Street runoff between 15th and 12th Streets can be accomplished
16
via swales adjacent to the roadway. These will be made conditions of the
Street and Utility Development (SDP) review and approval process.
17
Public Works staff have reviewed the submitted stormwater documents and
18
indicate they are acceptable for continuing with the Preliminary Plat/Plat
Vacation and PUD process. Aside from conveyance of Tract D, Madrona
19
Ridge residents will be jointly and severally responsible for on-going
maintenance of the other 3 on-site stormwater management facilities. These
20
maintenance obligations will be specified and ensured via the PUD
Agreement between the parties (i.e., the City and the Applicant).
21
22
7. Superior Design. The proposal provides for superior design and a significant
increase in public benefit over a conventional preliminary plat.
23
Conventional development of this site is less desirable than the proposed PUD for
24
several reasons. First and foremost, the traditional "block and lot" pattern typically
seen in Port Townsend would result in less open space preservation and would likely
25
26
averaging to achieve no net loss of wetland function and values (Exhibits C and C-1).
Development is being clustered outside of the buffers to the extent practicable. While
PUD, PP, CA p. 8 Findings, Conclusions and Decision
the proposed design may be lower in density than prescriptive zoning permits, it does
1
so by balancing the need to protect wetlands with the Applicants goal of developing
2
an economically viable single-family residential subdivision.
3
The proposed road dedications ensure future logical street grid connections can be
made while unnecessary openings of the existing transportation grid are avoided.
4
Staff have also found that the Applicant also proposes a cohesive pattern of housing
that creates a neighborhood identity as encouraged by the Comprehensive Plan. This
5
neighborhood identity may not be guaranteed with conventional development.
6
The proposed aggregation of lots also assures better protection of the wetlands. Most
notably, the dedication of all four of the existing parcels on the east side of Rainier
7
Street results in more wetlands protection than if the lots were developed
8
individually. Three of those four lots are completely encumbered by wetlands or
buffers. If those three lots were developed individually under conventional
9
subdivision standards, the Applicant would qualify for reasonable use exceptions that
would authorize development encroachment into the buffers and potentially even the
10
wetlands themselves.
11
The Applicant has also volunteered dedication of Tract I, approximately 5.84 acres,
for permanent open space for public use. This tract would not be required under
12
conventional development standards. This open space Tract would feature a newly
constructed multi-use natural surface trail that blends with the natural environment.
13
Tract I preserves the opportunity for a future new public park, if and when the City
14
acquires the adjacent Janke property located at 15th Street and Spring Street as a City
Park site. A portion of this tract could have been used for addition SFH lots, but the
15
applicant chose to preserve this area as permanent open space, enhancing the public
benefits of this PUD proposal.
16
The proposed density is ultimately significantly less than that available with the
17
underlying zoning designations. According to the Applicant, Ex. Q, the maximum
density for the site would enable 493 units and the Applicant has instead only
18
proposed 167 units. The wetlands and associated buffers would likely significantly
reduce density in a conventional subdivision as well, but the Applicant has not taken
19
all measures it could have taken to increase that density. As previously noted, the
20
Applicant has proposed more open space than required by the addition of Tract I. As
noted in Ex. Q, the Applicant has also opted for buffer averaging instead of buffer
21
reduction (with mitigation), which also reduces density.
22
The Applicant is also proposing full width street improvements for Rainier Street
along with associated stormwater conveyance and treatment and a multi-use trail on
23
the east side of the street. If the Applicant had not bundled the lots on the east of
Rainier with the project, the City likely could not have required frontage
24
improvements on the eastern side of the street, except for perhaps the multi-modal
25
26
PUD, PP, CA p. 9 Findings, Conclusions and Decision
1
trail. Even if the Applicant needed the east side lots for the Tract D stormwater
1
control, that would only necessitate inclusion of one of the four lots.
2
Finally, the Applicants reduced roadway width decreases impervious surface and
3
reduced lot size reduces the size and hence cost of homes. The proposal also retains
30% more tree canopy than required by City standards.
4
For these reasons, development of this site through a PUD provides greater public
5
benefit without the adverse impacts than traditional "block and lot' development
would allow.
6
7
CONCLUSIONS OF LAW
8
Procedural:
9
1. Authority of Hearing Examiner. PTMC 20.01.040 classifies PUDs, preliminary
plats and plat vacation as Type III applications, which requires a hearing before the Hearings
10
Examiner, who must issue a final decision. Minor critical area permits are classified as Type
II applications. PTMC 20.01.030 requires consolidated permits to be processed by the
11
highest review body required under any part of the application, which in this case is the
Examiner.
12
Substantive:
13
2. Zoning Designation. Portions of the project site are zoned R-II (Medium Density
14
Single Family) and the remaining portions are zoned R-III (Medium Density Multi-Family).
15
3. Review Criteria. Chapter 17.32 PTMC describes the procedures and criteria for
preliminary approval of a PUD. PTMC 17.32.100 establishes the minimum criteria by which
16
each proposed PUD will be considered and PTMC 17.32.090 sets forth approval criteria for a
PUD seeking modified development standards. PTMC 18.16.060(A) governs the criteria for
17
preliminary plat approval. RCW 58.17.212 governs the criteria for plat vacations. PTMC
19.05.050B4 governs the criteria for critical area regulations. PTMC 20.01.235(D) requires
18
the Examiner to make a specified set of findings for all Type III (quasi-judicial) applications.
All the governing criteria identified in this paragraph are quoted in italics and addressed
19
below.
20
3.5 Affordable Housing. The City cannot legally compel the Applicant to provide
affordable housing units. Developers can only be made to mitigate problems they create.
21
See, e.g., Douglass Props. II, LLC v. City of Olympia, 16 Wash. App. 2d 158 (2021). In
constitutional takings analysis, affordable housing is not considered a problem created by
22
2
developers. See Sintra, Inc. v. Seattle, 119 Wn. 2d 1 (1992). As determined in Finding of
Fact No. 5E, the proposal is not exacerbating or creating a need for affordable housing.
23
1
Under nexus and proportionality requirements imposed by constitutional takings law, the City can
24
usually only make a developer install half street improvements. Cf. Sparks v. Douglas County, 127
Wn. 2d 901 (1995)(street frontage dedication for short plat justified under nexus/proportionality
25
standard of takings law).
2
Sintra held that
26
any low-income housing they destroyed or to pay a fee, potentially created a takings. As stated by the
PUD, PP, CA p. 10 Findings, Conclusions and Decision
1
3.6Climate Change. The City cannot legally compel the Applicant to mitigate for
climate change impacts due to inadequate evidence to justify such mitigation.
2
For conditions that involve exactions, whether they be dedications of land or fees to purchase
3
land, the City of Port Townsend has the burden of proof to show that the condition is
reasonably necessary as a direct result of the proposed development. See Citizens'
4
Alliance v. Sims, 145 Wn. App. 649 (2008); Koontz v. St. Johns River Water
5
Management District, 570 US 2588 (2013). As outlined in Finding of Fact No. 5F, in
this case there has been no evidence presented on how and to what extent the
6
proposal will exacerbate climate change and how much mitigation is necessary to
remedy that impact.
7
Even if one could take the leap on this administrative record that 1:1 forest
8
preservation mitigation would be necessary to mitigate the climate change impacts of
the proposal, theres still an outstanding legal issue of whether such mitigation could
9
be imposed given that such mitigation by itself would create no material change in
climate change impacts. In the absence of a coordinated forest no-net-loss policy at
10
the federal level, it would appear very difficult to establish that piecemeal and
11
sporadic mitigation at the local level would serve to effectively mitigate climate
impacts. At any rate, the evidence in this record does not prove that point.
12
At the hearing, Mr. Talberth cited to Wash. State Dairy Fed'n v. Wash. Dep't of
13
Ecology, 490 P.3d 290 (2021), which held that the Department of Ecology should
have considered climate change impacts in its issuance of stormwater/wastewater
14
permits. However, that holding was based upon failure to consider climate change
impacts in SEPA review. The appeal deadline for the SEPA MDNS was February 3,
15
2022. See Ex. I. The SEPA review conducted by the City has not been timely
appealed and so is beyond the jurisdiction of the examiner to review. See, e.g.,
16
Habitat Watch v. Skagit County, 155 Wn.2d 397, 410-11 (2005)(under principles of
17
judicial finality, administrative decisions that are not timely appealed are binding
even if incorrect).
18
PUD Criteria:
19
PTMC 17.32.100(A)(1): PUDs shall be given preliminary approval, including
20
preliminary approval subject to conditions, upon finding by the city that all of the
following have been satisfied:
21
22
1) The proposed PUD conforms to: (a) Port Townsend Comprehensive Plan;
23
4. Criterion met. With approval of PUD modifications to development
standards, the criterion is met for the reasons identified in Findings No. 48-50 of the
24
staff report.
25
court: this burden \[replacing loss of affordable housing\] was unfairly allocated to individual
26
property owners, rather than equally distributed among all citizens. 119 Wn.2d at 15-16.
PUD, PP, CA p. 11 Findings, Conclusions and Decision
1
(b) All provisions of the Port Townsend Zoning Code which are not proposed for
2
modification;
3
5. Criterion met. The criterion is met for the reasons identified at Findings
No. 6-18 of the staff report.
4
(c) All engineering design standards which are not proposed for modification;
5
6. Criterion met. As noted in the staff report, p. 22-23, City staff have
6
reviewed the proposal for conformance to engineering design standards and have
found the proposal compliant for this stage of project review as authorized by PUD
7
development standard modification standards.
8
(d) Environmentally Sensitive Areas Ordinance (Chapter 19.05 PTMC);
9
7. Criterion met. The criterion is met. The proposal is consistent with
10
Chapter 19.05, the Citys critical area regulations for the reasons identified in
Finding of Fact No. 5B.
11
(e) Any other applicable city, state or federal regulations, policies or plans, except
12
those standards proposed for modification.
13
8. Criterion met. There is no evidence of noncompliance with any other
government requirements that have not already been addressed.
14
PTMC 17.32.100(A)(2): Utilities and other public services necessary to serve the
15
needs of the proposed PUD shall be made available, including open spaces, drainage
16
ways, streets, alleys, other public ways, potable water, transit facilities, sanitary
sewers, parks, playgrounds, schools, sidewalks and other improvements that assure
17
safe walking conditions for students who walk to and from school;
18
9. Criterion met. The criterion is met for the reasons identified in Finding of
Fact No. 6.
19
PTMC 17.32.100(A)(3): The probable significant adverse environmental impacts of
20
the proposed PUD, together with any practical means of mitigating adverse impacts,
have been considered such that the proposal will not have an unacceptable adverse
21
effect upon the quality of the environment, in accordance with Chapters 19.04 PTMC
22
and 43.21C RCW;
23
10. Criterion met. The criterion is met for the reasons identified in Finding of
Fact No. 5.
24
PTMC 17.32.100(A)(4): Approving the proposed PUD will serve the public use and
25
interest and adequate provision has been made for the public health, safety, and
general welfare;
26
PUD, PP, CA p. 12 Findings, Conclusions and Decision
11. Criterion met. The proposed project, subject to conditions of approval,
1
will serve the public use and interest by developing approximately 40 acres of land in
2
a comprehensive, coordinated manner that assures adequate and appropriate provision
of public infrastructure in an urban growth area. It establishes open space areas,
3
preserves wetland and develops both hard surface and soft surface non-motorized
trails.
4
PTMC 17.32.100(A)(5): The proposed PUD satisfies all criteria set forth in PTMC
5
17.32.070 through 17.32.090, as applicable;
6
12. Criterion met. As discussed below, the proposal meets the requirements
of PTMC17.32.090. As Madrona Ridge PUD only seeks modified development
7
standards , the remaining approval criterion referenced above are inapplicable.
8
PTMC 17.32.100(A)(6): The proposed PUD will be superior to or more innovative
9
than conventional development and will provide greater public benefit without
additional probable significant adverse impacts to public health, safety or the
10
environment, than available through the use of conventional zoning and/or
development standards.
11
13. Criterion met. The criterion is met for the reasons identified in Findings
12
of Fact No. 5 and 7.
13
14
PTMC 17.32.090(C): Basis for Approval of Alternative Development Standards.
Approval of alternative development standards for PUDs differs from the variance
15
procedure described in Chapter 17.86 PTMC in that rather than being based upon a
hardship or unusual circumstance related to a specific property, the approval of
16
alternative development standards proposed by a planned unit development shall be
based upon the criteria listed in this section. In evaluating a planned development
17
which proposes to modify the development standards of the underlying use zone, the
city shall consider and base its findings upon the ability of the proposal to satisfy the
18
following criteria:
19
(1) The proposed planned development shall be compatible with surrounding
20
properties, especially related to:
a. Landscaping and buffering of buildings, parking, loading and storage
21
areas;
b. Public safety;
22
c Site access, on-site circulation and off-street parking;
d Light and shadow impacts;
23
e. Generation of nuisance irritants such as noise, smoke, dust, odor, glare,
vibration or other undesirable impacts;
24
f. Architectural design of buildings and harmonious use of materials;
25
14. Criterion met. The criterion is met. As noted in the staff report, the
26
proposal improves upon general public safety in an area that currently only has partial
city standard facilities. Architectural design of buildings and harmonious use of
PUD, PP, CA p. 13 Findings, Conclusions and Decision
The proposal
1
otherwise has adequate facilities and creates no adverse impacts for the reasons
2
identified in Findings of Fact No. 5 and 6.
3
(2) The unique characteristics of the subject property;
4
15. Criterion met. The criterion is met. The project site is unique in that it is
extensively covered by wetlands and associated buffers. The Applicant has well
5
integrated these features into the project site by using them for both buffering to
adjoining uses, critical areas protection, and project open space. The open space of
6
the project site is exceptionally unique in that it provides visual buffering on both
sides of Rainier Street.
7
8
(3) The unique characteristics of the proposed use(s);
9
16. Criterion met. The criterion is met. The proposal provides for an
extensive, unique trail system and an extensive amount of open space that provides
10
project residents with meaningful recreational facilities as well as a natural setting in
a highly developed environment.
11
The proposed PUD modifications are compatible with the overall design of the
12
project site and its unique features. The private driveways serve a limited number of
lots and an emergency vehicle turnaround is provided in them where required. The
13
lot size reduction and setback modifications are appropriate given the Critical Area
14
restrictions that encumber the site. The 45% lot coverage modification has been
reviewed by the Applicants stormwater engineer and storm facilities sized
15
appropriately for both the lots and new roadways.
16
(4) The arrangement of buildings and open spaces as they relate to various uses
within or adjacent to the planned development;
17
17. Criterion met. The criterion is met for the reasons identified in
18
Conclusions of Law No. 15 and 16.
19
(5) Visual impact of the planned development upon the surrounding area;
20
18. Criterion met. The criterion is met. As conditioned, the proposal provides
21
for substantial buffering to adjoining uses as outlined in Finding of Fact No. 5A.
22
(6) Public improvements proposed in connection with the planned development;
23
19. Criterion met. The proposal provides for adequate and appropriate public
facilities and improvements as determined in Finding of Fact No. 6.
24
(7) Preservation of unique natural features of the property;
25
26
PUD, PP, CA p. 14 Findings, Conclusions and Decision
20. Criterion met. The criterion is met. The notable unique natural features of
1
the project site are its wetlands and the proposal preserves those features as required
2
by the Citys critical areas ordinance.
3
(8) The public benefit derived by allowing the proposed alteration of development
standards.
4
21. Criterion met. The criterion is met for the reasons identified in Finding of
5
Fact No. 7.
6
Subdivision Criteria:
7
PTMC 18.16.060(A)(1): The proposed subdivision conforms to all applicable city,
8
state and federal zoning, land use, environmental and health regulations and plans,
including, but not limited to, the following:
9
a. Port Townsend Comprehensive Plan;
10
b. Port Townsend Zoning Code;
c. Engineering Design Standards;
11
d. Environmentally Sensitive Areas Ordinance (Chapter 19.05 PTMC):
12
22. Criterion met. The criterion is met. As determined in prior conclusions of
13
law, the proposal is consistent with all of the standards identified above.
14
PTMC 18.16.060(A)(2): Utilities and other public services necessary to serve the
needs of the proposed subdivision shall be made available, including open spaces,
15
drainage ways, streets, alleys, other public ways, potable water, transit facilities,
sanitary sewers, parks, playgrounds, schools, sidewalks and other improvements that
16
assure safe walking conditions for students who walk to and from school;
17
23. Criterion met. The criterion is met for the reasons identified in Finding of
Fact No. 6.
18
19
PTMC 18.16.060(A)(3): Conservation of existing trees, and/or the planting of new
trees, shall be provided consistent with Chapter 19.06 PTMC, Article III, Standards
20
For Tree Conservation;
21
24. Criterion met. The criterion is met for the reasons identified in Finding of
Fact No. 5C.
22
PTMC 18.16.060(A)(4): The probable significant adverse environmental impacts of
23
the proposed subdivision, together with any practical means of mitigating adverse
impacts, have been considered such that the proposal will not have an unacceptable
24
adverse effect upon the quality of environment, in accordance with Chapter 19.04
25
PTMC and Chapter 43.21C RCW;
26
PUD, PP, CA p. 15 Findings, Conclusions and Decision
25. Criterion met. As identified in Finding of Fact No. 5, a mitigated
1
determination of non-significance (MDNS) has been issued for the project in
2
conformance with Chapter 19.04 PTMC and Chapter 43.21C RCW. That review
process included the required consideration of probable significant adverse
3
environmental impacts.
4
PTMC 18.16.060(A)(5): Approving the posed subdivision will serve the public use
and interest and adequate provision has been made for the public health, safety, and
5
general welfare.
6
26. Criterion met. The criterion is met. As previously discussed, all
significant adverse environmental impacts have been fully mitigated and several
7
public benefits are associated with the project that would not be required of a standard
8
subdivision. All infrastructure needs are also met for the project. For these reasons
the criterion above is satisfied.
9
PTMC 18.16.060(B): Notwithstanding approval of criteria set forth in subsection a
10
of this section, in accordance with RCW 58.17.120, as now adopted and hereafter
amended, the proposed subdivision may be denied because of flood, inundation or
11
swamp conditions . . . .
12
27. Criterion met. The criterion is met. There is no evidence of flood,
inundation or swamp conditions.
13
14
Plat Vacation
15
RCW 58.17.212: . When the vacation application is specifically for a county road
or city or town street, the procedures for road vacation or street vacation in chapter
16
36.87 or 35.79 RCW shall be utilized for the road or street vacation. When the
application is for the vacation of the plat together with the roads and/or streets, the
17
procedure for vacation in this section shall be used, but vacations of streets may not
be made that are prohibited under *RCW 35.79.030, and vacations of roads may not
18
be made that are prohibited under RCW 36.87.130.
19
The legislative authority of the city, town, or county shall give notice as provided in
20
RCW 58.17.080 and 58.17.090 and shall conduct a public hearing on the application
for a vacation and may approve or deny the application for vacation of the
21
subdivision after determining the public use and interest to be served by the vacation
of the subdivision. If any portion of the land contained in the subdivision was
22
dedicated to the public for public use or benefit, such land, if not deeded to the city,
town, or county, shall be deeded to the city, town, or county unless the legislative
23
authority shall set forth findings that the public use would not be served in retaining
title to those lands
24
25
28. Criterion Met. The criterion quoted above for approval of a plat vacation is met
26
by the proposal. The public use and interest is served by the vacation and associated
replat as required by RCW 58.17.212. Vacation of the subdivision will enable a
PUD, PP, CA p. 16 Findings, Conclusions and Decision
greater number of lots in a manner that still conforms to the maximum density
1
standards of the underlying zone. As such, the Growth Management Act policies
2
encouraging urban densities and efficient use of infrastructure are better served with
the vacation and associated replat, which is in the public interest.
3
4
Critical Areas Permit:
5
PTMC 19.05.050B4: Review Criteria. The director may approve with conditions, or
6
deny, any development proposal or regulated alteration in order to comply with the
requirements and carry out the requirements of this chapter based on the following
7
criteria:
8
a. The proposal does not pose an unreasonable threat to the public health, safety,
or welfare on or off the development proposal site;
9
b. The proposal minimizes the impact on critical areas in accordance with
10
mitigation sequencing in PTMC 19.05.060(A);
11
c. Any alterations permitted to the critical area are mitigated in accordance with
12
mitigation requirements in PTMC 19.05.060(B);
13
d. The proposal is consistent with best available science and results in no net loss
of critical area functions and values;
14
e. The proposal meets the criteria in other applicable regulations and standards.
15
29. Criterion met. The criteria above are met. As outlined in Finding of Fact No.
16
5B, the proposal is found to be consistent with the Citys critical area regulations
17
(Chapter 19.05 PTMC), includes no alterations to critical areas, and will result in no
net loss of ecological function. Further, the Citys critical area regulations are based
18
upon best available science so conformance to those standards without modification
must be construed as consistent with best available science.
19
Type III General Permitting Criteria:
20
PTMC 20.01.235(D)(1): The development is consistent with the Port Townsend
21
Comprehensive Plan and meets the requirements and intent of the Port Townsend
22
Municipal Code;
23
30. Criterion met. As previously discussed, the project satisfies all applicable
development standards and comprehensive plan policies.
24
PTMC 20.01.235(D)(2): The development is not detrimental to the public health,
25
safety and welfare;
26
PUD, PP, CA p. 17 Findings, Conclusions and Decision
31. Criterion met. Due to mitigation of all significant adverse environmental
1
impacts and the provision of several public benefits, the project is not detrimental to
2
the public health, safety and welfare.
3
PTMC 20.01.235(D)(3): The development adequately mitigates impacts identified
under Chapters 19.04 (SEPA) and 19.05 (Environmentally Sensitive Areas) PTMC;
4
32. Criterion met. As previously determined, the proposal is consistent with
5
SEPA and the Citys critical areas ordinance.
6
PTMC 20.01.235(D)(4): For subdivision applications, findings and conclusions
shall be issued in conformance with PTMC Title 18 and RCW 58.17.110.
7
8
33. The findings and conclusions have been issued in conformance with these
applicable regulations.
9
10
DECISION
11
The proposed preliminary plat, PUD, street vacation and critical areas permit are all approved
for the reasons identified in the Conclusions of Law, subject to the following conditions:
12
GENERAL
13
1.!Development shall be carried out in substantial conformance with the revised
14
preliminary Plat/Plat Vacation and PUD site plans, the PUD Narrative and
Stormwater Report (Ex. A, B & D), and the preliminary Tree Conservation Plan
15
(Ex. E) except where modified by these conditions of approval or by the
subsequent Street and Utility Development permit (SDP). The Plat Vacation
16
portion of this approval includes the alley in Blocks 2 and 3 of the Motorline
th
Addition together with all of the 16 St. right-of-way.
17
18
2.!All mitigations as set forth in the SEPA MDNS (Ex. I) are hereby considered
conditions of preliminary Plat/ Plat Vacation and PUD approval.
19
3.!The Madrona Ridge approval includes the requested PUD modifications set forth
20
below:
!Aside from Madrona Boulevard, all other public local access roadways would
21
T-8 street section as shown in Ex. B. The
arrangement of street trees may be flexed as part of the Street and Utility
22
Development Permit process to achieve an attractive streetscape aesthetic and
23
efficient driveway arrangement.
!Three (3) new private driveways serving a total of 14 lots. The road section width
24
!Reduced minimum lot sizes with a 3,600 sq. ft. minimum.
25
!Side yard setback reductions from a com
26
PUD, PP, CA p. 18 Findings, Conclusions and Decision
!Front yard
1
in which case the front setback
2
!Maximum lot coverage permitted on all lots modified to allow 45%.
!Relief from Daylight Plane requirements for new residential structures as
3
typically prescribed under PTMC 17.16.030D.
4
4.!The three (3) alleys shown on the revised preliminary Plat plans (Ex. B) will be
privately maintained by the adjoining owners and/or HOA but they must also be
5
publicly accessible to non-motorized users where the driveways connect to open
space trails. This maintenance obligation shall be placed into a set of Covenants,
6
and referenced in the resulting PUD
7
Agreement.
8
5.!An appropriate entity (e.g. a Homeowners Association; HOA) must be established
as part of the final Plat/Plat Vacation and PUD review process and assigned
9
responsibility for on-going long term maintenance, liability and tax responsibility
of all on-site, non-public amenities including but not limited to stormwater
10
facilities, open space Tracts and landscaping (including street trees and
stormwater pond plantings), all non-hard surfaced trails which do not meet
11
approved City standards, and privately maintained underground utilities. The
approved responsible entity must be acceptable to the City DSD Director and
12
referenced in all appropriate documents filed for recording that are associated
13
with the final Plat/Plat Vacation
14
6.!Tracts J thru O reserved for the multi-use Multi-Use pathway on the north side of
Madrona Boulevard will be dedicated as public right-of-way maintained by the
15
Madrona Ridge HOA. A minimum 5 ft. building setback from the referenced
Tracts must maintained (totaling 15 ft of setback from Madrona Blvd. ROW
16
which includes a 1 ft. separation from the edge of the Multi-Use Trail) and called
out on the face of the Final Plat, the PUD Agreement and fina
17
however, as As with all sidewalks within the project, the abutting lot owners are
responsible for cleaning of the non-motorized improvements per PTMC
18
12.12.030.
19
7.!Applicantto convey Tract D/Storm Pond 4 and Open Space Tract E to the
20
City is acceptable to the City, subject to certain terms. If both Tracts are
conveyed to the City, an easement to the Madrona Ridge HOA shall be
21
established to provide the HOA with maintenance access to the outfall pipe and
infiltration trench serving Tract B/Storm Pond 2. Any easement needed for the
22
Tract B/Storm Pond outfall and infiltration trench shall be prepared by the
or review and approval by the City and
23
referenced on the face of the Final Plat.
24
8.!In the event Tract E is not conveyed to the City, then the Tract D/Storm Pond 4
25
area must be expanded by the Applicant
infiltration trench. Public Works engineering staff have agreed that Rainier Street
26
thth
runoff between 15 and 12 Streets can be accomplished via swales constructed
PUD, PP, CA p. 19 Findings, Conclusions and Decision
adjacent to the roadway. These will be made conditions of the Street and Utility
1
Development (SDP) review and approval process.
2
9.!The Applicant shall demonstrate to Public Works staff that adequate separation
3
between the existing fiber optic improvements in Tract F is available to
accommodate multiple utilities (i.e., the required water main from the north
4
th
line to 15 St.) If Tract F is unable to accommodate multiple utilities, the
Applicant will nee
5
acceptable to Public Works and complete that installation as part of the approved
Street and Utility Development Permit (SDP).
6
10.!The Applicant shall construct a shared Multi-Use pathway on the west side of
7
Rainier St. so it is continuous from north of the Discovery Rd. roundabout near
thth
8
12 St. to 15 St. as offsite improvements along with Rainier St. Frontage
improvements of sidewalk and a bike lane must also be installed across the entire
th
9
project frontage between 15 St. and the north property line.
10
11.!The Applicant request for a slightly modified T-8 road City standard with
sidewalk and landscaping all on one side of all 40 ft. wide rights of way streets is
11
approved in concept as shown on the submitted plans (Ex. B). Final locations for
on-street parking will be determined as part of the subsequent Street and Utility
12
Development Permit (SDP) process. Staff will work with the Applicant to
maintain flexibility with driveway placement to allow occasional parking on
13
either side of the street for traffic calming.
14
12.!Final Plat/Plat Vacation and PUD approval shall be presented by the Applicant as
15
required by municipal code and shall indicate the precise location of all required
dedications, easements and open spaces per these conditions of approval. Interior
16
streets, sidewalks and trails within public easements shall be open to the public
and signed accordingly at all times. All required infrastructure improvements as
17
set forth in these conditions and the subsequent Street and Utility Development
permits must be installed or bonded for prior to final Plat/Plat Vacation and PUD
18
approval.
19
13.!The Applicant shall have applied for final Plat/Plat Vacation and PUD approval
3
20
within five (5) years of date preliminary approval. With the final Plat/Plat
Vacation and PUD submittal, the Applicant shall propose a name for the new
21
roadway(s) to allow for review and approval by the appropriate public agencies
(the City DSD, the Jefferson County Auditor and Assessor
22
14.!A draft Property Use and Development Agreement (PUDA) shall be submitted by
23
the Applicant (in electronic format) for review by DSD and Public Works a
minimum of one month prior to submittal for final Plat/Plat Vacation and PUD
24
approval. The final PUDA shall be approved by the City Council as part of their
final approval for the project.
25
3
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26
PUD, PP, CA p. 20 Findings, Conclusions and Decision
1
2
PRIOR TO ISSUANCE OF BUILDING PERMITS
3
15.!The Applicant shall apply for and receive final Plat/Plat Vacation and PUD
approval prior to the issuance of any building permits. To receive final Plat/Plat
4
Vacation and PUD approval, all required improvements set forth in the
subsequent Street and Utility Development permit (street, driveway/fire lane,
5
utility) and the approved Final Landscaping Plan must be installed (with
conveyance and acceptance by the City where applicable) or bonded for. The
6
amount of the performance security for any bonded items shall be based upon the
current cost estimate of all materials and construction costs, including applicable
7
tax. The performance security shall consist of a performance bond in a form
8
acceptable to the City Attorney and in an amount acceptable to the Director and
consistent with city code. Cash deposited in an escrow account may also be
9
accepted by the City. All required landscaping plantings shall be installed within
six months of approving the performance security unless a longer period of time
10
is agreed to by the DSD Director. The preliminary landscaping plan shall be
revised to include 10-foot landscaping along the western property line as
11
identified in Conclusion No. 7 of the staff report if not already included in the
landscaping plan.
12
OTHER LANDSCAPING-RELATED CONDITIONS
13
16.!Prior to issuance of a Street and Utility Development permit (SDP) for the project,
14
the applicant shall prepare and submit a Final Landscaping and Tree Conservation
Plan (TCP) for review and approval by the DSD Director. The use of canopy
15
cover calculations for the project is permitted for the TCP per PTMC 19.06;
however, as a Planned Unit Development (PUD) some modest commitment to
16
tree planting on each individual lot as building permits are issued is warranted.
The submitted Final Landscaping and TCP must be prepared with sufficient detail
17
on specific plant species, sizes, spacing and quantities to allow for adequate
review by DSD. It must also include a proposed irrigation plan that will be
18
installed as part of the installation. The submitted plan must be prepared using a
scale capable of being read without magnification of either the plan text or
19
planting area illustrations. The Final TCP must includes actual planting
20
calculations necessary for each resulting residential lot as required by PTMC
19.06 a commitment to planting at least one (1) tree unit credit (t.u.c.) per
21
residential lot. A notation on the face of the final Plat/Plat Vacation map as
required by PTMC 19.06 will provide future purchasers with reference to the
22
resulting TCP requirements
23
17.!All required landscaping shall be continually maintained in a healthy growing
condition by the Homeowner Association. Dead or dying trees, shrubs or
24
groundcover shall be replaced immediately, and the planting areas shall be
routinely maintained. Revisions to the approved Landscaping Plan may also be
25
required if the Director determines that the installed landscaping has failed to
26
perform as designed.
PUD, PP, CA p. 21 Findings, Conclusions and Decision
1
18.!For landscaping approved within the adjoining street rights-of-way and/or within
2
public easements or surrounding the 4 storm ponds, the Applicant shall provide a
3-year financial guarantee for their survivability. Trees or other approved
3
plantings that die or become diseased within the guarantee period shall be
replaced and shall initiate a subsequent 3-year period starting on the date of
4
replacement.
5
PRIOR TO ROADWAY, PATHWAY AND INFRASTRUCTION
CONSTRUCTION
6
19.!To ensure compliance with City Engineering Design Standards, together with the
public and private street and utility installations required by this decision, the
7
following plans must be prepared and submitted with a completed application for
8
a Street and Utility Development Permit (SDP). These plans shall be in
substantial in conformance with the preliminary drawings submitted as part of the
9
application (Ex. B) except where modified by thee approval conditions. These
plans must be submitted, reviewed and approved by City engineering staff, and
10
constructed or bonded for prior to final approval of any phase of the development.
11
a. Engineered plans for the public streets, private driveways and fire lane
turnarounds serving this project including but not limited to the location of all
12
driveways, turn around areas, sidewalks , and drainage facilities.
b. Engineered plans for water service and sewer service for the project including
13
provisions for fire hydrant(s) and compliance with Condition . Tract F: Utility
14
easement from the north, west of Lot 145, that presently contains a fiber optic
line. Staff notes this utility easement was intended to be occupie
15
main running north to south through the site (Ex. F) that is c
Water System Plan (WSP). If Public Works staff determines there is inadequate
16
separation between the fiber optic improvements and the preferred water main
route to accommodate multiple utilities in Tract F, the Applicant will need to
17
le to Public
Works.
18
c. A final engineered stormwater drainage plan and report including
19
construction drawings complying with the requirements of the Puget Sound
20
Stormwater Management Manual and the Port Townsend Engineering Design
standards must be submitted to DSD and approved by the Public Works
21
Department prior to issuance of any building permits. Said plan and report shall
include detailed operation and maintenance (O & M) provisions for the completed
22
facilities which will become a responsibility of the Madrona Ridge HOA to
ensure. Once approved by City engineering staff, the O&M provisions must be
23
formatted by the applicant (or their engineer) in a manner which facilitates their
incorporation into the required Planned Unit Development Agreement (PUDA)
24
d. A final engineered non-motorized trail plan meeting all applicable
25
requirements of City-adopted plans (Non-Motorized Transportation and
26
Engineering Design Standards) and the plans approved by this decision. The non-
th
motorized trail constituting the Loop Trail system (in 15 St. to
PUD, PP, CA p. 22 Findings, Conclusions and Decision
Rainier and along the north side of Madrona Blvd.) shall be paved and meet the
1
standards of the Parks Recreation and Open Space Plan. All other trails shall be
2
maintained by the Homeowners Association. Conditions related within and
around wetland buffers also apply See Below Section on CRITICAL AREA
3
PERMIT CONDITIONS
4
The Final Non-Motorized Plan shall include a continuous pedestrian connection
on the west side of Rainer St. between the Rainier/Discovery roundabout and the
5
th
project south property line at 15 St. Staff has recommended that the shared
Multi-Use pathway on the west side of Rainier St. be constructed by the Applicant
6
th
so it is continuous from north of the Discovery Rd. roundabout near 12 St. to
th
15 St. as offsite improvements along with the proposed Rainier St. frontage
7
improvements of sidewalk and a bike lane across the entire project frontage
th
8
between the north property line and 15 St. Staff also recommends installation
th
of a crossing to the east side of Rainier St. at 15 St. which is already improved
9
asphalt Multi-Use pathway.
10
20.!Street lighting shall be dark sky compliant and minimized in conformance with
the City's Street lighting policy (Ordinance 3271).
11
CONDITIONS RELATED TO THE PLAT/PLAT VACATION
12
21.!The applicant shall provide a mylar reproduction of the Plat/Plat Vacation to DSD
for review and approval (5 paper copies and one electronic .pdf version) as part of
13
the final Plat/Plat Vacation and PUD approval process. Said mylar shall contain
14
the acknowledged signatures of all parties having an ownership interest in the
subject property as evidenced by a plat certificate prepared by a local title
15
company. Said plat certificate, or any update provided, shall be less than 30 days
old. The approved Plat/Plat Vacation shall not become effective until the mylars
16
required for recording have been filed with the Jefferson County Auditor. While
the City will assist in recording the Plat/Plat Vacation mylar, the Applicant is
17
responsible for all fees associated with recording. All property taxes due and
owing on the subject property must be paid in full prior to obtaining the signature
18
of the Jefferson County Treasurer. The location of critical areas and their buffers
shall be depicted on final mylars.
19
20
OTHER/ONGOING CONDITIONS
22.!No road approaches onto Madrona Blvd. are permitted unless otherwise approved
21
by the Public Works Dept. Lots 21, 30, 39, 59 through 68, 91, 92, 97, 105, 113,
121, 129, 137 and 167 shall all gain veh
22
23.!Future occupancy of any units shall be subject to all applicable provisions of the
23
Port Townsend Municipal Code (PTMC), including zoning, subdivision and the
Engineering Design Standards.
24
24.!Four (4) existing and recorded easements encumber the site (AFN 240372,
25
312280, 449206, 596561) and are shown on the submitted site plans (Ex. B).
26
PUD, PP, CA p. 23 Findings, Conclusions and Decision
25.!AFN 240372 contains a fiber optics line runs north to south through the western
1
portion of the site. Circumstances surrounding this easement and the need for
2
water system improvements in the vicinity were described in Condition 17.b. As
shown, this easement would also render two (2) proposed lots (Lots 53 and 64)
3
unbuildable unless those improvements are relocated or the 2 lots reconfigured.
The Applicants bears responsibility to work with the underlying beneficiary of
4
be eliminated or reconfigured within the Plat.
5
26.!As a public easement, AFN 596561 will be converted to dedicated right-of-way
6
th
along 15 St. and can be extinguished as such as part of the final Plat/Plat
Vacation and PUD approval process. Similarly, AFN 449206 - which is a private
7
access & utility easement can be released by the underlying owner during final
8
project processing.
9
27.!AFN 312280 usive access and utility easement running along
the southwest project boundary. This easement appears to benefit other properties
10
outside of the Plat/Plat Vacation. The preliminary Plat map indicates this
easement will be extinguished. Fortunately, AFN 312280 does not encumber any
11
of the proposed residential lots; however, as part of final Plat/Plat Vacation and
12
PUD processing, the Applicant must demonstrate all easement beneficiaries have
agreed to it being released and/or extinguished or any conflicting improvements
13
must be relocated outside of the easement area.
14
28.!If the proponent proposes to add any development signage, it may be necessary to
obtain a sign permit. Please contact the DSD Department for signage
15
requirements prior to ordering, fabricating or installing any signs.
16
CRITICAL AREA PERMIT CONDITIONS
17
29.!A Monitoring and contingency plan will be required to ensure success of the re-
seeding of the wetland buffer. The applicant shall post a performance bond in the
18
amount of 120 percent of the expected cost. Mitigation shall not be implemented
until after the department approves the site mitigation and monitoring plan. The
19
applicant shall notify the department when mitigation is installed, and monitoring
is commenced and shall provide the city with reasonable access to the mitigation
20
for the purpose of inspections during the monitoring period.
21
30.!All construction activities shall comply the Engineering Design Standards and
22 employ Best Management Practices to control erosion/sedimentation.
23
31.!Applicants shall indicate erosion control measures on the site construction plan or
stormwater control management plan, as appropriate for the project. These
24
requirements shall be in place following the preconstruction meeting outlined in
PTMC 19.05.040(F)(1)(k)(I) and shall be reviewed and approved prior to clearing
25
and grading.
26
PUD, PP, CA p. 24 Findings, Conclusions and Decision
32.The trail proposed around Wetland C-3 must belocated to the outer 25% of this
1
2
avoid impacting any trees and limit impacts to soil, hydrologic features, shrubs,
and habitat features.
3
4
Dated this 28th day of March2022.
5
________________________________
Phil Olbrechts
6
City of Port Townsend Hearing Examiner
7
Appeal Right and Valuation Notices
8
This land use decision is final and subject to appeal to superior court as governed by
9
Chapter 36.70C RCW. Appeal deadlines are short and procedures strictly construed.
Anyone wishing to file a judicial appeal of this decision should consult with an attorney
10
to ensure that all procedural requirements are satisfied.
11
Affected property owners mayrequest a change in valuation for property tax purposes
notwithstanding any program of revaluation.
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
PUD, PP, CAp.25Findings, Conclusions and Decision
City Response
CompleteComplete
Applicant Response
All site devleopment will conform with the approved PUD site plans and appurtenant exhibits as well as the civil plans approved under SDP24-043 andSDP24-044.Acknowledged. Please see
specific mitigation conditions below.
Condition
Development shall be carried out in substantial conformance with the revised preliminary Plat/Plat Vacation and PUD site plans, the PUD Narrative and Stormwater Report (Ex. A, B & D),
and the preliminary Tree Conservation Plan (Ex. E) except where modified by these conditions of approval or by the subsequent Street and Utility Development permit (SDP). The Plat
Vacation portion of this approval includes the alley in Blocks 2 and 3 of the Motorline Addition together with all of the 16th St. right-of-way.All mitigations as set forth in the SEPA
MDNS (Ex. I) are hereby considered conditions of preliminary Plat/ Plat Vacation and PUD approval.The Madrona Ridge approval includes the requested PUD modifications set forth below:
#
123
Conditions Compliance Matrix Madrona Rodge Phase 2 LUP25-059.City File Nos. LUP21-064 and LUP21-066 though LUP21-068 Decision Issued March 28, 2022 General
Complete
The applicant agrees with the PUD modifications described above with the garages only applies to the garage, not the
Aside from Madrona Boulevard, all other public local access section as shown in Ex. B. The arrangement of street trees may be flexed as part of the Street and Utility Development Permit
process to achieve an attractive streetscape aesthetic and efficient driveway arrangement. Three (3) new private driveways serving a total of 14 lots. The Reduced minimum lot sizes
with a 3,600 sq. ft. minimum. Maximum lot coverage permitted on all lots modified to allow 45%. Relief from Daylight Plane requirements for new residential structures as typically prescribed
under PTMC 17.16.030D.
CompleteComplete
Maintenance obligations of the shared access tracts for all phases will be the responsibility of the HOA and are described in the CC&Rs and PUD agreement.An HOA has been formed and assigned
responsibilities as described above. HOA documents, including CC&Rs have been provided to the City for review and approval. The CC&Rs have been recorded under #670678.
The three (3) alleys shown on the revised preliminary Plat plans (Ex. B) will be privately maintained by the adjoining owners and/or HOA but they must also be publicly accessible to
non-motorized users where the driveways connect to open space trails. This maintenance obligation shall be placed into a set of Covenants, Conditions and An appropriate entity (e.g.
a Homeowners Association; HOA) must be established as part of the final Plat/Plat Vacation and PUD review process and assigned responsibility for on-going long term maintenance, liability
and tax responsibility of all on-site, non-public amenities including but not limited to stormwater facilities, open space Tracts and landscaping (including street trees and stormwater
pond plantings), all non-hard surfaced trails which do not meet approved City standards, and privately maintained underground utilities. The approved responsible entity must be acceptable
to the City DSD Director and referenced in all appropriate documents filed for recording that are associated with the final Plat/Plat Vacation.
45
CompleteComplete
Tracts J through O were included in Phase 1 and will be maintained by the HOA.Tract E and D have been conveyed to the City with Phase 1. The deed was recorded under number 670681.
Tracts J thru O reserved for the multi-use Multi-Use pathway on the north side of Madrona Boulevard will be dedicated as public right-of-way maintained by the Madrona Ridge HOA. A minimum
5 ft. building setback from the referenced Tracts must maintained (totaling 15 ft of setback from Madrona Blvd. ROW which includes a 1 ft. separation from the edge of the Multi-Use
Trail) and called out on however, as As with all sidewalks within the project, the abutting lot owners are responsible for cleaning of the non-motorized improvements per PTMC 12.12.030.Tract
E to the City is acceptable to the City, subject to certain terms. If both Tracts are conveyed to the City, an easement to the Madrona Ridge HOA shall be established to provide the
HOA with maintenance access to the outfall pipe and infiltration trench serving Tract B/Storm Pond 2. Any easement needed for the Tract B/Storm Pond outfall and infiltration trench
shall be prepared by the Applicant or referenced on the face of the Final Plat.
67
CompleteComplete
Not applicable, Tract D and Tract E will be conveyed to the City.Acknowledged, please refer to Sheet 10 under permit SDP 24-043.
In the event Tract E is not conveyed to the City, then the Tract D/Storm Pond 4 area must be expanded by the Applicant to include engineering staff have agreed that Rainier Street runoff
between 15th and 12th Streets can be accomplished via swales constructed adjacent to the roadway. These will be made conditions of the Street and Utility Development (SDP) review and
approval process.The Applicant shall demonstrate to Public Works staff that adequate separation between the existing fiber optic improvements in Tract F water main from the north line
to 15th St.). If Tract F is unable to accommodate multiple utilities, the Applicant will need to propose an and complete that installation as part of the approved Street and Utility
Development Permit (SDP).
89
CompleteComplete
A Multi-Use pathway has been constructed along the west side of Rainier Street with Phase 1 per the approved civil plans under permit SDP 24-043. Please see Sheets 57 for Rainier Street
cross sections.Acknowledged. Please refer to the approved civil plans under permit SDP 24-043, Sheet 56, for relevant street sections.
The Applicant shall construct a shared Multi-Use pathway on the west side of Rainier St. so it is continuous from north of the Discovery Rd. roundabout near 12th St. to 15th St. as offsite
improvements along with Rainier St. Frontage improvements of sidewalk and a bike lane must also be installed across the entire project frontage between 15th St. and the north property
line.with sidewalk and landscaping all on one side of all 40 ft. wide rights of way streets is approved in concept as shown on the submitted plans (Ex. B). Final locations for on-street
parking will be determined as part of the subsequent Street and Utility Development Permit (SDP) process. Staff will work with the Applicant to maintain flexibility with driveway placement
to allow occasional parking on either side of the street for traffic calming.
1011
CompleteCompleteComplete
The Final Plat/Plat Vacation and PUD approval is in substantial compliance with the approved Preliminary Plat of record and meets all Conditions of Approval from the March 28, 2022 Hearing
Examiner Decision and the August 11, 2022 Minor Modification decision. All improvements are constructed or bonded.Acknowledged. New streets include Windsong Way, Adventuress Drive,
Savona Street, and Martha Court and are shown on the final plat.Acknowledged. The PUDA was submitted with Phase 1 and recorded under number 670679.
Final Plat/Plat Vacation and PUD approval shall be presented by the Applicant as required by municipal code and shall indicate the precise location of all required dedications, easements
and open spaces per these conditions of approval. Interior streets, sidewalks and trails within public easements shall be open to the public and signed accordingly at all times. All
required infrastructure improvements as set forth in these conditions and the subsequent Street and Utility Development permits must be installed or bonded for prior to final Plat/Plat
Vacation and PUD approval.The Applicant shall have applied for final Plat/Plat Vacation and PUD approval within five (5) years of date preliminary approval. With the final Plat/Plat
Vacation and PUD submittal, the Applicant shall propose a name for the new roadway(s) to allow for review and approval by the appropriate public agencies (the City DSD, the A draft
Property Use and Development Agreement (PUDA) shall be submitted by the Applicant (in electronic format) for review by DSD and Public Works a minimum of one month prior to submittal
for final Plat/Plat Vacation and PUD approval. The final PUDA shall be approved by the City Council as part of their final approval for the project.
121314
Prior to Issuance of Building Permits
Complete
Acknowledged. All improvements will be constructed or bonded prior to final approvals. 1 and 3 of the landscape set and as Tract U in the final plat map.
The Applicant shall apply for and receive final Plat/Plat Vacation and PUD approval prior to the issuance of any building permits. To receive final Plat/Plat Vacation and PUD approval,
all required improvements set forth in the subsequent Street and Utility Development permit (street, driveway/fire lane, utility) and the approved Final Landscaping Plan must be installed
(with conveyance and acceptance by the City where applicable) or bonded for. The amount of the performance security for any bonded items shall be based upon the current cost estimate
of all materials and construction costs, including applicable tax. The performance security shall consist of a performance bond in a form acceptable to the City Attorney and in an
amount acceptable to the Director and consistent with city code. Cash deposited in an escrow account may also be accepted by the City. All required landscaping plantings shall be
installed within six months of approving the performance security unless a longer period of time is agreed to by the DSD Director. The preliminary landscaping plan shall be revised
to include 10-foot landscaping along the western property line as identified in Conclusion No. 7 of the staff report if not already included in the landscaping plan.
15
Other Landscaping-Related Conditions
Complete
The final plat Title Notes # 10 references the property use and development agreement recorded under AFN670679, which requires the tree unit credit.
Prior to issuance of a Street and Utility Development permit (SDP) for the project, the applicant shall prepare and submit a Final Landscaping and Tree Conservation Plan (TCP) for review
and approval by the DSD Director. The use of canopy cover calculations for the project is permitted for the TCP per PTMC 19.06; however, as a Planned Unit Development (PUD) some modest
commitment to tree planting on each individual lot as building permits are issued is warranted. The submitted Final Landscaping and TCP must be prepared with sufficient detail on specific
plant species, sizes, spacing and quantities to allow for adequate review by DSD. It must also include a proposed irrigation plan that will be installed as part of the installation.
The submitted plan must be prepared using a scale capable of being read without magnification of either the plan text or planting area illustrations. The Final TCP must includes actual
planting calculations necessary for each resulting residential lot as required by PTMC 19.06 a commitment to planting at least one (1) tree unit credit (t.u.c.) per residential lot.
A notation on the face of the final Plat/Plat Vacation map as required by PTMC 19.06 will provide future purchasers with reference to the resulting TCP requirements
16
CompleteComplete
The HOA is responsible for maintaining the health and appearance of common area landscaping.A landscaping maintenance bond has beenprovided in accordance with City standards.
All required landscaping shall be continually maintained in a healthy growing condition by the Homeowner Association. Dead or dying trees, shrubs or groundcover shall be replaced immediately,
and the planting areas shall be routinely maintained. Revisions to the approved Landscaping Plan may also be required if the Director determines that the installed landscaping has
failed to perform as designed.For landscaping approved within the adjoining street rights-of-way and/or within public easements or surrounding the 4 storm ponds, the Applicant shall
provide a 3-year financial guarantee for their survivability. Trees or other approved plantings that die or become diseased within the guarantee period shall be replaced and shall
initiate a subsequent 3-year period starting on the date of replacement.
1718
Prior to Roadway, Pathway and Infrastructure Construction
CompleteComplete
Civil engineering plans (SDP 24-043) were approved on June 13, 2024.
a. Engineered plans for the public streets, private driveways and fire lane turnarounds serving this project including but not limited to the location of all driveways, turn around
areas, sidewalks, and drainage facilities.
To ensure compliance with City Engineering Design Standards, together with the public and private street and utility installations required by this decision, the following plans must
be prepared and submitted with a completed application for a Street and Utility Development Permit (SDP). These plans shall be in substantial in conformance with the preliminary drawings
submitted as part of the application (Ex. B) except where modified by thee approval conditions. These plans must be submitted, reviewed and approved by City engineering staff, and
constructed or bonded for prior to final approval of any phase of the development.
19
Complete
This issue was resolved with the approved civil engineering plans (SDP 24-043) were approved on June 13, 2024.
b. Engineered plans for water service and sewer service for the project including provisions for fire hydrant(s) and compliance with Condition . Tract F: Utility easement from the
north, west of Lot 145, that presently contains a fiber optic line. Staff notes this running north to south through the site (Ex. F) that is called for in determines there is inadequate
separation between the fiber optic improvements and the preferred water main route to accommodate multiple utilities in Tract F, the Applicant will need acceptable to Public Works.
Complete
Civil engineering plans (SDP 24-043) including Stormwater Report were approved on June 13, 2024. The O&M is included with this submittal
c. A final engineered stormwater drainage plan and report including construction drawings complying with the requirements of the Puget Sound Stormwater Management Manual and the Port
Townsend Engineering Design standards must be submitted to DSD and approved by the Public Works Department prior to issuance of any building permits. Said plan and report shall include
detailed operation and maintenance (O & M) provisions for the completed facilities which will become a responsibility of the Madrona Ridge HOA to ensure. Once approved by City engineering
staff, the O&M provisions must be formatted by the applicant (or their engineer) in a manner which facilitates their incorporation into the required Planned Unit Development
CompleteComplete
The non-motorized trail plan was included in the civil plans (SDP 24-043) that were approved on June 13, 2024. Please see Sheets 56 & 57 of the approved civil plans under permit SDP
24-043 for on- and off-site street sections.All street lights have full cutoff lenses.
d. A final engineered non-motorized trail plan meeting all applicable requirements of City-adopted plans (Non-Motorized Transportation and Engineering Design Standards) and the plans
approved by this decision. The non-motorized trail constituting the north side of Madrona Blvd.) shall be paved and meet the standards of the Parks Recreation and Open Space Plan.
All other trails shall be maintained by the Homeowners Association. See Below Section on CRITICAL AREA PERMIT CONDITIONS The Final Non-Motorized Plan shall include a continuous pedestrian
connection on the west side of Rainer St. between the Rainier/Discovery roundabout and the project south property line at 15th St. Staff has recommended that the shared Multi-Use pathway
on the west side of Rainier St. be constructed by the Applicant so it is continuous from north of the Discovery Rd. roundabout near 12th St. to 15th St. as offsite improvements along
with the proposed Rainier St. frontage improvements of sidewalk and a bike lane across the entire project frontage between the north property line and 15th St. Staff also recommends
installation of a crossing to the east side of Rainier St. at 15th St. which is already improved asphalt Multi-Use pathway.
Street lighting shall be dark sky compliant and minimized in conformance with the City's Street lighting policy (Ordinance 3271).
20
CompleteComplete
Noted, a Mylar of Phase 2 will be provided after review by the City, once requested. The process for Phase 2 will follow that of Phase 1 which recorded under AFN #670677. Acknowledged.
The plat has been revised to eliminate vehicular access from homesites directly onto Madrona. All lots gain vehicular
The applicant shall provide a mylar reproduction of the Plat/Plat Vacation to DSD for review and approval (5 paper copies and one electronic .pdf version) as part of the final Plat/Plat
Vacation and PUD approval process. Said mylar shall contain the acknowledged signatures of all parties having an ownership interest in the subject property as evidenced by a plat certificate
prepared by a local title company. Said plat certificate, or any update provided, shall be less than 30 days old. The approved Plat/Plat Vacation shall not become effective until
the mylars required for recording have been filed with the Jefferson County Auditor. While the City will assist in recording the Plat/Plat Vacation mylar, the Applicant is responsible
for all fees associated with recording. All property taxes due and owing on the subject property must be paid in full prior to obtaining the signature of the Jefferson County Treasurer.
The location of critical areas and their buffers shall be depicted on final mylars.No road approaches onto Madrona Blvd. are permitted unless otherwise approved by the Public Works
Dept. Lots 21, 30, 39, 59 through 68, 91, 92, 97, 105, 113, 121, 129, 137 and 167 shall all gain
2122
Conditions Related to the Plat/Plat VacationOther/Ongoing Conditions
CompleteCompleteComplete
Acknowledged. Certificates of Occupancy will not be granted without complying with all applicable codes and standards.Applicant is seeking relinquishment of AFN 312280. AFNs 240372 and
596561 have been resolved as part of Phase 1. AFN 449206 was released via AFN 670093. This has been resolved as part of Phase 1.
Future occupancy of any units shall be subject to all applicable provisions of the Port Townsend Municipal Code (PTMC), including zoning, subdivision and the Engineering Design Standards.Four
(4) existing and recorded easements encumber the site (AFN 240372, 312280, 449206, 596561) and are shown on the submitted site plans (Ex. B).AFN 240372 contains a fiber optics line
runs north to south through the western portion of the site. Circumstances surrounding this easement and the need for water system improvements in the vicinity were described in Condition
17.b. As shown, this easement would also render two (2) proposed lots (Lots 53 and 64) unbuildable unless those improvements are relocated or the 2 lots reconfigured. The Applicants
bears responsibility to work with the underlying otherwise these 2 lots must be eliminated or reconfigured within the Plat.
232425
CompleteCompleteComplete
Acknowledged. The applicant will extinguish AFN 596561 and AFN 449206 as part of the Final Plat/Plat Vacation approval process recorded under APN 670677 on April 1, 2025.Acknowledged,
the easement will be extinguished.Acknowledged.
As a public easement, AFN 596561 will be converted to dedicated right-of-way along 15th St. and can be extinguished as such as part of the final Plat/Plat Vacation and PUD approval process.
Similarly, AFN 449206 - which is a private access & utility easement can be released by the underlying owner during final project processing.running along the southwest project boundary.
This easement appears to benefit other properties outside of the Plat/Plat Vacation. The preliminary Plat map indicates this easement will be extinguished. Fortunately, AFN 312280
does not encumber any of the proposed residential lots; however, as part of final Plat/Plat Vacation and PUD processing, the Applicant must demonstrate all easement beneficiaries have
agreed to it being released and/or extinguished or any conflicting improvements must be relocated outside of the easement area.If the proponent proposes to add any development signage,
it may be necessary to obtain a sign permit. Please contact the DSD Department for signage requirements prior to ordering, fabricating or installing any signs.
262728
Critical Area Permit Conditions
CompleteCompleteComplete
A Monitoring and Contingency plan will be provided for the wetland buffer and a performance bond will be submitted in accordance with City standards.Site development complies with the
erosion control plans approved under SDP 24-043 and SDP 24-044 and all applicable City standards.Please see Sheets 14-18 of the civil plans approved under SDP 24-043 for erosion control
details.
A Monitoring and contingency plan will be required to ensure success of the re-seeding of the wetland buffer. The applicant shall post a performance bond in the amount of 120 percent
of the expected cost. Mitigation shall not be implemented until after the department approves the site mitigation and monitoring plan. The applicant shall notify the department when
mitigation is installed, and monitoring is commenced and shall provide the city with reasonable access to the mitigation for the purpose of inspections during the monitoring period.All
construction activities shall comply the Engineering Design Standards and employ Best Management Practices to control erosion/sedimentation.Applicants shall indicate erosion control
measures on the site construction plan or stormwater control management plan, as appropriate for the project. These requirements shall be in place following the preconstruction meeting
outlined in PTMC 19.05.040(F)(1)(k)(I) and shall be reviewed and approved prior to clearing and grading.
293031
CompleteCompleteComplete
The trail was modified after the preliminary plat approval and December 23, 2021 Wetland Report and Mitigation Plan to be location in the outer 25% of the wetland buffer. The location
was reviewed under the approved civil plans SDP 24-043. The current Wetland Mitigation Plan continues to show the trail in the outer 25% of the regulated wetland buffer width.This plat
complies with all Conditions of Approval from the Hearing Examiners Decision dated March 28, 2022 and the Minor Amendment decision dated August 11, 2022.A Monitoring and Contingency
plan will be implemented to mitigate wetland impacts in accordance with required City procedures.
The trail proposed around Wetland C-3 must be located to the outer located in such a way to avoid impacting any trees and limit impacts to soil, hydrologic features, shrubs, and habitat
features.Except as modified by this decision and detailed in Exhibit E Applicant Response to staff's July 27,2022, email dated August 3,2022, and Exhibit F Revised Phasing dated August
3, 2022, the developer shall comply with all conditions of approval set forth in the Hearings Examiner Decision (Exhibit C).Condition #29 of the Hearings Examiner Decision requires
implementation of a monitoring and contingency plan to mitigate for wetland impacts. Restoration will take place with each respective phase and will trigger a maintenance bond for each.
12
32
Minor PUD/Plat Modification City File No. LUP22-045 Decision Issued August 11, 2022
CompleteCompleteComplete
Acknowledged. No other PUD modifications are intended at this time. Site development and home construction both adhere to the recommendations of the 2021 Aspect Engineering geoteechnical
report.Applicant has communicated with trade partners about the possibility of inadvertent discovery of historical and cultural resources. All construction activities would be suspended
in the event of inadvertent discovery.
All modifications shall be documented of record in the Phase I and Phase ll Final Plats and planned unit development agreement or otherwise as determined by the director, in a form prepared
by the applicant and approved by the director and recorded at the applicant's cost.All recommendations of the Applicant's geo-technical report (Ex. H) must be adhered to during both
the infrastructure and future home construction phases. Staffs recommendation to the Hearing Examiner will specify those measures be included in the resulting Planned Unit Development
(PUD)Agreement and any Restrictive Covenants, CC&R's or similar privately established agreements.lf historic or cultural resources are discovered during clearing, grading, site excavation,
or other construction activities, work shall be stopped immediately and the DSD Director and the State Historic Preservation Officer shall be contacted. Work could not resume until
approval is obtained from the Development Services Department.
312
SEPA MDNS Required Mitigation Measures City File No. LUP21-067 Issued January 19, 2022 During Construction
Complete
The exterior lighting specification for this community is an ambient shielded coach light.
All exterior building mounted lights shall be hooded or shielded, flat lenses and pointed downward. The use of mercury vapor or halogen lighting on the exterior of any structure is prohibited.
Revisions to the exterior lighting on any resulting dwelling may be required if the DSD Director determines that installed lighting fails to meet the above performance standards. These
lighting restrictions shall be placed into the PUD Agreement and any Restrictive Covenants, CC&R's or similar privately established agreements to ensure the exterior lighting limitations
are provided to potential purchasers.
3
Complete
Acknowledged. All open space tracts include public pedestrian easements, and the HOA is responsible for maintenance of facilities within those tracts.
The Applicant, through a subsequent Homeowners Association (HOA), is responsible for maintenance of all open spaces required through the PUD process as well as for all publicly accessible
trails not improved to a City-adopted hard surfaced standard and located within a public dedication (i.e., right-of-way or public easement). The final PUD Agreement for Madrona Ridge
must include language acknowledging this requirement together with adequate provisions governing their on-going maintenance. The form and content of these maintenance obligations shall
be prepared by the Applicant and submitted to DSD for review and approval, in concert with the Public Works Department and the City Attorney. All public trails shall be signed consistent
with the City's Non-Motorized Transportation Plan as part of the SDP approval process.
4
Agenda Bill AB26-068
Meeting Date: June15, 2026
Agenda Item:consent VII.D
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: Jodi Adams, Finance and Technology Services Director
Date Submitted: June 10, 2026
Department:Finance Contact Phone:360-379-4403
SUBJECT: 2026 First Quarter Financial Reports
CATEGORY: BUDGET IMPACT:
Consent Resolution Expenditure Amount:
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Other:
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: N/A
Cost Allocation Fund: N/A
SUMMARY STATEMENT:
The First Quarter Financial Report for 2026 provides a summary of the City’s financial
activity through March 31, 2026. Overall financial performance remains on target for the
first quarter. However, certain tax revenues are projected to come in slightly below year-
end budget expectations. Finance staff will continue to monitor revenue trends closely
and will provide a more comprehensive assessment of revenue projections in the Second
Quarter Financial Report. City reserves continue to remain strong and within established
policy parameters, maintaining the City’s solid financial position.
As of March 31, 2026, year-to-date expenditures represent 11% of the adopted budget,
while revenues account for 14% of budgeted amounts. These results are consistent with
expectations for this stage of the fiscal year and are comparable to first-quarter
performance in 2025.
ATTACHMENTS: 2026 Q1 2026 Financial Report
CITY COUNCIL COMMITTEE RECOMMENDATION: Move to add to next council
meeting on consent agenda.
RECOMMENDED ACTION: No Action Required
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance ____
Other:
DPOUFOUT
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City of Port Townsend
Page 1
1st Quarter Financial Report ~ 2026
HFOFSBM!GVOE!PWFSWJFX!
Year-to-Date through March 31, 2026
Under GASB, the General Fund is a governmental fund, meaning it is primarily supported by taxes.
It is the City’s largest fund and includes the most departments and FTEs. Its primary purpose is to
support the City’s essential day-to-day operations.
2024202520262026
2026
% of 2026
Budget
Budget
ActualActualActual
Budgeted
Remaining
6,529,427 5,586,715 5,027,209 5,027,209
Taxes
Other Financing Sources
Charges for Services
Licenses and Permits
Miscellaneous Receipts
Intergovernmental
Other Incr. in Fund Resources
Fines and Forfeits
Operating Transfers In
3,267,936 3,441,511 3,256,135
15,668,364 12,412,22921%
Expenditure
Payroll Expense
Operating Transfer
Capital Expenditure
Debt Service
4,286,137 4,294,963 4,220,321 18,578,894 14,358,57377%
Note: Full-Year lines (Beginning/Ending Fund Balance, Reserve Policy) use full-year actuals for 2024 & 2025. For 2026 (in progress), these reflect YTD Q1 only. Net Change is YTD Q1 for
all years.
20242025202620262026
% Remaining
Budget
2026 Budget
ActualActualActual
Budgeted
Remaining
P.E.G. Acess Studio
Fund Equity & Transactions
Non-departmental
Mayor & Council
City Manager
City Attorney
Communications
Human Resources
DSD
Finance Dept
Police Admin
Police Operations
Police Training
City Clerk
Contracts
4,286,137 4,294,963 4,220,321 18,578,894 14,358,57377%
City of Port Townsend
Page 2
1st Quarter Financial Report ~ 2026
QBZSPMM!CZ!GVOE
Year-to-Date through March 31, 2026
Below are the payroll accounts, with activity to date and budget remaining.
Payroll Expenditures
Year-to-date thru March
20262026
General Fund
YTD ExpendituresBudgetedBudget Remaining% Remaining
18,674 74,915 56,24175%
Mayor & Council
78,860 328,777 249,91776%
City Manager
84,463 352,409 267,94676%
City Attorney
21,084 132,167 111,08484%
Communications
95,913 403,760 307,84776%
Human Resources
264,151 1,214,614 950,46378%
DSD
312,875 1,372,386 1,059,51177%
Finance Dept
211,252 911,853 700,60177%
Police Admin
522,538 2,255,323 1,732,78577%
Police Operations
43,526 181,670 138,14476%
City Clerk
Total General Fund
1,653,337 7,227,874 5,574,53777%
60,729 308,463 247,73480%
Street Maintenance
Total Streets
60,729 308,463 247,73480%
183,681 730,301 546,62075%
Library
Total Library
183,681 730,301 546,62075%
37,316 111,000 73,68466%
Lodging Tax
Total Lodging
37,316 111,000 73,68466%
32,038 123,615 91,57774%
Non-departmental
133,334 600,962 467,62878%
City Facilities
129,240 646,996 517,75680%
Parks Maintenance
- - -0%
Parks Strategy
16,414 66,784 50,37075%
Arts
Total Community Services
311,026 1,438,357 1,127,33178%
183,150 901,399 718,25080%
Water Dist Operations
136,149 548,887 412,73875%
Water Quality/WTF Operations
Total Water
319,299 1,450,287 1,130,98878%
144,986 582,256 437,27075%
Wastewater Treatment Operation
76,832 437,539 360,70782%
Wastewater Collection Ops
93,407 376,042 282,63575%
Biosolids
Total Sewer
315,225 1,395,837 1,080,61277%
104,862 582,851 477,98982%
Storm
Total Storm
104,862 582,851 477,98982%
65,138 267,438 202,30076%
Equipment Rental-Fleet
Total Fleet Operating & Maint
65,138 267,438 202,30076%
70,303 278,490 208,18775%
Information Services
Total IT Operating & Maint
70,303 278,490 208,18775%
106,599 456,958 350,35977%
Public Works Admin
Total Public Works Admin
106,599 456,958 350,35977%
359,266 1,549,995 1,190,72977%
Engineering
Total Engineering Services
359,266 1,549,995 1,190,72977%
17,722 125,000 107,27886%
Non-departmental
Total Unemployment Self-Ins
17,722 125,000 107,27886%
2,232 27,500 25,26892%
Firemen's Pension & Relief
Total Firemen's Pension
2,232 27,500 25,26892%
Total Expenditures 3,606,735 15,950,351 12,343,61577%
Budget Thru Q1$4,291,471
Under Budget
Budget Remaining$684,736
City of Port Townsend
Page 3
1st Quarter Financial Report ~ 2026
HFOFSBM!GVOE!CBMBODF!
Year-to-Date through March 31, 2026
General Fund reserves measured against the City’s 8% and 15% policy targets.
General Fund Reserve Analysis
Full-Year BudgetYTD Actual
Beginning Fund Balance 5,027,209 5,027,209
(2,910,530)
Total Budgeted Revenues 15,668,364 3,256,135
Reserve Minimum (8%) 1,253,469
2,350,255
Cushion Above 8% Minimum 863,210
4,500,000
YTD Actual Balance,
4,063,023
4,000,000
3,500,000
3,000,000
15% Target, 2,350,255
2,500,000
Budgeted Ending Balance,
2,116,679
2,000,000
1,500,000
8% Minimum, 1,253,469
1,000,000
500,000
0
1
YTD Actual Balance15% TargetBudgeted Ending Balance8% Minimum
City of Port Townsend
Page 4
1st Quarter Financial Report ~ 2026
HFOFSBM!GVOE!UBYFT
Year-to-Date through March 31, 2026
20242025202620262026
% of 2026
Budget
ActualActualActualBudgetedVariance
City of Port Townsend
Page 5
1st Quarter Financial Report ~ 2026
Year-to-Date through March 31, 2026
Below is general fund revenue from permits, licenses, and fees for City services
General Fund - Licenses & Permits
Year-to-date thru March
2024202520262026
2026% of 2026
Budget
ActualActualActualBudgetedVariance
$43,354$40,668$40,997$141,384$100,38729%
Business Licenses
$156,757$60,771$113,105$475,000$361,89524%
Building Permits
$0$0$0$0$0
Franchise Fees & Royalties
$0$897$3,631$8,000$4,36945%
Jefferson Fire Permits
$0$10$15$0-$15
Other Permits
$0$875$761$2,000$1,24038%
TV Public Access Fee
$200,111$103,219$158,508$626,384$467,87625%
Licenses & Permits
General Fund - Charges for Goods & Services
Year-to-date thru March
2024202520262026
2026% of 2026
Budget
ActualActualActualVariance
Budgeted
$415,426$400,772$0$0$0
OH/Rentals
$0$0$18,000$0-$18,000
Fee in lieu of str and sidwlk
$80,144$48,905$78,716$527,635$448,91915%
Admin Fees
$10,379$10,962$9,960$45,468$35,50922%
Planning Services
$5,121$14,744$12,651$45,618$32,96728%
Zoning & Subdivision Fees
$0$600$67,189$75,000$7,81190%
Plan Review Fees
$0$2,634$9,182$35,000$25,81826%
Technology Fee
$0$0$0$0$0
Warrant Fees
$0$31$23$200$17712%
Photocopying
$0$0$0$100$1000%
Copy/Tape Fees
$1,525$655$645$3,000$2,35522%
Public Safety Services
$0$0$0$100$1000%
Booking Fee
$0$0$0$0$0
Crime & Conviction
$0$0$0$0$0
DUI Emerg Prep
$0$0$0$0$0
Dist Court Admin Fees
$0$0$0$0$0
Adult Probation Charges
$0$0$0$0$0
Electronic Monitoring
$0$0$1,259$0-$1,259
Public Records Fees
$0$0$0$0$0
Other Governmental Services
$20$0$0$0$0
Other Services
$0$0$0$0$0
Attorney & Legal Services
$0$0$0$0$0
DSD Inspection Fee
$0$0$0$0$0
GMA - Impact Fees
$0$0$0$0$0
SEPA Mitigation Fees
$0$0$0$0$0
Other Fees
$512,614$479,304$197,624$732,121$534,497
Charges for Goods & Services
City of Port Townsend
Page 6
1st Quarter Financial Report ~ 2026
TBMFT!UBY
Year-to-Date through March 31, 2026
Sales tax has consistently remained the General Fund’s largest revenue source. The combined
rate within Port Townsend is 9.5% as of April 1, 2026.
XIFSF!EPFT!UIF!NPOFZ!HP@
Most sales tax supports the General Fund.
District portion (0.3%) is recorded in a
Affordable Housing,
3,232, 0%
separate special revenue fund because it can
TBD, 273,355, 25%
only be used for street-related work, and
housing.
General Fund, 832,524,
75%
IPX!JT!JU!USFOEJOH@
General Fund Property Tax, Quarter 1 vs YearlyAll Funds Sales Tax, Quarter 1
$1,400,000
$3,000,000
$2,659,727
$2,657,720
$1,294,437
$2,506,798
$1,200,000
$2,500,000
$1,109,112
$1,000,000
$2,000,000
$867,279
$834,366
$800,000
$1,514,465
$1,458,629
$713,489
$1,500,000
$600,000
$569,081
$927,699
$1,000,000
$400,000
$500,000
$200,000
13%
11%12%12%10%18%
$0
$0
202120222023202420252026
202120222023202420252026
Fiscal Year
Fiscal Year
Annual TotalQ1 Jan–Mar
YTD (excl. TBD)TBDQ1 Jan–Mar
Q1 Jan–Mar
Year to Date
Full-Year Total
YTD % of Full
Year
TBD
YTD (excl. TBD)
City of Port Townsend
Page 7
1st Quarter Financial Report ~ 2026
in Month 2, and the City does not receive its portion until Month 3. As a result,
sales tax is recorded in the accounting system about two months after it is
generated.
$600,000
$500,000
$400,000
321,540
$300,000
265,647
248,569
$200,000
$100,000
$0
JANFEBMAR
202120222023202420252026
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$0
JANFEBMARAPRMAYJUNJULAUGSEPOCTNOVDEC
202120222023202420252026
City of Port Townsend
Page 8
1st Quarter Financial Report ~ 2026
QSPQFSUZ!UBY
Year-to-Date through March 31, 2026
collects and remits to the City. The regular levy is subject to the statutory rate cap and
the 1% annual growth limit under
capacity available only through voter-
approved lid lifts or excess levies.
XIFSF!EPFT!UIF!NPOFZ!HP@
the General Fund. The Library
Fund’s voter-approved lid lift
revenue source, supplemented by
Debt Service Fund receives an
excess levy supporting the voter-
approved Mountain View bond,
restricted to retiring that obligation.
IPX!JT!JU!USFOEJOH@
General Fund Property Tax, Quarter 1 vs YearlyAll Funds Property Tax, Quarter 1
$3,000,000$600,000
$2,657,720$2,659,727
$2,506,798
$493,586
$2,500,000$500,000
$443,748
$425,459
$418,397
$379,220
$2,000,000$400,000
$317,569
$1,514,465
$1,458,629
$1,500,000$300,000
$927,699
$1,000,000$200,000
$500,000$100,000
13%
11%12%12%10%18%
$0$0
202120212022202220232023202420242025202520262026
Fiscal YearFiscal Year
Annual TotalYear to DateQ1 JanQ1 Jan––MarMar
Q1 Jan–Mar
Year to Date
Full-Year Total
YTD % of Full
Year
City of Port Townsend
Page 9
1st Quarter Financial Report ~ 2026
remits the City’s share as revenue. Taxpayers pay in two installments under
October 31.
Q1 collections are on track at 10% of budget, with the Q2 spike ahead.
Property Tax -Q1 Jan–Mar % of Full Year
15%
12%
9%
6%
3%
0%
General FundLibraryG.O. Debt Services
Fiscal Year
Average Past 5 Years2026
All Funds Property Tax -Monthly Collections (2021-2026)
$600,000
$500,000
$400,000
$370,179
$300,000
$200,000
$100,000
$54,622
$658
$0
JANFEBMAR
202120222023202420252026
City of Port Townsend
Page 10
1st Quarter Financial Report ~ 2026
QVCMJD!VUJMJUZ!UBY
Year-to-Date through March 31, 2026
Utility tax is imposed under PTMC 5.84.030, as amended by Ordinance 3329 (2/20/2024),
and is a recurring General Fund revenue source. The City levies 16% on the gross revenues of
rate restructure moving the prior capital surcharge into the base rate), and 22% on the garbage
XIFSF!EPFT!UIF!NPOFZ!HP@
paid by the City’s own utility funds.
XIBU!ESJWFT!DIBOHFT@
Utility tax revenue changes due to
utility rates set by Council, customer
consumption, and the tax rate itself.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 11
1st Quarter Financial Report ~ 2026
CVTJOFTT!'!PDDVQBUJPO!UBY
Year-to-Date through March 31, 2026
Business & occupation tax is imposed under PTMC Chapter 5.04A (administered under
5.04B) and is a recurring General Fund revenue source. The City levies a 0.2% (0.002) gross
receipts tax on taxable business revenue earned within City limits. A $100,000 annual gross
State and the City, while those below owe no City B&O tax.
XIFSF!EPFT!UIF!NPOFZ!HP@
XIBU!ESJWFT!DIBOHFT@
Collections can change depending
changes in the number of businesses
operating in the City.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 12
1st Quarter Financial Report ~ 2026
SFBM!FTUBUF!FYDJTF!UBY!Sfwfovf
Year-to-Date through March 31, 2026
County Treasurer collects the tax as the City’s agent and remits it monthly.
XIFSF!EPFT!UIF!NPOFZ!HP@
XIBU!ESJWFT!DIBOHFT@
volume and property values.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 13
1st Quarter Financial Report ~ 2026
Mpehjoh!Uby!Sfwfovf
Year-to-Date through March 31, 2026
Lodging Tax a special revenue fund accounting for the City’s 4% hotel motel (“lodging”)
state sales tax plus an additional 2%)
XIFSF!EPFT!UIF!NPOFZ!HP@
Use is restricted by state law to tourism promotion and tourism-related facilities. LTAC
reviews proposals and recommends allocations to City Council. Current allocations also
fund 25% of the Communications & Marketing Director and 50% of the Arts & Culture
Coordinator positions.
XIBU!ESJWFT!DIBOHFT@
room rates, and seasonal demand.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 14
1st Quarter Financial Report ~ 2026
Xbufs!Vujmjuz!Sfwfovf
Year-to-Date through March 31, 2026
cost of service.
XIFSF!EPFT!UIF!NPOFZ!HP@
of the water system, treatment and distribution
capital improvements to system infrastructure.
XIBU!ESJWFT!DIBOHFT@
Collections change with customer water
consumption.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 15
1st Quarter Financial Report ~ 2026
Tfxfs!Vujmjuz!Sfwfovf
Year-to-Date through March 31, 2026
The Sewer Utility is an enterprise fund supported by sewer rates, which recovers the full cost of
service.
XIFSF!EPFT!UIF!NPOFZ!HP@
improvements to system infrastructure. The Sewer Utility includes the following City
XIBU!ESJWFT!DIBOHFT@
consumption.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 16
1st Quarter Financial Report ~ 2026
Tupsn!Vujmjuz!Sfwfovf
Year-to-Date through March 31, 2026
The Storm Utility is an enterprise fund supported by stormwater rates.
XIFSF!EPFT!UIF!NPOFZ!HP@
of the stormwater system, management of
improvements to system infrastructure.
XIBU!ESJWFT!DIBOHFT@
Collections change with the number of
developed parcels and amount of impervious
surface area.
IPX!JT!JU!USFOEJOH@
City of Port Townsend
Page 17
1st Quarter Financial Report ~ 2026
Pmznqjd!Hsbwjuz!Xbufs!Tztufn!Sfwfovf
Year-to-Date through March 31, 2026
recorded from monthly raw water purchases by each party, and funds are restricted to
operations, maintenance, emergency repairs, and capital improvements of the system.
charges for potable water.
XIBU!ESJWFT!DIBOHFT@
with costs allocated by share of total volume. The rate changes each year ($1.24/kgal in
IPX!JT!JU!USFOEJOH@
(Consumption is typically billed and recorded in the
following year (e.g., December consumption recorded
the next year). However, November consumption for
both the Mill and the City was recorded in 2026)
City of Port Townsend
Page 18
1st Quarter Financial Report ~ 2026
Dbqjubm!Qspkfdu!Gvoet
Year-to-Date through March 31, 2026
Capital accounts record project costs as incurred, reimbursed through grant proceeds
and operating transfers. Primary revenue sources include grants, related utility operating
2024202520262026
2026
YTD Q1 % of FY
2026 Budget
YTD Q1 ActualYTD Q1 ActualYTD Q1 ActualVariance
Budget
General Capital
Streets Capital
Water/Sewer Combined
Water Capital
Sewer Capital
Storm Capital
Total Revenue
502,0602,014,412633,94925,761,19525,127,2452.5%
Total Expenditures 1,650,853749,377972,29726,436,58525,464,288 3.7%
City of Port Townsend
Page 19
1st Quarter Financial Report ~ 2026
BMM!GVOET!Bdujwjuz
Year-to-Date through March 31, 2026
Revenues | Expenses | Fund Balances | YTD Net Gain/Loss
Year-to-date thru March
010General Fund5,027,2093,256,1354,220,3214,063,023(964,186)
101Drug Enforcement1,085001,0850
102Contingency Fund324,3152,4396326,7472,432
103ARPA00000
110Street Operations Fund670,780351,082619,728402,134(268,646)
111Transpo Benefit District (TBD)399,874273,35586,430586,799186,925
120Library Fund879,287152,711315,222716,776(162,511)
135Real Estate Excise Tax Fund1,582,647168,097228,0521,522,692(59,955)
150Lodging Tax Fund1,104,09684,615127,2391,061,473(42,623)
1601% Arts Fund7,9005,900013,8005,900
171Fire and EMS Fund00000
180Affordable Housing Fund64,3373,48815,69752,128(12,209)
190Community Dev Block Grants229,4353,2317232,6593,224
199Community Services Fund1,275,949751,869692,1521,335,66659,717
200G.O. Debt Service Fund1,807,528411,97352,219,496411,968
301General CIP Projects811,74930,27129,883812,136387
304Street Vacation Proceeds77,111614277,723612
305Street CIP Fund895,474217,850528,615584,709(310,764)
3152015 GO Bonds00000
3502017 GO Bond104,4458412105,284838
3552018 GO Bonds263,4851,7711265,2551,770
3602020 GO Bond00000
412Storm Operations Fund1,418,804539,483336,0211,622,266203,462
414Storm Capital Fund195,627929193196,362735
417Olympic Gravity Water System (OGWS)12,948,1461,521,615217,26814,252,4931,304,347
4202020 Water Revenue Bond00000
423Golf Course Fund0141,443(1,429)(1,429)
430Water/Sewer Debt Reserve Fund00000
440Water Capital0108,618122,126(13,507)(13,507)
445Water Operating5,611,3431,519,3311,113,7256,016,949405,606
450Sewer Capital0276,281291,480(15,199)(15,199)
455Sewer Operating5,381,4361,507,679927,2055,961,910580,474
495System Development Charge2,906,879357,67137,2263,227,324320,445
500Fleet Replacement Fund2,903,937145,138343,049,041145,104
510Fleet Operating & Maint. Fund(67,765)187,152139,548(20,161)47,604
520IT Operating & Maint. Fund178,144130,905169,130139,919(38,225)
525IT Replacement Fund98,75419,87324,53694,091(4,663)
530Facilities Replacement Fund450,00000450,0000
540Public Works Admininstration423,487195,452189,210429,7296,242
555Engineering Services382,630507,735477,280413,08630,455
595Unemployment Self-Insurance02217,722(17,700)(17,700)
601Refundable Deposits(633)00(633)0
610Firemen's Pension Fund410,6753,8132,243412,2451,570
623Golf Course Fund00000
631Custodial Fund83,52230,61421,93592,2018,679
632Refundable Surety Deposits29,375500029,875500
633Memorial Fund00000
Totals48,881,06612,769,06610,951,68750,698,4451,817,379
City of Port Townsend
Page 20
1st Quarter Financial Report ~ 2026
BMM!GVOET!Sfwfovf
Year-to-Date through March 31, 2026
Revenues
Year-to-date thru March
010General Fund
15,668,3643,256,13521%
101Drug Enforcement
00
102Contingency Fund307,2542,4391%
103ARPA00
110Street Operations Fund2,451,815351,08214%
111Transpo Benefit District (TBD)1,200,000273,35523%
120Library Fund1,379,500152,71111%
135Real Estate Excise Tax Fund722,500168,09723%
150Lodging Tax Fund615,00084,61514%
1601% Arts Fund47,9655,90012%
171Fire and EMS Fund00
180Affordable Housing Fund83,4923,4884%
190Community Dev Block Grants30,0003,23111%
199Community Services Fund3,140,633751,86924%
200G.O. Debt Service Fund1,746,938411,97324%
301General CIP Projects2,444,04230,2711%
304Street Vacation Proceeds0614
305Street CIP Fund8,689,407217,8503%
3152015 GO Bonds00
3502017 GO Bond0841
3552018 GO Bonds5,5001,77132%
3602020 GO Bond00
412Storm Operations Fund3,867,060539,48314%
414Storm Capital Fund241,7639290%
417OGWS5,579,3231,521,61527%
4202020 Water Revenue Bond00
423Golf Park56,000140%
430Water/Sewer Debt Reserve Fund00
440Water Capital6,004,044108,6182%
445Water Operating7,489,2961,519,33120%
450Sewer Capital8,381,939276,2813%
455Sewer Operating13,953,1381,507,67911%
495System Development Charge650,000357,67155%
500Fleet Replacement Fund1,072,646145,13814%
510Fleet Operating & Maint. Fund748,458187,15225%
520IT Operating & Maint. Fund583,419130,90522%
525IT Replacement Fund77,99519,87325%
530Facilities Replacement Fund450,00000%
540Public Works Admininstration778,798195,45225%
555Engineering Services2,453,856507,73521%
595Unemployment Self-Insurance130,000220%
601Refundable Deposits00
610Firemen's Pension Fund52,5003,8137%
623Golf Course Fund00
631Custodial Fund030,614
632Refundable Surety Deposits0500
633Memorial Fund00
Total Revenues91,102,64412,769,06614%
City of Port Townsend
Page 21
1st Quarter Financial Report ~ 2026
BMM!GVOET!FYQFOEJUVSFT
Year-to-Date through March 31, 2026
Expenditures
Year-to-date thru March
010General Fund
18,578,8944,220,32177%
101Drug Enforcement
00
102Contingency Fund06
103ARPA00
110Street Operations Fund2,337,621619,72873%
111Transpo Benefit District (TBD)1,730,94286,43095%
120Library Fund1,327,358315,22276%
135Real Estate Excise Tax Fund1,234,485228,05282%
150Lodging Tax Fund989,274127,23987%
1601% Arts Fund13,8000100%
171Fire and EMS Fund00
180Affordable Housing Fund83,38415,69781%
190Community Dev Block Grants20,0007100%
199Community Services Fund3,258,872692,15279%
200G.O. Debt Service Fund1,686,4365100%
301General CIP Projects2,590,00329,88399%
304Street Vacation Proceeds02
305Street CIP Fund9,506,117528,61594%
3152015 GO Bonds00
3502017 GO Bond95,0002100%
3552018 GO Bonds81,9071100%
3602020 GO Bond00
412Storm Operations Fund3,091,320336,02189%
414Storm Capital Fund241,763193100%
417OGWS5,596,526217,26896%
4202020 Water Revenue Bond00
423Golf Park59,3041,44398%
430Water/Sewer Debt Reserve Fund00
440Water Capital5,315,542122,12698%
445Water Operating11,374,1611,113,72590%
450Sewer Capital8,783,159291,48097%
455Sewer Operating16,304,237927,20594%
495System Development Charge1,838,96837,22698%
500Fleet Replacement Fund530,00034100%
510Fleet Operating & Maint. Fund663,961139,54879%
520IT Operating & Maint. Fund528,841169,13068%
525IT Replacement Fund30,00024,53618%
530Facilities Replacement Fund00
540Public Works Admininstration943,898189,21080%
555Engineering Services2,167,979477,28078%
595Unemployment Self-Insurance125,00017,72286%
601Refundable Deposits00
610Firemen's Pension Fund27,5002,24392%
623Golf Course Fund00
631Custodial Fund021,935
632Refundable Surety Deposits00
633Memorial Fund00
Total Expenditures101,156,25110,951,68789%
City of Port Townsend
Page 22
1st Quarter Financial Report ~ 2026
JOWFTUNFOUT
Year-to-Date through March 31, 2026
Portfolio Diversification
Instrument TypeBankInterest RatePercentageAmount
01 - US Bank Money Mkt X0A92US Bank3.360%
0.44% 201,316
02 - Federal Home Loan Mtg XCVM8US Bank4.060%
1.63% 750,000
03 - Federal National Mortgage X0Q22US Bank1.875%
2.04% 939,566
04 - Federal Home Loan XAJM1US Bank3.000%
1.41% 649,531
05 - Federal Farm Credit XP4U6US Bank4.375%
2.17% 998,475
06 - Federal Home Loan X6B70US Bank4.000%
16.28% 7,500,000
07 - Federal Farm Credit XREB3US Bank4.500%
2.18% 1,002,502
08 - Federal Home Loan X2G77US Bank3.109%
1.88% 867,508
09 - Federal Farm Credit XRDH1US Bank4.750%
2.20% 1,015,358
10 - US Treasury Note XCFJ5US Bank3.125%
2.15% 988,050
11 - Resolution Funding Strip XFAB3US Bank3.439%
1.72% 793,565
12 - F N M A Strip XDDR2US Bank5.125%
1.10% 508,952
13 - F N M A Strip XDDS0US Bank6.625%
2.17% 999,168
14 - Public Money Market X6818Kitsap5.000%
27.38% 12,611,790
15 - Certificate of Deposit X4128Kitsap4.740%
4.91% 2,262,816
16 - Certificate of Deposit X5028Kitsap3.920%
4.85% 2,231,723
17 - State Investment Pool X01790LGIP3.710%
25.49% 11,741,956
Total Investments100%46,062,276
Cash in BankAmount
01 - Demand Account X2611
5,621,500
02 - Travel Advance Account X51110
03 - Payroll Account X34110
04 - Escrow Account X791126
05 - Petty Cash
Net Cash in Bank5,621,526
Total51,683,802
City of Port Townsend
Page 23
1st Quarter Financial Report ~ 2026
EFCU!TFSWJDF
Year-to-Date through March 31, 2026
HP!EFCU
Total Debt Svc (All Total Remaining
Issue / LoanStart DateFinal PmtOriginal Principal
Years)Debt Svc
LTGO 2017A (2008 Refi) Non-Taxable201720359,155,00014,647,91011,423,400
LTGO 2020 (Refi 2010)201020404,658,3506,047,1252,325,371
LTGO Ref 2015 - Mountain View201520313,385,0004,674,5641,802,800
LTGO 2018 - Homeward Bound20182040834,0001,324,125897,465
Total GO Debt18,032,35026,693,72416,449,036
Issue / Loan2026 Principal2026 Interest2026 Debt SvcCurrent Balance
LTGO 2017A (2008 Refi) Non-Taxable600,000365,000965,0009,125,000
LTGO 2020 (Refi 2010)319,30037,240356,5402,126,600
LTGO Ref 2015 - Mountain View240,00063,000303,0001,575,000
LTGO 2018 - Homeward Bound33,52528,37161,896660,508
Total GO Debt1,192,825493,6121,686,43713,487,108
IPX!HP!EFCU!TFSWJDF!JT!QBJE
Funding Source All Years 2026 Amount% of Total
REET1 & REET 2$9,180,000$510,00030.2%
Addt'l General Fund Support to pay Debt Svs$6,601,765$391,54123.2%
Property Tax$3,936,000$252,00014.9%
Street Fund$3,211,950$179,15010.6%
Special Purpose Tax/Public Safety Tax$2,263,500$150,0008.9%
Lodging Tax Fund$2,250,000$125,0007.4%
Affordable Housing Fund$1,206,939$61,8963.7%
Stormwater Fund$337,000$16,8501.0%
Total GO Debt Service Funding$28,987,154$1,686,437100.0%
VUJMJUZ!EFCU
Total Debt Svc (All Total Remaining
FundIssue / LoanStart DateFinal PmtOriginal Principal
Years)Debt Svc
201320311,000,0001,023,967318,553
201620363,071,5213,611,5431,853,137
201320311,896,0001,978,901683,280
201620323,942,2784,100,5841,759,755
201520321,258,3941,311,603535,946
201520374,596,3205,112,8882,830,514
201520373,537,2753,942,0172,260,319
202120401,914,9802,378,2681,783,690
202120381,200,0001,627,2321,057,701
20172038204,027250,041166,694
202520441,121,8141,162,9921,162,122
City of Port Townsend
Page 24
1st Quarter Financial Report ~ 2026
Agenda Bill: AB26-069
Meeting Date: June 15, 2026
Agenda Item:Consent VII. E
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
itted By:Emma Bolin, Robin Hill, and Renata Munfrada
Subm
Date Submitted: June 10, 2026
Department: Planning & Community Development
Contact Phone: (360) 390-4048
SUBJECT: Authorizing deferral of building fees and utility connection charges for
Habitat for Humanity Low Income Housing Unit – Rosalynn Court
CATEGORY: BUDGET IMPACT:
ConsentResolutionExpenditure Amount: $66,663.3
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Discussion Item Cost Allocation Fund: N/A
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: Strategy 5: Pursue regulatory reform for affordable
housing.
EXECUTIVE SUMMARY
The City of Port Townsend’s System Development Charge (SDC) deferral program is an
affordable housing incentive that helps reduce one of the most immediate barriers to
housing production: upfront development costs. Under the City’s municipal code,
qualifying low-income housing projects may defer payment of certain SDCs, building fees,
and utility connection charges rather than paying those costs at the outset of construction.
This gives housing providers greater flexibility to use limited capital for land acquisition,
design, construction, and project delivery during the period when financing is most
constrained.
The program supports housing affordable to households at or below 80 percent of area
median income and is intended to encourage the construction of homes that might
otherwise be delayed or become financially infeasible. By deferring charges for water,
sewer, and stormwater infrastructure, as well as eligible permit and utility connection fees,
the City lowers the early cash burden on nonprofit builders, community land trusts, and
private developers delivering affordable units. This is especially important for smaller-
scale or phased projects, where fee timing can have a significant effect on feasibility.
HOW THE PROGRAM SUPPORTS HOUSING PRODUCTION
Habitat for Humanity of East Jefferson County provides a practical example of how the
City’s SDC deferral program can support affordable housing production. As a nonprofit
developer serving income-qualified households, Habitat often works with limited project
funding and relies on layered financing to deliver permanently affordable homeownership
opportunities. Deferring system development charges and related utility fees can reduce
early cash demands during predevelopment and construction, allowing more resources
to be directed toward site work, building costs, and long-term affordability. For
organizations like Habitat, the timing of these fees can materially affect whether a project
is feasible, how many homes can be produced, and how quickly they can be delivered to
the community.
Habitat has requested fee deferrals for the development of Rosalynn Court, a five-unit
neighborhood, built in a cottage style to foster community and engagement among the
residents. Rosalynn Court was created in response to the growing need for affordable
homeownership opportunities in East Jefferson County. As housing costs continue to rise,
many local families are being priced out of the communities where they live and work.
The neighborhood reflects Habitat’s commitment to building stable, affordable homes that
allow families to put down roots, build equity, and remain connected to the community.
This serves as Habitat’s first Low-Income Housing fee deferral request for the 2026
calendar year, pursuant to PTMC 3.36.011F. Four additional requests for thisproject are
forthcoming, which requires Council approval exceeding 4 single family residences. The
new homeowners meet the qualifications for low-income as defined by the federal
standard at or below 80% AMI. The project development also includes “sweat equity” by
the prospective homeowner and/or volunteer labor contributed through community
donations.
Type of Fee Code Limits Request
SDCsNo Limit
$9,646.50
SFR: 4/Year
Utility Connections
$450
ADU: 8/Year
MFR: $10k/Project
Building Permit
$3,183.45
*Unless approved by City Council
SDP
$420.00
Total RequestedEstimated Fee Summary$13,699.95
Requests for deferrals above the limit are subject to approval by the City Council on a
case-by-case basis. The Council will evaluate, among other things, number of entities
expected to request deferrals within the current budget cycle, the impact to city
department budgets from processing an increased number of deferral requests. (PTMC
3.36.011 (F)).
When Council first enacted the low income fee deferral ordinance, the formula used to
determine the automatic fee deferrals determined the upper limit for utility connections
and building permits at $172,000 annually (approximately $43,000 per unit). Typically,
total annual approved deferral amounts haven’t neared this limit. This Habitat application,
for example, is $13,332 per unit. This Rosalynn Court application is the first deferral
request received this year. The City will reassess if more applications come forward this
year and will be encouraging and assisting any eligible affordable housing partners with
Connecting Housing through Infrastructure program grant applications this Fall. If
awarded, CHIP grants canrepay the utility for deferred SDC’s and utility connections.
ATTACHMENTS:
Rosalynn Court Low-Income Housing (LIH) Fee Deferral Request form
th
Rosalynn Court Cover Letter, 5Fee Deferral Request in 2026
Rosalynn Court Cover Letter for approval of City Manager
RECOMMENDED ACTION
If adopted as part of the Consent Agenda, no further action is needed; this represents
unanimous approval to authorize the City Manager to approve the Rosalynn Court LIH
Fee Deferral Request from Habitat EJC.
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone
Action
Remove from Consent Agenda Waive Council Rules & Approve Ordinance
Other:
PORT TOWNSEND CITY COUNCIL
CONSENT AGENDA
June 15, 2026
A. Approval of Bills, Claims and Warrants:
Vouchers 621 through 621 in the amount of $559.00
Vouchers 179480 through 179480 in the amount of $37,920.64
Vouchers 179484 through 179490 in the amount of $7,804.23
Electronic Fund Transfers in the amount of $653,182.21
B. Approval of Minutes: April 6, 2026
C. Resolution 26-011 Approving the Final Planned Unit Development and Final
Plat for Madrona Ridge- Phase 2, Located in Jefferson County, Washington,
City File No. LUP25-059
D. 2026 First Quarter Financial Reports
E. Authorizing Deferral of Building Fees and Utility Connection Charges for
Habitat for Humanity Low Income Housing Unit- Rosalynn Court
Action: Move to adopt the consent agenda or request to remove any individual
item from the consent agenda. (Short statements or easily resolved questions are
appropriate without removing item from the consent agenda).
From:The Stevensons
To:Cityclerk
Subject:Letter of Support: Vacation of Street Right of Way in Cappy’s Trails
Date:Monday, June 15, 2026 7:49:52 AM
CAUTION: External Email
As regular users of Cappy’s Trails, we whole-heartedly support Jefferson Land Trust’s
proposal to vacate the historically platted street rights of way shown in their
application. This action will ensure the proposed areas remain road-free for all
current and future users of Cappy’s Trails, both human and wildlife. We appreciate
the City of Port Townsend’s recognition of Quimper Wildlife Corridor’s value, and the
City’s planned designation of it as a City park. Thank you for considering this
proposal! We also thank Jefferson Land Trust for their continued efforts to preserve
lands within the Quimper Wildlife Corridor.
Christine and Kevin Stevenson
Port Townsend, WA
Agenda Bill AB26-070
Meeting Date: June 15, 2026
Agenda Item: VIII.A
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By:Steve King, PW Director, Ryan Harriman, Planning Manager
Date Submitted:June 11, 2026
Department:Public Works Contact Phone:360-379-5090
SUBJECT:Resolution 26-012Setting the Conditions to Vacate Street Right of
Ways in Cappy’s Trails and Directing the City Manager to Prepare the Vacation
Ordinance When all Conditions are Met
CATEGORY:BUDGET IMPACT:N/A
ConsentResolutionExpenditure Amount:$
Staff ReportOrdinanceIncluded in Budget? Yes No
Contract ApprovalOther:
Public Hearing (Legislative, unless otherwisenoted)
3-Year Strategic Plan:4 -Ensure sustainable future for public services and facilities
Cost Allocation Fund:Choose an item.
SUMMARY STATEMENT:
The Jefferson County Land Trust and City of Port Townsend have
had a long partnership history working to secure and preserve land
in the area of Cappy’s Trails. More formally, the 2025
Comprehensive Plan formally established a boundary of a future
park clarifying where private holdings need to be purchased.
The JCLT desires to apply for grant funding to continue to
purchase property within the park boundaryas illustrated in the
Comprehensive Plan. Within the boundary, the City and JCTL both own property on
both sides of historically platted rights of way. These rights of way, create a fractured
ownership pattern. The City can vacate these rights of way for the JCLT to use as
match to grant funds which allows locally generated dollars to go further in the purchase
ofprivate holdings in the future park boundary. As such the City Council by resolution
initiated a right of way vacation process through adoption of resolution 26-042 on April
20, 2026. Furthermore, the resolution set a public hearing for a public hearing on to be
held on June 15, 2026.
The right of way vacation process is essentially a three-step process as follows.
1. First, the City Council sets a public hearing as required by RCW.
2. Second, the City Council holds a public hearing and reviews staff analysis of
compliance with the comprehensive plans as well as other plans and needs of
the City. At this hearing, the Council may choose to establish conditions of
approval such as surveys, deed restrictions, etc.
3. Once the conditions of approval have been met, the Council will be presented
with an ordinance to finalize the right of way vacation.
This particular right of way vacation request involves rights of way sandwiched between
JCLT and City parcels as illustrated in the map. This right of way area constitutes
approximately 28 acres.
In compliance with the City code, findings of fact, conclusions, and conditions of
approval are provided as part of this resolution. This staff analysis ensures consistency
with the City Comprehensive Plan, Functional Plans, and City Code
Given the recent comprehensive plan adoption and the partnership with JCLT, staff is
recommending holding a public hearing and adopt Resolution this resolution setting
forth conditions of approval and directing the City Manager to prepare an vacation
ordinance once the conditions have been met.
ATTACHMENTS:
Staff Report
Resolution 26-012
Attachment A-Right of Way Vacation Map and Parcel List
CITY COUNCIL COMMITTEE RECOMMENDATION:N/A
RECOMMENDED ACTION:
Motion to approve Resolution 26-012 Setting the Conditions to Vacate Street Right of
Ways in Cappy’s Trails and Directing the City Manager to Prepare the Vacation
Ordinance When all Conditions are Met
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance ____
Other:
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
STAFF REPORT
To: Mayor and City Council
From: Planning & Community Development / Public Works
Date: June 10, 2026
Subject: Street Vacation – Cappy’s Trails
I. BACKGROUND AND CONTEXT
The Jefferson Land Trust requested that the City vacate certain rights-of-way within Cappy’s Trails
that are adjacent to both City-owned and Land Trust-owned properties, as shown in Exhibit A. The
request is consistent with the City’s Comprehensive Plan, which guides land use and public
infrastructure decisions. Because the City owns substantial property adjoining the rights-of-way
proposed for vacation and has an interest in their disposition, it is co-sponsoring the request. Final
approval is subject to City Council action, as the vacation of public rights-of-way requires Council
authorization.
The subject rights-of-way were created as part of a historic subdivision pattern that anticipated
future urban development and the extension of a street grid into what is now known as the Cappy’s
Trails area. That development pattern was never realized. Instead, the area has evolved, through
both public acquisition and conservation efforts, outlined in the Quimper Wildlife Corridor
Management Plan, as part of a contiguous connected network of open space lands characterized by
wetlands, drainage corridors, natural habitats, and informal trail systems.
Over time, the City’s adopted policy direction has shifted accordingly. The 2025 Comprehensive Plan
and the 2026 Parks, Recreation and Open Space Plan clearly identify Cappy’s Trails as a priority area
for conservation, habitat protection, and passive recreation. The area is no longer planned to support
vehicular street connections, and the existing rights-of-way do not function as part of the City’s
transportation system.
Despite this shift in policy, the underlying platting remains. The result is a pattern gridded
undeveloped rights-of-way that divide City-owned and Jefferson Land Trust properties, complicating
management and preserving the possibility, however unlikely, of future roadway development in an
area where such use would conflict with adopted plans.
The proposed street vacation is intended to resolve that inconsistency. By vacating the rights-of-way
and consolidating ownership, the City and Jefferson Land Trust can manage the area as a unified
open space system consistent with adopted policy. In addition, the proposal leverages the value of
the right-of-way as match funding to support the acquisition of additional lands within the Cappy’s
Trails boundary, further advancing long-standing conservation objectives.
II. FINDINGS OF FACT
Introduction
2.1. The Jefferson Land Trust approached the City for vacation of certain rights of way within
Cappy’s Trails bordering City and Land Trust owned properties as illustrated in Exhibit A.
Page 1 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
Given this request is consistent with the Comprehensive Plan and the City owns
considerable property adjoining the right of ways to be vacated, this vacation request is co-
sponsored by the City, subject to City Council’s approval.
2.2. On April 20, 2026, the City Council passed Resolution 26-006 setting a public hearing for June
15, 2026 to consider the vacation of rights of way.
2.3. This vacation request is consistent with the recently adopted 2025 Comprhensive Plan and
the PROS Plan adopted on June 1, 2026, both outlining the goals for further aquisition of
properties to realize a future park as illustrated in Figure 9.5 of the Comprehensive Plan.
2.4. The Jefferson Land Trust will use the value of the vacated right of way as matching funds to
leverage grant resources to purchase additional privately held properties located within the
Cappy’s Trails future park boundary.
2.5. In exchange for the requested vacation, the City will receive the benefit of deed restriction
for properties acquired accounting for the public benefit and the provisions in Chapter 12
PTMC.
2.6. The City will receive ½ right of way area for all lands abutting city owned property. The Land
Trust will receive ½ right of way area for all lands abutting Land Trust ownership. The entire
area to be vacated is a appproximately 28 acres.
2.7. Subject to City Council approval, City staff and Jefferson Land Trust have agreed upon the
following principles
a. Both the City and the Jefferson Land Trust acknowledge that this land is to be preserved
as public open space in accordance with the 2008 QWC, the 2026 City PROS Plan, and
the 2025 City Comprehensive Plan.
b. The right of way vacation is intended to unify fractured ownership throughout the Cappy’s
Trails area, provide for efficient management, public open space, habitat, forestry, and
trails.
c. Utility easements will be retained where there are existing city utilities.
d. Should the city need another utility easement in the future, the Jefferson Land Trust will
not unreasonably withhold. For example, there may be a need for a water utility
easement to hook into the main line that crosses the property area. Instead of retaining
blanket utility easements across all the rights of way this commitment will address utility
needs.
e. The City and Jefferson Land Trust will continue to collaborate on trail management, most
of which are within the existing rights of way.
f. The City and Jefferson Land Trust will still have access to their respective owned
properties via vacated rights of way for property maintenance.
g. The vacation of right of way to be provided by the City shall be offset with tangible and
intangible value to further the 2025 Comprehensive Plan and the acquisition of property
within such defined boundary. This value may be used as grant match to leverage grant
Page 2 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
and donation resources to accomplish acquisition within the Cappy’s Trails boundary.
The Jefferson Land Trust agrees to include a deed restriction on properties purchased
with grant funds identifying the area as park open space and the City as the beneficiary.
PTMC 12.20.040 - Street Vacation Administration
2.8. The procedures and review criteria for street vacations are found in Port Townsend Municipal
Code (PTMC) 12.20. PTMC 12.20.040 sets out the administrative requirements for
processing of a street vacation request.
2.9. Notice was provided to East Jefferson Fire and Rescue, the City Police Department, and
Public Works is involved in this application as a primary sponsoring department of the City.
No other service providers such as transit or franchise utilities provide service in the areas to
be vacated and thus notice was not necessary. The Public Works Department has been a
party to the right of way vacation and has provided input on the conditions of approval. East
Jefferson Fire and Rescue provided comments with no objection to the proposal. No other
comments were received in response to the application notice at the date of this report.
Notice of the June 15, 2026 public hearing before the City Council was provided through the
paper of record.
2.10. Public Works staff has reviewed petitioner's request. While street vacations are generally
discouraged, staff considers the unique circumstances of this vacation and exchange as
providing several public benefits that merit approval. Key benefits include preservation of
open space and the reduced risk of street extensions into Cappy’s Trails.
2.11. The City will retain utility easements for the purpose of water and sewer lines existing in the
right of way. An existing City water line and sewer line is routed through Cappy’s trails. Future
utility lines may be required for system operation, though unlikely. The following figure
illustrates the location power infrastructure (red), City water lines (blue), and City sewer lines
(green).
Page 3 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
2.12.If approved, standard Council conditions for thevacation would require the City and Land to
enter into an agreement specifying terms and carrying forward the conditions of approval.
PTMC 12.20.060 –Street Vacation Review Criteria
2.13.PTMC 12.20.060 sets out ten(10)review criteria that are used to evaluate each street
vacation request. Thesereview criteria include a consistency analysis with the goals and
policies of theComprehensive Plan and other adopted City plans. The review criteria and
goals/policies applicable to the subject application have been summarized below in italics,
followed by a staff analysis of project conformance.
A.That the proposed vacation of a street, right-of-way or alley is in compliance with the
city’s engineering design standards manual and the goals and policies of the city
comprehensive plan and other adopted city plans, as shown on the list maintained by
the planning and community development department, including but not limited to the
following “functional” or “subarea” plans, as now adopted and hereafter adopted,
revised or amended:
1.Shoreline Master Program;
2.Gateway Plan;
3.Nonmotorized Transportation Plan;
4.Stormwater Plan;
5.Water System Plan;
6.Sewer Plan;
7.Parks and Recreation Plan; and
Page 4 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
Analysis: There is no nexus between the Shoreline Master Plan, and the Gateway
Development Plan as amended.
The Non-motorized Plan, now the recently adopted Active Transportation Plan identifies
Cappy’s for recreational and connected routes. This proposal furthers these objectives.
The Stormwater Management Plan identifies the area as a critical drainage corridor
(purple) and key drainage(flow path arrows) with wetlands. This proposal supports
preservation of this drainage area consistent with critical area regulations.
Page 5 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
The Water system plan does not identify any new pipelines located within the proposal
area. The existing watermain will need to be accessible for repair and maintenance.
The General Sewer Plan does not identify any planned improvements inside the
proposal area. The existing sewer main will need to be accessible for repair and
maintenance.
The 2026 Parks Recreation and Open Space Plan identifies the area to be a future park
consistent with the Parks Element of the Comprehensive Plan as shown in the findings.
This action is consistent with the PROS planas shown below.
Page 6 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
The followingrelevantComprehensive Plan Goals and Policies were analyzed:
Goals:
G2 Protect, sustain, regenerate, and manage Port Townsend's natural resource lands,
shorelines, and environmentally sensitive areas for present and future generations, in
balance with providing for allowed growth and development.
G85 Conserve and restore natural ecosystems and urban forests. Protect and expand
Port Townsend’s natural ecosystems and tree canopy through land use regulations that
promote native vegetation, enhance urban biodiversity, reduce urban heat islands, and
support environmental education and stewardship.
Policies
P5 Protect natural resource lands, archaeological properties, and critical areas through
public and private initiatives, such as open space tax incentives, cluster development,
PUDs, transfer or purchase of development rights, public land acquisition, dedication of
City-owned tracts and street rights of way, conservation easements, landowner
compacts, soliciting donations of land, downsizing, limiting the amount of lot coverage,
and best management practices in development.
P259 Preserve long-term options for the future public use of public rights-of-way. Preserve
rights-of way for the long-term public benefit and use. The City of Port Townsend has
asserted public interest (opened) in existing Rights of Way for the purpose of
transportation, trails, tree preservation, utilities, critical area protection, open space
preservation, and stormwater mitigation
P262 Use the following criteria to consider if public rights-of way should be vacated or left
unimproved: Street continuity and property access; Future utility needs, including
stormwater facilities, and capital facilities plans; Consistency with Land Use and
Transportation Elements, as well as the overall Comprehensive Plan; Inclusion of the
right-of-way in applicable functional plans; and Preservation of open space, trees, and
environmentally sensitive areas.
P503 Draft and review the Streets Circulation Plan to identify right of way that can be
preserved for trails, trees, open space, or other public uses.
Action Items:
A5.02 Developing and implementing nonregulatory and regulatory means for acquiring
and developing the open space and trails network, especially in the Cappy’s Trails
designated preservation area.
P470 Plan for street connections around and not through Cappy’s Trails future open space
/ park boundary
Page 7 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
Analysis: The Comprehensive Plan clearly identifiesgoals and policies directly
supporting this proposal in terms of preserving open space and natural resources,
following the sustainable streets plan, and preservation of Cappy’s Trails. Right of way
vacation in this proposal meets the objective for right of way management as well as open
space preservation and recreation including furthering the Active Transportation Plan
connected routes and aligns very well with the Comprehensive Plan Goals and Policies,
especially policy P470 as it relates to the needs for right of way. It is noted that the
Comprehensive Plan establishes public interest in the rights of way for other public uses
other than just roads and utilities. This vacation does not jeopardize these other public
interests, but rather reinforces them given all lands will remain in the ownership of the City
and Land Trust.
B. That the proposed vacated street, right-of-way or alley is not required for current or
anticipated overall area motor vehicle circulation; and
Analysis: The Comprehensive Plan and its sustainable streets plan in the Transportation
Element do not identify needs for streets within the Cappy’s Trail future park boundary as
identified in Parks Element of the Comprehensive Plan.
Page 8 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
C.That the current and anticipated future effectiveness of law enforcement, medical or
other emergency services will not be unduly impaired by the vacation of the street, right-
of-way or alley; and
Analysis: The vacation requestwas circulated to Port Townsend Police and East
Jefferson Fire Rescue. East Jefferson Fire and Rescue did not see any problem with the
proposal as long as access is maintained for the current structures inside the boundary.
D.That the current and anticipated future needs for public transportation service (transit),
mail delivery, private utility service delivery, solid waste collection service and other
public service delivery will not be unduly impaired by vacation of the street, right-of-way
or alley; and
Page 9 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
Analysis: The area does not currently have roads and is not intended for development
and thus this criteria is not applicable. Additionally, these services are not needed in
the area being vacated given property is owned by either the City of the Jefferson Land
Trust.
E. That the proposed vacated street, right-of-way or alley is not required as a current or
anticipated utility corridor (suitable for water, sewer, storm sewer and other franchise
providers; easements may be required to satisfy this criterion. The dimensions of the
easement shall conform with the city’s adopted engineering design standards); and
Analysis: A City distribution watermain and sewer trunk line run through Cappy’s Trails.
Easements will be retained and access roads will be maintained over these facilities.
Future utility needs are not identified at this time. Should future utility extensions
through Cappy’s be needed, easements will not reasonably be withheld.
F. That the proposed vacated street, right-of-way or alley is not required as a current or
anticipated bicycle, pedestrian or equestrian pathway, trail or sidewalk corridor
(suitable trail easements may be required to satisfy this criterion. The dimensions of the
easement shall conform with the city’s adopted engineering design standards); and
Analysis: The proposed area for vacation is intended to consolidate land and facilitate
trail management. The Active Transportation Plan identifies priority routes through
Cappy’s Trails as shown below. Commitment to maintaining these trail corridors is a
recommended condition. Possible adjustment of trail corridor locations is possible to
improve access and reduce impact to the natural area.
G. That the proposed vacation will not increase the potential for disturbance of a critical
area, as defined by Chapter 19.05 PTMC, including critical areas within and outside of
the street, right-of-way or alley proposed for vacation; and
Analysis: Critical areas are within Cappy’s and one of the primary purposes of this
vacation is to use the value to leverage grant resources to purchase property and further
protect critical areas.
H. That, in the case of the proposed vacation of any portion of a street, right-of-way or alley
which abuts a body of fresh or salt water, the proposed vacation meets the adopted
criterion of this section and has been reviewed and approved in accordance with
RCW 35.79.035, as both now exist or are hereafter amended; and
Analysis: The area does not abut fresh or salt water and complies with RCW 35.79.035
I. The city shall not vacate, by petition, less than the full width of the right-of-way. The city
may initiate and vacate by resolution less than a full width of right-of-way.
Page 10 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
Analysis: The proposal include full vacation of rights of way located between City and
Land Trust ownerships.
J. Vacation requests for any street, right-of-way or alley cannot rely on prior actions of the
petitioner(s) as a basis for approval (i.e., illegal construction of a new fence or other
nonpermitted improvements).
Analysis: Prior actions do not factor into the basis of approval. Prior actions related to
establishment of the Quimper Wildlife Corridor has been a joint City and Jefferson Land
Trust endeavor. This section is not applicable to the proposal.
PTMC 12.20.090 – Compensation for vacation and PTMC 12.20.100 - Appraisals
2.14. Consistent with PTMC 12.20.090, the preparation of a fair market property appraisal can be
waived by Council whenever a vacation request involves a property exchange so long as
qualified Public Works staff provide a written determination that the property value being
received is equal to or greater than the value of the right-of-way vacated. In cases where a
written determination of the exchanged land values is not yet available, Council approval of
the request must be conditioned on providing one prior to taking action on any final vacation
Ordinance.
Analysis: The Department of Public Works determined that property value being received is
equal to or greater than the value of the right of way to be vacated. This will come in the form
of land being secured through grants in addition to the value of the right of way vacated. The
Jefferson Land Trust has agreed to providing the city a deed restriction for the purpose of
future park and open space consistent with the comprehensive plan. This vacation should
only be exercised upon successful receipt of the grant funding that will procure 28 acres or
more of area or provide an equivalent value as determined through the appraisal process, of
which is required for grant documentation.
III. CONCLUSIONS
3.1. The Jefferson Land Trust and the City are jointly proposing vacation of rights of way abutting
both City owned and Jefferson Land Trust owned property within the Cappy’s Trails/Quimper
Wildlife Corridor Area.
3.2. The proposal complies with the applicable goals and policies of the Comprehensive Plan,
and functional plans as discussed in the Findings above. The portion of the subject right-of-
way is not needed for future area-wide vehicular circulation.
3.3. The vacation of right of way to leverage grant funding to further the preservation of Cappy’s
trails through acquisition of private property provides a tangible value to the City both in
terms of lands and public benefit. Appraisals as part of the grant process will be available to
validate this conclusion.
Page 11 of 12
Planning & Community
Development Department
250 Madison St., Suite 3
Port Townsend, WA 98368
360-379-5095
3.4.The effectiveness of fire, law enforcement, medical and other emergency services will not be
impaired by the proposed vacation.
3.5. Public Works staff has confirmed the right-of-way sought for vacation is no longer needed as
a transportation corridor or for regional stormwater or other utility purposes. As such, staff
supports the vacation request subject to conditions.
3.6. The subject right-of-way is located near or within identified critical areas. Vacation of right
of way will support preservation and protection of critical areas.
3.7. The portion of the street proposed for vacation does not abut a body of salt or fresh water.
IV. RECOMMENDATION
As the proposed street vacation conforms with the goals and policies contained in the
Comprehensive Plan and satisfies the review criteria for street vacations set forth in PTMC
12.20.060, Staff recommends the Port Townsend City Council adopts the aforementioned findings
and conclusions and APPROVES the above referenced proposal, SUBJECT TO THE FOLLOWING
CONDITIONS:
V. RECOMMENDED CONDITIONS OF APPROVAL
1. A final vacation Ordinance shall be presented for Council approval only after:
a) Grant funds have been secured demonstrating intangible value and tangible land value
of greater or equal value to the land being vacated;
b) Approved legal descriptions are developed for the final ordinance reflecting the right of
way vacation map depicted and parcel numbers enumerated in Attachment A.
c) A utility easement for the water line and sewer line shall be retained in favor of the City
as a public main.
d) An agreement is executed between the City and with the Jefferson Land Trust addresses
principles outlined in the findings of fact.
e) A deed restriction for properties to be acquired with matching right of way values and
grant funds be filed for the benefit of the City outlining public open space preservation
and access per the Comprehensive Plan future park designation.
2. The final vacation Ordinance, together with the fully executed agreements and deed restriction,
and all other required filings shall be recorded concurrently with the County Auditor’s Office. All
fees and costs related to the preparation, review and recording of all documents associated with
the vacation are the responsibility of the Land Trust.
Page 12 of 12
Resolution 26-012
RESOLUTION NO. 26-012
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PORT TOWNSEND,
WASHINGTON, SETTING THE CONDITIONS TO VACATE STREET RIGHT OF
WAYS IN CAPPY’S TRAILSAND DIRECTING THE CITY MANAGER TO PREPARE
THE VACATION ORDINANCE WHEN ALL CONDITIONS ARE MET
WHEREAS, the Port Townsend City Council adopted the 2025 Comprehensive Plan
Periodic Update on December 15, 2025; and,
WHEREAS, the Comprehensive Plan includes Cappy’s Trails as a Future Park; and,
WHEREAS, the City and Jefferson County Land Trust have partnered to preserve Cappy’s
Trails including the development of the 2008 Quimper Wildlife Corridor Plan; and,
WHEREAS, the City Council supports the Jefferson County Land Trust in the application
for grant funding to secure additional privately held properties in the Cappy’s Future Park
designated area; and,
WHEREAS, approximately 28 acres of right of way is eligible for vacating with the City
and/or Land Trust owning property on both sides of the right of way; and,
WHEREAS, based on years of planning, the right of ways have been deemed not necessary
for the City; and,
WHEREAS, the vacation of right of way can be used as grant match to leverage funding to
further purchase privately held property; and,
WHEREAS, the City of Port Townsend initiated a proposal to vacate Street rights of way
in the Cappy’s Trails area as depicted and enumerated in Exhibit A through approval of Resolution
26-042, setting a public hearing; and
WHEREAS, the public benefit will result from procurement of grant funding to secure
additional properties for preservation and development of the future Cappy’s Trails park thereby
satisfying code requirements for value exchange; and
WHEREAS, Port Townsend Municipal Code 12.20.040 governs the administration of
street vacations; and
WHEREAS, the City published notice of the proposed vacation in the City’s official
newspaper; and
WHEREAS, no other property owners abut the proposed right-of-way vacations other than
the Jefferson Land Trust and the City; and
WHEREAS, the City Council conducted a public hearing on June 15, 2026;
Resolution 26-012
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Port
Townsend, Washington,that the City Council adopts the findings, conclusions, and conditions
presented in the Planning and Community/Public Works Departments staff report (Exhibit A)
Upon completion of the following conditions, the Council directs the City Manager to prepare and
present the vacation ordinance to the City Council for final passage and recording.
Conditions of Approval:
1. A final vacation Ordinance shall be presented for Council approval only after:
a)Grant funds have been secured demonstrating intangible value and tangible land
value of greater or equal value to the land being vacated;
b) Approved legal descriptions are developed for the final ordinance reflecting the
right of way vacation map depicted and parcel numbers enumerated in Attachment
A.
c) A utility easement for the water line and sewer line shall be retained in favor of
the City as a public main.
d) An agreement is executed between the City and with the Jefferson Land Trust
addresses principles outlined in the findings of fact.
e) A deed restriction for properties to be acquired with matching right of way values
and grant funds be filed for the benefit of the City outlining public open space
preservation and access per the Comprehensive Plan future park designation.
2. The final vacation Ordinance, together with the fully executed agreements and deed
restriction, and all other required filings shall be recorded concurrently with the County
Auditor’s Office. All fees and costs related to the preparation, review and recording of
all documents associated with the vacation are the responsibility of the Land Trust.
ADOPTED by the City Council of Port Townsend, Washington, at a regular meeting
th
thereof, held this 15day ofJune2026.
___________________________________
Amy Howard
Mayor
Attest:
_________________________
Alyssa Rodrigues, City Clerk
Resolution 26-012
Exhibit A
Findings of Fact, Conclusions and Conditions of Approval
ATTACHMENT A – Right of Way Vacation Map and Parcel List
Parcel NumberOwnerStreet AddressCityStateZip
101345009CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951900003CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951900304CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951900309CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951900406CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951900407CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901101CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901102CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901103CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901105CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901117CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901119CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901401CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901403CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901801CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901803CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901804CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901816CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901901CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901903CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901905CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901907CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901909CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901911CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901913CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901915CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901917CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951901919CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951902003CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951902004CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951902005CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
951902009CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
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951902011CITY OF PORT TOWNSEND250 MADISON ST STE 1PORT TOWNSENDWA98368-5738
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Agenda Bill AB26-071
Meeting Date: June 15, 2026
Agenda Item: IX.A
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: Senior Planner Adrian Smith, Planning Manager Ryan Harriman
Date Submitted: June 10, 2026
Department: Planning & Community Development Contact Phone: (360)-379-4423
SUBJECT:Second reading of Ordinance 3366 Relating to the Conversion of Existing
Buildings to Residential Uses and the Addition of Residential Units in Existing Buildings
in Accordance with HB 17 57; Amending Development Regulations in Title 17 of the
Port Townsend Municipal Code; and Establishing an Effective Date
CATEGORY: BUDGET IMPACT:
Consent Resolution Expenditure Amount: $0
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Other: Discussion Item
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: 1 - Build small town quality of life
Cost Allocation Fund: N/A
SUMMARY STATEMENT: In the 2025 legislative session, Washington State adopted HB 1757,
modifying regulations for existing buildings used for residential purposes. The law amends RCW
35A.21.440 and 35.21.990 with the intent of creating more housing by simplifying the
conversion of existing buildings to residential uses. The deadline for jurisdictions, including Port
Townsend, to adopt regulations implementing HB 1757 is the end of June 2026.
PCD staff and a team of student interns from Western Washington University Urban Planning &
Sustainable Development drafted amendments to Port Townsend Municipal Code to comply
with HB 1757. Drafts of these amendments were shared with the Department of Commerce, the
Planning Commission, and the public. Proposed amendments are focused on three areas:
Adopting a new chapter in Title 17 PTMC to clarify the permitting process for converting
existing buildings to residential uses and for adding residential uses to existing buildings.
The proposed chapter implements HB 1757.
Amending existing chapters in Titles 12 and 17 PTMC to comply with HB 1757, allow
more residential uses in commercial zones, and create consistency and compatibility
between allowed uses. Commercial property retains its commercial use, now with more
options for permitted and conditional residential uses.
Amending Chapter 12.06 PTMC to comply with HB 1757 excepting conversion of
existing buildings to a residential use or the addition of residential units to an existing
building from transportation concurrency requirements.
Page2/2
o Note:This is new language that was not previously available for public comment
– public comment will be accepted on this topic during the 6/15 regular business
meeting.
As required, the City held a duly noticed public hearing, complete with public comments, on the
proposed amendments on June 1, 2026. Following this public hearing, the draft ordinance is
presented for a second reading during the June 15, 2026, Council Business Meeting.
ATTACHMENTS:
A. S taff Report to the Planning Commission May 28, 2026
B. Ordinance 3366: Relating to the Conversion of Existing Building to Residential Uses and
the Addition of Residential Units in Existing Building in Accordance with HB 1757;
Amending Development Regulations in Title 17 of the Port Townsend Municipal Code;
and Establishing an Effective Date
C. Exhibit A to Ordinance 3366: Proposed Chapter 17.XX PTMC Conversion or Addition of
Dwelling Units in Existing Buildings
D. Exhibit B to Ordinance 3366: Proposed amendments to Chapter 17.16 PTMC
Residential Zoning
E. Exhibit C to Ordinance 3366: Proposed amendments to Chapter 17.20 PTMC
Commercial Zoning District
F. Exhibit D to Ordinance 3366: Proposed amendments to Chapter 17.31 PTMC Rainier
Street/Upper Sims Way Subarea
G. Exhibit E to Ordinance 3366: Proposed amendments to Chapter 12.06 Transportation
Concurrency Management
H. Department of Commerce Comments
PLANNING COMMISSION RECOMMENDATION: The Planning Commission adopted the
Findings and Conclusions in the May 28, 2026, Staff Report and recommended City Council
adopt the amendments to Title 17 Port Townsend Municipal Code as presented, with any
amendments needed to address Planning Commission comments.
COUNCIL ACTION: Move to Approve Ordinance No. 3366, Relating to the Conversion
of Existing Building to Residential Uses and the Addition of Residential Units in Existing
Building in Accordance with HB 1757; Amending Development Regulations in Title 17 of
the Port Townsend Municipal Code; and Establishing an Effective Date.
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance 3366
Other:
Page1/5
Port Townsend Planning Commission
Meeting Date: May 28, 2026
Submitted By: Senior Planner Adrian Smith Date Submitted: 05/22/26
Department: Planning & Community Development Contact Phone: (360)-379-4423
SUBJECT: Conversion or Addition of Dwelling Units in Existing Buildings
SUMMARY STATEMENT:
Proposed Amendments for Conversion or Addition of Dwelling Units
in Existing Buildings.
Introduction and Background
First, students proposed a new chapter of Title 17 PTMC. This chapter clarifies the permitting
process for converting existing buildings to residential uses and adding residential units to
Page2/5
existing buildings. Clarifying permitting was particularly important because HB 1757 states that
only new units created through the conversion of an existing building, not residential units that
already existed in the building, must meet the current Energy Code. Under the proposed
regulations, existing units will not need costly renovations to meet the more stringent Energy
Code, while new units must still meet standards designed to reduce energy inefficiency. It was
also essential for this new chapter to a
existing buildings allow up to 50% more units than are permitted in the underlying zone. This
change increases opportunities for additional housing units.
Second, students proposed amending existing development regulations to allow residential uses
in Commercial zones, preventing conflict between the intent of HB 1757 and
zoning. Commercial property retains its commercial use, now with more options for permitted
and conditional residential uses. For example, the proposed code allows employer-provided
housing in the C-II, C-II(H), and C-III zones, for consistency with how owner/operator/employee
residences are permitted in these zones. The bulk of these amendments were to Title 17.20
Commercial Zoning, but amendments for consistency were also made in 17.16 Residential
Zoning and 17.31 Rainier Street/Upper Sims Way Subarea.
Environmental Review & Associated Public Comment
Page3/5
Findings, Conclusions, and Recommendations on the Proposed Amendments for Conversion
or Addition of Dwelling Units in Existing Buildings
1.
as is mandatory by July 2026.
2. Public engagement on the amendments included regular Planning Commission meetings, as well
as open public hearings before Planning Commission and City Council.
3.
growth towards areas that can support development considering existing land uses, availability
of infrastructure and facilities, and environmental constraints, while also reducing sprawl and
4.
support development of sufficient amounts and types of housing, both rental and ownership,
for all income levels, while supporting and creating welcoming residential neighborhoods
5.
diverse, inclusive housing opportunities throughout the City by integrating multi-family, special
6. Adopting the proposed amendments is consistent with Comprehensive Plan Goal
variety of housing opportunities to meet the needs of economic segments of the community,
especially low-and moderate-
7.
greater balance between housing and employment opportunities, recognizing that an adequate
supply of affordable housing is directly linked to economic development.
8.
multi-nodal development of higher-density and transit-oriented mixed-use centers and districts
that integrate residential and commercial uses to reduce vehicle dependence, enhance
walkability, and support vibrant, resilient communities
9.
provide lower cost housing, regularly update development standards to allow flexibility without
10. Adopting the proposed amendments is consistent with Comprehensive Plan Policy 74
11. Adopting the proposed amendments is consistent with Comprehensive Plan Policy 79
permanent housing and artist studios live/work situations. In shoreline jurisdiction, allow
12. Adopting the proposed amendments is consistent with Comprehensive Plan Action A6.03
Evaluating existing land use regulations and identify measures to increase the variety of
affordable housing types throughout Port Townsend and increase base zoning to ensure these
housing types can be built on existing lots. Examples of potential revisions include: smaller
single-family lot sizes; more liberal allowance of single-family attached dwellings (i.e., single-lot
duplexes, triplexes and fourplexes); increase residential height limits, increase multi-family
density; zero lot line development; conversion of larger homes to multi-family units; smaller
homes; and co-living micro-
Page4/5
13. Pursuant to Port Townsend Municipal Code (PTMC) Section 20.04.090.A.1, the text of adopted
development regulations may be changed as long as the change is consistent with the Port
During the March 26, 2026, Planning Commission
meeting, department staff reported that code changes to comply with HB 1757 could be
completed outside the annual docket process, and recommended reviewing the proposed
amendments under PTMC 20.04.090.A.1.
14. On April 29, 2026, the Port Townsend Leader published a notice of the Planning
May 14, 2026, hearing on the proposed amendments to the development regulations.
15. Notice of all the Planning Commission meetings on the proposed amendments were provided in
accordance with Open Public Meetings Act requirements. Notice of all Planning Commission
hearings on the proposed amendments were provided in a manner consistent with Section
20.04.080A(1), including publication in the Port Townsend Leader and posting at City Hall.
16. On April 16,2026, the proposed development regulation amendment were submitted to the
State Department of Commerce for a 60-day comment period which ends on June 15, 2026.
17. The City Attorney reviewed HB 1757 and determined that amendments to comply with this law
were exempt from SEPA review, based on RCW 35.21.990(2)(i
ordinances, development regulations, zoning regulations, or other official controls as required
study under RCW 36.70A.070 or an environmental study under chapter 43.21C RCW based on
the
18. The Planning Commission is conducting a public hearing on the proposed amendments to the
development regulations on May 14, 2026. The Commission shall consider all public comments
and take verbal testimony.
Page5/5
ATTACHMENTS:
Exhibits
A. Proposed PTMC Chapter 17.XX Conversion or Addition of Dwelling Units in Existing
Buildings
B. Proposed amendments to PTMC 17.16 Residential Zoning
C. Proposed amendments to PTMC 17.20 Commercial Zoning District
D. Proposed amendments to PTMC 17.31 Rainier Street/Upper Sims Way Subarea
E. Commerce Comments
Ordinance 3366
Ordinance No. 3366
AN ORDINANCE OF THE CITY OF PORT TOWNSEND, WASHINGTON RELATING
TO CONVERSION OF EXISTING BUILDINGS TO RESIDENTIAL USES AND THE
ADDITION OF RESIDENTIAL UNITS IN EXISTING BUILDINGS IN ACCORDANCE
WITH HB 1757; AMENDING DEVELOPMENT REGULATIONS IN TITLE 17 OF THE
PORT TOWNSEND MUNICIPAL CODE; AND ESTABLISHING AN EFFECTIVE DATE
WHEREAS, the City of Port Townsend (“City”) is facing a shortage of housing options
and the City Council encourages a diversity of housing types and fewer barriers to additional
housing development; and
WHEREAS, in 2025 the Washington State Legislature passed House Bill (“HB”)1757,
requiring cities to modify their regulations for existing buildings used for residential purposes.
HB 1757 requires cities to provide for the conversion of existing buildings to residential uses and
the addition of units in existing residential buildings; and
WHEREAS, as required by the Growth Management Act, RCW 36.70A.130(1)(d), the
proposed amendments to the development regulations are consistent with and implement the
comprehensive plan; and
WHEREAS, public notice and opportunity to comment on these amendments was
provided through:
April 23, 2026, regular Planning Commission open public meeting
April 29, 2026, legal notice of public hearing before the Planning Commission published
in the Port Townsend Leader
May 14, 2026, Planning Commission open public hearing on the proposed amendments
May 20, 2026, legal notice of public hearing before the City Council published in the
Port Townsend Leader
May 28, 2026, regular Planning Commission open public meeting
June 1, 2026, City Council open public hearing on the proposed amendments
June 15, 2026, City Council open public meeting on the proposed amendments; and
WHEREAS, On April 16, 2026, the City’s Department of Planning and Community
Development staff provided notice of intent to adopt the proposed development regulation
amendments to the State Department of Commerce (“Commerce”) for review and comment prior
to the adoption of this ordinance per RCW 36.70A.106. On May 18, 2026, Commerce provided
substantive comments on parking requirements, which were incorporated into the draft published
for the May 28, 2026, Planning Commission meeting; and
WHEREAS,adoption of development regulations to implement HB 1757 is statutorily
exempt from the State Environmental Policy Act under RCW 43.21C.450(5); and
WHEREAS, the City’s Planning Commission, after timely notice, held a public hearing
and accepted public testimony on this matter on May 14, 2026, and after closing the hearing held
Ordinance 3366
deliberations at an open public meeting on May 28, 2026, recommending to the City Council that
Port Townsend Municipal Code Title 17 be amended as proposed; and
WHEREAS, the City Council held an open record public hearing on June 1, 2026, and
has considered public comments and written submittals and the Planning Commission
Recommendations.
NOW THEREFORE, based upon the foregoing findings, and based upon the record
before the Port Townsend Planning Commission and City Council, the City Council hereby
ordains as follows:
Section 1. Amendments.
A. The new chapter of the Port Townsend Municipal Code is adopted in substantially the same
form as set forth in Exhibits A (deletions are strike through and additions are underlines).
B. Chapter 17.16 of the Port Townsend Municipal Code is amended in substantially the same
form as set forth in Exhibit B (deletions are strike through and additions are underlines).
C. Chapter 17.20 of the Port Townsend Municipal Code is amended in substantially the same
form as set forth in Exhibit C (deletions are strike through and additions are underlines).
D. Chapter 17.31 of the Port Townsend Municipal Code is amended in substantially the same
form as set forth in Exhibit D (deletions are strike through and additions are underlines).
E. Chapter 12.06 of the Port Townsend Municipal Code is amended in substantially the same
form as set forth in Exhibit E (deletions are strike through and additions are underlines).
Section 2. Severability. If any sentence, clause, or phrase of this ordinance should be
held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or
unconstitutionality shall not affect the validity or constitutionality of any other section, sentence,
clause or phrase or work of this ordinance.
Section 3. Transmittal to Department of Commerce. The City Clerk shall transmit a
copy of this Ordinanceto the State Department of Commerce within ten (10) days of adoption of
this ordinance.
Section 4. Corrections. Notwithstanding any provisions to the contrary in Chapter
1.01.015 of the Port Townsend Municipal Code, staff and the Code Reviser are authorized to
update and incorporate changes adopted in this Ordinance into the Port Townsend
Comprehensive Plan and the Port Townsend Municipal Code including but not limited to
changes to the Land Use Map and Zoning Map. Staff and the Code Reviser are further authorized
to make non-substantive edits related to numbering, grammar,spelling, and formatting consistent
with this Ordinance.
Section 5. Implementation. The City Manager or designee is authorized to implement
such administrative measures as may be necessary to carry out the directions of this Ordinance.
Section 6. Effective Date. This ordinance shall take effect and be in force 5 days
following its publication in the manner provided by law.
Ordinance 3366
ADOPTED by the City Council of the City of Port Townsend, Washington, at a regular
th
meeting thereof, held this 15 day of June, 2026.
________________________
Amy Howard
Attest: Mayor
___________________________
Alyssa Rodrigues
City Clerk
Ordinance 3366
Exhibit A
New Chapter of 17.XX PTMC
Ordinance 3366
Exhibit B
Amendments to Chapter 17.16 PTMC
Ordinance 3366
Exhibit C
Amendments to Chapter 17.20 PTMC
Ordinance 3366
Exhibit D
Amendments to Chapter 17.31 PTMC
Ordinance 3366
Exhibit E
Amendments to Chapter 12.06 PTMC
timeline is required by the state
application;Conversion must remain in existing
o
New Chapter: Applicability
as of May 2026
Arterial Major Pedestrian Corridor
floor commercial required if
and
-
floor;
Groundbuilding meets ALL criteriaQualifying conversions in Commercial focus 17.31.120.A. Dwelling units may be added to ground floor of qualifying building if a commercial space is maintained
along frontage of the major
Existing
Example Conversion of Existing Building
722 sf
New Unit 4,
Unchanged Unit 1
4,333 sf,
unit 2
edited since 06/01/26 Council meeting
12.06 Transportation Concurrency Management
8
7
6
5
PP
PP
XX
PP
PP
XX
Boarding, lodging, and Multiplex, medium
Title 17 Port Townsend Municipal Code (PTMC)
Chapter 17.XXPTMC
Conversion or Addition of Dwelling Units in Existing Buildings
17.XX.010. Definitions.The following definitions supplement or supersede the definitions in
Chapter 17.08PTMC and are applicable to conversion to residential use or addition of dwelling
units within existing buildings.
dwelling units located within an existing building that results in a unit count no greater than one
and one-half times (150% total) the maximum number of dwelling units otherwise permitted by
the underlying zoning designation.
The fifty percent increase is calculated as follows:
1.Determine the maximum number of dwelling units permitted on the subject parcel under the
applicable base zoning designation, without any bonuses or overlays (base unit count);
2.Multiply the base unit count by 1.5;
3.Round the result down to the nearest whole number.
4.The resulting number is the maximum number of units permitted under this density
allowance.
This density increase applies only when all dwelling units are located fully within the
existing building envelope, as defined in this section. Structural expansion beyond the
existing building envelope requires compliance with all applicable parking and zoning
standards for the expanded portion.
Example: A parcel zoned with a maximum of 4 units; 4 x 1.5 =6. Up to 6 dwelling units
may be allowed within the existing building envelope without requiring additional off-street
parking.
at least three years prior to the permit application for adding housing units.
LUP26-028 Conversion or Addition of Dwelling Units in Existing Buildings Revision 6/05/26 1
-of-way that has been
designated by the City of Port Townsend as an arterial or future arterial street in the Port
Townsend Sustainable Streets Plan (Circulation Plan) or as an ADA Priority Route in the Active
Transportation Plan. These routes connect residential areas to commercial centers, transit
facilities, or other significant destinations, and provide or areplanned to provided pedestrian
infrastructure that supports safe pedestrian access.
In addition to arterials and planned arterials,
future local access streets within the Rainier/Upper Sims Subareaare designated major
pedestrian corridors. Additional major pedestrian corridors include:
1.Taylor Street from Lincoln Street toJefferson Street, and from WashingtonStreetto
Water Street
2.Adams Street from Jefferson Street to Water Street
1.Madison Street from Washington Street to Water Street
Commented \[AS1\]: Struck to comply with the SMP,
which allows residential uses in the downtown
waterfront except for on Water Street
thth
2.Grant Street between 7and 10Streets
th
3.7Street from Grant Street to Gise Street
th
4.8Street from Grant Street to Sheridan Avenue
th
5.9Street from Grant Street to Sheridan Avenue
th
6.10Street from Grant Street to Wilson Street
th
7.11Street from Sheridan Avenue to Cleveland Street
th
8.Cleveland Street from Sims Way to 7Street
th
9.10Street from Jackman Street to Sims Way
thth
10.Hill Street from 10Street to 12Street
11.Haines Place
12.Jefferson Street
13.Discovery Road
14.Sims Way
LUP26-028 Conversion or Addition of Dwelling Units in Existing Buildings Revision 6/05/26 2
By administrative determination, additional streets may be designated as major pedestrian
corridors.
--street automobile
parking spaces that must be provided as a condition of a residential development permit. The
City may recommend, but shall not require as a condition of permit approval, off-street parking
for new residential dwelling units located on a major pedestrian corridor. Any such
recommendation shall be advisory only and shall not be a basis for permit denial.
17.XX.020. Purpose. The purpose of the conversion provisions is to facilitate the conversion of
existing buildings to residential uses, for the purpose of creating new housing units in existing
requirements. The intent of these provisions is to fully comply with state requirements (RCW
35A.21.440, 43.21C.450, and 19.27A.270) related to conversions of existing buildingsto
residential uses.
The creation of units through conversion is additionally intended to increase thenumber of
housing units affordable to all income levels. Conversions of existing buildings typically carry
lower costs than new construction, creating opportunities for lower price points for residents.
The City encourages conversion projectsthat take advantage of available affordability
incentives, including the Multifamily Tax Exemption program as described in PTMC 3.15,
which applies to most commercial zones eligible under this chapter.
Commented \[AS2\]: Edited per Planning Commission
proposed amendments 6/28/26, as documented in
Errata Sheet item 1
17.XX.030.Applicability.
A.Thischapter applies to all development applications that both add dwelling units within
an existing building and meet all of the following criteria:
1.The existing building received a final certificate of occupancy at least three years
beforethe submission of the development application.
2.The existing building is located in a residential or nonresidential land use district
where multifamily dwellings are either a permitted use, an administrative
conditional use, or a conditional use. For the purposes of this section, a
following: R-I, R-II, R-III, R-IV, C-I/MU, and C-II/MU.
3.The development application does not expand the existing building horizontally,
except for the addition of the incidental features listed below that may be
necessary to accommodate residential use. However, in no case shall the
horizontal expansion for incidental features increase the floor area of the structure
by more than five percent.
LUP26-028 Conversion or Addition of Dwelling Units in Existing Buildings Revision 6/05/26 3
i.Ramps for ADA access;
ii.Replacement windows or sheathing;
iii.The addition of material enabling increased insulation;
iv.Structural features to improve safety;
v.Additions required to comply with construction, energy codes, or building
performance standards for residential conversion;
vi.Circulation features for fire and life safety;
vii.Mechanical equipment;
viii.Plumbing and ductwork; or
ix.Awnings and bays.
B.Modifications. For development applications meeting all of the requirements of
subsectionA.1-3, the normal requirements of this Code shall apply during the land use or
building permit review required for the application except as such requirements are
modified below by this subsection:
1. Density Requirements. Density in existing buildings may be increased up to 50percent
morethan the maximum density allowed in the underlying zone, or 150 percent total.
Commented \[AS3\]: Rephrase per Planning
Commission direction
2. No exterior design or architectural requirements apply to eligible residential
development; unless the building is subject to historic preservation code as described in
Chapter 17.30 PTMC.
3. Dimensional Requirements. Eligible residential development is exempt from all
applicable dimensional requirements, except height restrictions for vertical expansions.
4. Ground Floor Uses. Conversions must maintain ground-floor commercial uses in
structures that meet all of the following criteria:
a. The building has an existing commercial use on the ground floor;and
Commented \[AS4\]:
b. The building is in a land use zone and shoreline designationthat requires
so that buildings in the shoreline jurisdiction that are on
a major pedestrian corridor other than Water Street are
commercial use on the ground floor; and
not required to retain ground floor commercial, in
-floor
residential uses on downtown streets except for Water
c.The building frontage is ona major pedestrian corridor as defined in
Street
17.XX.010.
Commented \[cl5\]: Added subsection based off staff
recommendation to maintain commercial space in high-
Conversions of buildings on arterial or collector roadways in the Commercial focus
demand areas.
overly shall retain 75% ground floor linear frontage of allowed uses specified in
Commented \[AS6R5\]: Further amended following
6/1/26 City Council hearing to clarify when ground floor
17.31.120.A.
uses are required
Commented \[AS7\]: Added per Planning Commission
suggestion on 5/28/26 and documented as the second
item in the Errata sheet.
LUP26-028 Conversion or Addition of Dwelling Units in Existing Buildings Revision 6/05/26 4
Dwelling unitsmay be added to the ground floor of a building that meets these
provided that commercial space is maintained along the building frontage abutting the
major pedestrian corridor.
Outside of these criteria, dwelling units may be located in any part of the converted
building.
5. Recycling and Solid Waste Collection Areas.
a. There shall be at least one solid waste collection area provided;
b. There shall be at least one recycling collection area provided;
c. The Director shall establish the square footage and screening requirements for
recycling and solid waste collection areas; and
d. The Director shall determine the appropriate screening requirements for
recycling and solid waste collection areas, in accordance with Chapter 6.04
PTMC
6. Energy Code. Unchanged portions of an existing building, including existing dwelling
units, are not required to comply with the current energy code solely because of the
addition of dwelling units. New units created in changed portions of a converted building
must meet the requirements of the current energy codeunless the changed portions meet
any the following exemptions:
a.The square footage of new dwelling units does not exceed 2,500 square feet or
50 percent of the total building square footage, whichever is greater;
b. The building owner demonstrates that the projected energy use intensity of the
performance standard in RCW 19.27A.210;
c. An additional dwellingunit is created within an existing home located
in a residential zone; or
d. The existing building is a designated landmark or is located within a historic
districtestablished by ordinance.
7. Nonconforming Uses, Structures and Sites. Any nonconforming use, nonconforming
structure, or nonconforming site may continue when all of the requirements of subsection
LUP26-028 Conversion or Addition of Dwelling Units in Existing Buildings Revision 6/05/26 5
C.5.a of this section are met. However, once a final certificate of occupancy is issued,
such nonconformities may continue only to the extent allowed by Chapter 17.88 PTMC,
whichever is applicable given the location of the development.
a. The nonconforming use, nonconforming structure, or nonconforming site
must:
i. Be associated with the development application meeting the eligibility
criteria provided in subsection A of this section; and
ii. Have existed prior to submittal of the development application meeting
the eligibility criteria provided in subsection A of this section.
8. Prior Participation in an Amenity Incentive System. If the existing building was
originally constructed using a bonus obtained through voluntary participation in an
amenity incentive system contained in the land use code, then the benefit or amenity
provided in exchange for receipt of that bonus must remain and be maintained following
the addition of dwelling units under this section. The benefit or amenity must remain and
be maintained subject to the original requirements, except that the location of thebenefit
or amenity may be moved elsewhere on the site or within the existing building subject to
the approval of the Director.
17.XX.040Exceptions.
1.The redevelopment for multifamily residential use of any existing building located fully
or partially within a critical area, critical area structure setback, or critical area buffer
designated or established under Chapter 19.05 PTMC is subject to the requirements of
Chapter 19.05 PTMC. To the extent that any provision of this section conflicts with any
requirement contained in Chapter 19.05 PTMC and Chapter 19.05 PTMC shall control.
LUP26-028 Conversion or Addition of Dwelling Units in Existing Buildings Revision 6/05/26 6
Chapter 17.20
COMMERCIAL ZONING DISTRICTS
Sections:
STET
17.20.010 Purposes.
A. STET
B. The purpose of each commercial district is as follows:
1. C-I Neighborhood Commercial. STET
2. C-II General Commercial. This district accommodates a wide range of general commercial
uses. This district provides for those commercial uses and activities which are most heavily
dependent on convenient vehicular access, and is located on sites having safe and efficient access
to major transportation routes. Uses allowed within this district include retail businesses,
professional offices, hotels, restaurants, and personal services shops. Upper-story residential uses
are permitted outright. Other specific residential uses are conditional or permitted. This district
occupies more area of the city than any other commercial district, and occurs in various locations
along Sims Way, Washington Street and Water Street, and in the triangular area bounded by SR
20 to the south, Howard Street to the east, and Discovery Road to the northwest.
3. C-II(H) Hospital Commercial. STET
4. C-III Historic Commercial. STET
17.20.020 Permitted, conditional and prohibited uses Limitations on use.
A. STET
B. STET
C.STET
D.STET
Table 17.20.020
Commercial Zoning Districts Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional
use permit;
H = Subject to conditional use requirements for historic structures; X = Prohibited; N/A =
Not applicable
C-
DISTRICT C-I C-II C-IIIAPPLICABLE REGULATIONS/NOTES
II(H)
AGRICULTURAL USES
STET
FOOD SERVICE USES STET
MANUFACTURING USES STET
OFFICE USES - STET
RECREATIONAL AND CULTURAL USES - STET
RESIDENTIAL USES
Apartment houses P P PTMC 17.20.030, Bulk, density and
dimensional requirements; and
Chapter 17.36PTMC, Multifamily
Residential Development Standards, and
permitted on upper floors only.
P P Same as above.
Continuum of care facilities PTMC 17.20.030, Bulk, dimensional and
density requirements; and
PTMC 17.62.050, Approval criteria.
Table 17.20.020
Commercial Zoning Districts Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional
use permit;
H = Subject to conditional use requirements for historic structures; X = Prohibited; N/A =
Not applicable
C-
DISTRICT C-I C-II C-IIIAPPLICABLE REGULATIONS/NOTES
II(H)
Disaster relief sheltersP P P P Disaster relief shelters are not subject to
bulk, dimensional, and density
requirements. This provision recognizes
various facilities located in the various
zoning districts during a time of declared
public emergency.
Emergency indoor housing P2 PTMC 17.20.030, Bulk, dimensional and
density requirements; and
PTMC 17.62.050, Approval criteria.
Emergency indoor day-use P P PTMC 17.62.050, Approval criteria.
shelter
Emergency indoor overnight P2 P2 PTMC 17.62.050, Approval criteria.
shelter
Emergency outdoor shelter PTMC 17.62.050, Approval criteria.
Table 17.20.020
Commercial Zoning Districts Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional
use permit;
H = Subject to conditional use requirements for historic structures; X = Prohibited; N/A =
Not applicable
C-
DISTRICT C-I C-II C-IIIAPPLICABLE REGULATIONS/NOTES
II(H)
Permanent supportive housing P P P PTMC 17.20.030, Bulk, dimensional and
density requirements. Multifamily housing
requires design review.
Owner/operator/employee P P P P PTMC 17.20.030, Bulk, dimensional and
residences density requirements; such uses shall only
be allowed if clearly subordinate and
accessory to a primary commercial use and
permitted on upper floors only.
Employer-provided housing Chapter 17.64PTMC standards for
employer-provided housing.
Table 17.20.020
Commercial Zoning Districts Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional
use permit;
H = Subject to conditional use requirements for historic structures; X = Prohibited; N/A =
Not applicable
C-
DISTRICT C-I C-II C-IIIAPPLICABLE REGULATIONS/NOTES
II(H)
Residential treatment facilities P P P PTMC 17.20.030, Bulk, dimensional and
density requirements.
Safe parking P2* P2* See PTMC17.62.040, Permit review
process table; PTMC 17.62.050, Approval
criteria; and PTMC 17.62.050(C), Standards
for standalone safe parking.
*Standalone safe parking facilities that are
owned and/or operated by a religious
organization shall be reviewed under a
Type I-A process instead.
Tiny house on wheels X C X X Chapter 17.58PTMC.
communities
Tiny shelter villages X P X P PTMC 17.20.030, Bulk, dimensional and
density requirements; and
PTMC 17.62.050, Approval criteria. The
PCD director may authorize a waiver of the
basic permit fee.
Transitional housing P XP P PTMC 17.20.030, Bulk, dimensional and
density requirements. Multifamily housing
requires design review.
COMMERCIAL USES
Table 17.20.020
Commercial Zoning Districts Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional
use permit;
H = Subject to conditional use requirements for historic structures; X = Prohibited; N/A =
Not applicable
C-
DISTRICT C-I C-II C-IIIAPPLICABLE REGULATIONS/NOTES
II(H)
COMMERCIAL RETAIL USES - STET
SERVICE USES, HEALTH STET
SERVICE USES, LODGING STET
PERSONAL SERVICE USES STET
SERVICE USES, MISCELLANEOUS STET
PUBLIC FACILITY USES STET
TEMPORARY USES STET
ACCESSORY USES STET
OTHER USES STET
(Ord. 3335 § 2 (Exh. C.H), 2024; Ord. 3306 § 1 (Exh. H), 2023; Ord. 3166 § 1, 2017; Ord. 3154 § 4(3) (Exh.
E), 2016; Ord. 3112 § 1 (Exh. D), 2014; Ord. 3035 §§ 3, 6, 2010; Ord. 2982 § 1, 2008; Ord. 2977 § 1,
2008; Ord. 2924 § 1,
2006; Ord. 2916 § 3, 2006; Ord. 2912 § 3, 2005; Ord. 2825 § 4, 2003; Ord. 2782 § 4, 2001; Ord. 2716 § 4.7,
1999; Ord. 2700 §§ 15, 16, 1999; Ord. 2599 § 2, 1997; Ord. 2571 § 2, 1997).
17.20.025 Design review required.
STET
17.20.030 Bulk, dimensional and density requirements.
STET
Proposed Amendments 5/19/26 Page 1/5
Port Townsend Municipal Code
17.31.030 Rainier Street/Upper Sims Way Subarea Permitted,
Conditional, and Prohibited Uses in the C-II(S) District
17.31.030 Permitted, conditional and prohibited uses in the C-II(S) district.
A. Table 17.31.030 identifies land uses in the C-II(S) commercial zoning district that are permitted outright (P),
subject to a conditional use permit (C), subject to the specific conditional use requirements for uses in commercial
historic structures contained in PTMC 17.84.060 (H), prohibited (X), or not applicable (N/A). However,
notwithstanding the fact that a use may be permitted outright, additional permits may be required for certain
projects.
B. Requirements for the uses identified in Table 17.31.030 which are contained within other provisions of this title
comprehensive listing of all provisions of this title which may apply to any given use. Specifically, the provisions of
PTMC 17.31.050, Bulk, dimensional and density requirements, PTMC 17.31.150, Bulk, dimensional and lot
standards by building type, Chapter 17.72 PTMC, Off-Street Parking and Loading, and Chapter 17.76 PTMC, Signs,
shall apply to all uses, even if not noted in Table 17.31.030.
C. Lighting Requirements in the C-II(S) Commercial Zoning District. Where lighted signs and illuminated areas are
permitted, such illuminating devices shall be shaded and directed so as not to provide glare toward any residential
district (i.e., R-I, R-II, R-III and R-IV). All exterior lighting, including that to illuminate signs, shall be pointed
downward and shielded from direct observation from the air, adjacent properties, and public rights-of-way. Lighting
D. Incidental uses which are identified in this title as prohibited or conditional uses within the applicable zoning
district shall be considered conditional and processed in accordance with Chapter 20.01 PTMC subject to the
approval criteria codified in Chapter 17.84 PTMC.
E. Where portions of a site are located within the commercial focus overlay district, the provisions of PTMC
17.31.120, Development standards Commercial focus overlay, shall apply.
Table 17.31.030
Commercial Zoning District Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional use permit; X = Prohibited; N/A = Not applicable
Use Type C-II(S) Specific Use Standards
Residential
Continuum of Care Facility C Refer to PTMC 17.62.050, Approval
criteria.
Dwelling, Multifamily Refer to PTMC 17.31.150, Bulk,
dimensional and lot standards by
Multiplex, Small P
building type, for regulations
pertaining to applicable residential
Multiplex, Medium P
building types.
Multiplex, Large P
Townhouse/Rowhouse, five or more units P
Dwelling, Single-Family Attached P
Dwelling, Single-Family Detached X
The Port Townsend Municipal Code is current through Ordinance 3362, passed December 15, 2025.
Proposed Amendments 5/19/26 Page 2/5
Port Townsend Municipal Code
Use Type C-II(S) Specific Use Standards
Dwelling, Live/Work P
Disaster Relief Shelter P Disaster relief shelters are not subject
to bulk, dimensional, and density
requirements. This provision
desired use of various facilities
located in the various zoning districts
during a time of declared public
emergency.
Emergency Indoor Day-Use Shelter P2 Refer to PTMC 17.62.050, Approval
criteria.
Emergency Indoor Overnight Shelter P2 Refer to PTMC 17.62.050, Approval
criteria.
Emergency Indoor Housing Facility P2 Refer to PTMC 17.62.050, Approval
criteria.
Emergency Outdoor Shelter P2 Refer to PTMC 17.62.050, Approval
criteria.
Owner/Operator Residences XP
Accessory Dwelling XP
Home Occupation XP Chapter 17.56 PTMC, Home
Occupations
Nursing Homes P
Safe Parking P2* See PTMC 17.62.040, Permit review
process Table; PTMC 17.62.050,
Approval criteria; and PTMC
17.62.050.C, Standards for Standalone
Safe Parking. *Standalone safe
parking facilities that are owned
and/or operated by a religious
organization shall be reviewed under a
Type I-A process instead.
Tiny House on Wheels Communities C Chapter 17.58 PTMC
Tiny Shelter Village P2 Refer to Ch. 17.62 PTMC.
Industry, Manufacturing and Processing STET
Retail STET
Services STET
Recreation, Education, Public Assembly STET
Agriculture STET
Transportation, Communications, Infrastructure STET
Accessory STET
Temporary STET
The Port Townsend Municipal Code is current through Ordinance 3362, passed December 15, 2025.
Proposed Amendments 5/19/26 Page 3/5
Port Townsend Municipal Code
17.31.070 Rainier Street/Upper Sims Way Subarea Permitted,
Conditional, and Prohibited Uses in the M/C(S) District
17.31.070 Permitted, conditional and prohibited uses M/C zoning district.
A. Table 17.31.070 identifies land uses in the M/C mixed light manufacturing and commercial zoning district that
are permitted outright (P), subject to a conditional use permit (C), prohibited (X), or not applicable (N/A). However,
notwithstanding the fact that a use may be permitted outright, additional permits may be required for certain
projects.
B. Requirements for the uses identified in Table 17.31.070 which are contained within other provisions of this title
comprehensive listing of all provisions of this title which may apply to any given use. Specifically, the provisions of
PTMC 17.31.080, Bulk, dimensional and density requirements, PTMC 17.31.150, Bulk, dimensional and lot
standards by building type, Chapter 17.72 PTMC, Off-Street Parking and Loading, and Chapter 17.76 PTMC, Signs,
shall apply to all uses, even if not noted in Table 17.31.070.
C. Limitations on Use Buffering Requirements. All sites in the M/C district having a common boundary with
residential districts (i.e., R-I, R-II, R-III and R-IV) shall have planted and maintained along such common boundary
a view-obscuring greenbelt of shrubs, trees and native vegetation, which will grow to not less than eight feet in
height nor less than 10 feet in width within five years, for screening purposes and controlling access.
D. Limitations on Use General Requirements. Manufacturing uses shall be subject to the following conditions:
1. Noise. In the M/C district the construction and operation of facilities and uses shall follow best management
practices so as to minimize unnecessary conflicts with and impacts to adjacent nonindustrial land or water uses
to the extent practicable given the intended use and zoning.
2. Light and Glare. Exterior lighting shall not be used in such a manner that produces glare on public streets or
roads and neighboring property. Arc welding, acetylene torch cutting or similar processes shall be performed so
as not to be seen from any point beyond the outside of the property.
3. Fire and Safety Hazards.
a. The storage and handling of inflammable liquids, liquefied petroleum gases and explosives shall comply
with rules and regulations falling under the jurisdiction of the city fire chief, the laws of the state and other
local ordinances.
b. Bulk storage of inflammable liquids below ground shall be permitted, and the tank shall be located not
closer to the property line than the greatest dimension (diameter, length, or height) of the tank.
4. Interferences. Provisions must be made for necessary shielding or other preventive measures against
interferences occasioned by mechanical or electrical equipment, uses or processes with electrical apparatus in
nearby buildings or land uses.
5. Waste Products. Liquid and solid wastes, storage of animal or vegetable waste which attract insects or
rodents or otherwise create a health hazard shall be prohibited. No waste products shall be exposed to view
from eye level from any property line in the M/C district.
E. Incidental uses which are identified in this title as prohibited or conditional uses within the applicable zoning
district shall be considered conditional and processed in accordance with Chapter 20.01 PTMC subject to the
approval criteria codified in Chapter 17.84 PTMC.
F. Where portions of a site are located within the commercial focus overlay district, the provisions of PTMC
17.31.120, Development standards Commercial focus overlay, shall apply.
The Port Townsend Municipal Code is current through Ordinance 3362, passed December 15, 2025.
Proposed Amendments 5/19/26 Page 4/5
Port Townsend Municipal Code
Table 17.31.070
Manufacturing District Permitted, Conditional and Prohibited Uses
Key to table:
P = Permitted outright; P2 = Permitted with a Type II process; C = Subject to a conditional use permit; X = Prohibited; N/A - Not applicable
Use Type M/C Specific Use Standards
Residential
Continuum of Care Facility C Refer to PTMC 17.62.050, Approval
criteria.
Cottage House X
Dwelling, Multifamily Refer to PTMC 17.31.150, Bulk,
dimensional and lot standards by building
type, for regulations pertaining to
Multiplex, Small P
applicable residential building types.
Multiplex, Medium P
Multiplex, Large P
Townhouse/Rowhouse, five or more units P
Dwelling, Single-Family Attached P
Dwelling, Single-Family Detached X
Dwelling, Live/Work P
Disaster Relief Shelter P Disaster relief shelters are not subject to
bulk, dimensional, and density
requirements. This provision recognizes
various facilities located in the various
zoning districts during a time of declared
public emergency.
Emergency Indoor Day-Use Shelter P Refer to PTMC 17.62.050, Approval
criteria.
Emergency Indoor Overnight Shelter P2 Refer to PTMC 17.62.050, Approval
criteria.
Emergency Indoor Housing P2 Same as above.
Emergency Outdoor Shelter P2 Same as above.
Home Occupation XP Chapter 17.56 PTMC, Home Occupations
Owner/Operator Residences XP
Accessory Dwelling P
Permanent Supportive Housing P Refer to PTMC 17.31.150, Bulk,
dimensional and lot standards by building
type, for regulations pertaining to
applicable residential building types.
Safe Parking P2* See PTMC 17.62.040, Permit review
process table; PTMC 17.62.050, Approval
criteria; and PTMC 17.62.050(C),
Standards for standalone safe parking.
*Standalone safe parking facilities that are
owned and/or operated by a religious
organization shall be reviewed under a
Type I-A process instead.
The Port Townsend Municipal Code is current through Ordinance 3362, passed December 15, 2025.
Proposed Amendments 5/19/26 Page 5/5
Port Townsend Municipal Code
Use Type M/C Specific Use Standards
Tiny Shelter Village P2 Refer to PTMC 17.62.050, Approval
criteria.
Transitional Housing P Refer to PTMC 17.31.150, Bulk,
dimensional and lot standards by building
type, for regulations pertaining to
applicable residential building types.
Industry, Manufacturing and Processing STET
Retail STET
Services STET
Recreation STET
Transportation, Communications, Infrastructure STET
Accessory
Accessory Building/Structure P
Agriculture P Agriculture is allowed if it is incidental to
the principal use and located on the same
lot as the principal use or on lot(s)
contiguous to a lot on which the principal
use is located. Agricultural uses within the
commercial zones exclude small livestock
farming, pasturing, grazing, poultry,
dairying and/or animal husbandry.
Marijuana production is not allowed as an
incidental use.
Electric Vehicle Infrastructure, except with the following features:P
Battery Exchange Stations Not Combined with Vehicle Services X
The Port Townsend Municipal Code is current through Ordinance 3362, passed December 15, 2025.
Proposed Amendments 6/03/26 Page 1/4
Port Townsend Municipal Code
Chapter 12.06 TRANSPORTATION CONCURRENCY
MANAGEMENT
Chapter 12.06
TRANSPORTATION CONCURRENCY MANAGEMENT
Sections:
Article I. General Provisions
12.06.010 Purpose.
12.06.020 Intent.
Article II. Definitions
12.06.030 Definitions.
Article III. Applicability and Standards
12.06.040 Applicability.
12.06.050 Exemptions.
12.06.060 Level of service standards.
Article IV. Transportation Concurrency Management Review
12.06.070 Transportation concurrency management process.
12.06.080 Transportation concurrency management appeals.
Article V. Transportation Concurrency Certification
12.06.090 Transportation concurrency permitting.
Article VI. Monitoring
12.06.100 Monitoring transportation concurrency.
Article VII. General Administration
12.06.110 Fees.
12.06.120 Other authority.
12.06.130 Severability.
Article I. General Provisions
12.06.010 Purpose.
The purpose of this chapter is to describe the requirements and procedures for determining the consistency of
proposed development projects with the transportation element of the Port Townsend Comprehensive Plan,
including meeting the transportation concurrency management provisions of the comprehensive plan. (Ord. 3361 § 4
(Exh. P), 2025; Ord. 2879 § 6.2, 2005).
12.06.020 Intent.
This chapter implements RCW 36.70A.070 which requires that cities establish level of service standards and ensure
that level of service standards are met or that funding of adequate improvements or efforts to reduce the demand for
the facilities or services is assured before new development is approved. The city-owned facilities covered by this
section include roads, highways and transportation facilities. (Ord. 3361 § 4 (Exh. P), 2025; Ord. 2879 § 6.2, 2005).
Article II. Definitions
12.06.030 Definitions.
The definitions for administering transportation concurrency management are codified within PTMC 12.04.030,
-of-
4 (Exh. P), 2025; Ord. 2879 § 6.2, 2005).
The Port Townsend Municipal Code is current through Ordinance 3364, passed May 18, 2026.
Proposed Amendments 6/03/26 Page 2/4
Port Townsend Municipal Code
Chapter 12.06 TRANSPORTATION CONCURRENCY
MANAGEMENT
Article III. Applicability and Standards
12.06.040 Applicability.
This chapter applies to new development and redevelopment unless exempted in this chapter. (Ord. 3361 § 4 (Exh.
P), 2025; Ord. 2879 § 6.2, 2005).
12.06.050 Exemptions.
The following developments may be exempt from the requirements of this chapter:
A. Infill residential development projects located on existing and city recognized platted lots.
B. Residential and commercial developments creating 100 peak hour trips or less, unless required by the city of Port
Townsend.
C. Residential and commercial developments in which level of service impacts have already been mitigated, or an
impact is not significant as determined by the city of Port Townsend.
D. Conversion of an existing building to a residential use, or addition of residential units to an existing building as
regulated by PTMC 17.XX.
Commented \[AS1\]: Added per state law
E. Further exemptions may be granted as outlined in the latest version of the engineering design standards.
F E. Development that is vested prior to the effective date of the ordinance codified in this chapter is exempt for the
development approval for which vested status is achieved. (Ord. 3361 § 4 (Exh. P), 2025; Ord. 2879 § 6.2, 2005).
12.06.060 Level of service standards.
Compliance with the following level of service standards may require an engineering analysis or a transportation
impact study to document how level of service and safety is addressed as well as address proportional impact of the
proposed development. The latest version of the engineering design standards may include additional details
concerning the requirements of a transportation impact study.
A. The level of service standard for all city owned and operated streets shall be as designated in the Comprehensive
Plan. The city does not provide concurrency management for SR 20. Level of service for SR 20 is established by the
Washington State Department of Transportation.
B. The level of service standards for transit shall be as designated in the Comprehensive Plan.
C. The level of service standards for active transportation shall be as designated in the Comprehensive Plan. New
development shall create ADA pedestrian connections and bicycle connections to the ADA priority routes and
connected routes respectively whenever feasible. In addition, all new developments shall either construct or pay
their pro-rata share for creating ADA priority routes and/or connected routes as identified in the Comprehensive
Plan in order to help complete the network. (Ord. 3361 § 4 (Exh. P), 2025; Ord. 2879 § 6.2, 2005).
Article IV. Transportation Concurrency Management Review
12.06.070 Transportation concurrency management process.
A. The department of public works will administer the transportation concurrency management system.
B. A transportation concurrency review and determination shall be required for the issuance of any permit for
developments that create 20 or more new peak hour trips on any roadway/highway screenline segment, except as
provided by the exceptions.
C. If a development requires more than one development permit, the transportation concurrency determination shall
occur prior to the issuance of the first development permit.
D. A transportation concurrency determination shall be required for a nonresidential change in use or modification
to an existing building or site if the new use or modification in combination with the existing use generates impacts
as identified in subsection B of this section. For purposes of this chapter, a nonresidential change in use or
The Port Townsend Municipal Code is current through Ordinance 3364, passed May 18, 2026.
Proposed Amendments 6/03/26 Page 3/4
Port Townsend Municipal Code
Chapter 12.06 TRANSPORTATION CONCURRENCY
MANAGEMENT
modification to an existing building will be subject to a transportation concurrency determination for the new
increase in demand for the new facilities only. A transportation concurrency determination for a new increase in
demand for facilities or services will be performed at the time a complete application for the new demand is received
by the city.
E. No reservation of transportation capacity will be approved for a change in use which is otherwise not permitted
F. A transportation concurrency determination shall be valid as long as the development permit to which it applies is
valid, and any change to the proposed development does not change the impact, as measured by the level of service;
provided, that if the development has not received a building permit, and the development permit does not have an
expiration date, then the concurrency determination will be valid for five years from the approval date of the
development permit.
G. The impacts of new development will be measured in terms of the transportation capacity removed or added to
the level of service standards defined in PTMC 12.06.060 and adopted in the Port Townsend Comprehensive Plan.
H. Any development subject to transportation concurrency review shall be granted concurrency approval, if,
impacts are added to: (1) the sum of existing transportation facility usage, and (2) the cumulative impacts of all other
development in the city for which development approval or transportation concurrency approval has been granted
but which have not been built or occupied, and (3) the cumulative demand for new transportation facilities due to
determining transportation concurrency shall include the planned capacity of the transportation projects in the
capital facilities and utilities and transportation elements of the comprehensive plan and other adopted facility plans
which are reasonably funded.
I. If transportation concurrency approval is granted, the city shall reserve the capacity required for the development
at the time of the concurrency determination. This capacity shall not be returned to the system unless and until the
application is, for whatever reason, denied, rejected, invalidated or abandoned; or the city determines that the
reservation of capacity to be rescinded under the provisions of PTMC 12.06.090 (Transportation concurrency
permitting). Reservation of capacity will only be granted if the development is determined by the city to have a
complete application.
J. If the transportation concurrency determination results in a finding that the impacts of the proposed development
concurrency approval shall not be granted; provided, that the applicant may accept a single 90-day reservation of
available capacity, and within the same 90-day period, amend the application so that one or more of the following
conditions are met and made conditions of approval:
1. Mitigating measures needed to meet the level of service standards are identified in an impact study (e.g.,
approved traffic study), and the project development provides the financial commitment to guarantee the
funding of the approved mitigating measures and the anticipated completion date of construction of the
mitigating measures. For city-owned roads and transportation facilities, the completion of construction shall not
be more than six years from the date of the development permit approval.
2. The applicant reduces the traffic impacts to achieve an acceptable level of service by a reduction of the size
or intensity of land uses, delay for the committed facility construction, or phasing the development to match
future facility construction.
3. The applicant reduces the impacts to achieve an acceptable level of service by scaling the project down, by
reducing the demand for new facilities or by providing ways to utilize facilities that are not at capacity.
The city shall provide a written statement of the reason for denying an application under this section. (Ord. 3361 § 4
(Exh. P), 2025; Ord. 2879 § 6.2, 2005).
The Port Townsend Municipal Code is current through Ordinance 3364, passed May 18, 2026.
Proposed Amendments 6/03/26 Page 4/4
Port Townsend Municipal Code
Chapter 12.06 TRANSPORTATION CONCURRENCY
MANAGEMENT
12.06.080 Transportation concurrency management appeals.
Any decision to approve, condition or deny a development proposal based on the requirements of this chapter may
be appealed according to the appeal procedure for the permit or approval involved in accordance with Chapter 20.01
PTMC and other regulations which may apply. The city shall reserve any available capacity required by a
development during an appeal. (Ord. 3361 § 4 (Exh. P), 2025; Ord. 2879 § 6.2, 2005).
Article V. Transportation Concurrency Certification
12.06.090 Transportation concurrency permitting.
Transportation concurrency will be addressed through the land use permitting process. The public works department
shall provide a recommendation to the planning and community development department on whether concurrency
has been met for the proposed development according to the vesting date. (Ord. 3361 § 4 (Exh. P), 2025; Ord. 2879
§ 6.2, 2005).
Article VI. Monitoring
12.06.100 Monitoring transportation concurrency.
The city shall monitor the cumulative impacts of new development by taking traffic counts approximately every five
years on selected city-owned roads and evaluation of needed improvements to complete the ADA priority and
connected route system through updates to the ADA transition plan and the capital facilities plan. The city may
adjust level of service standards through an update to the Comprehensive Plan considering street functionality and
environmental impact. The capital facilities plan will include any transportation capacity allocated to development
which is determined to be exempt under PTMC 12.06.050. (Ord. 3361 § 4 (Exh. P), 2025; Ord. 2879 § 6.2, 2005).
Article VII. General Administration
12.06.110 Fees.
The city shall charge a processing fee as set forth by council resolution to any individual or entity that requests a
transportation concurrency determination. The processing fee shall be nonrefundable and nonassignable to any other
fees. All such concurrency processing fees are to be paid in full upon application for concurrency determination.
(Ord. 3051 § 1 (Exh. A), 2010; Ord. 2879 § 6.2, 2005).
12.06.120 Other authority.
source. (Ord. 2879 § 6.2, 2005).
12.06.130 Severability.
If any section, sentence, clause or phrase of this chapter should be held to be invalid or unconstitutional by a court of
competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any
other section, sentence, clause or phrase of this chapter. (Ord. 2879 § 6.2, 2005).
The Port Townsend Municipal Code is current through Ordinance 3364, passed May 18, 2026.
Agenda Bill AB26-072
Meeting Date: June 15, 2026
Agenda Item: X.A
Regular Business Meeting
Workshop/Study Session
Special Business Meeting
Submitted By: David Dinkuhn/Steve King Date Submitted: June 11, 2026
SUBJECT:Transportation Improvement Board Grant ApplicationPriorities
CATEGORY: BUDGET IMPACT:N/A
Consent Resolution Expenditure Amount: Varies
Staff Report Ordinance Included in Budget? Yes No
Contract Approval Other: Motion
Public Hearing (Legislative, unless otherwise noted)
3-Year Strategic Plan: 4 - Ensure sustainable future for public services and facilities
Cost Allocation Fund: 103 Street
SUMMARY STATEMENT:
Every year the City has the opportunity to apply for street improvement grants through
the Transportation Improvement Board (TIB). This grant source is one of the primary
funding sources for street improvements throughout the last 20-30 years. Projects like
F Street, Water Street, and more recently Discovery Road (2021) and Lawrence Street
(2024) are largely funded by the TIB. TIB offers the four following programs available to
the City of Port Townsend:
Arterial Pavement Preservation program (APP) - $0.95 million available for
Northwest region – recommended grant request < $200,000
Sidewalk Program (Active Transportation) - $1.84 million available for Western
Washington excluding Puget Sound – recommended grant request < $500,000
Urban Arterial Program - $6.64 million available for region – recommended grant
request < $4.0 million.
Complete Streets Program – $40 million statewide – recommended grant request
< $1,000,000.
Each of these programs has specific eligibility requirements and have grant selection
criteria. The City of Port Townsend is in the NW region which includes the North
Olympic Peninsula as well as the Bellingham area. Grants are highly competitive. In
2022, the City received a pavement preservation grant for Tyler Street in Uptown. In
2021, the City received a UAP grant for Discovery Road. In 2023, the City received
funding for a sidewalk project for Washington and Walker. In the spring of 2024, the
City received a complete street grant for Lawrence Street sidewalks and ADA upgrades.
This Complete Streets grant was an anomaly opportunity for funding. In 2024, the City
also received UAP funding for Lawrence between Harrison and Walker Street.
Key grant criteria depends on the program, but generally includes the following:
The street must be a Federal Aid route (arterial). See the following link for a map
of Federal Aid routes.Under the UAP, APP, and ATP programs:
https://www.wsdot.wa.gov/data/tools/geoportal/?config=functionalclass
For the Urban Arterial program and the pavement preservation program, the
street condition must be poor. There are nuanced requirements under each of
these programs. For example, pavement condition in the pavement preservation
program must not be so far gone that it can no longer be preserved.
The project will score higher if it addresses a high volume of traffic, pedestrians,
and cyclists.
The project scores higher if it addresses a safety problem or a substandard
street.
Under the Sidewalk program, sidewalk projects should connect key facilities and
fill gaps. ADA compliance is a big component of this program.
Under the APP program, projects are limited only to pavement preservation.
Chip seal and overlays are only eligible. Street reconstruction is not eligible.
All projects must address ADA compliance.
Projects score higher if they support growth and development.
The cost of a grant application in terms of engineering staff time or subconsultant fees
ranges from $5,000 to $15,000 per application. These costs are borne by the Street
fund and/or Transportation Benefit District (TBD).
Given recent success in grant applications, staff will focus on the projects that are most
likely to be funded. Note that the City will not likely be successful in all programs. It is
anticipated that the maximum amount of combined grant match would total no more
than $600,000 at a match requirement of 20%. This would fund an aggregate of $3
million dollars in grant funds if the City is successful. Note, that $600,000 of TBD
funding is programmed for grant match in 2027 and 2028 combined.
For the pavement preservation program, staff is recommending requesting $200,000
with $100,000 match to chip seal approximately 2.5 miles of Street. The following street
would be chip sealed:
Cherry between Blaine and F Streets
th
19 between Sheridan and Kearney
Blaine between Kearney and Walker
For the other three TIB programs (Sidewalk, UAP, and Complete Streets), the following
projects are presented for consideration:
Lawrence Street sidewalk between WalkerStreet and Kearney Street –
constructs sidewalk on one side to complete an ADA priority route from Uptown
to Kearney Street. This is a very easy project to deliver as it would be combined
with the current Lawrence Street UAP project. Estimated total cost = $0.5M
th
Discovery Road between 19 Street and San Juan Ave– rebuilds the pavement
and installs sidewalk and a bike path on the opposite side of the street of the
existing sidewalk. Estimated total cost = $3.65M
th
12and Landes intersectionsafety improvements–Small but high impact
projectgiven need for ADA compliance and pedestrian safety. Improvements in
this area were recommended at an EAR board meeting and the area is highly
utilized by transit users and grocery shoppers. Estimated total cost = $0.9M
Washington Street between Quincy Street and Taylor Street – reconstructs the
severely deteriorating asphalt pavement, stripes for bicycle lanes, and fills in the
gaps in the existing sidewalk/curb ramp network. Estimated total cost = $1.2 M
The above projects may look familiar to previous years and are all included on the STIP;
however, each year staff takes a fresh look at projects to see if there are any new
opportunities.
Combined Project Overview Map
Staff is looking for Council support and suggestions concerning applications this year. It
is highly unlikely that all of the projects would be funded. The most likely outcome is
award of projects that might total $600,000 in match over 2 years consistent with the
TBD goals of leveraging grant resources for pavement repair, pavement preservation,
and non-motorized improvements. An updated TBD tracking sheet is attached for
reference. TBD funding is being optimized for maximum productivity and is also on the
edge. Success in grant applications further leverages and utilizes the funding. Running
up against a zero projected balance is a good problem to have.
ATTACHMENTS:Updated TBD funding projections
CITY COUNCIL COMMITTEE RECOMMENDATION:N/A
RECOMMENDED ACTION: Move to support Transportation Improvement Board (TIB)
grant applications committing to funding match up to $600,000 million combined for all
four grant programs.
ALTERNATIVES:
Take No Action Refer to Committee Refer to Staff Postpone Action
Remove from Consent Agenda Waive Council Rules and approve Ordinance____
Other:
REETGrantsTBDType of TBD Investment
Committed Committed
City Funds for Grant Award for Future Completed - Obligated
FundProjectAmountApplicationObligatedAmountWorkExpenseto Date
Transportation
305Kearney Street - grant match$ 75,000$ 63,382$ 476,900XXXXX
305Tyler Street Pavement Preservation (TIB)$ 75,000$ 75,000$ 305,000XXX
305Tyler Street - Street reconst. And sidewalk$ 145,000 $ 435,000XXX
305Washington/Walker Sidewalks (TIB S/W)$ 200,000 $ 75,000$ 198,600$ 67,204 XX
305Lawrence - Tyler to Harrison (TIB C.S.)$ 319,000 $ 565,525$ 249,560XXXX
305Disc. Rd and 19th (HSIP) Sheridan$ 35,000$ 35,000$ 644,000$ 145,000XXX
30519th HSIP$ 75,000$ 763,000$ 75,000 XXXX
305SR Bishop HSIP and Bike Ped$ 75,000$ 1,234,000$ 75,000 XXXX
305Lawrence - Harrison to Walker 2024 TIB UAP$ 525,000$ 2,992,000$ 475,000 XXXXXX
3052025 Chip Seal Arterial Pavement Preservation (TIB)$ 160,000 $ 216,000$ 175,000X
1102025 Chip Seal (County Partnership)$ 100,000 $ 106,839X
1102025 Street Repair (San Juan and Mill Road)$ 100,000 $ 333,587XX
3052025 Sidewalk/Traffic calming - Sims Way$ 100,000 $ 100,000 XX
3052026 TIB Chip Seal$ 552,013 1086-0$ 280,060$ 236,072$ 105,834 XX
1102026 Street Repair (Incl. hot spot)$ 465,000 XXXXX
Sheridan$ 100,000 $ 183,390X
Monroe$ 30,000$ 52,480XX
Jackson$ 15,000$ 38,200XX
Cook Ave$ 30,000$ 34,510XX
San Juan$ 290,000 $ 288,038XXXX
1102026 Chip Seal (Partner with County Crews)$ 268,000 $ 268,000X
3052026 Sidewalk/Traffic calming - San Juan extension a $ 100,000 $ 100,000 XXX
305STP Street Preservation Phase I$ 167,500 $ 500,000$ 167,500
3052027 Sidewalk/Traffic calming$ 50,000$ 100,000XXX
1102027 Street Repair$ 100,000 $ 100,000XX
1102027 Chip Seal (Parnter with County Crews)$ 400,000 $ 200,000XX
3052027 Grant Match$ 300,000 $ 300,000XXXX
305STP Street Preservation Phase II$ 244,500 $ 700,000$ 244,500
3052028 Sidewalk/Traffic calming$ 50,000$ 100,000
1102028 Street Repair$ 100,000 $ 100,000XX
1102028 Chip Seal (Parnter with County Crews)$ 100,000 $ 300,000XX
3052028 Grant Match$ 300,000 $ 300,000XXXX
1102029 Street Repair$ 100,000 $ 100,000XX
1102029 Chip Seal (Parnter with County Crews)$ 300,000 $ 100,000XX
3052029 Grant Match$ 300,000 $ 300,000XXXX
305SS4A Action Plan$ 41,000$ 164,000$ 41,000 XXXX
1102024 TBD Street reconst. Cook, Jefferson, Sheridan$ 100,000 $ 109,000XX
305Discovery Road$ 202,000 $ 4,773,000$ 430,444XXXXXX
305ODT - Plan for Larry Scott to Fort - RAISE Grant$ 50,000$ 50,000$ 250,000XXX
305Cohesive Arterial Street Plan$ 35,000$ 180,000$ 35,000 XXXX
305Lawrence Harrison to Monroe$ 400,000$ 2,347,523$ 298,476 XXXXXX
305Sandy Williams (HOPE 20)$ 75,000$ 759,000$ 75,000 XXXX
305Safe Routes To School NH connections$ 50,000$ 400,000$ 50,000 XXXX
TOTAL$ 7,299,013$ - $ 566,382$ 17,748,608$ 3,244,690$ 1 ,984,430$ 1,497,514
TBD 3-YR Fund Balance Analysis
Potential TBD Commitment for Future Work$ 3,244,690
TBD Completed and Closed out$ 1,984,430
Obligated TBD$ 1,497,514
TOTAL Committed, Completed, and Obligated$ 6,726,634
Check-
Good
Total TBD and Fee in Lieu available thru2029$ 6,833,047
Surplus (Deficit)$ 106,412 1.56%
Absent
Floor Conf
hambers
nd
Location 2Chambers Chambers C Chambers Pacific Room Jeff Co Public Health Chambers Jeff Co ChambersChambers Chambers Chambers Chambers Chambers
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)
no action
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l. reserve levels)
Compost, Chips, Biosolids,
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www.cityofpt.us
no action
Hearing
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Chetzemoka Park
–
website
presentation
City
Item
See
ROW Vacation
Public Hearing
’s
SCHEDULE
-
CITY OFFICES CLOSED CITY OFFICES CLOSED
Agenda
--
change.
Consent Agenda: Madrona Ridge Phase II Final PlatConsent Agenda: Q1 Financial ReportsConsent Agenda: Habitat for Humanity Rossalyn Court Low Income Fee DeferralSpecial Presentation improvements/proje
ctsTIB grant optionsConversion or Addition of Dwelling Units in Existing BuildingsSecond readingCappyConsent: Update Chapter 3.04 FundsSpecial presentation/briefing: Optimizing Emergency
ManagementFinancial Policies Update (incJCLT and RCO Grant Application for Cappy’s acquisitionSTIP PW Fee resolution update Septage, Account changesAnalysis/suggestion on path forward
for consideration of rideshare
to
MEETINGS
CANCELED CANCELED HOLIDAYHOLIDAY
Tentative
subject
CITY
only,
draft
is
schedule
(This
Meeting
of
Type Equity, Access, and Rights Advisory BoardCivil Service CommissionPlanning Commission City Council Business Meeting Council Culture and Society Committee Climate Action Committee
Parks, Recreation, Trees and Trails Advisory BdHousing Fund Board Planning CommissionCouncil Infrastructure and Development CommitteeArts Commission City Council Business Meeting Historic
Preservation Committee
Time 12:304:156:30 6:00 3:003:004:302:306:303:003:00 6:00 3:00
Date June 11June 11June 11 June 15 June 18 June 19 June 23June 23June 24June 25July 1July 2 July 3July 6 July 7
Day
ThursThursThurs Mon Thurs Friday TuesTuesWedThursWedThurs FridayMon Tues
Floor Conf
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Chambers 2Chambers Chambers Port Pavilion Chambers Chambers Chambers
ANCELED
CANCELED CANCELED CCANCELED
Workshop Retreat
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ting
get
Council
City
visory Committee
ssion ance and Bud
e
Tax Ad
ging
Special Session Planning Commission Equity, Access, and Rights Advisory BoardCivil Service Commission Planning Commission Special S Council FinCity Council Workshop MeeLod
6:3012:304:156:30 9:00 3:006:003:00
1314
July 8July 8July 8July 8 July 13 JulyJuly 13July
WedThursThursThurs Mon MonMonTues
2026 Strategic Workplan STATUS
BUDGET IMPLICATIONS
2025
FSI
STATUS
9ƭƷʹ υўυЊƉͲ υυўυЊЉƉͲ
FIVE KEY STRATEGIC PRIORITIES AND INITIATIVES
CARRYOVER
υυυўυЊЉЉƉ
INVEST IN OUR PEOPLE - Build and nurture the capacity of our staff, teams, volunteers, advisory board members, Councilmembers
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
and partnerships and provide them the toolsets, skillsets, and mindsets to achieve more together
$$ ongoing
ЋЉЋЏ /ƚƩĻ Cƚĭǒƭʹ 5ĻĻƦĻƓ ĻƒƦƌƚǤĻĻ ĻƓŭğŭĻƒĻƓƷ ƷŷƩƚǒŭŷ ƚǒƩ ğƌƌΏĻƒƦƌƚǤĻĻ ĻƓŭğŭĻƒĻƓƷ ĭǤĭƌĻ ğƓķ ğƭƭƚĭźğƷĻķ ƷƩğźƓźƓŭ
ENGAGE OUR COMMUNITY - Ground civic dialogue in equity and kindness and more deeply and inclusively engage our community
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
in decisions that affect their lives and livelihoods
$$
ЋЉЋЏ /ƚƩĻ Cƚĭǒƭʹ /ƚƓķǒĭƷ ğ ĭƚƒƒǒƓźƷǤΏǞźķĻ ƭǒƩǝĻǤ Ʒƚ ĬĻƷƷĻƩ ǒƓķĻƩƭƷğƓķ ĭƚƒƒǒƓźƷǤ ƓĻĻķƭ ğƓķ ŭğźƓ źƓƭźŭŷƷƭ źƓƷƚ ƷŷĻ ķźǝĻƩƭźƷǤ ƚŅ ƚƦźƓźƚƓƭ͵
INNOVATE OUR SYSTEMS, STRUCTURES & PROCESSES - Set the City and community up for sustained success through process and
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
structure improvements and optimization
PEL/interdepartmental coordination
$$ ongoing
Permitting procedures, configuration, Smartgov efficiency, leveraging 2025 videos
$
Fire inspections and business license integration
Permitting Fees Update
Purchasing Policy Simplification
AI Policy (complete)
$$ onging
Police final push toward agency accreditation
ENVISION OUR SUSTAINABLE FUTURE AND DELIVER OUR PRIORITY INITIATIVES - Deliver the 2025-2045 Comprehensive Plan and
BUDGET IMPLICATIONS
STATUS
FSI2025
Est: $=$1k, $$=$10k, $$$=$100k
associated priorities to catalyze a financially, socially, and environmentally sustainable future
-
Implement Housing/Land Use Elements of the Comprehensive Plan, including:
$$$
Continue to develop, implement, and refine code and comp plan changes to help unlock and inspire affordable, dense, quality infill development
$$$ one-time
Implement the community's vision for Evans Vista neighborhood and deliver infrastructure to make it development-ready
$$ one-time
Develop RFP for Evans Vista phased development
$$ one-time
Cherry St sale under new Comp Plan zoning
$$ one-time
Explore options presented in the housing white paper for implementation - fee structures, incentives, infrastructure extensions
$$
Economic Development - Housing Infill
$$
Economic Development - Improve commercial intensity, beyond commercial corner store/shop allowances in residential zones
$
Glen Cove Sewer Study - next steps - Interlocal Agreement with Jeff. Co.
$$$ one-time
Await State Shoreline Master Program comments and make directive changes after state process
$$ one-time
Revisit 2009 Housing Property Inventory
$$ ongoing
Support and coordinate with providers and partners on the unhoused population's needs
-
Implement Transportation Element of the Comprehensive Plan, including:
$$$ one-time
Mill Road Roundabout funding/grant application
$$
Streets improvements concept plans (like Washington St, San Juan/F, Hastings, Admiralty) - Multimodal Arterial Cohesive Study
$$$
Puget Sound to Pacific/Olympic Discovery Trail - in-town connection to Fort Worden and land purchase near Eaglemount (City Lake)
Safe Route to Schools Neighborhood Connections Study
ADA Transition Plan Update - Parks, Facilities, Right of way
$$
Continue to refine Engineering Design Standards
Deliver Lawrence Street project (Harrison to Walker)
Implement 2026 chip seal program (Sheridan and Monroe)
$$$
Transportation Benefit District implementation, including street repair, grants, active transportation
Update STIP (incorporate active transportation plan, multimodal arterial street, RAISE grant, and saferoute planning studies)
-
Implement Parks Element of the Comprehensive Plan and Facilities/Library/Arts & Culture (Community Services) Initiatives:
Work with JLT - Cappy's Preservation Implementation, 80 acres
$$$
Address parks, facilities, library, and arts & culture funding needs and prioritize future phased investments
Establish ER&R Facilities program and budget
Consider implementing Library's Level of Service Plan Option #2
$$
Determine an approach to deer management in partnership with State Fish & Wildlife
$$$
Anticipate RCO grant application for 2027 cycle
Build golf park playground
Explore collaboration/LOA with Jefferson County to increase recreation opportunities
$$
Inventory public art and consider links to functional plans, maintenance planning for artworks, infusion of art into infrastructure projects
$$$
DNR grant implementation
$$$
New Public Works facility design
Undertake master planning of golf park in collaboration with Friends of the Golf Park
Undertake master planning of west-side park
$$$
Facilities Updates - City Hall HVAC, Mountain View HVAC/parking, Library HVAC , City Hall and Library elevators (subject to budget and grants)
$
Trails (Volunteer Program, street ends, loop trail)
$$$
Parks upgrates - Kah Tai Restrooms, Chetzemoka kitchen shelter, demolition of Golden Age Club and Parks house (subject to budget)
$$
Collaborate with related agencies to stabilize and plan for the sustainable future of Fort Worden State Park
$
Reestablish the 1% for the Arts support for all City public works projects in line with the City Code (complete); implement program
-
Other Priorities - Deliver on Water/Sewer/Storm Priorities:
Capital Facilities Plan Update (2027-2033) - Big effort incorporating all new plans
$$$
Standpipe Reservoir Recoating Design
OGWS Agreement - Raw Water Rate Model Update
Water Rate Model Update
Lords Lake East Dam and pipeline construction
$$$
Secure permits for sewer outfall project
$$$
Wastewater Treatment Plan projects - influent wetwell, SCADA, land acquisition
$$$
Lawrence Street Stormwater (Combined Sewer Overflow elimination) - Harrison to Monroe
$$$
Evans Vista Neighborhood - construct Mill Road Lift Station
$$$
Downtown restroom (in addition to LTAC $)
$$$
Collections systems work - Washington Street sewer repair, Monroe lift station, Holcomb sewer upsize
$$$
Utility bond issuance
BUDGET IMPLICATIONS
2025
FSI
STATUS
9ƭƷʹ υўυЊƉͲ υυўυЊЉƉͲ
FIVE KEY STRATEGIC PRIORITIES AND INITIATIVES
CARRYOVER
υυυўυЊЉЉƉ
(below is not complete)
DELIVER THE BASICS - Provide consistent critical operations, ongoing statutory responsibilities, and core City functions
CƚƭƷĻƩ źƓƷĻƩğŭĻƓĭǤ ĭƚƌƌğĬƚƩğƷźƚƓͲ ƒğƓğŭĻ ƩźƭƉƭͲ ğƓķ ĻƓƭǒƩĻ ƷŷĻ ƭƒƚƚƷŷ ƚƦĻƩğƷźƚƓ ƚŅ /źƷǤ ŭƚǝĻƩƓƒĻƓƷ ƦƩƚĭĻķǒƩĻƭͲ ķĻĭźƭźƚƓΏƒğƉźƓŭ ğƓķ ƦǒĬƌźĭ ĻƓŭğŭĻƒĻƓƷ
Λ\[ĻŭğƌΉ/ƌĻƩƉΜ
$$ ongoing
$$ ongoing
$$$ one time, $ ongoing
Training of elected members, staff and volunteers
5ĻƌźǝĻƩ źƓƷĻŭƩğƷĻķͲ ƭƷƩğƷĻŭźĭ ğƓķ ƭǒƭƷğźƓğĬƌĻ ǝğƌǒĻ ŅƩƚƒ ƷŷĻ /źƷǤ ƚƩŭğƓźǩğƷźƚƓ Ʒƚ ƷŷĻ ĭƚƒƒǒƓźƷǤ ĬǤ ķĻǝĻƌƚƦźƓŭ ğƓķ ƌĻǝĻƩğŭźƓŭ ƦğƩƷƓĻƩƭŷźƦƭͲ ĻƓŷğƓĭźƓŭ ƭƷğŅŅ ğƓķ
ƷĻğƒ ƦĻƩŅƚƩƒğƓĭĻͲ ƦƩƚǝźķźƓŭ ĭƌĻğƩ ķźƩĻĭƷźƚƓͲ ƓǒƩƷǒƩźƓŭ ķĻĻƦ ĭƚƒƒǒƓźƷǤ ƦğƩƷźĭźƦğƷźƚƓ ğƓķ ĻƓŭğŭĻƒĻƓƷ ğƓķ ĻƓƭǒƩźƓŭ ĭƚƓƷźƓǒƚǒƭ ķĻƌźǝĻƩǤ ƚŅ ƨǒğƌźƷǤ ƭĻƩǝźĭĻƭ
Λ/źƷǤ ağƓğŭĻƩγƭ hŅŅźĭĻΜ
ongoing
Marketing the City to the visiting public working with LTAC, contractors, and community partners to do so
Special projects, communication, engagement and advocacy on behalf of the City and community
5ĻƌźǝĻƩ ƨǒğƌźƷǤͲ ĻŅŅźĭźĻƓƷ ğƓķ ĭǒƭƷƚƒĻƩΏŅğĭźƓŭ ƦĻƩƒźƷƷźƓŭͲ ĭƚķĻ ĻƓŅƚƩĭĻƒĻƓƷͲ ĭǒƩƩĻƓƷ ğƓķ ƌƚƓŭΏƷĻƩƒ ƦƌğƓƓźƓŭ Ʒƚ ƦƩƚƒƚƷĻ ƚƦƦƚƩƷǒƓźƷǤ ğƓķ ƨǒğƌźƷǤ ƚŅ ƌźŅĻ źƓ tƚƩƷ
ƚǞƓƭĻƓķ ΛtƌğƓƓźƓŭ ε /ƚƒƒǒƓźƷǤ 5ĻǝĻƌƚƦƒĻƓƷΜ
$ ongoing
$$ ongoing
$$ ongoing
$$$ ongoing
$$$ ongoing and one-time
tƩƚǝźķĻ ƩĻƨǒźƩĻķ ğƓķ ķĻƭźƩĻķ ŅźƓğƓĭźğƌ ƩĻƦƚƩƷźƓŭ ğƓķ ƦƩğĭƷźĭĻƭͲ ƭƷĻǞğƩķ ƦƩĻƦğƩğƷźƚƓ ğƓķ ĭƚƌƌĻĭƷźǝĻ ƚǝĻƩƭźŭŷƷ ƚŅ ĬğƌğƓĭĻķ ŅǒƓķƭ ğƓķ ĬǒķŭĻƷƭ ğƓķ źƓŅƚƩƒğƷźƚƓ
ƷĻĭŷƓƚƌƚŭǤ ƓĻĻķƭ Ʒƚ ĻƓƭǒƩĻ ƷŷĻ ƭǒĭĭĻƭƭ ƚŅ ğƌƌ ķĻƦğƩƷƒĻƓƷğƌ ğƓķ ƚƩŭğƓźǩğƷźƚƓğƌ ğĭƷźǝźƷźĻƭ͵ ΛCźƓğƓĭĻ ε ĻĭŷƓƚƌƚŭǤ {ĻƩǝźĭĻƭΜ
$$ ongoing
$ ongoing
$$ ongoing
$$ ongoing
$ ongoing
$ ongoing
$ ongoing
$$ ongoing
Coordinated front desk internal and external service via the Public Experience Liaisons
$$ ongoing
Management of city Investment and debt according to government regulations
$ ongoing
Fiscal responsibility and management of city resources
$$ ongoing
Updated Fee Schedules
ƚ ǒƦƌźŅƷ ƚǒƩ ĭƚƒƒǒƓźƷǤ ƷŷƩƚǒŭŷ ƩĻğķźƓŭͲ ƌĻğƩƓźƓŭͲ ĭƚƓƓĻĭƷźƚƓ ğƓķ ĭƩĻğƷźǝźƷǤ Λ\[źĬƩğƩǤΜ Ώ ƓƚƷĻ ƷƩğƓƭźƷźƚƓ Ʒƚ /{5 Ǟ źƓƷĻŭƩğƷĻķ ƭƷğƷĻƒĻƓƷ Ʒƚ ĭƚƒĻ
ƚ ǞƚƩƉ źƓ ƦğƩƷƓĻƩƭŷźƦ ǞźƷŷ ƚǒƩ ĭƚƒƒǒƓźƷǤ Ʒƚ ƦƩƚǝźķĻ ğ ƭğŅĻ ğƓķ ĭƚƒƦğƭƭźƚƓğƷĻ ĻƓǝźƩƚƓƒĻƓƷ ǞŷźƌĻ ƩĻķǒĭźƓŭ ĭƩźƒĻ ğƓķ ƷŷĻ ŅĻğƩ ƚŅ ĭƩźƒĻ ΛtƚƌźĭĻΜ
5ĻǝĻƌƚƦ ğƓķ ķĻƌźǝĻƩ źƓƓƚǝğƷźǝĻ ƭƚƌǒƷźƚƓƭ ƷŷğƷ ğƌƌƚǞ ƷŷĻ /źƷǤ Ʒƚ ƒğƉĻ ğ ƦƚƭźƷźǝĻ ƌĻğƦ ŅƚƩǞğƩķ źƓ ķĻǝĻƌƚƦźƓŭ ğƓķ źƓǝĻƭƷźƓŭ źƓ ƦĻƚƦƌĻ ğƓķ ƦĻƩŅƚƩƒğƓĭĻͲ ķƩźǝźƓŭ
ĭƚƚƩķźƓğƷĻķ ƷĻğƒ ĻǣĭĻƌƌĻƓĭĻͲ ĭƚƓƷźƓǒƚǒƭ źƒƦƩƚǝĻƒĻƓƷͲ ğƓķ ğĭĭƚǒƓƷğĬźƌźƷǤ ΛtĻƚƦƌĻ ε tĻƩŅƚƩƒğƓĭĻΉIwΜ
Employee engagement, including development and delivery of an engagement survey and accompanying manager follow up approach
tƩƚǝźķĻ ƨǒğƌźƷǤ ğƓķ ƩĻƌźğĬƌĻ źƓŅƩğƭƷƩǒĭƷǒƩĻ ƷŷğƷ ǒƓķĻƩƦźƓ ğ ŷĻğƌƷŷǤ ƭƚĭźğƌͲ ĻƓǝźƩƚƓƒĻƓƷğƌ ğƓķ ĻĭƚƓƚƒźĭ ŅğĬƩźĭ ğƓķ ƭǒĭĭĻƭƭ ƚŅ tƚƩƷ ƚǞƓƭĻƓķ ğƓķ ƚǒƩ ĭƚƒƒǒƓźƷǤ
ΛtǒĬƌźĭ ƚƩƉƭΜ
Transportation engineering (Non-motorized, traffic, accident analysis, grant writing)
9ƓŭğŭĻ ğƓķ ĭƚƒƒǒƓźĭğƷĻ ǞźƷŷ ƚǒƩ ĭƚƒƒǒƓźƷǤ Ʒƚ Ĭǒźƌķ ƷƩǒƭƷ ğƓķ ĭƚƓŅźķĻƓĭĻͲ ƦƩƚķǒĭƷźǝĻ ƦğƩƷƓĻƩƭŷźƦƭͲ ğƓķ ğ ƒƚƩĻ ĭźǝźƌ ĭźǝźĭ ķźğƌƚŭǒĻ Ʒƚ ĻƓƭǒƩĻ ƚǒƩ ĭƚƒƒǒƓźƷǤ źƭ
ƦƚƭźƷźǝĻƌǤ ĻƒƦƚǞĻƩĻķ Ʒƚ ķĻƷĻƩƒźƓĻ źƷƭ ƚǞƓ ŅǒƷǒƩĻ͵ 9ŅŅĻĭƷźǝĻƌǤ ƒğƩƉĻƷ ƚǒƩ ĭƚƒƒǒƓźƷǤ Ʒƚ ĻƓğĬƌĻ tƚƩƷ ƚǞƓƭĻƓķ Ʒƚ ƩĻĭĻźǝĻ ƦƚƭźƷźǝĻ ĬĻƓĻŅźƷƭ ŅƩƚƒ ƒƚƩĻ
ƭǒƭƷğźƓğĬƌĻ ƷƚǒƩźƭƒ͵ Λ/ƚƒƒǒƓźĭğƷźƚƓƭ ğƓķ ağƩƉĻƷźƓŭΜ
Develop and manage content and publication through City channels (newsletter, quarterly, social media, press releases, website, annual report)
Provide priortitized support for the entire organization on major projects/initiatives
Liaise with LTAC and related agencies to curate and coordinate marketing campaigns
Chart and lead a strategic approach to communications and engagement
Serve as Public Information Officer as main contact and coordinator with media, handling or advising on high profile issues
Liaise with organizations, neighborhood groups, and the general public as part of campaigns, engagement events, and activities
LAST REVISION DECEMBER 3, 2025
tğŭĻ Ћ ƚŅ Ћ