No preview available
HomeMy WebLinkAbout2864 Cottage Housing Regulations Ordinance No. 2864 AN ORDINANCE OF THE CITY OF PORT TOWNSEND DELETING SECTION 17.16.050 COTTAGE HOUSING OF THE PORT TOWNSEND MUNICIPAL CODE, ADDING NEW CHAPTER 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS, AMENDING CHAPTER 17.46 COMMERCIAL, MULTIFAMILY, COTTAGE HOUSING DEVELOPMENTS, AND MIXED USE ARCHITECTURAL AND SITE DESIGN REVIEW PROCESSES, AMENDING PORTIONS OF TITLE 17 ZONING AND TITLE 20 ADMINISTRATION OF LAND DEVELOPMENT REGULA TIONS; RELATING TO COTTAGE HOUSING DEVELOPMENTS, REVISING MAXIMUM DENSITIES, PROVIDING FOR SEPARATION OF COTTAGE DEVELOPMENTS, CLARIFYING THE PURPOSE AND INTENT OF COTTAGE DESIGN STANDARDS, PROVIDING IMPERVIOUS SURFACE STANDARDS IN R-I, CREATING AN AL TERNA TIVE DESIGN REVIEW COMMITTEE PROCESS FOR COTTAGE HOUSING DEVELOPMENTS, AND CORRECTING A MINOR CODE ERROR REGARDING THE CLASSIFICATION OF MINOR CONDITIONAL USE PERMITS AS TYPE II LAND USE PERMITS WHEREAS, the City of Port Townsend recently adopted a cottage housing ordinance (Ordinance 2792, adopted 2001) providing for cottage housing developments; and WHEREAS, the first application for a cottage housing development was located in the R-I Low Density Single Family zoning district; and WHEREAS, this proposed project created significant public concern regarding the compatibility of cottage housing projects with R-I zoned land and the adequacy of existing design review standards and permit processes. Specific concerns included, but were not limited to compatibility with surrounding neighborhood character, cottage housing density, traffic generation and adequacy of local roads, stormwater runoff, and cumulative effects from other future cottage projects; and WHEREAS, the Planning Commission held an open record public hearing on this Ordinance on April 8, 2004. The Commission recommended to City Council that this Ordinance be adopted as amended on a vote of 5 in favor and 0 opposed; and WHEREAS, the City Council held a workshops on June 14 and July 21, 2004 and an open record public hearings to consider this Ordinance on June 21, 2004 and September 20, 2004; and Ordinance 2864 WHEREAS, the City Council desires to utilize the current Commercial, Multi-family, and Mixed Use design review committee process to review requests for alternative cottage housing development designs; and WHEREAS, the public would benefit from increased public notice to surrounding neighbors of cottage housing development proposals; and WHEREAS, cottage housing developments would benefit from allowing other ownership alternatives to condominium type ownership (including but not limited to associations and cooperatives); and WHERAS, a minor code error was discovered during the drafting of these changes, minor conditional use permits should be classified as Type II administrative permits with public, notice not as Type IA permits with no public notice; and WHEREAS, the City Council adopts the findings and recitals contained within this Ordinance based on presentations and testimony presented, and all deliberations occurring at the Planning Commission public hearing and workshop, and determines that the provisions amending the regulations governing cottage housing developments are appropriate. 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. Repeal Interim Regulations. Ordinance No. 2857 adopted May 3, 2004 providing interim regulations relating to cottage housing developments is hereby repealed; and SECTION 2. Section 17.16.050 Cottage Housing of the Port Townsend Municipal Code is hereby repealed in its entirety incorporated herein as Exhibit A; and SECTION 3. New Chapter 17.34 Cottage Housing Development Design Standards is hereby added to the Port Townsend Municipal Code, incorporated herein as Exhibit B; and SECTION 4. Port Townsend Municipal Code Chapter 17.46 Commercial, Multifamily and Mixed Use Architectural and Site Design Review Process is amended as shown in Exhibit C; and SECTION 5. Port Townsend Municipal Code Titles 17 Zoning and Title 20 Administration of Land Development Regulations is amended as shown in Exhibit D; and SECTION 6. 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; and 2 Ordinance 2864 SECTION 7. Effective Date. This Ordinance shall take effect five days after publication in the manner provided by law. Publication ofthis ordinance shall be by a summary thereof consisting of the title. Adopted by the City Council of the City of Port Townsend. Washington, at a regular meeting thereof, held this twentieth day of September 2004. C~_'~L'¡~~ Catharine Robinson, Mayor Attest: Approved as to Form: ~~~ ~ John P. Watts, City Attorney 3 Ordinance 2864 Exhibit A PTMC 17.16.050 Cottage Housing (Repealed) SECTION 1. Section 17.16.050 Cottage Housing of the PTMC is hereby repealed in its entirety. Section 17.16.050 Cottage Housing. The following regulations apply to cottage housing developments (CHDs): ^ . Density and minimum lot area. 1. In CHDs the maximum permitted density shall be one dwelling unit per 2,857 SF oflot area (11 dwelling units/ 10,000 square feet). 2. The minimum lot area for a CHD shall be 11/128 square feet. 3. On a lot to be used for a CHD, an existing detached single family residential structure, which may be nonconforming with respect to the standards of this section, shall be permitted to remain, but the extent of the nonconformity may not be increased. Such nonconforming dwelling units shall be included in the maximum permitted cottage density. a. Nonconforming dwelling units may be modified to be more consistent with this section. For example, roof pitches may be increased consistent with 17 .16.050(B) but the building ground floor or total floor mea may not increased greater pennitted by section 17.16.050(C). B. Number of Cottage Housing Units. 1. The minimum number of units in-a CHD shall be -1 and the maximum number -t+. C. Maximum building height and roof pitch. I. The maximum building height permitted for structures in CHDs shall be 18 feet... 2. Roof pitches-of 6: 12 {)f greater. The highest point of a pitched roof with a minimum slope of 6:12 may extend up to 25 feet. AU parts of the roof above eighteen feet shall be pitched. 3. Rüofpitches less than 6:12. The highest point of a pitched roof with a slope of less than 6: 12 pitch may not exceed 18 feet. D. Lot coverage and floor area. 1. The maximum lot coverage permitted for all structures in CHDs shall not exceed the requirements for the underlying zoning district contained in Table 17.16.030. 2. The maximum usable ground floor area for an individual principal structure in a CHD shall be as follows: a. For at least 50 percent of the units, the usable ground floor area may not exceed -650 square- feet. b. For no more than 50 percent ofthe units, the usable ground floor area may be up to 800 square feet. 3. The net total floor area-of each cottage shall not exceed 1.5 times the area of the main level. E. Yards Building Setbacks from Exterior Lot Lines. 1. Front yard and side yard on-comer lots shall be 10 feet: 1 Ordinance 2864 Exhibit A a. Exception: The BCD Director in consultation with the Public Works Director may authorize the setback averaging from the public right of way. In such cases the setback average shall be 10 feet and at no point less than 5 feet where the location of all structures, landscaping and other improvements will not conflict with future improvements in the right øf way. Fences may Hot be placed in the right of way-and are subject to PTMC Chapter 17.68. J. Rear yard building setback. The minimum rear yard ::;hall be 10 feet, unless abutting an alley, then the minimum setback shall be 5 feet. 3. Side yard building setback interior lot lines. The minimum side yard setback shall be 5 feet for interior lot line::;. F. CHD Building Separation. 1. All buildings within a CHD shall maintain a minimum separation of 10 feet from cottages within a CHD measured from the nearest point of the exterior walls. Accessory buildings shall comply with building code requirements for separation from non cott-age structures. G. Required open space. 1. Common Open Space. A minimum of 100 square feet per cottage unit of common open space is required. For the purposes .of cottage housing, "Common open space" shall be the central space that may be used by all occupants of the cottage complex. Parking areas, yard Detbacks, spaces between buildings of 10 feet or less in width, private open space, and driveways do not qualify as common open space. 2. Proximity to Common Open Space. At least 50% of the cottage units shall abut a common open space, all of the cottage units shall be within 60 feet walking distance measured trom the nearest entrance of the oottage along the shortest safe walking route to the nearest point the common open space. The common open space shall have cottages abutting at least two sides. 3. Private Open Space. Each cottage unit shall be provided with a minimum of 200 square feet of usable private open space separated from the common open space by a hedge or fence not to exceed 36 inches in height. H. Covered- Porches. 1-. Cottage homes shall have a covered porch at least 60 square feet in size. r. Off Street Parking. I. Parking ratios: Total Net Floor Area of Cottage Ratio of Off street Parking Spaces or Non conforming- Dwelling Required per Cottage or Non YnK conforming Dwelling Unit Up to 1,000 square feet 1.25 parking spaces 1,00] 1,200 square feet 1.5 parking spaces Over 1,20 I square feet 2 parking spaces 2. Location. Parking shall be located on the CHD property. 3. Off street parking may be in or under a structure or outside a structure, provided that: Off street parking is screened from direct street view by one or more street facades by garage door-s, er by a fence and landscaping; not be located in the front yard; between structures is only allowed when it is located toward the rear of the principal structure and is served by an alley or private driveway; may be located between 2 Ordinance 2864 Exhibit A any structure and the rear lot line of the lot or between any structure and a Gide lot line which is not a street side lot line. a. are as follows: Preferred locations for parking, in-descending order of preference l. To the-íear of cottage housing units accessed by an alley. IIIustrationHt Alley Access ! ] 8B Alley parking .pac". I I 1 I I n==.creened dumpster l::e I [ i ~ ~ ûi Street Ii ii. To the side of the cottage housing units access by a private driveway. Illustration #2 Side Access From a Driveway N eighbering Lets ~-- L = [J ."kno ~ D~" 0 drivewðy -- D D -I +-' ()) ()) "- +-' (j) Street iii. Parking on the side (comer) screened from the side street by either garage doors, landscaping, and/or fencing. 3 Ordinance 2864 Exhibit A Illustration tf3 Pnrldng on the Side Street trees 0 0 01\ D JrTi side parking - cottages D lliJf with screening ÇJ D 000 'V - Street trees æ .þ en <1. Landscaping. Parking lot landscaping shall comply with the requirements of PTMC 17.72.190. J. Street facing facades. The street facing fa€ades of cottages shall be designed to avoid blank walls through the use of building modulation, changes in materials, windows, and/ or other design features. K. Cottage Housing Development Design Review. .t. Applications. The application for a Cottage Housing Development Pef"mit shall be submitted to BCD on forms provided by the department, along with the appropriate fees established by Chapter 20.09 PTMc. The application shall include all materials required pursuant to PTMC 20.01.100 and shall also include building elevations and site plans (including-landscaping details) sufficiently complete to show comprehensive project design. 2. Applications for Cottage Housing Developments shall be processed according to the procedures for Type IA land use decisions established in Chapter 20.01 PTMC, Land Development Administrative Procedures. The director shall enter findings and conclusions supporting the decision. The decisionmalcer shall approve the CHD only if the project complies with the provisions of 17.16.050 and all other applicable provisions ofthe PTMC. 3. Variance. Where site constraiRts or other property development limitations render compliance with all requirements ofthis chapter impracticable, an applicant may apply for a variance in accordance with Chapter 17.86 PTMC, Variances. L. Binding Site Plan. All CHD's shall be developed as- residential condominiums and subject to binding site plan review per PTMC 18.20. 4 Ordinance 2864 Exhibit A EXIllBIT B SECTION 1. New Chapter 17.34 Cottage Housing Development Design Standards is hereby added to the Port Townsend Municipal Code: Chapter 17.34 COTTAGE HOUSING DEVELOPMENT DESIGN STANDARDS Sections: 17.34.010 Purpose and intent. 17.34.020 Applicability, application process, and design review. 17.34.030 Density, number of cottage housing units, and minimum lot area. 17.34.040 Existing nonconforming structures and accessory dwelling units. 17.34.050 Building height and floor area ratio. 17.34.060 Exterior trim. 17.34.070 Covered main entry porches. 17.34.080 Street facing facades. 17.34.090 Lot coverage area. 17.34.100 Impervious surface area - R-l zone limitation. 17.34.110 Cottage floor area. 17.34.120 Yards - Building setbacks from exterior lot lines. 17.34.130 Cottage housing development building separation. 17.34.140 Common open space. 17.34.150 Private open space. 17.34.160 Tree conservation. 17.34.170 Stormwater low impact development techniques. 17.34.180 Off-street parking. 17.34.190 Exterior lighting and heating/cooling equipment noise. 17.34.200 Required separation of cottage housing developments in the R-l & R-Il zoning districts. 17.34.210 Ownership and residential use of cottages. 17.34.220 Alternative Site Design. 17.34.010 Purpose and intent. The general purposes of the cottage housing development design standards are as follows: A. A cottage housing development is an alternative type of detached housing providing small residences for households of typically I - 2 individuals. Cottage housing is provided as part of the city's overall housing strategy which intends to encourage affordability, innovation and variety in housing design and site development while ensuring compatibility with existing neighborhoods, and to promote a variety of housing choices to meet the needs of a population diverse in age, income, household composition and individual needs. B. The cottage housing development design standards contained in this section are intended to create a small community of cottages oriented around open space with that is pedestrian-oriented and minimizes the visibility of off-street parking. These design standards are intended to ensure that cottage housing developments include pedestrian amenities and take Ordinance 2864 Exhibit B advantage of existing natural features on the site including topography and vegetation. The cottage housing development design standards are intended to maintain traditional cottage amenities and proportions and ensure that cottage housing developments contribute to the overall community character. Because there may be alternative designs that meet the objectives of the design standards, PTMC Chapter 17.46 provides an alternative design review process to consider other acceptable ways to accomplish the objectives this section. C. Cottage housing may allow higher residential density than is normally allowed in the underlying zoning district. This increased density is possible through the use of smaller than average home sizes, clustered parking, and site design standards. D. Cottage housing developments proposed in the R-I zone are subject to special density standards and additional conditional use permit approval criteria. These special standards recognize that land located in the R-I zone is more likely to have storm water related constraints, contain or be located in close proximity to environmentally sensitive areas, and/or lack full urban infrastructure at the time of development. E. All cottage housing developments are subject to current city stormwater standards and shall incorporate stormwater low impact development techniques whenever possible. 17.34.020 Applicability, application process, and design review. Applicability of this section, application procedure and the process for design review is pursuant to Chapter 17.46 PTMc. 17.34.030 Density, number of cottage housing units and minimum lot area. A. In cottage housing developments the permitted densities shall be as follows: Zoning District Maximum Cottage Density Minimum number of cottages per Cottage Housing Development Maximum number of cottages per Cottage Housing Development Minimum Lot size (accommodates 4 cottages) R-I Low Density R-ll Medium Density R-III Medium Density Residential Single-Family Multi-Family 1 cottage dwelling 1 cottage dwelling unit per 1 cottage dwelling unit unit per 5,000 sf 3,333 sf per 2,857 sf 4 4 4 8 12 14 20,000 sf 13,332 sf 11,428 sf B. Projects that exceed the above maximums must be processed as planned tmit developments per PTMC Chapter] 7.32. 17.34.040 Existing nonconforming structures and accessory dwelling units. A. On a lot to be used for a cottage housing development, an existing detached single-tàmily residential structure, which may be nonconforming with respect to the standards of this section, shall be permitted to remain, but the extent of the non-conformity may not be increased. Such non-conforming dwelling units shall be included in the maximum permitted cottage density. 1. Nonconforming dwelling units may be modified to be more consistent with this chapter. For example, roof pitches may be increased consistent with section 17.34.050, but the building ground floor or total floor area may not be increased greater than permitted by section 17.34.110. 2 Ordinance 2864 Exhibit B B. New Accessory Dwelling Units (ADUs) are not permitted in Cottage Housing Developments. All residential units in a cottage housing development count towards the maximum permitted density. An existing attached or detached ADU that is accessory to an existing non-conforming single family structure may be counted as a cottage unit if the property is developed subject to the provisions ofthis Chapter. 17.34.050 Building height. A. Objective: Structures in cottage housing developments shall be designed to be single story or single story plus a loft. Because the base density is higher and building separation less than on typical residential lots, it is important to maintain a feeling of adequate light and open space by providing more restrictive maximum roof heights and roof proportion standards. 1. The maximum building height permitted for structures in cottage housing developments shall be 18 feet. 2. The highest point of a pitched roof may extend up to 23 feet. 17.34.060 Exterior trim and roof eaves. A. Objective: Cottage housing development structures shall be provided with substantial exterior trim elements consistent with traditional northwest cottage design and small home craftsmanship. Roofs in cottage housing developments shall have eaves to recognize traditional northwest cottage design traits to efficiently shed rain, provide rain protection for exterior walls. Departures from these standards (exterior trim and eave requirements) shall be reviewed through the alternative design review process. Alternative exterior trim and eave designs shall demonstrate a coherent cottage housing design based upon traditional design principles including weather protection. I. Window and door trim with a minimum width of 3'l2 inches shall be provided on all cottage housing development structures. 2. Eaves of at least 12 inches shall be provided on all cottage structures on at least two sides of each building. Where buildings are not square (one set of exterior parallel walls are longer than the other), the eaves shall be provided on the parallel walls that are the longest. 17.34.070 Covered main entry porches. A. Objective: All residences in cottage housing developments shall be provided with a covered main entry porch to create a private outdoor space protected from the weather and provide a transition from the interior private residential space to the semi-private outdoor space. Covered porches shall be usable both in design and dimension. 1. Cottage homes shall have a covered main entry porch with a floor area measuring at least 60 square feet in size. 2. The floor of the covered main entry porch shall have minimum dimensions of not less than 5 feet in any direction (length or width). 17.34.080 Street facing facades. A. Objective: The street facing facades of cottages in a cottage housing development will contribute to the neighborhood by including attractive design details such as windows, changes in materials, and views of front doors or porches. The main entries of some cottages will be visible from the adjacent streets to provide a visual pedestrian connection with the surrounding neighborhood. 3 Ordinance 2864 Exhibit B 1. All cottages shall have street facing facades that avoid blank walls or appear to "turn their backs" to the street. All cottages shall include one or more of the following on street facing facades: a. Changes in exterior siding material and paint color; b. Windows which may include bay windows; and/or c. Building modulation with a depth measuring at least one foot. 2. At least one cottage shall have its front main entry door and/or front porches visible from each street frontage. 17.34.090 Lot coverage area. A. Objective: Cottage Housing Developments shall not exceed underlying lot coverage standards for the respective zoning district to maintain residential neighborhood character and the balance of built structures to open spaces. 1. The maximum lot coverage permitted for all structures in cottage housing developments shall not exceed the requirements for the underlying zoning district contained in Table 17.16.030. 17.34.100 Impervious surface area - R-I zone limitation. A. Objective: Cottage housing developments located in the R-l zone shall limit their impervious surface area in recognition of the stormwater and soil conditions present in the R-l zone and to prevent adverse stormwater impacts. 1. Cottage housing developments in the R -1 zoning district shall be limited to an impervious surface area of 40% of the total site area (excluding rights-of-way). 2. The use of paver stones, pervious pavement, grass-crete, or other types of low impact storm water development techniques are encouraged for walkways and parking areas. 17.34.110 Cottage floor area. A. Objective: Structures in cottage housing developments shall be designed to be single story or single story plus a loft. Residences in cottage housing developments are primarily intended for one and two person households and their occasional guests. Maintaining the maximum square footage of residences in cottage housing developments is necessary to prevent overbuilding of the site and to not exceed available off-street parking. 1. The maximum ground floor area for an individual principal structure in a cottage housing development shall be as follows: a. For at least 50 percent of the units, the ground floor area may not exceed 650 square feet. b. For no more than 50 percent of the units, the ground floor area may be up to 800 square feet. c. The net total floor area of each cottage shall not exceed one and one-half times the area of the main level. 17.34.120 Yards - Building setbacks from exterior lot lines. A. Objective: Exterior lot line building setbacks in cottage housing developments are based upon setbacks in the R-ll zoning district. These yard setbacks are appropriate based upon the allowed density of cottage housing as well as the small size of the structures. Flexible setbacks 4 Ordinance 2864 Exhibit B are allowed per the discretion of the BCD and Public Works Directors to obtain improved site design and to avoid impacting existing physical features on the site such as trees. 1. Front yard and street side yard on corner lots shall be 10 feet: a. Exception: The BCD director in consultation with the public works director may authorize setback averaging from the public right-of-way. In such cases the setback average shall be 10 feet and at no point less than five feet where the location of all structures, landscaping and other improvements will not conflict with future improvements in the right-of-way. Fences may not be placed in the right-of-way and are subject to Chapter 17.68 PTMc. 2. Rear yard building setback. The minimum rear yard shall be 10 feet, unless abutting an alley, then the minimum setback shall be five feet. 3. Side yard building setback - interior lot lines. The minimum side yard setback shall be five feet for interior lot lines. 17.34.130 Cottage housing development building separation. A. Objective: Structures within cottage housing developments shall observe minimum setbacks from other cottage housing development structures to avoid overcrowding the site and to maintain a sense of privacy within the cottages themselves. 1. All buildings within a cottage housing development shall maintain a minimum separation of 10 feet from cottages within a cottage housing development measured from the nearest point of the exterior walls. Accessory buildings shall comply with building code requirements for separation from non-cottage structures. 17.34.140 Common open space. A. Objective: Open space that is commonly owned by all members of a cottage housing development is an important feature of any site design. It is intended that the open space be adequately sized and centrally located with individual cottage entrances oriented towards the open space 1. Common open space. A minimum of 400 square feet per cottage unit of common open space is required. Parking areas, yard setbacks, spaces between buildings of 10 feet or less in width, private open space, and driveways do not qualify as common open space. 2. Proximity to common open space. a. At least 50 percent of the cottage units shall abut a common open space, all of the cottage units shall be within 60 feet walking distance measured from the nearest entrance of the cottage along the shortest safe walking route to the nearest point the common open space. The common open space shall have cottages abutting at least two sides. b. For the purposes of cottage housing, "common open space" shall be the central space that may be used by all occupants of the cottage complex. 17.34.150 Private open space. A. Objective: Each residential unit in a cottage housing development shall be provided an area of private open space. The private open space shall separate the main entrance to the cottage from the common open space to create a sense of privacy and shall be oriented to take advantage of solar orientation and other natural features to create a small but pleasant private yard area. The private open space may be separated from the common open space with a small hedge, picket fence, or other similar visual separation to create a sense of separate ownership. 5 Ordinance 2864 Exhibit B 1. Each cottage unit shall be provided with a minimum of 200 square feet of usable private open space that may be separated from the common open space by a hedge or fence not to exceed 36 inches in height. 2. No dimension of the private open space shall be less than 8 feet. 17.34.160 Tree conservation. A. Objective: Cottage housing developments shall be designed to incorporate existing trees to the extent possible. New trees shall be located to create amenities in the common open space, private open space, provide shade where appropriate, to create separation between buildings when desired, and to screen and soften the perimeter of parking areas and street facing sides of cottage housing developments. 1. Preservation of existing trees, and/or new trees, shall be provided consistent with Chapter 19.06 PTMC, Article III, Standards for Tree Conservation. Native trees and other vegetation shall be preserved to the extent possible and the overall site design shall take advantage of the location of existing trees as well as natural openings or clearings on forested sites. 17.34.170 Stormwater low impact development techniques. A. Objective: Cottage housing developments shall be designed to take advantage of open space and landscaped features to utilize stormwater low impact development techniques including natural filtration and on-site infiltration of stormwater. 1. Low impact development techniques for stormwater management shall be used wherever possible. Such techniques may include the use of pervious pavers in parking areas and for walkways, directing roof drains and parking lot runoff to landscape beds, green or living roofs, and the use of rain barrels. 2. In the R-I zone, cottages shall be located so as to maximize natural stormwater functions. In this zone, cottages shall be clustered and parking areas shall be located to preserve as much contiguous, permanently undeveloped open space and native vegetation as possible. 17.34.180 Off-street parking. A. Objective: Off-street parking space requirements for cottage housing developments shall be less than normally required for detached single-family residences. These reduced standards are based upon the cottages being smaller than average detached single family homes and on average containing fewer occupants. Off-street parking shall be located and designed to be less visible from frontage streets than the cottages themselves. Off-street parking shall be designed to maintain a pedestrian character for the overall cottage housing development. Clustering parking to the side or rear of a cottage project will most often best accomplish these goals. However, on a site-specific basis, design solutions other than clustering may be found to meet this objective through the alternative design process. Parking areas shall be attractively landscaped to screen parking from adjacent properties and street rights-of-way and shall meet applicable parking lot landscape standards. 6 Ordinance 2864 Exhibit B 1. Parking ratios: Total Net Floor Area of Cottage or Nonconforming Dwelling Unit Up to 1,000 square feet 1,00 I to 1,200 square feet Existing, non-conforming single family residence Ratio of Off-Street Parking Spaces Required per Cottage or Nonconforming Dwelling Unit 1.25 parking spaces 1.5 parking spaces 2 parking spaces 2. Off-street parking location. Parking shall be located on the cottage housing development property. Off-street parking lots shall be located to the side or rear of the cottage housing development (see illustrations, below). Parking lots shall not be located between the cottage housing development and the primary street frontage. a. Off-street parking screening. Off-street parking may be located in or under a non- cottage, parking-structure (such as a single or multi-auto carport or garage), but such structures shall not be attached to individual cottages. Uncovered parking is also permitted, provided, that off-street parking is shall be screened from direct street view from one or more street facades by garage doors, or by a fence and landscaping. b. Preferred locations for parking, in descending order of preference, are as follows: 7 Ordinance 2864 Exhibit B i. To the rear of cottage housing units accessed by an alley Alley parking spaces -. I I I I I I I Il~f.-~~~~~ee~ I cottage I I cottage I U LJ Porches ~ f J~ ~-:u f ~ I cottage I Street +-' Q) ~ +-' en I I ii. To the side of the cottage housing units accessed by a private driveway Neighboring lots t \ - ------.. DO L parking drivewa D- [] I~age~ [J -0 r I Street 8 +- a.; a.; ..... êï; Ordinance 2864 Exhibit B iii. Parking on the side (non-primary street) screened from the side street by either garage doors, landscaping, and/or fencing. Trees a I I 010 ~ges i :4: -~ ~ 1'0 -~Õ Primary Street '!/ Trees 411 Non-primary street Side parking with screening c. Parking lot landscaping. Parking lot landscaping shall comply with the requirements ofPTMC 17.72.190. 17.34.190 Exterior lighting and heating/cooling equipment noise. A. Objective. Cottage housing developments should be designed to minimize light and noise impacts both within the development and to adjacent properties. 1. Where provided, exterior lighting shall be mounted as low as possible, pointed downward, and the light source shall be shielded from direct observation from above, adjacent properties, and public rights-of-way. Lighting "spillover" to adjacent properties shall be avoided. 2. Heating (and cooling, if applicable) equipment for cottage housing developments shall be designed to cause little or no noise impacts within the development and to adjacent properties. To help prevent noise problems, heat pumps shall not be used for cottage housing developments. 17.34.200 Required separation of cottage housing developments in the R-I & R-II zoning districts. A. Objective. Cottage housing developments in single-family zoning districts shall be separated from each other by a minimum distance to promote housing-type diversity, to reduce potential cumulative impacts of cottage housing development, and to help protect neighborhood character. 1. Each cottage housing development in the R-I and R-ll zoning districts shall be separated from any another cottage housing development in the R-I or R-ll zoning district by a distance of at least 1,000 feet or one block, whichever is greater. 9 Ordinance 2864 Exhibit B 17.34.210 Ownership and residential use of cottages A. All cottage housing developments shall be developed utilizing the procedures of Chapter 18.20 PTMC Binding Site Plans, except that an association, cooperative or other similar ownership technique may be substituted for the requirement of residential condominiums. Appropriate documentation of formal legal ownership of the development shall be recorded with the Jefferson County Auditor's office. B. Cottages are for residential use only and may not be operated as transient accommodations. 17.34.220 Alternative Site Design. It is possible that an alternative design may fulfill the intent ofthis chapter while not complying with the provisions herein. Requests for alternative designs shall be processed pursuant to PTMC Chapter] 7.46 Commercial, multifamily, cottage housing developments, and mixed use architectural and site design review process. 10 Ordinance 2864 Exhibit B Exhibit C Proposed changes to PTMC 17.46 to provide Administrative Permit Procedures and Design Review Committee Review for Alternative Cottage Design. SECTION 1. Port Townsend Municipal Code Chapter 17.46 Commercial, Multifamily and Mixed Use Architectural and Site Design Review Process is hereby amended as follows (underline added, strikeout deleted): Chapter 17.46 COMMERCIAL, MULTIFAMILY, COTTAGE HOUSING DEVELOPMENTS. AND MIXED USE ARCHITECTURAL AND SITE DESIGN REVIEW PROCESSES 17.46.010 Objectives. It is the intent of this chapter to: A. Provide common application procedures, permit review, and decisionmaking processes for commercial. mixed-use, multifamily, and cottage housing developments. A-.IL-Combine Port Townsend's multiple review processes into a single set of design standards for the commercial (C-I, C-ll, Cll(H), mixed use (C-IIMU and C- ll/MU); and multifamily (R-Ill and R-IV) districts, not including the Port Townsend historic commercial districts. &. ~Encourage high quality design. G-. D. Provide predictable, timely and cost efficient review of commercial, mixed-use and multifamily projects. G-. E. Establish a clear process and review standards for Port Townsend's commercial, mixed use, and multifamily districts. 17.46.020 Preapplication process. For all projects subject to design review, staff shall meet with the proponent at a predesign meeting to identify and review applicable design guidelines. Staff shall identify the appropriate permit process, provide a list of application materials, and provide design recommendations based upon applicable standards. This preapplication feedback may be folded into a technical review conference or overall land use or building preapplication meeting covering all project related issues. 17.46.030 Applicability. All projects in the C-I, C-Il, C-ll(H), CIIMU, and C-IIIMU zones, cottage housing developments~ as well as multifamily projects in any zone regardless oftheir location or form of ownership that involve one of the following are subject to the design review process contained within this chapter: A. Track 1 - Administrative Review Pursuant to PTMC 17.46.060. I. Commercial and Mixed Use Projects. Ordinance 2864 Exhibit C a. New buildings, canopies or other structures that exceed 1,000 square feet in SIze; or b. Buildings, canopies, or other structures, the expansions of which either: i. Exceed 1,000 square feet in size; or ii. Comprise a ground floor expansion exceeding 50 percent of an existing building's ground floor square footage; or c. Substantial alterations of existing structures, where the existing structure exceeds 1,000 square feet. For alterations, which cannot meet all standards, an alternative design as specified in PTMC 17.46.080 may be acceptable. 2. Multifamily projects including construction of apartments, townhouses, row houses or other forms of multifamily housing containing five to 19 units. 3. Cottage housing developments located in the R-I, R-II, or R-lll zoning districts not subject to alternative design review per PTMC 17.46.080. B. Track 2 - Administrative Review with an Advisory Committee Pursuant to PTMC 17.46.070. 1. All projects in all applicable districts exceeding the following thresholds are further subject to administrative review with the design review advisory committee: a. Any building with a ground floor exceeding 5,000 square feet in size; or b. Any building with more than two stories above grade; or c. Any building containing more than 20 dwelling units; or d. Any project where the BCD director determines that the proposed design has generated strong public interest, or is proposed for a sensitive or highly visible site; the director may require that review with the advisory committee is warranted. 2. Cottage housing developments subject to alternative design review per PTMC 17.46.080. 17.46.040 Application process. A. Applications for design review shall be submitted to BCD and shall consist of a completed application on a form prescribed by BCD, the appropriate fee, if any, established by Chapter 20.09 PTMC, and all materials required pursuant to PTMC 20.01.100. It shall also be accompanied by: 1. Preliminary architectural renderings (elevations required with details of architectural features, but not construction documents). 2. The type and finished color of exterior siding, windows and roofing to be used, signs and trim to the extent known. 3. Lighting plan showing the location, type, wattage, and light output of all exterior light fixtures, height of standards and wall mounted fixtures, and glare reduction/control devices. The plan shall also include proposed hours of lighting use, proposed use of any timing/ motion detection switches, and a statement of any expected light impacts to neighboring properties. 4. Site plan (including landscaping details) sufficiently complete to show comprehensive project design. 5. All land, trees, and tree canopy to be cleared and the trees or tree canopy to be preserved shall be identified. Criteria for trees to be retained shall be in conformance with PTMC 17.44.080 and Chapter 19.06 PTMC, Tree Conservation. 2 Ordinance 2864 Exhibit C 6. The location of the proposed access to the site for clearing and grading during site development and construction shall be shown on the site plan. 7. The BCD director may allow later submittal of certain requirements, such as the lighting or landscaping plan, if the applicant wishes to first have conceptual review of the overall project. B. Commercial, multifamily, and mixed use projects approval process. Applications for commercial, mixed use and multifamily development design review shall be processed according to the procedures for Type I-A land use decisions established in Chapter 20.01 PTMC, Land Development Administrative Procedures. 1. The standards to be applied are Chapter 17.44 PTMC for commercial and mixed use projects in the C-I, C-Il, C-II(H), C-IIMU and C-IlIMU zones, and Chapter 17.36 PTMC for multifamily development in any zoning district. 2. Commercial or mixed use projects with five or more residential units shall be subject to a combined single review for compliance with Chapters 17.36 and 17.44 PTMC. No additional fee will be charged above that required for review under a single standard. C. Cottage housing developments approval process. Applications for cottage housing developments shall be processed according to the procedures established in Chapter 20.01.PTMC, Land Development Administrative Procedures according to the table below: Zoning District Permit Procedure Type R-I Low Density Single-Family Type IIV Conditional Use Permit R-ll Medium Density Single-Family Type ll- Administrative Review R-III Medium Density Single-Family Typ~ lA - Administrative Review 17.46.050 Notice requirements. A. Commercial, multifamily, and mixed use design review. Notice of design review for commerciaL multifamily, and mixed use projects shall be included when notice is required for other applications, e.g., SEP A determination or shorelines permit. Otherwise, separate notice of design review application or decision is not required. Meetings of the design review advisory committee require 24-hour notice to the newspaper of record, but do not require a legal notice or posting. B. Cottage housing developments. Notice of design review for cottage housing developments will be provided as specified by PTMC Chapter 20.01, with additional mailed notice of application sent to the latest recorded real property owners as shown by the records ofthe countv assessor within at least 300 feet of the boundary of the property upon which the cottage housing development is proposed. 17.46.060 Permit review process - Administrative review. Projects falling under the criteria ofPTMC 17.46.030(A) including cottage housing developments not requiring alternative design review per PTMC 17.46.030(C) shall be 3 Ordinance 2864 Exhibit C reviewed administratively by BCD staff. Staff shall work with the proponent to address design development as an integral part of the permit review process. The director may require that review with the advisory committee is warranted per PTMC 17.46.070. 17.46.070 Permit review process - Review by design committee. A. Projects meeting the criteria ofPTMC 17.46.030(B) and cottage housing developments requesting alternative design review per PTMC 17.46.030(C) shall be reviewed by a design review advisory committee established per Chapter 2.73 PTMC. Projects shall be considered in the following manner: 1 . Staff shall first meet with the applicant to identify and work out design issues. 2. When the proposal has sufficiently addressed the design guidelines identified at the pre-design meeting, staff shall schedule a meeting with the applicant and the advisory committee. The meeting shall occur during business hours unless all participants agree to an alternate time. 3. The design review advisory committee shall meet once with the applicant or his/her representative. The design review meeting shall consist of a presentation by the project proponent that focuses on how the proposed design meets the criteria of the design guidelines. The committee will ask clarifying questions and take public comment if it chooses. The committee shall review how the proposed project meets the identified guidelines, and if a departure from the standards or an alternative design has been requested, if it is appropriate. The committee shall provide a recommendation to the BCD director for approval, approval with conditions, or denial. 4. The meeting is open to the public; public testimony is not solicited but may be accepted at the discretion ofthe committee. 5. Meetings will not be continued except at the request of the applicant. The proponent may request additional meetings with staff and/or the committee, for instance, in circumstances where an alternative design has not been favorably received, and the applicant has subsequently made extensive revision and desires reconsideration of his request. Should the proposed project be found to have one or more guidelines that have not been successfully addressed, the committee or staff will work with the applicant to remedy, if possible, the identified circumstance. If it is not possible to come to a workable solution, the committee may recommend denial of the proposal. 17.46.080 Alternative design. It is possible that an alternative design may fulfill the intent and objectives of this chapter. and chapters 17.34. 17.36, 17.40. and 17.44, while not complying with the requirements of all the provisions therein herein. Alternative designs may be particularly appropriate for substantial renovations of existing businesses. A. Commercial. multifamily. and mixed use projects. The decisionmaker may refer any application for a commercial~ multifamily, or mixed use project using an alternative design to the design advisory committee for a recommendation. and may approve or upprovc with modifications an application for an alternative commercial design (including architectural or :;ite design modifications) upon a showing to his/her satisfaction that: 4 Ordinance 2864 Exhibit C B. Cottage housing developments. The decisionmaker shall refer any application for a cottage housing development using an alternative design to the design advisory committee for a recommendation. C. The decisionmaker may approve or approve with modifications an application for an alternative design (including architectural or site design modifications) upon a showing to his/her satisfaction that: --A: 1. a. Due to the physical characteristics and/or existing buildings on the site or on abutting properties, or due to unique characteristics ofthe site or intended use of f! commercial the building (such as excessive noise, light, storage needs, unusual vehicle turning movements, or emergency access needs) strict adherence to the objectives set forth above would be unsafe or unnecessary to achieve the purposes of this title or create an unreasonable hardship for the applicant; or ~. b. The alternative design is consistent with the purposes, and intent, and objectives of these applicable design standards; and B-. 2. Approval of the alternative design will not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zoning district in which the subject property is located; and G. L The alternative plan will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zoning district in which the subject property is located; and f)~ The alternative design is the minimum necessary to fulfill the purpose and the need of the applicant; and K L The alternative design is consistent with the goals and policies of the Port Townsend comprehensive plan. 17.46.090 Outcome of review. A. A completed review form or checklist will comprise the recommendation from staff or the design advisory committee to the BCD director, or to the hearing examiner in the case of Type Ill/CUP cottage housing developments, including whether the alternate design provisions have been invoked. B. The director, or hearing examiner for Type Ill/CUP cottage housing developments, shall issue a certificate of review including any modifications or conditions of approval. The certificate of review including any conditions shall be incorporated into the SEP A staff report (if applicable), land use permit and/or building permit. C. No building permit shall be issued for a project subject to review under this chapter until such a certificate has been issued. 17.46.100 Variance criteria. In the event the applicant believes that, due to extraordinary circumstances and unique attributes ofthe site, it is impracticable or impossible to comply with the provisions of this chapter, the applicant may apply for a variance. The variance application shall be reviewed in accordance with Chapter 17.86 PTMC, as a minor variance application. 17.46.110 Certificate of review conditions to run with the land. The conditions of the certificate of review granted pursuant to this chapter shall remain in 5 Ordinance 2864 Exhibit C force upon a change of ownership of the site, business, service, use or structure which was the subject of the permit application. Changes to any design aspects regulated by Chapter 17.44 PTMC, Commercial and Mixed Use Design Standards, Chapter 17.34 Cottage Housing Developments Design Standards, or Chapter 17.36 PTMC, Multifamily Design Standards, must be approved by the BCD director. 17.46.120 Enforcement. This chapter is adopted in furtherance ofthe Port Townsend city council's authority and responsibility to regulate land uses within the city and to advance and protect the public health, safety and welfare of Port Townsend's citizens and visitors, pursuant to Washington law. The failure or refusal to comply with this chapter is deemed and declared to be a public nuisance. The BCD director is authorized to enforce this chapter in accordance with Chapter 20.10 PTMc. 6 Ordinance 2864 Exhibit C Exhibit D Amendments to Titles 17 Zoning and 20 Administration of Land Development Regulations to Implement Cottage Housing Development Design Standards and Design Review Process and to Correctly Classify Minor Conditional Use Pennits as Type II Land Use Permits SECTION 1. PTMC section 17.08.040 Definitions, is amended to add the following language (underline is added): "Affordable Housing" means those housing units available for purchase or rent to individuals or families with a gross income between the federally recognized poverty level and the median income based on household size in Jefferson County; and whose costs, including utilities, would not exceed 30% of gross income. "Cooperative. Housing" means a form of ownership of property where the purchaser usually acquires stock that represents his/her interest in the property. In not-for-profit housing co-ops each resident or resident household has membership in the co-operative association. Members have occupancy rights to a specific suite within the housing co-operative as outlined in their "occupancy agreement" "Low impact Development (LID)" means a stormwater management approach modeled after nature. LID's goal is to mimic a site's predevelopment hydrology by using design techniques that infiltrate, filter, store, evaporate, and detain runoff close to its source. Techniques are based on the premise that stormwater management is not stormwater disposal. Instead of conveying and treating stormwater in large,,- costly end-of-pipe facilities located at the bottom of drainage areas, LID uses stormwater features located at the lot level. LID techniques include but are not limited to: bioretention cells/rain gardens, amended soil in landscape areas, green roofs, dispersion of runoff, infiltration, pervious pavement. limits on impervious surfaces and site design that maximizes retention of vegetation and runoff control within the site. SECTION 2. PTMC TABLE 17.16.020 Residential Zoning Districts - Permitted, Conditional and Prohibited Uses is amended to read as follows (underline added, strike out deleted): Key to table: P = Permitted outright; C = Subject to a conditional use permit; X = Prohibited; N/A = Not applicable DISTRICT I R-I I R-II I ~~ I ~~ I APPLICABLE REGULATIONS/NOTES SINGLE-FAMILY RESIDENTIAL USES Cottage housing ç P P X developments P- PTMC 11.16.0-50, Cottage housing PTMC Chapter 17.34 Cottage Housing Developments Design Standards; Chapter 17.46 Commercial. Multifamily, Cottage Housing Developments, and Mixed Use Architectural and Site Design Review Process; Ch. 18.20 PTMC, Binding Site Plans; Ch. 19.06 PTMC, Article III - Standards for Tree Preservation. Ordinance 2864 Exhibit D SECTION 3. PTMC Table 20.01.040 Project permit application framework is amended to read as follows: Table 1 - Permits/Decisions Type II Type III Short subdivisioos Preliminary full subdivisions; plat vacations and alterations R-I/ Major CUP Collage Housing Developments .1 Type II Permitted uscs not requiring notice of application (e.g., building permits, etc.) Type I-A Binding site plans R-III Cottage Housing Developments3 R-Il Cottage Housing Developments .1 C-II and mixed use zoning district design review decisions Mioor amendments to Historic preservation planned unit certificatcs of approval developments (PUDs) (design review) Lot line adjustments Lot line adjustments resulting in lot reorientation Plats and short plat extensions Minor modifications to approved preliminary short and full subdivisions/plats Sign permits Multiple-family development permits3 Revisions to shoreline management permits Recognition/ certification of 9 or fcwer lots of record Minor conditional use permits (CUPs) Environmentally sensitivc area (ESA) pcrmits Minor variances Minor Conditional Use Permits (CUPs) Land clearing/grading Tree removal activity All personal wireless combined with facility permits and statement of inteot not minor variances to convert commercial described as Type II forest lands, Chapter pcrmit applications in 19.06 Article II _Chapter 17.78 PTMc. Ilome occupations Tree removal activity Tree removal activity requiring a written classified as a tree exemption, Chapter conservation permit 19.06 Tree approval, Chapter 19.06 Conservation, Article II. Article II Minor modifications to Shoreline exemptions approved tree Street development conservation permits or permits tree conservation plans Chapter 19.06 - Tree Conservation. Temporary uses Street use permits Type IV Final Plats Recognition/subdivision Final planncd of 10 or more lots of unit record developments Shoreline managemcnt (PUDs) permits PUDs and major amendments to PUDs Major variances Major CUPs All personal wireless service facility permits and major variances described as Type III permit applications in Chapter 17.78 PTMC Type V Site-specitic rczoncs2 consistent with the Port Townsend comprehcnsive plan, including rezones considered in conjunction with the annual comprehensive plan amendment process Development regulations Zooing tcxt amcndments and zoning map amendments Annexations Shoreline mastcr program (SMP) amcndments Other land use and utility plans and amendments 1 Assignmcnt of a project to Type I and I-A status shall not limit or restrict the public notice and procedures available pursuant to Chapter 43.21C RCW (SEPA) and Chapter 19.04 PTMC if a project is decmed to be subject to SErA rcview. 2 Site-specific rezones consistent with the Port Townsend comprehensivc plan processed as a Type V application with a notice of application and provided only one open record hearing before the planning commission and one closed record hcaring before the city council. Certain lcgislative decisions, including site-specific rezones, are subject to rules governing quasi-judicial proceedings. 3 Applications for multifamily design rcview for projects of 5 - 9 dwelling units and for all cottagc housing devclopments shall be provided with notice of application through posting of the site and notice to adjoining property owners within 300 teet. 2 Ordinance 2864 Exhibit D Table 2 - Action Type Procedure Project Permit Applications (Type I ~ IV) Legislative Type I Type I-A Type II Type III Type IV Type V Notice of Application: No N04 Yes4 Yes No N/A Recommendation made N/A N/A N/A N/A Planning commission, except by: BCD for utility plans.! Director Final decision made by: Admin. BCD director BCD director Hearing City council City council examiner Open record public No Only if director's Only if director's Yes, before No Yes, before planning hearing: decision is decision is hearing commission to make appealed (by appealed examiner recommendation to city applicant only) council, except for utility plans, and before city council for code & comp plan revisions.2 Administrative appeal: No Yes, open record Yes, open record Yes, closed N/A N/A before the hearing before the hearing record examiner examiner before city council Judicial appeal: Yes Yes Yes Yes Yes Yeg, provided that all administrative appeal remedies have been exhausted, including appeals to the Shoreline Hearings Board, Growth Management Hearings Board, ere. Footnote 1: Type V Land Use plans are subject to review and recommendation by the planning commission. However, the following utility plans may be reviewed or considered by the planning commission only upon referral by the city council to the planning commission of all or part of the plans: wastewater (sewer) plans; stonnwater plans; water system plans; and solid waste plans. The city council shall conduct review and hold one or more open record public hearing(s) on all such plans. At the time of consideration by the full city council, the public works committee may make a recommendation to the city council regarding utility plans. Footnote 2: The planning commission shall not hold public hearings regarding the utility plans described herein, unless the city council refers all or part of the plans to the planning commission. The city council shall hold one or more open record public hearing(s) on all such plans. Footnote 3: Site specific rezones consistent with the Port Townsend Comprehensive Plan are processed as a Type V application with a notice of application and provided only one open record hearing before the planning commission and one closed record hearing before the city council. Certain legislative decisions, including site specific rezones, are subject to rules governing quasi-judicial proceedings. Footnote 4: Applications for multi-family design review for 5 - 9 dwelling units and all cottage housing developments shall be provided with notice of application through posting of the site and notice to adjoining property owners within 300 feet. 3 Ordinance 2864 Exhibit D SECTION 4. PTMC Table 20.09.020 Building, land use and development fees is amended to read as follows: 20.09.020 Building, land use and development fees. The fees stated in this section are set in an amount to reimburse the public for staff time and resources expended in reviewing and processing permit applications. These fees do not include costs of publication, mailing and other costs incurred by the city. These costs are charged in accordance with PTMC 20.09.040 and 20.09.060. Application and service fees for the various building, land use and land development permit applications shall be as follows: A. Type I Applications (see PTMC 20.01.040). I. Building permits: the fees and charges set forth in the Uniform Building Code, as currently adopted by the city, plus an additional special examiner/special inspector fee pursuant to the Nonresidential Energy Code as set forth in the suggested fee schedule set by the utility code group; 2. Home occupation permits: $75.00; 3. Sign permits: $35.00, plus an additional $10.00 for each additional sign included in the same permit application; 4. Lot line adjustments not resulting in lot reorientation: $150.00, plus $50.00 per hour of staff time spent in excess of three hours; 5. Recognition and certification of a single lot of record: $75.00; 6. Recognition and certification oftwo to nine lots of record: $150.00, plus $50.00 per hour of staff time spent in excess of three hours; 7. Binding site plans: $400.00, plus an additional $50.00 per hour for stafftime in excess of eight hours including cottage housing developments (CHD's) in the R-Ill zoning district; 8. Multiple-family development permits: $200.00 for the first 20 dwelling units, plus $10.00 per dwelling unit over 20 units, plus $50.00 per hour for stafftime in excess of 10 hours; 9. Temporary use permits: $75.00; 10. Re-establishment of a temporary use permit which had been issued in the prior year for a proposed use which is unchanged from the prior year: $35.00; 11. Minor amendments to an approved PUD: $150.00; 12. Modification or vacation of an approved binding site plan: $150.00, plus $50.00 per hour for staff time in excess of five hours; 13. Advance determinations under the environmentally sensitive areas ordinance: $100.00; 14. Shoreline exemption letter or a residential setback analysis: $75.00; 15. Temporary certificate of occupancy: $50.00 for each residential dwelling unit; $100.00 for commercial, industrial, and institutional uses; 16. Revision of a permit application or of conditions of prior approval: $50.00 per hour of staff time, plus other direct costs to process the revision; 17. Minor activities environmentally sensitive area permit: $150.00; 18. Waiver request under Chapter 19.05 PTMC, Environmentally Sensitive Areas: $100.00; 19. Type I personal wireless service facility permits (Chapter 17.78 PTMC): $150.00, plus $50.00 per hour for stafftime in excess of three hours; 4 Ordinance 2864 Exhibit D 20. Tree removal activity combined with statement of intent not to convert commercial forest lands (Chapter 19.06 PTMC): $50.00 plus auditor's recording fees; 21. Tree removal activity requiring a written exemption (PTMC 19.06.070, Article II) and minor modifications to approved tree conservation plans (PTMC 19.06.210): $50.00; 22. Minor modifications to approved tree conservation permits or tree conservation plans (PTMC 19.06.210): $75.00. B. Type II Applications (see PTMC 20.01.040). I. Minor variances, including sign variances: $150.00; 2. Minor conditional use permits: $250.00, plus an additional $50.00 per hour of staff time spent in excess of five hours; 3. Short subdivisions and lot line adjustments resulting in lot reorientation: $250.00, plus $50.00 per hour of stafftime in excess of five hours; 4. Environmentally sensitive area permits: for minor projects, $250.00, plus $50.00 an hour of staff time spent in excess of five hours; for major projects, $500.00, plus $50.00 per hour of staff time spent in excess of 10 hours; 5. Environmentally sensitive area reasonable use exception applications: $250.00, plus $50.00 an hour of stafftime spent in excess of five hours; 6. Revision of a permit application or of conditions of prior approval: $50.00 per hour of staff time, plus other direct costs to process the revision; 7. Type II personal wireless service facility permits (Chapter 17.78 PTMC): $500.00, plus $50.00 per hour for staff time in excess of 10 hours; 8. Preliminary plat and short plat time extensions: $150.00, plus $50.00 per hour for staff time in excess of 10 hours; 9. Tree removal activity classified as a tree conservation permit approval (Chapter 19.06 PTMC, Article II) affecting 40,000 square feet land area or less: $100.00, for activities affecting 40,000 square feet or more of land area but not exceeding five acres: $250.00, affecting land area of five or more acres: $500.00. ~ Cottage housing developments in the R-II zoning district (including binding site plan review): $400.00, plus an additional $50.00 per hour for staff time in excess of eight hours. C. Type III Applications (see PTMC 20.01.040). 1. Major variances: $250.00 for single family residences; $400.00 for other variances; 2. Major conditional use permits: $500.00 for major projects, plus an additional $50.00 per hour of staff time spent in excess of 10 hours; 3. Full subdivisions or planned unit developments: $500.00, plus an additional $30.00 for each lot or dwelling unit proposed, plus an additional $50.00 per hour of staff time spent in excess of 10 hours; 4. Major amendments to approved PODs: $500.00, plus an additional $50.00 per hour of staff time spent in excess of 10 hours; 5. Site-specific rezones which are consistent with the comprehensive plan: $500.00, plus $50.00 per hour of staff time spent in excess of 10 hours; 6. Shoreline substantial development permit applications: a base fee of $400.00 for a primary use and $500.00 for a secondary use or $600.00 for a conditional use. In addition, an hourly fee in the amount of$50.00 shall be charged for staff time in excess of 10 hours; 5 Ordinance 2864 Exhibit D 7. Shoreline variance application: $400.00, in addition to the amounts charged for a shoreline exemption letter or a residential setback analysis, if requested. In addition, an hourly fee in the amount of $50.00 shall be charged for staff time in excess of eight hours; 8. Revision of a permit application or of conditions of prior approval: $50.00 per hour of stafftime, plus other direct costs to process the revision; 9. Type III personal wireless service facility permits (Chapter 17.78 PTMC): $1,750, plus $50.00 per hour for staff time in excess of five hours. l!1 Cottage housing developments in the R-I zoning district (including binding site plan review): $400.00, plus an additional $50.00 per hour for stafftime in excess of eight hours. Note - a separate fee is required for the associated conditional use permit for for cottage housing in the R-I zone. D. Type IV Applications (see PTMC 20.01.040). I. Final long plat approval: $300.00, plus filing costs; 2. Final PUD approval: $300.00, plus filing costs; 3. Final short plat approval for two to four lots: $100.00, plus filing costs; $200.00 for five to nine lots, plus filing costs. E. Type V Applications (see PTMC 20.01.040). 1. Comprehensive plan and/or subarea plan amendments: $500.00, plus $50.00 per hour for staff time spent in excess of 10 hours; 2. Amendment, supplementation or modification to the text of the zoning code or other land use codes: $500.00, plus $50.00 per hour of stafftime spent in excess of 10 hours; 3. Shoreline master program (SMP) amendments: $500.00, plus $50.00 per hour of staff time spent in excess of 10 hours; 4. Street vacations: $300.00, plus the cost of property appraisal. F. Unspecified land use and development permit application fees: $250.00, plus $50.00 per hour of staff time spent in excess of 10 hours, or such other fee as established by the director of BCD based upon the most closely related land use permit fee listed. 6 Ordinance 2864 Exhibit D