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HomeMy WebLinkAboutStock Plans JEFFERSON COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST TO: Board of County Commissioners Mark McCauley, County Administrator FROM: Phil Cecere, Chief Building Official/Fire Marshal Brent A. Butler, AICP, Chief Strategy Officer Emma Bolin, AICP, Director, City of Port Townsend Planning and Community Development Department DATE: December 18, 2023 RE: Stock Plan Review and Selection STATEMENT OF ISSUE: The purpose of this briefing is request that the Board of County Commissioners ("BoCC"or "Board")appropriate funding so that the Jefferson County Building Division may either directly or through consultants review pre-approved (stock)plans as recommended by the Joint City/County Stock Plan Committee ("SPC") on December 13, 2023.The SPC consists of two Jefferson County Planning Commissioners, and two City residents nominated by the Port Townsend City Council. The SPC unanimously selected eight plans for funding after extensive public outreach over the past six months that included publicly noticed community meetings, newspaper articles, website promotion, and a questionnaire followed by a separate survey, which had 42 responses. If the Board approves their selection or a smaller subset of those plans recommended for funding, city and county staff will begin the process of dissolving the SPC and move to the next Stock Plan project phase, which is plan review. BACKGROUND: In response to the SPC's unanimous vote on December 13, city and county staff present eight plans from the 34 plans received after this year's public solicitation for plans. After considering comments at a publicly noticed meeting(see Attachment 1 —October 9, 2023 minutes), a lunch and learn scheduled in the Council Chambers (see Attachment 2—November 8, 2023 Lunch and Learn Notes), and survey/questionnaire resulting in nearly 50 responses, the SPC completed their assigned task by identifying eight plans for submission to the BoCC for funding. Stock plans are used as an innovative tool to reduce permitting timelines, cost, and noncompliance with local state and federal regulations. They can be used for a primary house, accessory dwelling unit, or multifamily structure. Currently many jurisdictions throughout 1 western Washington authorize stock plans. Some of these municipalities limit stock plans to accessory dwellings while others allow them for other housing types. Currently, the cities of Port Angeles (see,https://cityofpa.us/1306/Permit-Ready-Plans), Olympia, Lacey, Tumwater, Renton, Kent(see, https://www.thurstoncountywa.gov/departments/community-planning-and- economic-development/community-planning/comprehensive-plan-home/lacey-olympia- tumwater joint-plans) and Seattle, among others, have approved stock plan programs. The three cost categories include 1)plan set, 2)plan engineering, and 3) hourly support. While site-specific land use review is still required as some areas may have critical areas or other development constraints unique to the site, the availability of stock plans will provide many benefits, including: • Expedite delivery of housing by eliminating the need for review and approval of the initial plan set • Architect is available to assist the homeowners/builder for an hourly rate • Reduced design costs • Designs may be more appealing and offer cost competitive options to manufactured structures • Pre-packaged designs are guaranteed to meet local and state building codes • Applicant saves on the jurisdiction's Plan Review fees since the structural plans are already approved • Reduced design costs.New structural single family designs average 8-12%of the total valuation of the construction cost. At an average of$300/sq ft of building cost for average grade construction,project valuations for these designs range from $86,400- $450,000. Typical design costs on a per project basis would therefore range between $8,600 and $45,000. However, this program enables the designer to skip several steps and lower costs on their designs similar to cheaper pre-designed plans available on the internet. Multifamily designs are typically more expensive; therefore, reduced plan costs may encourage more infill development within the Tri-Area where sewer is planned. Call for Plans After an initial call for projects (see, Stock Plan Submittals for Selection: Jefferson County, WA),the city and county extended the submission date after learning that the new building codes would not be adopted by July 1, 2023. Upon review of those submitted plans, the Joint City/County Stock Plan Committee ("Committee") supplemented the existing plans selected previously by three county planning commissioners with new locally designed plans. The overall list now includes 31 new submittals from three western Washington architects/design professionals including GreenPOD (5 plans), Cascadia(11 plans), and Ross Chapin(15 plans). ANALYSIS: The SPC's analysis considered all 34 different plan sets, as they meet different needs. All of these plans can be reviewed online by google. Input"Jefferson County" and"WA" and "Stock Plans"to be directed there or go to: https://www.co.jefferson.wa.us/1645/20280/Stock- 2 Plan-Submittals-for-Selection The eight recommended plans are listed in alphabetical order. Each plan recommended by the BoCC appears on a separate page Artisan Group—Flexible(600 square feet)/Plan Review$667.55 /Inspection: $1,027 Notable Characteristics: (1)American with Disabilities Act(ADA) accessible, (2) Energy Efficient Design a. 0 rn (ID: u 1 g 16 Uo I� 00 $ lea Bedroom Kitchen118 1 Etc 1 11'-10"x 9'-6' 14'-0"x 9'-6" NIP a E' Hw ) I` dill Ni I - r _ ISIANDrCINING 110 wio ^Y • • II 1,,,c),_:...-:il .).,(---.r -1 7 Bathroom" t T-10"x 7'17T 21'-0"xnLivi9'-7" ///I \ fj d ,./ ))) . 60"x30'SHWRO- c mi 0 C 'O a a a 0 0 a ® Main Floor-Clean tzr----, 1/4"=V-4T 0' 1 2' 4 3' A001 , it I tlr 't hl � 3 i r. — 4- its ( t r # - '5 3 The Blackberry Plan—432 Square Feet/Plan Check$503.75 /Inspection $775 Notable Characteristics: (1) Prescriptive Engineering; (2) Roof Design Variation Available to reduce cost(Hip, Gable or Shed Roof), 2' increments for ease of construction/decreased waste s�4 x= li Aril 2.. i O • 13 . 11 0 t 5U5DR5 YiSdRS $ }' Y 1 IQ Is VIIIII .----: c_t, BEDROOM0 v 4140 $ t f CUEEN I Z KITCHEN+DINING "� BED F rr +LIVINGI mop gm ali; 3068 ti i i____i,.„. ...i_--. M RE BATH ► r7 V 77�n 1f • o r I v44R5 384OR5 t a 11 b xinMu.r..-rs..-t.i- 4 ! III II ' , �1 ` fir- i i?:T 4 Cabo—544 Square Feet/Plan Review$614.90/Inspection$946 Notable Characteristics: (1) Includes a Loft Version with an additional 200 square feet(2) Variations include front or side porches B ]I [ : i III Bedroom Closet Bedroom Closet AIN 'Kitchen+ Bait„ Kitchen' Both — ilry all I MN [3 34 II 11 • Me -- ME alln - . 1 -1ra'— kill 0 I FlF +a ;t, — 2!r r• F Ili LI �► �i A •u._A o � ... 4 ®...J version with front porch version with side porch i j. . i r / hsrjj 0,11 `� I G lli 5 Care Pod—448 square feet/Plan Review$ 521.30/Inspections $802 Notable Characteristics: (1) Equipped for persons with disabilities, e.g., lift and mobilization track, and other interior monitoring systems f.. y Q1,. 1 UC '' m { 0 T r�� 'sueII t V n ii .., , „„ ' - - - - :- - II .?, TV I - ■ idi o ID 1) I 1i - IN III a I , ►� 6 Freedom—320 Square Feet(net)/Plan Review$398.45 /Inspection $613 Notable Characteristics: (1)American with Disabilities(ADA) Accessible, (2)Veterans Administration Approved, (3) Ceiling and Lift Stations available (:;•:. -.Ai Or -' IL p - caprp , r'� l ti +„a■■aena.elaaa.a uc fee Reaserall Rama : , eon 1bb,send,We tree :a1Caa m S. f�. ' ktsota S. t •��,.M : - KrT4F.EN 1 , _ w IIIII A: ",,, :: 3 in 11 r1 Q u.� , i I BE*.oar! Liy'NG „, '_c*4(5 ! 14:"" a a 1 r W �: r : W ,n / Ce - LL ) < SCALE: ,� r Floor Ran atermatae ern Sae / Proiect Narrative be rtaenar 4 • ,team'to cAegrate 1 ' 2 fdagr and trees A+b. il .tea...-'---- - w Raps Amor. r---- n nn nr I n .r, t\-— 1 1 s�J LLJiF_= ._ I' e, --- 0 t e=naR' C_. 7 Hilltop—828 to 1015 Square Feet/For the two-bedroom option—Plan Review$981.50/ Inspection$1,510. Notable Characteristics: (1) Two Bedrooms 1 II Am" pi;ii gmiiii 411,3_i i il = -:_ail I II o * L w. J Version A:ioi5 SF m} $b e �' � =_i • 11 • +s gI. "f g� .>3s 1 c�Y�fy, ® ®�. y ti�u�t$< a:, �w. ( e �,.�„u,r 3 I; ate°. o 0 2,4 _ I s�, .- t___.. 10. ,.. Version B:818 SF 8 Tomato— 1,008 Square Feet/Plan Review$976.75/Inspection $1,503 Notable Characteristics: (1) Two Bedrooms, (2) Universal Design, (3) Utility Room i. 14' Si» R_v ! BATH rti I -6,,, KI-CHEN \ f t ate!Weea 1 - w v BEDROOM _ r IN ill COVERED II1 Isir5 8Ea PORCH IILIVING C i 3 6 BEDROOM � _ a--"�`fir _ - r+j i j , in- r, ,.... Urban Cottage—288 Square Feet/Plan Review$363.35 /Inspection$559 Notable Characteristics: (1) Accessible, (2) Lot Cost, (3) Best Bath ADA Compliant, (4) Insulated Roof Panels—ready cut, easy to assemble kit of parts - -12 3 _ 5 ) 6 -L 7_, i r , :I T c r. II. C 1t'Tc si.I 14 0 n ©© F---1 ,till Ai I .1 16 15 131 1 ' '12 11 9 t J © ==1®= i 1 ...... u imo, 1.111111110111111111.11.111111111111111110 FRONT 10 FISCAL IMPACT Completion of this project requires allocation of funding for plan review. Each additional plan increases the general fund expenditure by the amount stated on the preceding pages, where the plan name is highlighted. RECOMMENDATION: After hearing the presentation and accepting public testimony, select plans for review, and allocate general fund expenditures to fund plan review commensurate with the plans selected for review. REVIE ED BY: 12.-// 1 Mark McCauley, County Administrator Date 11 ATTACHMENT 1 —October 9, 2023 minutes CITY OF PORT TOWNSEND/JEFFERSON COUNTY MINUTES OF THE JOINT JEFERSON COUNTY AND CITY OF PORT TOWNSEND PLANNING COMMISSION PRE-APPROVED STOCK PLAN SUBCOMMITTEE MEETING Friday October 6, 2023 OPEN HOUSE CALL TO ORDER- 10:45 am ROLL CALL Jefferson County Planning Commissioners subcommittee: Matt Sircely and Kevin Coker City of Port Townsend Planning Commissioners subcommittee: Neil Nelson PUBLIC COMMENT DUNCAN KELLOGG: Spoke about shed remodels and difficulty of obtaining WA Department of Labor & Industries permits. Expressed appreciation for the group to improve workforce housing. KELLEN LYNCH: Recommended using Seattle and Lacey programs as example. Stated that affordability is important. The market for these plans might be for a second ADU. There may be future opportunities to require permanently affordable housing. ANNE RAAB: She is one of the submitting designers. With three units you can share a heating system. Site design means modular is not a one size fits all. She tries to build flexibility into her designs. ERIC JONES: Stated that the primary goal of the program and audience should be identified. BEN WILSON: Stated that not all the same information is available on each of the plans such as pricing. 12 NEW BUSINESS City Planning and Community Development Director Emma Bolin presented a Powerpoint on the pre-approved stock plan project including project schedule, preliminary public feedback forms and public favorite plans, possible project goals, and questions about how to evaluate plans to select which ones would be recommended for plan review funding. Commissioners then discussed plan differentiation. Kitchen and bathroom can be the most expensive part of the home, but smaller plans don't always cut cost. Accessibility and aging in place along with affordability and flexibility were top issues rising to the top. Two bedrooms are important and could achieve more affordability. More windows are expensive. Decks are pricier than patios. Compact designs reduce foundation costs, but only able-bodied people can use an upper floor. Commissioner Coker indicated that the Wildland Urban Interface and 2021 Washington State Energy Code could have an impact on cost. About 8% of building costs are for construction, 91% are operations and building maintenance, and 1% is demolition at the end of its life cycle. County Chief Strategy Officer, Brent Butler, talked about future outreach, and announced that he was hosting a Lunch and Learn at the end of the month focused on employee participation and feedback on the stock plans. He mentioned that internet connectivity is problematic in the County. Discussion resumed about roof types, complexity of building corners and affordability. Foundation types such as helical screws and diamond piers can reduce foundation costs and tree elimination pressure. A local architect noted that the stock plan program cannot solve every person's custom design wishes. All designs need to be rectangular, have simple shed roofs, and come in different sizes so that users can estimate costs and compare apples to apples. Discussion continued on how to calculate affordability. Do-it-yourself ability is a factor; however, if an owner/builder cannot keep up with a schedule, then it affects sub- contractor availability. Commissioner Coker asked which Seattle/Lacey/Renton preapproved stock plans are selected and used mor. Brent Butler responded that it depended on if the designer promoted the plans more. 13 The Commissioners agreed to use the current plan solicitation, work on listing plans for comparison with thumbnail images, evaluate based on selection criteria, and ask architects to fill in missing information on pricing and costs. The County will be more experienced in stock plans after learning how they are used in this Building code cycle. The emphasis now is to get some plans available soon. The Commissioners then discussed the need to provide ample time for finalist plan engineering. With the spring building season and the new building code, engineers are likely to be at least a month out for scheduling. People using the program stand to gain some benefit in design/permit cost and time. The hard work is selecting and designing the building site. There is a need for more public input and another meeting in the evening within the county such as the County Library or Tri-Area Community Center so that workers and county residents could more easily attend. SECOND PUBLIC COMMENT TERRY SMITH: Stated as a realtor she observes buyers wanting common features. It's hard to know your budget and its more difficult now to develop lots. With leased land, if a bank will finance, the interest rate could be higher. ERIC JONES: Stated that multiuse of space is very important for families in small spaces. JEANNETTE MCKAGUE: What are the range of incomes supported by these plans for the Comprehensive Plan update? ADJOURN 14 ATTACHMENT 2—November 8, 2023 Lunch and Learn Notes DATE: December 13, 2023 FROM: Brent A. Butler, AICP Chief Strategy Officer TO: Joint City of Port Townsend/Jefferson County Stock Plan Committee Jefferson County's Planning Commission Stock Plan Subcommittee RE: December 8, 2023 Lunch and Learn Overview The Chief Strategy Officer (CSO) and Debbie Fountain, the Financial Operations Coordinator (FOC), provided a brief overview of how they purchased their first homes in Jefferson County, using a lot loan (bank financing) and down-payment assistance programs (Farmers Home Administration) respectively. The presenter(s) shared how the financing they used have been replaced but still exist in other forms; the following key points were shared. 1. CSO (Brent) shared how the lot loan he obtained is offered again, after a pause, and that you should check the terms as each lot loan will have different components. a. Revised Code of Washington § 36.01. 130 prohibits stabilizing rents, as it states that `controls on rent for residential structures— [are] prohibited" and that there are notable exceptions. Consequently, rental ownership comes with few guarantees that the rent will not become unaffordable over time for those with fixed incomes. b. CSO requested staff to fill out their preference by using the questionnaire resulted in only one submission from Sacha Coker. 2. FOC (Debbie) shared how her program was affordable, and enabled her to have a home constructed,enabling her to move in as the first owner. Most importantly, similar programs still exist (for more information, please go: https://www.rd.usda.gov/programs-services/single-family-housing-programs 3. Jefferson County Treasurer Stacie Prada shared that information regarding First- Time Homebuyer eligibility linked to the First Federal website that has a lot of links that might be good to consider and search for source information at USDA or other websites, including a. USDA for income eligibility on this website that might be handy to have ready to share with others. It's interesting to look at our wage tables and see who might qualify depending on number of people in the home and number working. 15 https://eligibility.sc.egov.usda.gov/eligibility/incomeEligibility Action.do?pageAction=state b. 7 Steps for First-time Homebuyers c. Who is Considered a First-Time Homebuyer in Washington? First-time home buyers are eligible to receive many financial advantages, and you might not realize that you could qualify for a loan assistance program based on that status. In Washington, a first-time homebuyer is classified as any individual who has not owned and occupied a primary residence during the previous three years. d. Other conditions include: If you've owned a home, but your spouse has not, then you can purchase a place together as first- time homebuyers. i. A single parent who has only owned a home with a former spouse while married. ii. A displaced homemaker who has only owned a home with a spouse. iii. An individual who has only owned a principal residence not permanently affixed to a permanent foundation in accordance with applicable regulations. iv. An individual who has only owned a property that was not in compliance with state, local, or model building codes—and that cannot be brought into compliance for less than the cost of constructing a permanent structure. v. 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