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03/17/25 09 AM: STR Regulations Hearing Dominates Jefferson County Board Meeting

STR Regulations Hearing Dominates Jefferson County Board Meeting

Jefferson County board meeting featured intense public comments and hearing on short-term rental regulations, including caps, residency requirements, and housing impacts; approved consent agenda contracts; issued Sunshine Week proclamation; reviewed DNR Q4 revenues.

Public Comment Period

Metadata

  • Time Range: 00:00:43.000–00:43:48.000 (PART 1)
  • Categories: planning, operations, infrastructure, services, other

Summary

The board opened public comment at the start of the meeting, receiving testimony primarily on short-term rental (STR) regulations, including support for caps on non-resident-owned STRs, calls for easier permitting for owner-occupied ADUs, concerns over discrimination against non-residents, density limits in areas like Cape George, and enforcement needs. Additional comments addressed Upper Hoh Road repairs, South Shore Lake Quinault access issues, urban rest stops for unhoused individuals, and Sunshine Week. Commissioners responded briefly, providing updates on road repairs (bids out, May completion target, state/federal funding), urban rest stop exploration via coalition, and appreciation for STR input ahead of the 10:30 hearing.

Key Discussion Points

  • Multiple speakers supported STR regulations, including bans on investment-owned STRs by absent owners and streamlined licensing for owner-occupied ADUs with inspected septics (Dennis, attorney, rural residential property owner).
  • Concerns raised about residency requirements discriminating against long-term property owners unable to live full-time in county due to employment (Nick Napton, attorney, Quillayute property owner since 1960s).
  • Cape George trustee called for density cap application to their zone (proposed 4% = ~20 max STRs) due to vacant seasonal homes (Mike Hechtinger, Cape George trustee).
  • Support for STRs as tourism housing supplement given Olympic National Park visitors and lack of hotels; warning against investor discrimination (Brandon Bishop, property manager).
  • Opposition to investor STRs removing homes from market; suggested 2% cap, one STR per resident homeowner, platform enforcement (Bill Wise, Port Townsend resident).
  • Calls for urban rest stop at Port Townsend Yacht Club with public hearing (Maggie, Women's History Month reference).
  • Road updates requested: Upper Hoh emergency declaration, economic development strategic reserve, Big Creek closure (Ed Bowen, West Jefferson resident; Pat Neal, Ho Rainforest; Nels).

Public Comments

  • Dennis: Supports STR regulations, bans on absent investor STRs, easier ADU licensing for primary residents.
  • Nick Napton: Opposes residency discrimination; family property owners contribute economically despite living elsewhere.
  • Mike Hechtinger (Cape George): Density cap for Cape George; fire safety paramount.
  • Brandon Bishop: STRs serve tourism, crews; "all of the above" for housing; will invest elsewhere if discriminated.
  • Mike Schultz (Merestane): Limit units by zip code; questions dual regulations for residents/non-residents.
  • Maggie: Urban rest stop at yacht club; environmental/social justice.
  • Ed Bowen (West Jefferson): Upper Hoh/South Shore roads, Olympic National Park closures.
  • Bill Wise (Port Townsend): 2% cap, one STR per resident; platform enforcement.
  • Pat Neal (Ho Rainforest): Thanks for Upper Hoh efforts.
  • Shelley Arnell (Brinnon): Opposes zip code cap/lottery; DCD permitting causes housing crisis.
  • Tom Tirsch: Enforcement needs proactive policy; Sunshine Week praise.

Supporting Materials Referenced

No supporting materials referenced during public comment.

Financials

No financial information discussed.

Alternatives & Amendments

No alternatives discussed.

Outcome, Vote, and Next Steps

  • Decision: Public comment closed; responses provided on roads (bids by end of last week, May target, state $623k + private donations, small overruns in-house), urban rest stop (coalition/project owner needed), STRs deferred to hearing.
  • No Vote.
  • Next Steps: STR hearing at 10:30; written testimony noted.

Consent Agenda Approval

Metadata

  • Time Range: 00:43:54.000–00:50:07.000 (PART 1)
  • Categories: contracts, budgeting, personnel, planning, infrastructure

Summary

The board approved the consent agenda unanimously without items pulled for discussion, including interlocal agreement for Transportation Benefit District fee collection with DOL, PSA with HDR for Coordinated Water System Plan update ($207k, grant-funded), SSODA treatment contract ($12k, CJS Block Grant), ODT-Anderson Lake construction contract ($3.78M, grants), Water Reclamation Plant Change Order No. 7 ($166k increase, Commerce-funded), advisory board appointments, and Department of Licensing contract. Questions clarified contract review form barcodes, ODT funding (RCO/FHWA grants), and other items like HDR timeliness (climate grant-covered). Routine procedural approval condensed major topics.

Key Discussion Points

  • Contract review form used barcodes instead of dollar amounts for ODT due to pre-bid legal/risk review (Chair).
  • ODT extends trail from Milo Curry Trailhead to Anderson Lake State Park; FHWA/RCO grants (Chair, Commissioner Brotherton).
  • HDR CWSP update timely, $207k grant-funded by climate grant/large purveyors (County Administrator).
  • DOL contract enables July fee start, 1% DOL fee (County Administrator).
  • Appointments: Carol Bernthal (Conservation Futures), Sierra Young; Glenn Gately methane testing (Chair).
  • Limited discussion; items addressed primarily through supporting materials.

Public Comments

No public comment on this topic.

Supporting Materials Referenced

  • Interlocal Agreement for TBD Fee Collection with DOL: $20 vehicle fee, 1% DOL admin fee, starts July 2025.
  • PSA with HDR for CWSP Update: $207k ($125k climate grant, rest by purveyors); 18 months.
  • SSODA Treatment Agreement with Jake Leeper: $12k max, CJS Block Grant; Pathways curriculum.
  • ODT Construction Contract with Seton: $3.78M, RCO/FHWA grants; 3.15 miles paved trail.
  • Water Reclamation Change Order No. 7 with Interwest: +$166k for ADA paving/drainage, HVAC electrical, heaters; Commerce-funded.
  • Board deviated from none; all approved as presented.

Financials

  • ODT: $3.78M (RCO $2.73M, FHWA $1.05M).
  • CWSP: $207k ($125k grant, $82k purveyors).
  • SSODA: $12k (CJS Block Grant).
  • Water Reclamation CO7: +$166k (Commerce).
  • No other financials discussed.

Alternatives & Amendments

No alternatives discussed.

Outcome, Vote, and Next Steps

  • Decision: "Motion to approve the consent agenda as presented."
  • Vote: Unanimous (Ayes: 3).
  • No next steps specified.

Sunshine Week Proclamation

Metadata

  • Time Range: 00:50:31.000–00:56:09.000 (PART 1)
  • Categories: other

Summary

The board read and approved a proclamation designating March 16, 2025, week as Sunshine Week, emphasizing open government, public access to records/meetings, hybrid formats, and transparency. Commissioners highlighted public engagement timing, reply-all email protocols under Open Public Meetings Act, and briefing/calendaring for workshops.

Key Discussion Points

  • Proclamation text read by commissioners, citing James Madison (Chair, Commissioner Brotherton, Commissioner Dudley-Nollette).
  • Commitment to hybrid meetings, electronic records, noticed meetings (Proclamation).
  • Public input sweet spot: neither blue-sky nor final thumbs-up (Commissioner Brotherton).
  • Email reply-all restrictions; public-noticed meetings required (Chair).
  • Limited discussion; ceremonial item.

Public Comments

No public comment on this topic.

Supporting Materials Referenced

No supporting materials referenced.

Financials

No financial information discussed.

Alternatives & Amendments

No alternatives discussed.

Outcome, Vote, and Next Steps

  • Decision: "Move to approve the proclamation as read." Seconded.
  • Vote: Unanimous (Ayes: 3).
  • No next steps specified.

DNR Fourth Quarter County Income Report

Metadata

  • Time Range: 00:57:47.000–01:28:01.000 (PART 1)
  • Categories: budgeting, operations

Summary

DNR Olympic Region Manager Bill Wells and Assistant Region Manager Drew Rosenbaum presented Q4 2024 revenue ($385k distributed, $951k accrued annually) from 14,722 acres of state forestlands, with $2.8M under contract (Les Crocker $1.97M, Maladjusted). Sales updates: Les Crocker/Maladjusted litigation ongoing (injunctions on portions); others completed/extended. 2025 projections slim (~40% of prior); 8 sales paused per commissioner policy (mostly Clallam); encumbered lands due diligence ongoing.

Key Discussion Points

  • CY2024 revenue: $941k timber, $114k non-timber; $2.8M under contract (Bill Wells).
  • Les Crocker: Litigation on 2/4 units, revenue from others imminent; market uptick doubled value (Drew Rosenbaum).
  • Maladjusted: Litigation pending; small sale, low-risk (Drew).
  • Paused sales: 8 in Olympic region, adjusted plan to minimize impacts (Drew).
  • Monthly distribution reports to juniors: Treasurer/Assessor review requested pre-release (County Treasurer).
  • Encumbered lands: Jefferson's 323 acres satisfied; Clallam pending (Drew).

Public Comments

  • Ed Bowen (West Jefferson): Pause sales count; encumbered lands payout update.

Supporting Materials Referenced

Q4 report: $385k distributed; $951k accrued; $24k net under contract. 2025: AC Alder ~$276k+ overbid expected. Paused sales exempt Olympic Experimental Forest.

Financials

  • Q4 Distributed: $385,582.
  • CY2024 Accrued: $950,542 ($941k timber).
  • Under Contract: $2.8M (Les Crocker $1.97M).
  • 2025 Projection: $207k (slim year).

Alternatives & Amendments

No alternatives discussed.

Outcome, Vote, and Next Steps

  • No action taken; item informational.
  • No next steps specified.

Public Hearing: Amendments to Jefferson County Code Regarding Short-Term Rentals

Metadata

  • Time Range: 01:28:01.000–03:38:23.000 (PART 1)
  • Categories: ordinances, planning, land use, permits, housing/services

Summary

Staff (Brent Butler, Greg Ballard) presented STR history/regulations, workshops/PC deliberations (geography via zip codes, enforcement via platforms, owner-occupied priority, 4% cap on housing stock, community benefits like long-term rental offsets), literature on housing/tourism impacts. PC commissioners elaborated (caps for housing preservation, owner-residency, 3-5yr permits cycled). DCD staff proposed version (1 permit/operator, parking onsite, no residency req.). Public testimony split: support caps/residency for housing (e.g., 2-4%, primary residences); oppose as discriminatory/economic harm (tourism jobs/revenue). Hearing closed; written open till Friday.

Key Discussion Points

  • Why now: Housing crisis data (worst affordability Q4 2023), STR spillover (Brent Butler).
  • Current regs: STRs permitted most zones; hipcamp/glamping via conditional use (Brent).
  • PC: Zip code geography, platform enforcement, owner-occupied, 4% cap (OFM housing units), community benefits (e.g., long-term offsets) (PC: Cynthia Cohen, Kevin Cooper, others).
  • DCD: 1 STR/operator (affidavit), parking onsite, grandfather pre-2001/permits, 90-day amnesty, 4% cap proportional by zip (Greg Ballard).
  • Literature: Unregulated STRs harm local workers in tourism areas (Brent).

Public Comments

  • Michael Volkman (Green Ridge Dr.): 3yr permits target standalone homes.
  • Cynthia Cohen (PC): Staff report unclear for public.
  • Holly Stiley (Quilcene): STR jobs for rural areas.
  • Brian McFadden (Madrona Beach Dr.): Grandfather existing; economic benefits.
  • Nikola Caliparis (Castle Hill): Regulate for housing balance.
  • Nicholas Napton (Spokane/Quillayute): Expand supply, not restrict.
  • Jeremy Dennison (Rosecrans St.): Housing crisis from outsiders.
  • Mike Hechtinger (Cape George): Density cap/precincts.
  • Katherine Weldy (Port Townsend): 3% cap for affordability.
  • Liz (HSN Director, Port Hadlock): Housing crisis; lost 600 rentals.
  • Ross Foster (Cape George): Caps raise prices; tiered days.
  • Diana Denny (Cape George): Unpermitted STR example.
  • Caitlin (Kenmore): Primary residences only; 1-2.5% cap.
  • Gene Ball: Second homes/vacants if no STRs.
  • Tom Tirsch: Strict resident-only; no grandfather takings.
  • Shelley Arnell (Brinnon): 1000+ Airbnbs; DCD permitting issue.
  • Brandon Bishop (Bremerton): Long-term restrictive; tiered review.
  • Demona Van Handel (Brinnon): Oppose residency/cap; grandfather.

Supporting Materials Referenced

PC rec: 4% cap, resident-only, 3yr permits, zip distribution. DCD: 1/operator, no residency, grandfather 90 days. Literature: STRs harm tourism workers. Data: ~3-4% current STRs; Brennon highest.

Financials

No financial information discussed.

Alternatives & Amendments

  • PC vs DCD: Residency req, cap distribution, operator limit, grandfather period.
  • Public: Primary only/1-2.5% cap, tiered days, no cap/owner-occupied uncapped.

Outcome, Vote, and Next Steps

  • No action taken; hearing closed (written open till 3/21).
  • Next Steps: Deliberation 3/24 2pm; moratorium expires 4/7.

Background Materials

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