Council hopes for action after second extension
Twisp has extended its year-long moratorium on conversion of existing dwellings to overnight rentals for another six months, this time with some urgency about updating the town’s regulations for conversions.
At its meeting last week, the Town Council unanimously agreed to extend the moratorium for a second time and committed to coming up with some possible changes in how overnight rental conversions are treated. In the year since the moratorium was first imposed after an outpouring of public sentiment, little progress has been made toward revising relevant town ordinances, which could include changes to the zoning code.
The town’s Planning Commission, where a review of existing regulations and consideration of changes would first be taken up, has been overwhelmed with other topics including updating the town’s sign code and reviewing development proposals — so much so that the commission now meets twice a month to handle its agenda.
Nonetheless, the council indicated it will likely look to the Planning Commission for direction and some recommended actions over the next six months. The other option is for the council to act independently to adopt changes.
Council member Hans Smith acknowledged that the Planning Commission has a full plate but said the council may seek some re-prioritizing. Planning Commission Chairman John Battle will be invited to council meeting to talk about that possibility.
Council member Mark Easton supported the extension but said the council needs to put a process in motion to deliver recommendations. “I feel confident we can do it in six months,” he said. “We know what people want.”
Council member Aaron Studen supported the extension, adding that “I feel like nightly rentals have a place here” with appropriate controls. He suggested changes to town codes could be done in stages so that some action occurs within the next six months — “maybe a hybrid solution.”
“We don’t want to be in the same place in six months,” Studen said.
The council had asked Town Attorney Scott DeTro whether it had the authority to extend the moratorium past one year. The answer was yes, but a public hearing will be required to reiterate the findings of fact that supported the original moratorium action. That hearing will be on an upcoming council agenda. DeTro said an extension ordinance must be adopted by May 22.
Town Planner Kurt Danison reviewed a detailed inventory of existing conversions and previous conversions that have lapsed because the properties changed hands.
Since 2010, there were 14 applications for conversions and 11 permits were issued, Danison said. Currently, he said, only four are in compliance, two advertised as B&Bs; two are out of compliance and being notified; and five have been sold.
Danison also offered some possible revisions to the town’s zoning code, including some clarification in definitions to create the single term “short-term rental.”
Earlier concerns
The moratorium, first enacted in April 2022, was extended by another six months last November, as the town gave itself more time to study of local housing needs and how best to address them.
The first moratorium was adopted after residents expressed concerns about the potential effects of overnight rental conversions on the housing market and on neighborhood ambience. Most of the comments asked the town to suspend applications for conversions to overnight rentals, which can occur through a licensing and administrative process without council review or approval.
Commenters have cited the loss of housing options for workers, possible negative effects on the character and safety of established neighborhoods, and the potential for taking business away from established tourism lodging businesses including B&Bs.
The council received additional written and oral support for extending the moratorium at last week’s meeting, and one letter opposing extension of the moratorium.
The moratorium stops conversions of existing residential housing to overnight rentals, including properties in commercial zones, while the town considers its long-term policy options for such accommodations The moratorium does not affect hotels, motels or existing overnight rentals including B&Bs.
Twisp currently has no overt prohibitions of overnight rentals in its municipal code. An overnight rental conversion requires a business license, a land use application and an administrative permit, but no council review. Applicants must meet several requirements included in the town’s code. Nightly rentals are allowed in every zone except industrial and at the municipal airport.
Fire marshal agreement
In other business, the council preliminarily approved an agreement to contract with Chelan County’s fire marshal, who will conduct a review of the proposed Orchard Hills planned development to assess its compliance with existing fire code standards including access and evacuation routes, for a total cost of up to $1,000. Because of public concerns about fire-related issues, the town had agreed to have an independent fire marshal’s assessment of the site.
The Planning Commission has closed its public hearing on the Orchard Hills preliminary approval application, and is now reviewing the application including challenges to the determination the development would not have adverse environmental effects. Ultimately, the commission will make a recommendation to the Town Council about whether preliminary approval should be given and if so under what conditions. Final approval, also by the council, would depend on the development meeting the requirements outlined in the preliminary approval.
Orchard Hills is a proposed housing development on the bluff west of downtown Twisp. The proposal was submitted by Palm Investments North (owned by Jerry and Julie Palm). The proposal calls for 52 residential lots and three open-space tracts on approximately 17 acres. It was first submitted to the town in May 2022 and has undergone several revisions.
Fire District annexation
The council also adopted an ordinance declaring the town’s intent to annex to Okanogan County Fire District 6, a necessary action in the annexation process so that the question can appear on the Aug. 1 primary ballot. The town and fire district previously reached a pre-annexation agreement spelling out the terms of transition from contracting for fire services to being part of the district.
Currently the town has an agreement with Fire District 6 to provide fire protection services in Twisp through 2023, at an annual rate of $60,000. The “effective date of annexation” would be the date on which election results are certified by the county, in this case Aug. 15. If an annexation is approved, the existing fire protection agreement would remain in place until the district began taxing town residents in 2024.
Voters in both the town and the fire district must approve a proposed annexation.
The council also reviewed the proposed six-year capital facilities plans, which identifies and prioritizes major infrastructure improvements including those for streets and sidewalks, water and sewer systems and the municipal airport.
