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HomeMy WebLinkAbout2026-1-12-cd-study-session-supporting-documents KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES 2025 STUDY SESSION STAFF REPORT STUDY SESSION DATE: January 12,2026 TOPIC: Kittitas County 2026 Periodic Comprehensive Plan Update.Next 6 month schedule briefing ACTION REQUESTED: No Action Requested BACKGROUND: We have completed our initial year(2025) and have continued moving forward in 2026 regarding our 20yr Periodic Comprehensive Plan Update. The Planning Commission held public meetings in September, October and November of 2025 reviewing the comprehensive plan in smaller portions,all of which were published meetings, open to the public, and included comment periods. We held joint meetings with the Board and Planning Commission to further review of County priorities which will be reflected in the final document. INTERACTION: CDS. RECOMMENDATION: None. HANDLING: None. ATTACHMENTS: Tentative Adoption Schedule for 2026 LEAD STAFF: Chad Bala, CDS Director Tentative Adoption Schedule for 2026 This is a tentative schedule forthe 2026 Comprehensive Plan periodic update,with Climate Element, Easton Subarea Plan, and development regulations and critical areas ordinance update. Meetings are broken up by Planning Commission and Board of County Commissioners schedules.County staff and consultants will coordinate noticing, agency review, and comment periods. Summary of 2026 Schedule Planning Commission Briefings, Meetings, and Hearings Comprehensive Plan, Climate Element, Easton Subarea Plan Jan 29 Drafts available for Comprehensive Plan, Climate Element, and Easton Subarea Feb 10 Joint PC and BOCC briefing (2 hour) Mar 17, 18, 19 Public hearing for Comprehensive Plan, Climate Element, and Easton Subarea Development Regulations and Critical Areas Ordinance Update Apr 14 PC briefing May 12, 13 Public hearing for development regulations and CAO Board of County Commissioners Briefings, Meetings, and Hearings Comprehensive Plan, Climate Element, Easton Subarea Plan Feb 10 Joint PC and BOCC briefing (2 hour) Apr 13 BOCC briefing Apr 27 Public hearing for Comprehensive Plan, Climate Element, and Easton drafts(continue the hearing until May 19 to keep the record open) May 19 Close the public hearing record for deliberations and adoption. Development Regulations and Critical Areas Ordinance Update May 19 BOCC briefing Jun 4 Public hearing notice + BOCC drafts June 23 Public hearing for the development regulations and CAO 3 N p [n a u i 00 n z m00 < N N Ln O pl lfl N O Z N v o w °' o c m V) 0 D v W 00 m 0 Z m Ln 0 N N 00 d N I C po NtNi�ao�A c 'C m�oiv, O �IOW� C N O N tONtnm+ S W N N m owm�oN O W 22 D �AJOW d W Olin N O uj NJ —, W Ln A�1oW C C O � D N �owm O N I+ r r D 3 SrNJ00 T N n N cn (D C Z (r N N N W O O Z D N a W m I�Do l C. a � t � o n N 3 Q ❑ -ly ❑ N a` Ui 00 � o - 0 rb Z m m FL c m oo c- O 0 > � a Ul Q0 N 2 � � C eD {�� rD- �:.t O ::3 ❑ AJOW C N O T t0 N tl� S N N ON T o w m �I O L4U ;o D W�AV N OWO+�ON O AVOW C �AA J C 3 W •1••� C T VNi Oo�A fC N -� y• C o r {rj !"1 v ONE tO Nto S � N . ro 3 �owrn rn nm _ OO�AJ w r -S 73 r -❑ ro N O. 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RECOMMENDATION: Direct staff to dissolve the short-term rental committee. BRIEFING SUMMARY: The Short-Term Rental Committee held its final committee meeting on December 18, 2025, with a quorum of 5 committee members and finalized the draft Short Term Rental Code (Kittitas County Code 17.63)with a unanimous vote of approval. BACKGROUND: Short Term Rental Committee was created by the BOCC on March 5th, 2024 (Resolution 2024-049)to determine the need for legislation. On April 28th, 2025, the BOCC expanded the duties of the Short-Term Rental Committee to develop a set of draft regulations. DISCUSSION: None FISCAL IMPACTS: None ATTACHMENTS: Final Committee Minutes Draft Short Term Rental Code Page 1 of 2 EXHIBIT 1: Page 2 of 2 KITTITAS COUNTY SHORT TERM RENTAL COMMITTEE MINUTES Chamber of Commerce 609 N Main St, Ellensburg Special Meeting THURSDAY 3 : 30 PM December 18 , 2025 Committee members present: Amy McGuffin, Jessica Karraker, Nicole Johnson, in person and Gina Peckman and Dayna Larimer via Webex. Committee Members Not Present: Bryan Pitman and Norman Pascoe (excused) and Joe Fithian, Derek Doremus (unexcused) . Others Present: Jeremy Johnston, Dan Young, Jessica Miller - Clerk and no (0) members of the public. CALL TO ORDER Meeting was called to order at 3 : 32 PM CITIZEN COMMENTS (1 min. time limit) There were no citizen comments . APPROVAL OF MINUTES Motion by Amy McGuffin to approve the November 20, 2025 minutes . Seconded by Jesssica Karraker. Discussion - none . Motion passed. NEW BUSINESS DISCUSSION/DECISION - DEVELOPMENT OF RECOMMENDED SHORT TERM RENTAL DEVELOPMENT REGULATIONS LONG RANGE PLANNER JEREMY JOHNSTON stated the goal of today' s meeting is to focus on the violation section of the regulations . The draft violation section was sent out to the committee members by email for review. Jessica Karraker asked for clarification on defining an actual reported violation. Jeremy Johnston stated it would be a reported violation to code enforcement . Code enforcement would issue a letter to the person and follow through with requesting compliance with the noise violation through the decimal reader report . Discussion occurred regarding fire ban violations and who gets the violation. Fire Marshal Dan Young stated the renter would receive the violation if the homeowner properly posted fire ban documentation. If a fire was left unattended after the renter 2025-12-18 MINUTES I left the home, then potentially the homeowner would receive the violation. Jeremy Johnston stated he is recommending that some sort of variation of the supplemental violation regulation handout replace number 1 in section 17 . 63 . 055 Violations . Amy McGuffin would like to add subsections under the current violation section. Discussion of section 17 . 63 . 055 (1) and if it should be a 15 minute or 30 minute window. Thirty minutes allows more time for the property owner/manager to correct the situation. Amy McGuffin asked if there is a way to dispute the claims . Jeremy Johnston stated under section 17 . 63 . 070 there is an appeal process that can be used throughout any stage . Motion by Amy McGuffin on section 17 . 63 . 055 Violations (1) , correct 15 minutes to 30 minutes window, include a subsection (a) from the suggested criteria provided of possible noise violation criteria, continue with (2) with code structure to explain the exemption of noise violations with a sub bullet (a) outlining the four tiered system as provided in the possible criteria provided by staff and accept the definition listed in 17 . 63 . 010 "Committed Violation" means a violation found to be substantiated by ruling of a court of law. Seconded by Nicole Johnson. Discussion - none . Motion passed 5-0 . Jessica Karraker requested discussion regarding the exceptions of people living on the property for a detached accessory dwelling being rented as a short-term rental in 17 . 63 . 030 (4) . Amy McGuffin suggested just removing the word "attached" . Motion by Amy McGuffin to remove "attached" under 17 . 63 . 030 (4) under owner occupied short-term rentals . Seconded by Nicole Johnson. Discussion - Jessica Karraker asked for a definition of "principal structure" . The "principal structure" is generally the single family residence but this definition was recently expanded to include more types of residences . Motion passed 5-0 . Discussion occurred regarding Master Planned Agreements and Development Agreements with regard to section 17 . 63 . 060 Exceptions in the draft regulations . Dayna Larimer stated by having that exception for Suncadia you are driving the investors/buyers into Suncadia because the restrictions are exempted. Jessica Karraker suggested excluding the ones that have it outlined currently and future ones that go through the planning process and get approved. 2025-12-18 MINUTES 2 Motion by Nicole Johnson to remove section Exceptions 17 . 63 . 060 in its entirety. Seconded by Jessica Karraker. Discussion - none . Motion passed 5-0 . Motion by Nicole Johnson to add to Applicability section 17 . 63 . 030 as written bullet point (5) , that short-term rentals within a planned unit development or master planned resort shall be subject to this chapter unless expressively authorized by an approved development agreement or PUD final development plan. Seconded by Amy McGuffin. Discussion - may want to change the word chapter to title, staff will discuss with legal . Motion is revised to use the word "title" instead of "chapter" . Motion passed 5-0 . Motion by Jessica Karraker to send this document to Planning Commission as written. Seconded by Amy McGuffin. Discussion- the document will have to go through legal but the committee won' t need to review it . Jessica Karraker withdrew her motion. Motion by Jessica Karraker that we send the entire regulation document 17 . 63 to legal and barring so significant changes from legal that this document moves on to the Planning Commission. Seconded by Amy McGuffin. Discussion - Committee members are able to attend the Planning Commission meeting. Motion passed 5- 0 . Jessica Karraker requested that the committee members that are not present be notified that the document will be sent to legal for review and then to the Planning Commissioners, so that everyone is informed. The committee members would like to be informed of when the Planning Commission meeting will be scheduled. Discussion of the decimal devices occurred. Staff is unable to suggest a company or device due to the possibility of being biased. Staff will check with legal regarding approving these minutes and how that is handled. OTHER BUSINESS There is no other business CONCLUDED Meeting concluded at 4 : 45 PM 2025-12-18 MINUTES 3 Chapter 17.63 Short Term Rentals Sections 17.63.010 Definitions 17.63.020 Purpose 17.63.030 Applicability 17.63.040 Procedures 17.63.050 Decision criteria 17.63.060 Violations 17.63.070 Appeals 17.63.010 Definitions. 1."Committed Violation" means a violation found to be substantiated by ruling of a court of law. 2. "Contact" means the operator or the operator's representative who is the point of contact for any short-term rental guest for the duration of the guest's stay in the short- term rental. 3. "Department" means the Department of Revenue. 4. "Dwelling unit" means a residential dwelling of any type, including a single-family residence, apartment, condominium, cooperative unit,or room, in which a person may obtain living accommodations for less than thirty (30) days, but not including duly Licensed bed and breakfast, inn, hotel, motel, or timeshare property. 5. "Fee" means remuneration or anything of economic value that is provided, promised, or donated primarily in exchange for services rendered. 6. "Guests" means any person or persons renting a short-term rental unit 7. "Operator" or "short-term rental operator" means any person who receives payment for owning or operating a dwelling unit, or portion thereof, as a short-term rental unit. 8. "Owner" means any person who, alone or with others, has title or interest in any building, property, dwelling unit, or portion thereof, with or without accompanying actual possession thereof, and including any person who as agent, executor, administrator, trustee, or guardian of an estate has charge, care, or control of any building, dwelling unit, or portion thereof.A person whose sole interest in any building, dwelling unit, or portion thereof is solely that of a lessee under a lease agreement is not considered an owner. 9. "Person" has the same meaning as provided in RCW 82.04.030 10. "Short-term rental" means a lodging use, that is not a hotel or motel or bed and breakfast, in which a dwelling unit, or portion thereof, that is offered or provided to a guest by a short-term rental operator for a fee for fewer than thirty consecutive nights. a. Short-term rental does not include any of the following i. A dwelling unit that is occupied by the owner for at least six months during the calendar year in which fewer than three rooms are rented at anytime; ii. A dwelling unit, or portion thereof, that is used by the same person for thirty or more consecutive nights; or iii. A dwelling unit, or portion thereof, that is operated by an organization or government entity that is registered as a charitable organization with the Secretary of State, State of Washington, or is classified by the federal internal revenue service as a public charity or a private foundation, and provides temporary housing to individuals that are being treated for trauma, injury, or disease, or other family members. 11. "Short-term rental advertisement" means any method of soliciting use of a dwelling unit for short-term rental purposes. 12. "Short-term rental platform"or"platform" means a person that provides a means through which an operator may offer a dwelling unit, or portion thereof, for short-term rental use, and from which the person or entity financially benefits. Merely publishing a short-term rental advertisement for accommodations does not make the publisher a short-term rental platform. 17.63.020 Purpose. The purpose of this chapter is to establish procedures and standards for the permitting of Short-term rentals. The intent is to balance the property rights of owners with the health and safety of renters and to reduce impacts to neighboring properties. 17.63.030 Applicability The regulations established in KCC 17.63 shall apply to all Short-term rental uses within Kittitas County, except as otherwise provided in this chapter. Additionally, the following standards apply: 1. Short-term rental permits are non-transferable. Any change in ownership shall require a new permit. 2. All Short-term rentals shall comply with all applicable local, State, and Federal regulations and licensing standards. 3. Failure to meet or maintain the requirements of this Title may result in revocation of a Short-term rental permit, as outlined in 17.63.060. 4. Owner occupied Short-term rentals are not subject to this Title. 5. Short-term rentals within a Planned Unit Development(PUD) or Master Planned Resort(MPR) shall be subject to this Title unless expressly authorized by an approved Development Agreement or PUD Final Development Plan. 17.63.040 Procedures. Short-term rentals shall not operate without a permit except as otherwise provided in this chapter. Short-term rental applications shall be processed as Independent administrative rulings as indicated in Table A, Title 15A.14. Upon submittal of an application, CDS will issue a notice to adjacent neighbors of the subject property and any contiguously owned property boundaries within 14 days from the date of complete application submittal. The notice shall contain the following information. 1. The address and parcel number of the proposed Short-term rental property 2. Contact information for the owner and/or property manager who will be managing the property. 3. The assigned Short-term rental number/application file number. Decisions of short-term rental applications shall demonstrate consistency with the Decision criteria outlined in KCC 17.63.050. Permits shall be renewed annually. 17.63.050 Decision criteria. The Community Development Services department shall review Short-term rental permit applications in accordance with the provisions of this section and may approve or deny the Short-term rental permit based on compliance with the criteria established below. 1. Required Findings. a. The property is located in a permitted zone and any structure(s) utilized for rental purposes were legally established. b. The property is not encumbered by any active code enforcement cases. c. The applicant shall provide a Short-term rental management plan including i. A site plan of the rental indicating the following; a. Functional smoke alarms in every sleeping room, hallway outside sleeping areas, and on every level of the home. b. Carbon Monoxide detectors required in every sleeping room, hallway outside sleeping areas, and on every level of the home. c. At least 1 ABC-rated fire extinguisher per floor. Fire extinguishers must be mounted, visible, and accessible to guests with clear signage or instruction posted on proper use. d. Every bedroom must have at least one emergency window or exterior door that meets current building code standards. Pathways to exits must be clear and unobstructed. e. The property must be accessible year-round to emergency vehicles, including fire trucks. Driveway width and turnaround space must meet minimum standards for emergency access. f. If the property permits use of fire pits, fireplaces, or BBQ's, appropriate fire suppression tools (e.g., hose, shovel, fire extinguisher, and sand bucket)within 75 feet. Any applicable burn ban information must be clearly posted near the equipment and kept up to date. ii. An off-street parking plan which demonstrates availability of adequate off-street parking for all guests and no anticipated overflow onto public or private roads. No reliance on street parking for additional guests. a.Adequate turnarounds and no disruption to emergency access or school bus routes. iii. A printed and posted emergency evacuation map showing all exits, fire extinguisher locations, and guest instructions describing evacuation procedures and emergency contact numbers. a. Proposed methods to ensure renters are informed of the Kittitas County Noise Ordinance (KCC 9.45) and current burn ban conditions. d. The applicant shall sign an affidavit describing a commitment to maintain the standards outlined in the Short-term management plan and provide any changes and/or updates to the plan or managing entity to CDS within seven calendar days of changes. e. The applicant shall inform all renters of the restrictions noted in the Short- term rental management plan and post a copy of the plan in a conspicuous Location near the entry of the rental. f. The applicant shall be required to demonstrate consistency with KCC Noise Ordinance 9.45 through meeting the following criteria. i. A decibel meter shall be permanently mounted immediately adjacent to the primary exterior common area of the property to ensure accurate measurements of noise level where guests congregate. ii. Quiet hours are established by KCC 9.45. During this time noise levels shall not exceed 80 decibels. iii. In the event of a code enforcement complaint, noise reports shall be provided as requested in writing by Kittitas County Community Development Services within 30 days of the request. iv. Installation of a noise monitoring device with the following minimum characteristics. a. Privacy safe- does not record video or audio of guests. b. Capable of active decibel monitoring during quiet hours. c. Reporting function that alerts the STIR manager immediately of violations and provides reports of past data. d. Installed in the closest available location to any primary exterior communal gathering area. e. Noise monitoring device must remain operational while the STR is being rented. 17.63.060 Violations. 1. Four confirmed annual noise violations during quiet hours, each that extends beyond a (30)thirty-minute window, as indicated by the noise monitoring device, shall result in revocation of the STR permit for a period of 365 days. Unsubmitted reports within 30 days of written request will result in a confirmed violation determination. a. Noise violation process. Accumulation of violations are measured annually beginning from the date of the first confirmed violation letter. i. First reported violation—Warning letter issued. ii. Second reported violation—Compliance letter, $250 fine if confirmed. iii. Third reported violation—Compliance letter, (60) sixty-day permit suspension if confirmed. iv. Fourth reported violation—Compliance letter, 365-day suspension if confirmed. 2. Any three committed violations of other, non-noise related standards established in this Title shall result in revocation of the STR permit for 365 days. 17.63.070 Appeals. Any appeals of a Short-term rental determination shall be processed in accordance with KCC 15A.07.