Coupeville commission approves COA for new 3,000‑square‑foot house on Northwest Third Street

The Ebey's Landing National Historical Reserve Historic Preservation Commission voted unanimously April 24 to approve Certificate of Appropriateness (COA) 25010, clearing the way for a new two‑story single‑family residence in a new subdivision on Northwest Third Street in Coupeville.

Lisa Walsh, assistant planner for the town of Coupeville, told the commission the proposed structure is “about 3,000 square feet” and described exterior materials as “wood doors, vinyl windows, glass panel on the deck, cement siding, and non reflective metal roofing.” She said the lot is undeveloped and that adjacent lots on the same block are either vacant or under construction. Walsh reported the town had not received any written public comment on the application before the hearing.

The commission’s approval followed staff analysis that found the design generally consistent with the Ebey’s Landing National Historical Reserve design guidelines and the Secretary of the Interior Standards for Rehabilitation where applicable. Joshua (Josh) Pitts, preservation specialist for the Reserve, urged the commission to treat the application as an example of how the guidelines are interpreted in evolving neighborhoods, noting tensions between encouraging contemporary design and preserving neighborhood consistency. “If we apply [the] neighborhood definition… the property’s representative that the surrounding structure bears little resemblance to the proposed development,” Pitts said, while also acknowledging the area is not fully built out.

Commissioners and the applicant discussed several specific design and site‑planning details. Commissioner Sheila Saul and others pressed about public notice visibility after observing a sign was not readily visible from the parcel’s street frontage; Walsh said the town uses white notice signs and acknowledged visibility can be an issue. Commissioner Catherine Parrish asked whether the subdivision requires an additional road connection to Broadway for safety; Walsh said the developer was not required to “punch through” to Broadway and that the town’s transportation plan leaves that connection as a future action.

Cody West of Go West Building Design, the project designer, explained placement choices: the garage is located toward the rear of the lot and is partially below grade to reduce street presence, and the house was pulled back on the lot to create a front yard. West said the owner sought minimal roof overhangs and an upper‑floor balcony with glass panels to take advantage of views. He estimated the building footprint at roughly 1,600–1,700 square feet and noted the lot’s medium‑density zoning allows a maximum lot coverage of 35 percent.

Commission discussion noted that while the house’s contemporary, minimalist details differ from older Coupeville neighborhoods, the parcel sits in a newly developed area where styles are variable. Commissioners asked staff to confirm whether any plat conditions (for example, extra screening landscaping) apply to the parcel; Walsh said she would verify and include any required conditions in the commission’s decision.

Sheila Saul moved to find COA 25010 consistent with the Reserve design guidelines and recommend approval of the certificate of appropriateness; Danielle Bishop seconded. The motion passed by voice vote with all four commissioners present voting in favor. The commission closed the public hearing and approved the COA.

The decision allows the applicant to proceed with building under the design features reviewed at the hearing, subject to any conditions the commission includes in its written decision and any applicable town building permits or other approvals.