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Deoartrnent 0f Public ltJorks' 5210 Kuhn Street
Port Townsend, WA 98368
Port Townsend
Urban Waterfront Plan: Preferred Alternative
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ACI(NOWLEDGtrMENTS
Port Townsend Urban Waterfront Plan: Preferred Alternative
November 8th, 1990
Urban Waterfront Planning Committee
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Mike Kenna, Chair
City Council
Andrea Fontenot
Port of Port Townsend
Sean Lapetito
Community Member
Jean Camfield
City Council
Vern Jones
City Council
Ellen Poitevin
Community Member
Karen Erickson
Planning Comnrision
Ron Kosec
Planning Commision
Lois Sherwood
Planning Commision
Sally McDole (Alt.)
City Officials
Brent Shirley, Mayor
City Council: Jean Camfield
John Clise
Vern Jones
Mike Kenna
Julie McCulloch
Norma OwsleY
Sheila Wester,m-an
Planning Commision: Ron Kosec, Chair
Alan Carman
Karen Erickson
Sally McDole
Jim Roberts
Lois Sherwood
Jim Tavernakis
Julie McCulloch (Alt.)
City Staff
Michael Flilclt, Director, Planning and Building
Rick Sepler, Project Manager
Dave Robison, Staff Planner
Darlene Bloornlield, Administrative Assistant
Jan Zirnnter, Planning and Building Assistant
Departrnent 0f public Works:. - 5210 Kuhn Street
Port lownsend. WA 9836g
Contributing Consultants
Stastny & Burke Architects, urban Design and Graphics
:Hudson and Jelaco, Economic Analysis
Cify of Port Townsend I
City Hall
540 Water Street
Port Townsend, Washington 98368
206 385 3000
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INTRODUCTION
ACKNOWLEDGEMENTS i
TABLE OF'CONTENTS
Planning Area & Sub-districts
Fublic Services and Utilities
Government
APPENDIX A: URBAN DESIGN GUIDELINES AND
PROJECTS . . .
A.1 Urban Design Guidelines
A.2 The Waterwalk
A.3 Jackson Bequest . . . .
A.4 Town Common
A.5 Thomas Oil
,{.6 Crossroads District
APPENDIX B: IMPLEMENTATION PROGRAM
8.1 Implementation8.2 Design Review Process
8.3 Funding OPtions8.4 Incentives Program8.5 Point Hudson Urban Maritime District
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A VISION FOR THE WATERFRONT
The Planning Process . . '
THE PREFERRED ALTERNATIVE
Description & SummarY
Planning District & Preferred Alternative MaP
Introduction to Plan Elements
PI.AN ELEMENTS . .
Urban Design
Land Use
Economics
Natural Environment . .
Farks and Open SPace
Historic and Cultural Resources .
Transportation and Parking
Location Map
l'Iousing
APPENDIXC: GLOSSARY... ltz
* Note: Text shown as quotes in italics are public comments from the
Open llouse held on October 10' 1990.
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"Plan wisely, rhere qre not any insigrtilicorr *eos in porr Townsend."
INITRODIJCTIO}{
On June 5, 1990, in response to rapid change and growth pressures in the
Urban Waterfront area of portTownsend, the City Council passed Ordinance
#1lgz,which adopted interim controls for new development on the shorelines
of certain areas oi the City. This 'Commercial Waterfront lnterim Control
Ordinance" is intended to give the City time to seek solutions to these growth
pressures try preparing an Urban Waterfront Plan to provide for a more
orderly course of develoPment.
The City of Port Townsend is proposing to adopt a tletailed plan for the
Urban Waterfront area that addresses uses of public and private properties,
height a1d bulk of structures, housing, open space, pedestrian and vehicular
circulation throughout the planning area, physical and visual connections to
the rest of the Gterftoot and from the bluff above, and new urban design
guidelines and regulations.
The potential uses contemplated include increased and enhanced public-open
rpu"i and facilities, public access improvements, targeting commercial and
ritail uses, encouraging mixed uses that incorporate water-oriented uses,
parking and transportaiion improvements, expanded housing -opportunities,lnO ttre establishment of a Town Common and 'Waterwalk" system of
intercpnnected open spaces. It is important to note, however, that the
projects and uses in this the Urban Waterfront Plan illustrate gj111CepJS' not
brtuilt,t site-specific projects or buitdings. Design work and . full
environmental review -would occur on a project-by-proiect case in a
subsequent phase. The reader should note that the Port Townsend Urban
Wateriront Draft gglFinal Environmental Impact Statements, are companion
documents to this plan. The Final Environmental Impact Statement
summarizes public cbmment on the Draft Urban Waterfront Plan. This
Preferred Alfernative was re-written and unified into a plan incorporating the
written comment letters and testimony expressed at the public hearing on the
Draft Plan and Environmental Impact Statement.
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The City of Port lbwnsend recognizes the need for improvedrnunieipal
guidance antl control in its Urban Waterfront planning a\ea.. The City's
tomprehensive Plan, prepared in 1968 and lpdated.in 1981, is in need of
revision to reflect thi community's vision for its City. Thus' the Urban
Waterfront Plan is an important step for Port Townsend in carrying out the
City's growth management planning activities -rnandated under HB 2929
lwlshiigton State Gowth Management Act). The Urban Waterfront Plan
will be irong the first elements in the City's effort to revise and update its
comprehensiie plan. It is anticipated that implementation of the Plan will
require cooperaiion and development of both the public and private sectors
(over several years).
Plnnnirrg Area and Sub-rlistricts
Tlrc Urban Waterfront planning area is located in northeast Jefferson County,
within the Port Townsend city limits. The Urban Waterfront planningarc\
encompasses about 130 acres in land are4 following the waterfront from the
Port oi Fort Townsend properties at Point lludson to the Boat Haven
Marina The planning arCa ii roughly definerl try the bluff line to the north
antl west, Discovery Bay to the east, and the wetland and bluff line at the
Port property to the Soutlt.
The Urban Waterfront planning area is adjacent to the uptown housing area
as well as the Kah Tai lagoon natural area. The National Historic District
dominates the north half oi the planning area, incorporating historic buildingp
currently engaged in commercial, residential and retail uses. In addition, the
Point HirOson irea inclutles structures which currently host a variety of uses.
The southern half of the planning area is primarily in cpmmercial use, with
significant water-related uses at the Boat Haven Marina area.
INTRODTJCTION
The Planning area was divided into eight sub-districts at the 'Design Event"
to facilitate discussion of special issues that occur in these specific locales.
These sub-districts all possess unique geographic elements, cultural resources,
architecture, land uses and retain a different overall character (see
Figure lA ). lt was believed that the planning issues and urban design
characteristics could be best identified and addressed at this micro-scale.
While much of the goal setting, research and analysis was done at this level,
every effort has been made to incorporate the districts into a coordinatetl
whole - Port Townsend's urban waterfront is the sum of many parts. The
eight sub-districts from the southern to the northern end of the waterfront are
the:
Urban Wetland District
Boat Haven Marine District
Regional Service Commercial District
Bluff Narrows Commercial District
Ferry Retail District
Historic Commercial District
Civic f)istrict
Point Hudson Marina District
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"Tourisnt is a very important part of our cotturuutity. There is o poittt where
tlrc lown connot support eny nrcre tourists. People are drawn to pr for its
clmracter. we can only accorntnodate so many people belore the churucterol the town is chunged!'
LOCATION MAP
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A VISION FOR THE WATERFRONT 6
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In creating this plan it has become apparent that more has been involved in
the planniig process than accommodating current.development pressures: the
future charicter of Port Townsend as a community has been under scrutiny'
The Urban Waterfront Plan has provided the colnmunity with a vehicle with
which to assess public values, and through active discussion and participation,
create alternative visions of the future. This visioning process has not been
without drawbacks. Sensitive issues have been raised that reflect deeply held
emotions and interests.
The controversial nature of this plan has brought out the best attributes of a
small community and its decision-making process. In all aspects of public
participation the community has demonstrated respect for different views, and
I tnouittUul consideration bf att of the possible alternatives. Working within
this hJalthy environment of cooperation and consensus building the Joint
Waterfronf Phnning Committee has developed a Preferred Alternative for
the Urban Waterfrdnt Plan. The Freferred ,A,lternative reflects as accurately
as possible, a vision that has been crafted by the larger community.
Visioning
Plalning and urban design amount to a major investment by a community of
its monIy, time and energy. This investment must reflect the values and
tlreams of tne community while enhancing the built environment. No one
knows what a community wants better than its residents. Visioning represents
a communitydriven planning and design process which begins, continues and
ends with public meetings, workshops, ild on the street "chats."
As a direct result of this public involvement, a set of community goals are
illuminated. These goal sfatements provide an overarching framework that
can be used to cre"Ie a plan which will have has broad public support well
into the future.
A realistic vision allows flexibility in responding to changing circumstances
over time. New issues and unforeseen challenges should be addressed by
comparing the issue to this plan's community goals and obiectives.
The Planning Procuss
The planning process has been structured to provide workable alternatives to
the issues facing the Port Townsend waterfront in the next decade. The
process has been designed to maximize citizen involvement within a short
time period, and to provide decision-makers with realistic and implementable
choices that reflect community concerns. The following chronology
documents the planning process:
June 5th, 1990
Joint Waterfront Planning Committee Appointed
The JWPC is appointed by the City Council to supervise and
contribute to the Urban Waterfront planning process.
Mernbership is comprised of three Council members, three
Flanning Comrnissioners, two citizens-at-large and a
representative from the Port of Port Townsend.
June 12th, 1990
Irirst Fublic Seoping Meeting
At this rneeting, the public was asked to identify issues of
conceru in the planning area. Public comment lead to the
development of a list of study elements.
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A VISION FOR THE WATERFRONT
June Zlst, 190
Seaond Public Scoping Meeting
A public review of the study elements to bc included in the
scope of the Urban Waterfront Plan was presented. A careful
discussion of the study elements clarified and further developed
the proposed scoping document. In addition, the citizen
participants were asked to identify and rank by individual ballot
the key issues that they felt this plan needed to address.
July l6th, 1990
Third Public Scnping Meeting
This meeting allowed for public review and comment on the
proposed scope and content for the Urban Waterfront Plan. In
order to ensure that the planning process was thorough, a series
of questions were frarned that represented key ctrmmunity
concerns. These questions sought to provide a reality check,
and ensure that community concerns would be addressed
throughout the planning Process.
August 9th & l0th
Derign Evcnt
The f)esign Event was a Z-day, 12 hour session attended by
over 150 citizens and decision-makers. All major community
interests were represented, acting in an environment of
cooperation rather than confrontation. Several key concepts
were suggested and ranked by the participants. These included:
2.
3.
Committee. At the Design Event, additional goals were
identified. These supplementary goals were then incorporated
into the summary goal list.
Alternative Plans - Three alternative plans were identified.
Each plan was broken down into eight smaller study areas to
allow for more specific recommendations.
Participant Prioritization - The participant prioritization of
goals included two distinct phases. In the initial phase small
groups discussed concepts for each of the eight subareas.
These concepts were then prioritized by the small groups, and
specific recommendations were listed for all of the participants
to review. The second phases allowed each participant to
"vote" on what they felt were the best concepts or most
important issues overall.
1 Summary Goals - The summary gclals for the Urban
Waterfront plan were the result of three public scoping
meetings, and a review by the Joint Waterfront Planning
Septernber 25th, 199{l
Draft Plan and Draft Environmsntal lmpact Statement
The f)raft Urtran Waterfront Plan and the Draft Environmental
Impact Statement were released to the public. In addition,
proposed Draft Ordinances were available for public review.
Septcmber 25th to Octobcr 25th, 199{l
Pnblic Comment Period
A thirty-day comment period was provided to allow the public
and other governmental agencies to review the impacts of the
proposed plan. Comments were actively solicited by the City
of Port Townsend, and the Joint Waterfront Flanning
Committee in regards to both the DEIS and the Draft plan.
A VISION FOR THE WATERFRONT
October l0th, 1990
Plan Open llouse and Draft Environmental Impact
Statement Public llearing
The open house was an opportunity for the community to
respond to the content of both the Draft Environmental lmpact
Statement, and the Draft Urban Waterfront Plan. The public
hearing was attended by over 170 people. During the course
of the evening over fifty community members gave testimony
on many aspects of the Draft Plan and Draft Environmental
Impact Statement
November 8th, 1990
Final Bnvironmental Impact Statement and Preferred
Alternative for the Urtlan Waterfront Plan as
Recommended by the Joint Waterfront Planning
Committee Issued; Revised Draft Ordinances Issued
November l9th, 1990Public Hearing: Preferred Alternative, Final
Environmental Impact Statement, and Draft Ordinances
The City Council and the Planning Commission will seek public
comment on the Final Environmental lmpact Statement, the
Preferred Alternative for the Urban Waterfront Plan, and
revised draft ordinances.
November 29th, 199{l
Planning Commission Consideration and Recommendation
I)ecember 4th, 1990
City Council Consideration and Possible Adoption of Plan
and Fassage of Ordinances
"It is the job of the Joirtt lVaterlront Conlrttittee to decide what most peopte
want"
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THE PREFERRED ALTERNATIVE
Description and Summary
The heferred Alternative is the vision statement for Port Townsend's Urban
Waterfront. It reflects the rich heritage of the City's past, while attempting
to define and refine a legacy for the future. This plan is a statement of the
community values, dreams and aspirations for the future. It recognizes that
modest improvements, using appropriate planning to build on what is already
there, would retain and enhance the character of the Urban Waterfront.
The heferred Alternative envisions the Urban Waterfront as the City's
economic and"community center. A wide divenity of economic activities
abound throughout the waterfront; marine-related trades, boatbuilding, and
moorage activities, visitor shopping and lodging facilities, rtrd community
services and retail needs. A diversity of land uses and community activities
would be supported and maintained along the Urban Waterfront. It houses
civic and open spaces, cultural facilities, and is the focal point for community
celebrations and festivals. The Historic District would continue to offer
specialty shops that attract both residents and visitors, a variety of dining
experiencesn classes and evening entefiainment.
The waterfront would continue to be a vital, exciting and active place,
housing more people as the community continues to grow. Walking along the
waterfront would be easier, as pathways, street-end parks and open spaces are
connected. Opportunities for socializing, recreation, and the enjoyment of the
natural environment are strengthened. Parks and putrlic spaces display
cultural and historic markers, and are rich with public art.
New development takes advantage of the area's natural beautS and preserves
and enhance views to the water. And new developments recognize their
neighbors and seelc to fit in with compatitle architecture.
With these objectives in mind, five urban design projects are proposed to
direct the waterfront's evolution and work toward that vision. These are:
The 'Waterwalk": The Waterwalk would provide a c'ontinuous pedestrian
pathway from one end of the planning area to the other. The Waterwalk
would link up with other public projects, open spaces and parks, the two
marinas, and other points of interest. It will not be a linear, or developed
boardwalk or promenade. Rather, it will build upon, enhance, expand and
connect existing walkways and pathways along the waterfront.
Jackson Bequesf-Renovation: The renovation of the Jackson Bequest
Sculpture should incorporate interactive and informative marine exhibits.
These exhibits should promote "hands-on" experiences, to aid in a trctter
appreciation of the rich and diverse marine resources of the Puget Sound.
Appropriate landscaping and special surface paving would provide for trctter
pedestrian access and would enhance the area as a public meeting and
general recreation area.
Town Common: The Town Common would connect the various public
buildings and public spaces through the use of special paving on Madison
Street. City Dock and City Hall would provide the cornerstones to the Town
Common, and also link to the old ferry terminal and Pope Marine Park.
Madison Street would be planted with trees to lead to Memorial Field.
Thomaq Oil: The City would purchase the Thomas Oil site for use as public
space. Acquisition is justified to protect the area's character by protecting
views, increasing public access along the shoreline, and minimizing other
quality of life ooncerns that could result from private development. There is
strong public sentiment that the City acquire this land for the redevelopment
of open space or a community park. The site is a critical component to the
development of the Civic District, which encompasses the Town Common,
and is an essential c'onnector to the Watenvalk and the proposed Point
Hudson Urban Maritime District.
THE PREFERRED ALTERhIATIVE
CrossroadsAres: The Kearney Street area has also heen identified as
district that needs upgrading to improve its character, increase pedestrian
access and safety, and provide better connections to the shoreline, Boat
Haven, Kah l'ai Lagoon and the Historic District. The development of this
outlying node could serve to take some of the pressure off the llistoric
Districi and prevent it from becoming overly focused on serving visitor
activities.
T1e Preferred Alternative would result in significant changes to the planning
antl development permit process in the Urban Waterfront area. The
Prefenerl Alternatiie incorporates new design guidelines for the planning
are4 including a special heifht overlay zoning district, and an overlay Design
Review District. It advocites mandatory compliance and review for all
projects in the Historic District. The recommendations of the Historic
irreiervation Committee would be trinding on the applicant. In addition, the
Preferred Alternative suggests tlmt the City consider adopting an incentive
overlay district and an Urban Maritime District for Point Hudson at a later
date.
'I'he Preferretl Alternative also provides a numher of policies and programs
to protect the natural environment and enhance historic and cultural
,"*our..r. The plan suggests various options and possible public incentives
to promote a wide choice of housing types and prices for a diversity of
lifestyles and incomes in the downtown. And througfiout -the plan, it
en.outages policies and programs for better inter-city and inter-iurisdictional
cooperalion in order to lealize the visions and objectives of the plan.
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implementation responsibilities would be significant and would rely upon
,e"enues from taxesl grants and bonds. The driving principle behind the Plan,
is that the City *ould not wait for market-driven, private development to
accomplish thi goals for the future; the City 1v-oytd take a lead role in
helpin! the community achieve its vision for the Urban Waterfront.
The lrnplementation Program also provides a planning process for the City
to begin immediate development of an Development Incentive Program with
the Jbjective of promoti;g closer private-public coordination. A joint
planning process is also outlined between the Port and the-Citlto- consider
itre arto[tion of an overlay Urban Maritime District for Point Hudson'
In summary, the intent of the Preferred Alternative is to foster public-private
cooperation, promote good design and development_projects, protect water-
orientecl user, pteservJthe natuial environment, maintain or enhance views,
reduce ttanrpo.tation and parking problems, ensure the economic vitality of
the tlowntown, provide a diversity of housing and visitor accommodations in
the areq increase opportunitiei for pedestrian access to and along the
sloreline, and promoii a range of experiences that make Port Townsend a
special place.
"Do tlol overplan Port Townsend. Whcn everythirtg is real planned,tlrcre is
no roont for inmginatiort."
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As such, the Freferred Alternative would require increased public
expenditures to implement the various project proposals. The Plan describes
a iomprehensive implementation program that includes funding options and
.ort **iimates for each project, policy or program contained in the plan. City
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PLANI ELEMENTS
Introduction to Plan Elements
The Plan has identified numerous projects and policies that pertain to the
eight sub-tlistricts which make up the planning area. The location of the
proposecl projects are illustrated in Figure . To furylrer clarify and help the
ieatle, unrleritand the variety of proiects and policies proposed, they are
organizerl and further described in the context of eleven planning elements
in the following section. The eleven plan elements are:
Aesthetics and Urban Design
Land Use
Fronomics
Natural Environment
Parks and Open Space
Historic and Cultural Resources
Transportation and Parking
llousing
Public Services and Utilities
Government
Point Hudson
Many of projects and policies will need further elaboration or development.
Howlver, thi projects and policies contained within the plan elemerts offer
the community
-and decision-makers enough detail to initiate the
implementation process of these proposals with the adoption of the plan. The
foliowing projecis, programs and regulations listed are a starting place. As
studies at6 ,tnO"rtai,en, some actions will need to be amended, or in some
cases, replaced with other proposals found to be better suited or more
feasible. Some may not prove practical at this tirne and may take 10 or more
years to implement. Non-etheleis, they provide guidance toward achieving the
Vision of Port Townsend's Waterfront Plan.
Specific action charts are displayed at the end of each Plan Element. There
niay be some overlap befween actions proposed in two or more Plan
Elements.
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"Growth shottld be planned for. Conuntuities who work together and have the
strongest regulatiorts are lhe happiest."
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The eleven plan elements, including their goals and objectives' were
developed wiih public input at the EIS Scoping meetings and the Design
Event. Most of the proposed projects, policies and programs described in the
plan elements were provided by public input from the citizens of Port
Townsencl at public meetings, some try the Joint Waterfront Committee, some
were suggesied by public comment letters received for the Draft
Environmental Impact Statement and Draft Urban Waterfront Plan, and some
were developed by the consultants and staff during the preparation of the
plan.I
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TJRBAN DESIGN
Community Goals and Obiectives:
o Provide design meclwnisms to ensure appropriate building des\|n,
heigfut, bulk, and scale and Assune appropriate connections/transitiotts
from one district or area to snother-
o Protect, enhonce, and create view corridors, scenic vistas, landmarks,
historic development Wttenrs, presetge of the bluff and wqter,
greenhelts, water features, anwnities, boardwalks, arcadcs and tIrc
unique diversities of urban sryces, materials, and character.
o Ertcourage lrcally appropriate sigtage, lightitrg and landscaping and
e nv ironnrc ntal - qnl it y.
I)iscussion: Four on-going Urban Design projects would be incorporated in
the Preferred Alternative: (1) Renovation of the Memorial Field Fence; (2)
Renovation of the Jaclcson Bequest Tidal Sculpture area; (3) Rehabilitation
of Union Wharf; and (a) Restoration of City Dock. (This Plan does not
enrlorse or oppnse the Union Wharf project, as this project has been vested
under previous City policies. However, if Union Wharf does receive all its
necessiry perrnits to be built, the plan would seek to incorporate the {oiect
in a way tirat is compatible with the projects and policies coiltained within.)
Uncler the Preferred Alternative, ongoing changes in the Urban Waterfrorrt
area are envisioned, building on existing character, uses and conditions.
Design guidelines and special overlay zoning are incorporated in addition to
public improvement proiects and policies.
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The Preferred Altenrative also inclutles substantial urban design
improvements which are intended to increase pedestrian access to and along
thi waterfront. It describes the development of a Town Common, a
Waterwalk trail system, and landscaping and art objects at the Crossroads
Triangles.
In adJition, street-end parks and increased pedestrian access to Uptown are
proposed and develofer incentives are suggested to encourage- private
d.nbtoptnent of specified public amenities and new development along the
water iide of the Historie District. All public projects are to involve the
citizen irrvolvernent in design and implementation activities.
Projects:
Provide a cuntinuous pedestrian "Waterwalk" along the waterfront.
'I'his prcject would link up with other public projects, such as beach
restoration sites, and street end parks. Rather than develop a new
bclardwalk or promenade, it will build upotr, enhance, expand and
oonnect existing walkways along the waterfront (See Appendix A.2),
Coordinate the prAposed renovation of the Jackson Bequest Sculpture
with the redesign and establishrnent of the Town Common. The
renovation of the Jackson Bequest Sculpture should incorporate
interactive and informative exhibits. T'hese exhibits should promote
"hands-on" experiences, to aid in a better appreciation of the rich and
diverse marine resources of Puget Sound. Appropriate landscaping
and better access to and around the 'Wave Watching Gallery" and City
Dock would enhance the area as a public meeting performance, and
general recreation area (see Appendix A3).
l.
t
I.]RBAN DESIGN
3. create a Town common through the use of special paving on Madison
street linking Memorial Field and city Dock. Establish special
landscaping standards through the usi of specific speciis ofgroundcover, shrubs and trees, which will help to imphasize
connections within the district. Plant street trees along Madison Street
(see Appendix A.4).
4. Development of a seasonal weekday public produce market should beexplored. This could feature local produce, crafts and artwork.
Temporary stalls, protected from the elements by colorful canvas
awnings cuuld be provided for the merchants. If feasible, the Market
should be located near the old ferry dock on euincy Street, adjoining
and including a renovated Jaclson Bequest area.
5. Add distinctive landscaping, a114 "watenvalrs" at each of the two
triangles to help establish an identity for the Crossroads triangle area.
Incorporate special paving along Kearney sreet (crossroais area)
that emphasizes the linkage with Kah Tai; the Kearney Sreet-enrl viewpoinL and the Waterwalk trail sysrem (see AppenOii e.O).
Policies and Programs:
Implement the Port Townsend Urban Waterfront Design Guidelines
(see Appendix A.1). Develop a staged desigu review proce$s which
incorporates a contextual evaluation system (see Appendix R.2).
Establish a Special Design Review Overlay district (see Figure _).This overlay district is a special designation that uses specific standards
and requirements which are applied on top of the basic zoning
classification. Design review within this overlay district will be
mandatory for all new projects, exterior alterations, and signage.
Compliance with the findinp of the Design Review Board will be
mandatory.
Create a Special Hcight Overlay District to better reflect the
development pattern, and to help preserve the character and scale of
Port Townsend. The proposed Special Height Overlay District (see
r9)respects the visual integrity of the Bluff line, and uses the
as a permanent organizing principle for building height.
Sponsor a l-ocal Design Competition for civic improvements and
encourage community participation in the design of projects for this
area.
Provide coordination with the Gateway hoject to insure compatibility
and consistency bctween urban design guidelines where the fwo
project areas overlap.
Protect views and vistas through street ends to the water and from the
trluff over the town to the water. Preserve view corridors to the town
bell tower from all public rights-of-way.
Develop strcet-ends that provide amenities for pedestrians, while
creatively incorporating parking. This may include the use of trerming
landscaping or view platforms. Ensure access from street-ends to the
shoreline. Street ends should be developed so as to minimize the net
loss of parking spacrcs. In addition, access to adjacent properties should
he maintained.
f)evelop the Adams Street end as a key view and access point to the
shoreline, emphasizing connections with the "Waterwalk." Due to its
high visibility as a public access point, the Adams Street end should
not include vehicular parking. Access should be preserved for
adjacent properties.
f)evelop a public art program to restore and create murals, street tile,
sculpture and water features throughout the planning area.
2.
4.
5.
6.
3.
1
7.
8.
Proposals for Action Timing Possiblc
Implcmenting
Agenry
Possiblc
Funding
StrategyAdopt
with
Plan
Next
Five
Ycars
Six
to
Ten
Years
v)
F.
U
hl
)
(f
0c
0*
Provide pcdestrian'Waterwalk"o Ciry/Port/
Private
DOE/
DNR/
Grants
Renovate Jackson Bequest o City WA
Fisheries
Create a Town Common a City City
General
Fuud
Develop a seasonal weekdaY Public
produce market
o Main Street LDMF
Grant
Improve Crossroads triangle area o City Ciry
General
Fund /
BIA
v\t
Voa
r/-
o-
A
\,4
:
:
J
o
0_
Implement Urban Waterfront
design guidelines
o Ciry/HPc N/A
Create a Special Height OvcrlaY
District
a Ciry N/A
Sponsor a Local Design
Competition
c Arts
Comm.
Grants
Coordinate design with Gateway a City N/A
Dcvelop street ends for public
accc*s/views
a City DOE /
DNR
Develop Adams Street as keY view
& access pt.
o Ciry DOE /
DNR
Create a public art program a Arts
Comm.
NEA
URBAN DESIGN 18
t
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.z
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Proposed Replacement of the Menrorial
Field Fence
LI
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TS OF BLIJFF
BOUNDARY OF PLANNING AREA
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/
LAND USE
Community Goals and Obiectives:
o Encouroge in each of the disticts tlu appropriate mifiure of land uses
along tti Ilrban Waterfront Area, while protecting opgnrtunities for
*otrlr-dtpndent uses and achieving a balarrce between resident and
tourist uses.
o l-ocate a wide range of affordabte and attractive public activities and
sryces alongthe unterfront andcreate frequent pedestrianoccess to the
water's edge.
The Fleet Marine antl lndian Point sites are suggested to remain
private property and future private development should be compatihle
*ittt ttti pfao. - Future projects proposed for these locations will be
subject tothe design guidelines outlined in this plan, including height
r"ririctions, pubfCaccess provisions and special overlay districts.
20
Projects:
1"
2
o Foster opportunities and provide incentives for revitalizittg tlu wster
side af the Historic Distict.
The Thomas Oil property should be acquired by the City. Acquisition
of the Thomas Oil property has been determined to be essential to
retain the community character of the Urban Waterfront. Several uses
that would enhance community character and keep the site compatible
with neighboring uses are proposed. Any future re-development of the
site should inerease the amount of open space, enhance view corridors,
increase public access and enriclt recreational opportunities.
It is strongly recommended that any future redevelopment of the
Thomas Oil site use a communitydriven design process to prepare a
site-specific concept development plan. The following redevelopment
concepts are not intended to be a definitive list; they illustrate possible
alternatives for the community to consider.
This site would be held as open space with minimal
improvements which would incorporate the concept of
an urban reserve.
Redevelop as a narine-oriented passive park which
could include renovating the existing pier to doek
historic vessels, and establishing a Maritime museum
and education center.
Discussion: A number of significant land use projects are proposed in the
plan. A continuous "Watemvalk" should be established alon-g- the entire
planning area from the Urban Wetland to Point lludson. The Waterwalk is
ih" o.g"*nizing principle for many of the other land use.projects.. For
"*urpi*, the fuaterwalk would link up to, or provide a visual connection, to
many' oi the proposed projects, sueh as heach enhancement projects,
rc*pot"ty boai nioorage, eiisting and proposed -hill climbs, the Town
Common, the Thomas Oil Site, and other street-end parks and vista points
along tlte entire shoreline to Point Hudson.
The Preferred Alternative also encourages purchase of the Thomas Oil site
and the American Legion tlall for redevelopment as public space, to protect
view corridors, enharice public access along the shoreline, and to provide a
diversity of community and recreational activities. Policies and Programs
seek to proteci water-dependent and water-related usesn views conidors, and
promote good urban design.
O
a
I
LA}{D T]SE
Build a public center which incorporates cultural
resources, water-oriented art work, and active recreation
facilities.
Construct a small-scaler ground level, terraced
amphitheater for community performances.
The salmon club parcel provides a critical connection between the
Pope Marine Park, Thomas Oil and the rest of the Civic District. The
current use of this site by the Salmon club is compatible with the
Urban Waterfront Plan but future development of this site coultl harrn
the character of the area. The city shoulcl seek to acquire the
development rights for this parcel. For example, the city could
provide amenities benefiting the club, such as a fish cleaning station,
or agree to pay a portion of the property taxes in exchange for a
covenant restricting future development activities.
A right of fint refusal should be purchased by the City for the
American Legion site. A joint city-county study should be initiatedto assess future public and/or community service needs for both
jurisdictions. Public participation in this process would be encouraged
through workshops and community meetings. If the study concludes
that the American L-egion is an attractive alternative for future
expansioq the City and/or County should acquire it.
street Hillclimb. consider acquisition by the city or the washingron
State Department of Transportation.
The Port Townsend Plaza could be redeveloped through a public-
private partnership. As an incentive to development, streef trees would
trc planted by the city along the water street frontage, to better
integrate the site with the Historic District. on the wateriide, the city
woufd provide a tree-lined waterwalk atop the rip-rap breakwater witlr
seating and Mediterranean docking. In the best spirii of public-private
partnerships, the city would seek to become an active participant in
tlre rlesign and planning of any development proposal for this-site.
selectively enhance street-ends throughout the planning area so as tobe consistent with the '\uatenpalk" project (see LJrban Design
element).
The boardwalk along the Boat Haven that has been proposed by the
Port of Pofi Townsend should be constructed as an integril part of thenwaterwalk". Additional public access to the breakwatJr, the possible
rehahilitation of the transfer trestle to support fishing and viewing
areas should also be undertaken. (see page 6s )
Enhance the walkway on the Adams street right-of-way between
Washington and Jefferson Streets.
c
e 7
3.
4.
B.
9.
10.
5.
6.
seek funding through restoration grants or programs to seismically
update and stabilize city Hall. If grant funding is available, restore
the third floor of City llall.
Explore the most appropriate future use for the chewon oil site
across from the ferry terminal. Encourage private development that
will incorporate public amenities such as a reconstructed Harrison
Policies and Programs:
1. Establishment a special overlay Incpntive District. The purpose of
this district would be to support and encourage certain land uses which
22
2.
LAND USE
have been determined to be in the public interest. An incentive
program would offer incentives to developers to go beyond the
required standards to accomplish specified public trenefits (see
Appendix 8.4).
Promote mixed-use development through the use of incentives, and/or
a city-wide transfer of development rights (TDR) progranl 'fhe
viability of a TDR program should be addressed after further research
and market analysis .
Encourage marine moorage and use of the old Quincy Street ferry
terminal for commercial tour ships and ferries.
Encourage full development of a continuous "Waterwalk" along the
entire Waterfront. Incentives would be given to encourage private
developments to assist in continuing the Waterwalk.
Displacernent of water-dependent, water-related, and water+njoyment
uses should be avoided. Specific water-oriented uses should be
encouraged in certain districts as well as by site specific project
evaluations.
3.
4.
5.
I_t
Proposals for Action Timing I'ossible
lmplcmenting
Agency
Posible
Funding
StrategyAdopt
with
Plan
Next
Fivc
Years
Six
to'fen
Years
\
F
d
tU
-)
o
K
L
Privately develop Fleet Marine &
Indian Pt.
c Privatc Private
Acquire and redevelop Thomas Oil o City Bond/'
rAc
Construct a boardwalk along Boat
Haven
a Port Port
Enhance street ends a City DOEI
CZMA
Renovate Jackson Bequest a City/Marine
Science
Center/Co-
ordinating
Committee
Dept.
of
Fisher-
les
Provide pedestrian bridge at Boat
Haven
o Port DOE
Explore appropriate uses for
Chevron Oil site
a DOT/Fer-
ries
DOT
Conduct City/County study of
future public & service needs;
purchase right of first refusal for
American trgion site iI appropriate
a CitylCounty N/A
Avoid displacement of water-
dependent & water-related uses;
encourage specilic water-oriented
uses
a City/Port N/A
I
JI
LANTD TJSE
Proposals for Action Timing Possible
lmplementing
Agency
Possible
Funding
StratcgyAdopt
wirh
Plan
\cxt
Five
Ycars
Six
to
Ten
Years
I
t-
\)
ul
-)
o
0a
o-
Restore City Hall a City Nat'l
Trust/
Grants
Redevelop Port Townsend Plaza c City/Private CDBG
lmprove walkway along Adams
Street bctween Washington and
Jefferson Streets
c CitylPublic
Work
Parks
City
Acquire developmcnt rights to
Salmon Club
t City tAC/
/,LEA
VIt
q
\9
o
OZo-
.t
!
(J
J
o
o-
lnvestigate creating a Special
C)verlay Incentive District
I City Ciry
General
Fund
Encourage mixed use development
and TDR programs
o City Grant/
LDMF
Encourage moorage & use of old
ferry terminal for commercial tour
ships and ferries
o City/Port BIA
Com-
munity
Facil-
ities
Pro-
gam
Develop a "waterwalk" along the
entire waterfroDt
a Ciry/Port/
Private
DOE/
CZ,MA
/rAC
"The city nceds to seek a balancc belween tourist and comnrunily uscs * Porl
Townsend shoultl not be seen solely as a tourist attrucliort"
"I supporl the pyrunidul approuclt for restrictirry heights, but ore heighl
incenlives needed?"
"Pul key waterlront sites on the ballot to see il people are willitlq lo pttt ttp
the nwncy."
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ECONOMICS
Community Goals and Objectives:
Strengtlwn the urban waterfront's role as s retail center, visitor
destirution, and center for community affairs,
Supprt and nnintainvisitor services and meritime industries as
significant comrynents of the UrbanWaterfront Area economy.
Provide incentives for pblic/private Wrtnerships designed to
enlwnce proprty values and provide pblic amenities.
f)iscussion: Under the Preferred Alternative, economic diversity is
encouraged. The City should seek financial support for retention and
expansion of community oriented businesses. A balance should be
maintained between resident and visitor activities in the planning area. The
City should offer incentives to developers in exchange for desired public
benefits. Public-private partnerships are also encouraged to foster local
economic development projects.
Projects:
Streamline the development permit process to reduce delays and
assure fair, predictable, efficient, and consistent policies.
Develop and publish a Design and Development Handbook that
clarifies and standardizes the pfocess for obtaining development
incentives through good design.
In conjunction with other agencies and non-profit groups, establish a
mechanism to promote information sharing, communication, antl
cooperation in planning and promoting the tourism industry.
4. Encourage development and maintenance of essential businesses (such
as a green grocer) within the planning area. An essential business is
defined as one which provides traditional goods and services to the
community. As an incentive, husinesses which are identified as
essential to the community could be eligible for a reduction of off-
street parking requirements.
Policies and Programs:
o
o
o I Encourage
and service
mixed-use development which provides housing over retail
uses on the ground floor.
J
3.
Establish incentives for developers who provide cottage industries,
artist cooperatives and marine-related activities within the study area.
Provide development incentives for waterside expansion of existing
and new businesses. Foster public-private partnerships which establish
uses that will increase pedestrian activity and link the Waterwalk with
Water Street.
Undertake a planning process to determine a sustainable tourism
growth industry for the community. This process would seek to find
an appropriate balance between local and visitor uses.
Enoourage all buildings within the historic district be brought up to
state seismic code compliance. Rehabilitation and renovation could be
funded through City bonds, a city-wide transfer of development rights
program, or low interest loans.
Encourage consistent and expanded hours for retail businesses in the
downtown. This could help to stimulate resident shopping downtown
and foster more community uses in the downtown area.
4.
I
)
6.3.
5
26ECONOMICS
\
\
\
ItIJ
I
II
Ail?lll0l/
It)'+,,1 SE,\ iF00ll)
Proposals for Action Timing Possible
Implementing
ngency
Possible
Frrnding
StrategyAdopt
with
Plan
Next
Five
Years
Six
to
Tcn
Years
\
t-
U
UJ
1
o
M.
0_
Streamline permit process a City LDMF
Publish a Design & Development
Handbook
o City LDMF
Improve communication between
agencics & non-profit groups in
planning & promoting tourism
industry
a Chamber of
Commerce
State
Tour-
ism
Prog.
C)ffer incentives for essential
businesses (those which provide
traditional goods & services)
a City City
E
M.to
01
o-
"6\
UJ
U
a
o
A.
Encourage mixed-use construction
(housing over retail)
o Public/Priv-
ate
Public/
Private
Establish incentives for
devclopment of cottage industries,
artist cooperatives & marine
related activities
a City LDMF
BIA
Undertake a tourism planning
study
o Main Street NCRI
Renovate buildings within Historic
District: ensure they are all brought
up to state seismic code compliance
a DCD DCD
Encourage longer retail hours to
stimulate more resident use
o Chamber/
Main Street
N/A
ril
\
,ll ( ltt
i
t
"Appropriate planring is good lor the investor and the public',
,!
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NATURAL EI{VII{ONMENT
Community Goals and Obiectives:
o Enlwnce urban wildtife labitat areas and protect tlrc water Etality of
Port Towrtsend fuY.
o Create opYnrtunities to restore beach qreas as natural beaches and
tidepoti for popte's enioymert and for educational Wr,ses.
o Reduce noise and create areas of ryiet for increased enioynurtt of
nnture.
Diseussion: Under the Preferred Alternative projects are-proposgd which
wouftl enhance environmental opportunities along the waterfront. A primary
concern is to protect and enhance wildlife habitats and provide.-areas-for
residents to view and learn more about their natural surroundings. This
alternative would t uifO upon active public and private luppor! for promoting
environmental outreactr anO educational projects. Policies and procedures set
forth in Port'I'ownsend's Shoreline Master Progfam and the Comprehensive
Plan would be suPPorted.
In addition, the City would explore the feasibility of a model beach
enhancement project.'Beach enhancement is the process of restoring a beach
to a state *orl ciosely resembling a natural beach, by replacing rip-rap with
alternative, non-intrusive means. This could include sand nourishment,
planting of vegetation, construction of drift sills or other beach enhancement
methods.
28
2. Interpretive displays and a marine wildlife habitat could be created lry
deveioping tidepo6ls within the existing Jackson Bequest Sculpture'
Several marine ipecies would be introduced, in cooperation with the
Marine Science b"nt"t. In addition, aquariums displaying -different
native marine life could be incorporattd into the \ilave Watching
Gallery".
3. The City woultl work with the Department of Ecology and Fisheries
on a collaborative model beach enhancement project. - Beach
enhancement proiects have been suggested-for.the beach south of the
fr.tl'terminai, an.l tttt pocket beaches at the Adams and Tyler Street
ends.
4. A marine harbor habitat and environmental quality monitoring station
could be established at the urban wetland area south of the Boat
Haven. The project would be administered by the Marine Science
Center and ofier bnvironmental education and outreach to interested
groups and individuals.
Frograms and Policies:
1. Fish and wildlife habitat should be enhanced along the waterfront.
Through the management of open space'- urban land can harbor a
varieti of wildlife-that would enhance the visual appeal and add
contrast to the urban area. All new trails and interpretive signage
should be required not to interfere with wildlife habitat.
2. Develop a conservation and recycling program. Such a program can
enlist the support of both public and private sectors. The program
could be inlorporated wiih the Main Street Project's mission, of
providing appropriate trash receptacles and. its streetscape de-sign
irroject. i fitbp,i.d requirement for fast-food operators to help fund
i tiit.t collectibn and recycling program should be explored.
Frojects:
1.Map and tledicate a conservation easement (in conjunction with the
Fort and Mill) for the urban wetland habitat at the southwestern'most
portion of the Planning Area.
I
3.
4.
NATURAL ENVIRO}{MENT
All vehicular traffic through the urban wetland district should be
prohibited.
Any development considered for old oil processing sites or docking
terminals (e.9. Thomas Oil, Chewon Oil, Indian Point) should be
evaluated for soil toxicity and potential for bioremediation.
Require erosion and sedimentation control plans (including detention
facilities and oil/water separators) for all new development, with
provisions for adequate maintenance.
The City should develop a wetlands protection ordinance that
establishes wetland buffer zones in conformance with DOE and the
Puget Sound Water Quality guidelines.
The city should develop standards to prorect sensitive aquatic habitat
areas. Any development which takes place in the marine environment
should not result in a decrease in the size or loss of existing eel grass
beds.
" Port Towttsend is one ol the ntost sigilicant ntarine habitats in Washing,tort
attd the United Slutes."
5.
6.
7
Proposals f<lr Action Timing Porsible
lmplemcnting
n gcncy
Possible
l"unding
slratcgyAdopt
with
Plan
Next
Five
Yeam
Six
to
Tcn
Years
\
F
\)
UJ
1
o
$Z
A.
Ivlap & dedicate conservation
cascment [or urban wctland
a City/Port ALEA
/tAC
Develop tidepools at Jackson
Bequcst
o City/Marine
Science
Ccntcr
Dept.of
Fisheries
Enhancc beaches south of Ferry
tcrminal and at Adams and Tyler
Street ends
a DOE/Dept
of Fisherics
CZN,IA
Build a marine harbor habitat and
environmen(al quality monitoring
station at urban wetland area
c Marine
Science
Centcr
DOE/
PSWQA
\I
Moo
0l
0-
G{
\!
:
J
o
A-
Avoid interference with wildlife
habitat wheu crcating new trails
o Parks N/A
Enhance waterfront fish and
wildlife habitat
c City N/A
Develop a conservation and
recycling program
c City/Main
Street
Grant
Prohibit vehicular traffic through
urban wetland district
Evaluate for soil toxicity and
biorcmediation if developing at old
oil sites
o Port
City
Port
o Private
Require erosioo and sedimentation
control plans
a CitylPublic
Works
Private
Create a wetlands protection
ordinance
a City/Plan-
ning
DOE
30PARIffi ANID OPEN SPACE
Community Goals and Objectives:
Enharce existing prks and opn sryces by using historic places, docks,
boardwalks, and bicyle and pdestian trails.
Build a prk and open sryce system of linked facilities tlwt tie tlv
tarious waterfront districts to each otlrcr and to tlw surrounding
contmunity.
Ensure tlwt a balarre of pssive and active recreatiorwl and open
sryces arc provided.
Establishntent of the Olympic Discovery Trail would parallel the
Urban Wetland. The wetland is a sensitive area and other public
access adjacent to, or around the trail should be discouraged. The
Olympic Discovery trail should incorporate interpretive signage and be
liniited to passive uses. The Urban Wetland area should not have
formal park facilities or parking areas.
Restore Adams Street beach to a more natural condition. T'his should
include the remtlval of the parking lot adjacent to the beach area'
which would be improved as a street-elrd park. The City should seek
assistance from the Washinglon State DOE and Fisheries Department,
in developing a model beach enhancenrent program.
Assist the County in the design and replacement of the existing
Memorial Field fehce with a more permeable screen along Washington
Street.
Provitle a centerpiece for Port Townsend's Civic District with the
creation of a Town Common. This public space would incorporate
Memorial Fieltl, City Hall, City Doclq The Jackson Bequest, Pope
Marine Park and the alley space by the old ferry terminal for festival
booths.
Renovate the Jackson Bequest by providing landscaping, street
furniture and interpretive marine-oriented displays (see Appendix
A.3).
Acquire the Thomas Oil site. The site would be dedicated a9 public
spaie. A community driven planning process sltould be initiated to
develop a ooncept plan for its future public use (see Appendix A.5).
1.
Frojects:
2.
o
o
3.
4.
o
l.l
Discussion: This plan element focuses on the enhancement of parks and
open spaces by upgracling existing public owned facilities. Acquisition of
aiditional private property for additionat public spacg is also suggested-for
the Thomas Oil iite.' The community identified this site as critical to
maintaining the character of Port Townsend. Acknowledging this, the City
will seek to acquire this site to redevelop as public space.
Except for the acquisition of the Thomas Oil site, public costs would be
earmarketl for the enhancement of the proposed projects and programs
needecl to carry out the plan. Additional maintenance and long-term
operation costs need to be considered in any 9f lh9 following park and open
space proposals. Froposals for Pt. Hudson include both parks and open space
anO aie discussed in the ft. Hudson Planning Element.
5
6.
PARKS AND OPEN SPACE
"The Waterwalk deserves more consideration and should be integrated with the
Olympic Discovery Trail;'
"'This is tt nlonurnental tinrc lor Port Townsend -- we necd lo keep uff open
spaces open -- lels preserve our vislas for luture generaliorts',
Proposals for Action Timing Po6sible
Implementing
Agenry
Pmsible
Funding
StrategyArlopt
with
Plan
Next
Fivc
Years
Six
to
Ten
Years
\
t--
\)
IU
-)
o
u-
A.
Establish Olympic Discovery Trail e CitylNPS IAC
Enhance Adams Street beach a CitylDoE DOE
Rcplace Memorial Field fence o CitylCounty County
Provide centerpiece for Civrc
District with the creation of a
Towo Common
o City Bond
Iotegrate & enhance Jackson
Bequest
a CitylCo-
ordinating
Committee
City/
Depr.
of Fish-
eries
Acquire Thomas Oil site &
dedic"atc as public space
o City Bond/
IAC
0r--0c0cl-t-r '!+*:1;',i irl'i6*u-:._ - _*:{\ ;-7I t,,/\.-\>,-. r'i".#72-- '-','/I'.7
t:
o
1.
2.
o
o
I
7
3.
4.
HISTORIC AND CULTURAL RESOURCES
Community Goals and Objectives:Projects:
Provide design guidelines for new developnent which are comptible
with existing historic structures and cultural Areas, and tttat promote
the creation of our own legacy for tlv fuure.
Acknowledge and enharce opryrtunities for tlw interpretation of tlw
ates's historic and cultural resources.
Ercourage artists, crafts-pople and entertoirurs to live and work within
tlw Urban Waterfront orea.Programs and Policies:
City staff and the HPC should prepare a section in the new
developer's handbook explaining the development or rehabilitation of
artist's studio/living space in the Historic District.
Expand historical signage to commemorate historical people, events
and buildings. Provide brochures for a self-guided walking tour.
Establish a joint program between the tlistoric Preservarion
Commission, Main Street and the Jefferson County Historical Society
to develop public information programs on historic preservation.
Develop an information package for property owners discussing
Federal Tax Credits, the State Special Valuation Tax Benefit Program,
and grant programs that may assist them in financing rehabilitation or
seismic upgrades of their buildings.
Prepare a National register nomination for the Customs Quarantine
buildings on Point Hudson.
Create a 'Public Art for Public Spaces" Program. Each year, a small
percentage of the hotel/motel tax should be earmarked for the
restoration and protection of historic murals or to commission a workof art for a specific location. Projects commissioned from this
program will give priority to local artists. The Public Art for Public
Spaces will host an annual local artist auction, where area artists
would donate artwork to be auctioned. The money generated from
the auction will be used to fund additional public art projects.
f)iscussion: The Preferred Alternative seeksto enhance and protect existing
historical and cultural resources. Mandatory Design Review would be
administered by the Historic Preservation Commission. Design guidelines
have been developed, with mandatory compliance for all development in a
Special Overlay Design Review District. A higher level of coordination
between governmental agencies and non-profit group,s is sought to enhance
and interpret the area's history. The Plan enoourages the use of incentives
to promote the adaptive re-use and preservation of historic buildings.
Incentives should provide reductions in regulatory requirements such as
parking requirements, in exchange for desired public benefits.
The plan advocates that the City take a more active role in fostering projects
that enhance city cultural and historic resources, educational opportunities,
and promotion of the arts.
34
5
HISTORIC AND CULTIJRAL RE,SOTJRCES
The Historical Society should take the lead role in identifying the
feasibility of a Maritime and Native American exhibit or museum for
the Thomas Oil Site or proposetl Point Hudson Urban Maritime
District. The museum would ierne as an educational resource and as
a recreational attraction.
Prepare a local ordinance designating- t-hgse historic resources which
are on tlrc National Register is local historic landrnarks as well as
establish a mechanism for further designations. The local ordinance
will provide additional protection t9 historic resources and will allow
the city to qualify as a certified Local Government (cLG). This
would help'to obtain access to funding ald information sources
provided io CLG's by the Office of Archaeology and Historic
Preservation.
Frepare a separate National Register District designation for the Point
lludson customs quarantine buildings to provide recognition and
protection for these buildings.
Develop a property owners' information package to inftlrm them of
fot"ntiat financial and technical assistance sources for reltabilitation
and seismic improvements on historic buildings'
Seek appropriate funding and initiate an archaeological survey of the
shorelihb irea to detJrmine sensitive sites in need of special
protection.
Conduct a study to determine the need for, and costs of, seismic
upgrades for historic buildings and investigate funding sources to
piovide technical and financial assistance to property owners.
6.
7
8.
9
!^
Proposals for Action Timing Possible
lmplementing
Agcncy
Posible
Funding
StrategyAdopt
with
Plan
Ncxt
Five
Ycars
Six
to
Ten
Years
t"-
u
rU.?
€
!4o-
Prepare section for develoPment
handbook explaining rchabilitation
o[ artist's studio/living sPaces
o CitylHPC Nat'l
Trust/
LDMF
Expand historical signage: provide
brochures for self-guided walking
Iours
a Jefferson
Counly
Historical
Society
LDIVIF
E
M\to
M
A-
.{
\4
ul
\)
:o
s.
Create public information programs
on historic preservation
o Historical
Scrciety/
HPC/Main
Street
LDMF
Devclop in-[ormation Package on
tax credits and grant Programs lor
rehabilitation or seismic upgrades
of bldgs.
o Main Street LDMF
Nominate Customs Quarantine
buildings on Pt. Hudson for
National
o FfPC/Main
Street
Nat'l
Trust
Create a 'Public Art lor Public
Spaces'' program
a Arts
Commission
Hotel-
Motel
Tax
10.
II
HISTORIC ANID CULTT]RAL RESOIJRCES
Proposals for Action Timing Pmsible
lmplementing
Agenry
Possible
Funding
StratcgyAdopt
with
PIan
Ncxt
Five
Years
Six
to
Ten
Ycars
\l\9
O
sz,o_
q5
U'l
't$
a-r-
-.l<>a.-
Encourage Historical Society to
consider a Maritime and Native
American exhibit or museum
a IIistorical
Sorciety
Grants
Prepare local ordinance designaring
historic resources which are on
National Register
a HPC/City N/A
Conduct archeological study of
shoreline area
a Historical
Society
Grants
Determine need for, and costs of,
seismic upgrades of historic
buildings; idendfy funding sources
a Main Strcct (iranls
"I support the renovation of the third and lourth lloors in tlrc tlowtttown. Itis itnportant lor lhe cily to develop a business package lo encourage
revit ttl izo t iort o I hi.rt oric sI r trc t tr es."
TRANSPORTATIO]\ AND PAITKING
Community Goals and Obiectives:
o Elcourage the use of bicyles, slwttles and otlwr alternative modes of
transryrtation for general access to and from the Urban Waterfront
Area.
Expnd prkilry facilities to intprove the flow of traffic to, witltilr, and
througlt tlw Urban Waterfront Area.
Provide a coordinated system for ferry staging areas, bikcways and
pdestrian trails tlwt improves the pleasure and safety of tlw
t ran sportat ion s y ste m.
I)iscussion: Under the Preferred Alternative, specific infrastructure
improvements are suggested to improve vehicular access and parking. For the
most part, however, this alternative stresses strategic planning and proactive
managem"nt between public agencies and private sectors to control and
manage future transportation and parking problems.
The Plan encourages a coordinated transportation system that is based on a
variety of alternative transportation modes. The plan seeks management
control over high levels of public investment. Proiects and policies assume
that the City will seek a high tevel of coordination between the city, county
ancl state transportation agencies. The City should take a leadership role in
studying and assessing future transportation options, as well as pursuing
funding options and developing an implementation strategy.
lmprove vehicular and pedestrian access to the Boat Haven lly
insialling a raffic signal at the Haines Street intersection, as descritred
in the Draft Gateway Development Plan.
Througltout the lloat llaven, different hardscape surfaces suclt as
pavers, gravel, etc. should be used to delineate areas which can
accommodate higher vehiele capacities, in contrast to those associated
with the commercial maritime uses or pedestrian uses.
The City should seek an easement along the Port Townsend railroad
right-of-way in order to establish a critical link to the Olympic
Discovery trail for pedestrian and bicycle uses. The Olympic
Discovery trail would connect with the Port's proposed boardwalk
along the marina link up to the Waterwalk and bike trail on Water
Street, as well as future bike lanes along the Gateway Conidor.
The Kearney Street intersection (crossroads area) should be re-
designed to better accommodate pedestrian and bicycle access, transit
and shuttle stops, and a park-and-ride lot.
The City should assist the Washington State Ferry System and the
Ferry Advisory Committee in resolving ferry-related traffic impacts.
This could include a joint-purchase agreement between the City,
County and the State for shuttle parking lots, purchase of other parcels
by the State for long-term ferry parking. In addition, specific actions
should bc implemented to minimize on-street queuing such as
encouraging the State to operate an additional toll booth during peak
travel hours.
36
Irrojects:
I
2.o
o
3.
4.
5
I
3.6.
4.
TRANSPORTATION AND PARKING
Study the ec'onomic feasibility of establishing parking structures under
Memorial Field, at Tyler and Washington streets, behind the Bishop
Bloch or at the Chewon site. The City should establish criteria which
set standards for size, access, location, design characteristics, length of
stay and pricing mechanisms.
Consider signalization of the Sims Way-Washington-Kearney Street
intersection in the next five years, to increase the safety and operation
of turning movements there.
Policies and Programs:
A planning process that examines the feasibility of alternate visitor
parking sites for the next five to ten years should be initiated. This
should include identifying potential joint-use sites, such as the
Courthouse and school parking lots for weekend and summer visitor
use.
The City, in conjunction with Jefferson Transit, should study the
potential for immediate establishment of a visitor shuttle for peak
festival weekends and summer tourist use. Planning for a visitor
shuttle loop should consider a direct connection to a park-and-ride lot
outside of the downtown area. Shuttle lots should be located south of
Kearney Street to help alleviate traffic congestion and parking
problems in the Historic f)istrict.
The City should study and identify the short and long-range needs and
cumulative impacts of private ferry proposals. As part of the required
conditional use permit for ferry operation, the City should ensure that
adequate parking is provided. In addition, the City should develop a
landing fee for passenger ferries or cnrise ships that dock at putrlic
facilities. Revenues would be used to maintain docks, street furniture
or other pedestrian amenities generated for such activities.
The City should work with Main Street in promoting a transportation
management program for downtown. Alternatives to auto commuting
should be examined and required if deemed necessary. Thest
programs may include promotion of transit use, shuttles to off-site
parking areas, and promotion of bicycle and alternate modes of
transportation.
The City should work with business owneni in the llistoric District to
consider forming a Parking and Business Improvement District for
downtown parking improvements.
All proposed realignments of Sims and Water Street should include a
clear separation of bike lanes from vehicular traffic.
During the peak visitor season, truck parking for delivery purposes
should be prohibited in the center lane of Water Street after 11 a.m.
The City should designate specific truckJoading areas in the Historic
District. These areas should be postcd to allow deliveries only during
specified hours.
Explorc the use of resident parking zone p€rmits which would allow
only residents to park at designated areas in the downtown area to
help alleviate conflict hetween visitor and resident parking demands
for parking during peak summer visitation periods.
7
1.
5.
6.
7.
)
"We nced a shutlle lo bring tourists ittto downlowrt"
8.
7v flnK Oq oo rnlil,f/f .fr{f,l ffn
oooOooc)
70 flK /<o
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oo
oo
oC,
a ooo o
/Z- /4 ,f f.
-J f
Hrcrhv, JlfEul
lrlaP/neP
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E,{lf,r//yo /t/ t Qtuylt?"r
;t
HA1NE 9 7TREFT PRofooED /NTEROEoT/oN
I
N rl v
v1 t
A
\
\
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\
I
It
a t
N
/", /oo/
TRAI\TSPORTATION ANID PARKINIG
Proposals for Action Timing I'ossible
lmplementing
Agency
I'ossiblc
Funding
StrategyAdopt
with
Plan
Next
Five
Years
Six
to
'l'en
Years
\
F
U
td
')
o
(-
0_
Install traffic signal at Haines St.
intersection
c City/DoT City/
Pr.lrL
DOT
Use different hardscape surfaces at
Boat llaven to delineate vehicle
and pedestrian uses
a Ptrrt Port
BIA
Establish bicycle lanes along water
side of Sims Way
o CitylDoT Arterial
Strect
Grant
Re-design Kearney Strect
intersection
o City Clomm.
Facili-
ties
Prog.
Rcsolve ferry-related traflic
impacts
o DOT'/Fer-
ries
DOT
Seck an easemenl along RR ROW
for the Olympic Discovery Trail
o City IAC
Research economics/criteria of
parking structures
o City N/A
Consider a traffic signal at Sims
Way - Washington intersection
c Clity/DoT Ciry/
DOT
Proposals for Action Timing Possible
Intplcnrenting
Agency
I)ossible
F unding
StrategyAdopt
with
Plan
Next
Five
Years
Six
to
Ten
Years
q
t-.
\)
tJ,t
--l
o
x4,
A-
$
vt
$
\J
J
o
0-
Examine alternative visitor parking
sites
0 ClitylJeffer-
son Transit
City/
Transit
Establish a visitor shuttle for
fcstival wer:kcnds and summer
tourist usc
I City/Jeffcr-
son T'ransit
City/
Hotel
Tax
Study & identify short and long-
range impacts of private ferry
proposals
o City Landin6
Feer-
Promote transportation
management program for
downtown
t Main Strcet (irant
Work with business owners to
establish an LID for downtown
parking
o City/Private Cityl
Private
Ensure a clear separation of bike
lanes from vehicular and pedestrian
traffic along Sims and Water
Streets
a CitylDOT City/
Dor'
Designate specific truck-loading
areas in the Historic Commercial
district
o City/Public
Works
City
Consider using resident parking
zone pcrmits
o City City
HOI.JSINIG
Community Goals and Objectives:
o Prcserve and encourage relwbilitation of efisting buildirtgs.
o Ercourage the development of housing in a wide range of tyfres and
prices (both ownership and rental).
o Achiew a balance between Wrmanent and visitor lnusing needs.
Discussion: This planning element seeks to establish long-term community
based housing in the historic district. Housing should be designed for a range
of housing types and income levels. Housing is a critical component of a vital
downtown arca. Projects and policies are designed to foster public-private
partnerships by creating a housing trust fund, developing economic incentives
for property owners to provide long-term housing and by targeting
underutilized areas for new housing.
The city should take an aggressive role in providing housing, by seeking grants
and by helping to subsidize the upgrading and renovation of unfinished third
and fourth stories in the historic district. The city should also encourage or
provide subsidies and incentives for cefiain types of housing proiects (eg.
senior citizen apartments, affordable housing etc.).
Projects:
Establish a City-wide Housing Trust fund for the replacement of long-
term housing that is lost to transient and tourist accommodations and
gentrification. A method for financing a housing trust fund will be
explored by the city in 1991, as part of its comprehensive planning
effort mandated by HB 2929.
40
Ilesearch and develop a housing incentive program for new
development or renovation of existing buildings.
Establish a model public-private project that converts and renovates
an unfinished 3rd or 4th floor in the Historic District to accommodate
artist studios or other appropriate uses. The studio should provide
working antl living quaners. Grants would be sought from the
Nationil Endorvment for the Afis and the State's Historic
Rehabilitation program.
Explore the creation of an inclusionary housing program which would
require a pefcentage (usuatly 10 or l57ol of all new housing
development to include "affordable housing".
Determine the feasibility of a Single Room Occupancy (SRO) housing
program in the Historic District. This type of program has succeeded
in other cities. If feasible, gtue tax credits to property owners who
provide SRO units. SRO's can give property owners the satisfaction
bf hetping to meet the needs of the community and the basic needs of
some of its citizens.
2.
3.
4.
5.
1.
tI
Ia
----+
Possible Redevelopment of Port Townsend Plaza: BEFORE
!!l l_-,D
il
r .l-
+__
#.\
--->
-
I
AFTEIT
I!
HOTJSING
Proposals for Action Timing Possible
Implemcnting
Agency
Possitrle
Funding
Sh'ategyAdopt
with
Plan
Next
Five
Years
Six
to
Ten
Years
L-)t
(_
tDo
MA-
"6
\-t
Lil
\)
JoA-
Establish City-wide Housing Trust
fund
a City CDBG
Research housing incentives for
new development
a City City
Gcneral
Fund'
Establish a public/private projecr
tha[ converts and renovates top
floors of historical buildings into
artist studios or other uses
o Cily/Private NEA
Require a percentage of all new
housing development to include
"affordable housing"
a City Privatc
Explore Single Room Occupancy
(SRO) in Historic Disrricr
c City HUT)
(US)
"The cily shoukl takc o proactive ,ro,rrl'
o
PTJBLIC SERVICES A}{D UTILITIES
PUBLIC SERVICES AND UTILITIBS
Community Goals and Objectives:
Frotect all citizens and tlwir proryfty and enswe adeEtate e,rrcrgency
and Wtblic services.
Crcate safer arees tlvouglt effective environmental design
Assure that proposed Wblic services and utilities reflect opration and
nwintenattce budgets ovvr the long term.
f)iscussion: Within the waterfront area, public services and utilities are
adequate to meet existing conditions. Fire and police services have a
response time of less than two minutes. Flowever, old water mains pose a
serious utility prohlem to the city.
As new development occurs, utilities such as cable TV, telephone and
eleetrical lines should be placed underground. The Plan encourages high
quality public capital construction projects in order to minimize long-term
maintenance and operation costs.
Frojects:
1. Assess the need for additional public restroom facilities.
Phase replacement of the old and deteriorated water ntains and lines
in the planning area. New development should place all utilities
underground.
,44
Programs and Policies:
1. Assess all public projects and services for their long-term,operation
and maintenance (O&Ul costs. Emphasis should be on quality capital
construction which minimizes long-term O & M costs.
2. Increase police patrols in the commercial and visitor areas after dark.
Increased residential and commercial development in the planning
area should correspond with increased police and emergency services
adequate to meet new demands.
3.
o
o
2.
i
Proposals for Action Timing Possible
lmplemcnting
Agency
Possible
Funding
StrategyA<topt
with
Plan
Next
Five
Years
Six
to
'fen
Years
E
M\9o
$1-N.
.{
9
\J
J<f(1.
Assess the need for public
restooms
a Main Street BIA
Undcrground utilities t City Ref. 38
Clonsidcr all O & M costs for
public projccts
o City N/A
lncrcase patrols after dark o City General
Funds
I'rovide adclitional ;rublic services
with new clevelopment
a City Impact
Fees
o
GOVERNMENT
Community Goals and Objectives:
o Assure tlwt the visions and ideas expressed in the Urban Woterfront
Plan are incorprated in the future planning efforts of both Port
Townsend and Jefferson County.
Ensure thqt citizen prticiption is continual throughout the Urban
Woterfront Plan implementation process.
o Periodically review tlw elfectitryness of the Urban Waterfront Plan
f)iscussion: The Plan seeks to incorporate a greater level of inter-city as
well as interjurisdictional cooperation in implementing the lJrban WaterfrontPlan. This includes active public involvement in the design and
implementation of the projects, policies and programs contained in this plan.
The City should become more pro-active in its planning efforts and intensifies
its long-range planning and policy activities. lnterjurisdictional cooperatiorr
with state agencies such as the Department of Transportation, f)epartment of
Ecology, as well as the Port of Port Townsend and Jefferson County would
work toward these ends.
Policies and hograms:
The Urban Waterfront plan will be adopted as rhe City's first policy
document towards implementing IIB 2929, the State's Growth
Management Act.
The City's CIP for 1992 will include a funding strategy for
implementing the Urban Waterfront Plan.
The urban waterfront Plan will be reviewed at the end of 1993 to see
how well the policies have been met. If necessary, the plan will be
updated, and consolidated into the City's Growth Management Act's
ptanning policy documents.
Improve internal cooperation between City departments, the Counry,
and the Port to assure adequate public toilets, shower, water, sewer
and fire protection facilities within the planning area.
Apply to become a Certified l-,ocal Government in order to obtain
state grants and technical assistance and have the ability to extend
special valuation Tax benefits (see Historic and cultural Resources
Element).
3.
4.
5.
1
)
Proposals for Action Timing Possible
lmplemcnting
Agency
Posiblc
l-unding
StrutcgyAdopr
with
Plan
Next
Fivc
Yeas
Six
to
Ten
Ycars
:
<(
M\Do
\4o-
c{
g
9
Jos-
Adopt Urban Warerfront Plan,
implerncnting HB 2Y29
City DCD
Incluclc a funding strategy for the
U.W. plan in thc City's CIp for
lgrn
a City N/A
Revicw and uplatc thc U.W. plan
at the end of 1993
a City/Joint
Watcrfront
Committee
N/A
lmprove inter-agency cooperation
in assuring adequate public service
[acilities
a City N/A
Apply to become a Certilied Local
Government
a City N/A
o
o
o
POINT HT]DSON
Community Goals and Objectives:
Enhance the Point Hudsort area os the focal pitrt for views, public
activities and dewlopnunts whiclt corurcct and knit the urban
waterfront togetlwr.
Encourage the develop,nent of facilities thnt reinforce the traditional
naritinrc uses and historical resounces of tlp Point Hudsott area,usirtg
comrytible desigtt and architecture.
Promote a mixture of land uses that protect and enltatrce water-
depndent, water-related, and wqter-enioyment uses while prcserving
options for future inruvative uses.
Discussion: The Prefened Alternative calls on the City to initiate a planning
process for the Point Hudson area involving the city, port and private
interests. An Advisory Committee would be established to review the
proposed Maritime Overlay District for Point Hudson (see Appendix 8.6),
and to formalize specific uses or developments that woukl be allowed in the
District. The Committee would also identify whether or not an independent
Seaport Authority is an appropriate body to manage development proposals,
community facilities and property. Implementation actions and phasing for
capital improvements and public-private efforts would also be developed.
46
compatible to the proposed Urban Maritime District concept. Mixed-uses,
incorporating watei-oiiented uses would be encouraged. Additional design
guideiines fould be developed for this district to reflect its historic and
irarine-related architecture, and would be incorporated into the City's Design
Review proc€ss. The Jefferson County-Port Townsend Shoreline Master
Program woutd be amended in order to adopt the Urban Maritime District
pursuant to DOE's approval process.
Projects:
1. Initiate a joint planning process between the Fort and the City to
assess the
-feasibility of the Point Hudson Urban Maritime District
concept.
Policies and Programs:
1. The Advisory Committee should study and provide a recommendation
for the geneial objectives and specific requirements that a project must
meet in order to qualify as an acceptable mixed-use proiect. Mixgd-
use projects shouid be encouraged to respond to unique physical
eonditions and water-oriented uses which work to support each other
functionally and aestheticallY.
Establish a memorandum of understanding between the city, port, and
Point Hudson Company regarding procedures and roles required in
implementing deveiopments for both the short-term and when the
current lease expires in 2{NJ2.
)
The goal of the urban Maritime District would be to establish an
educaiionally-oriented working seaport that enhances and preserves- the
marine trad'es. It is anticipate{ that a development strategy would be
prepared within two years. The City and Port would then encourage the
brurtop*ent of addiiional marine uses and educational facilities that are
h|\ ':-.ln;. :.1i: - J.:- *;'rItIF- ::: - -::---: L . --- >-:j-t'a'-F-.!{g,ii *:-ti}lit'':--:-rI
POINT HTJDSON
All contributing and secondBry historic structures should be
incorporated into any facility reconstruction or concept plans for Point
IIudson.
Point Hudson should give priority to water-dependen! water-related,
and water-enjoyment uses along the shoreline. These uses remain an
important goal both at the state-wide and local level.
The beach shall retain passive public access and protect and enhance
open spaces and view corridors. Any new development will be setback
at least fifty feet from the mean ordinary high water mark.
48
3
4.
5.
- ei;r"#ff
tiritY riSiiliii)
---
"Mainlain Point Hudson as a public erility"
"Need to keep the nmrine trades healthy -- protect water-dependenl uses"
Proposals for Action Timing Pcssible
lmplemcnting
Agency
Posible
F unding
SratcgyAdopt
with
Plan
Next
Five
Years
Six
to
Ten
Years
su)1ou!-
Assess leasibility of Pt, Hudson
Urban Maritime f)istrict concept
o City /Port/
Advisory
Committee
DoE/
CzlvlA
5
st
\o
o
s-
.d
u
\J
:
o
C!
Rcscarch mixed-use projects a City/Port
Advisory
Committce
DOE/
CZMA
Establish an inter-agency
memorandum lor procedures and
implementations of development
c City/Port N/A
Incorporate contributing and
secondary historic structures into
facility rcconstruction or concept
plans for Pt. Fludson
a CitylPort Nationa
I
Trust
Give priority to water-oriented
uses along the shoreline
a City/County
(Shoreline
Program)
N/A
Retain passive public access at
beach; protect and enhance open
spaces and view corridors
a City/County
(Shoreline .
Program)
N/A
I
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DESIGN GUIDELINES
Introduction
Port Townsend has a truly unique urban form and character, resulting from its
important historical locaiion, its dominant shoreline and topography, and its
resulting settlement and development pattem. It continues to attract, hold, and
reflect people with imagination and creativity, being known as the "City of
Dreams."
The Urban Waterfront is the focus of the City. Its aesthetic quality is derivative
of two major natural features which must be protected and enhanced: (l) the
extensive ihoreline and adjacent narrow, flat shelf of land, beaches, and lagoons,
and (2) the powerful bluff which bisects the city's linear form and defines
"uptown" and "downtown". ViewS to and from the water, to and from the bluff
and along its sreet corridors arc important to the city's character and qualify.
Many landmarks, such as the Hastings Building, the H,aller Fountain and Stair,
the Bell Tower, the Tree of Heaven, City Hall and City Dock, the Jefferson
County Courthouse, the Post Office, the Point Hudson District, and the Kah Tai
Lagooh are important to protect and retain. Their cunent visual and physical
acctss and aesihetic quality are important sites to the City. Othe-r-important
landmarks are currently underrecognized (i.e., the west terminus of Water and
Washington streets, Captain Vancouver's landing, native American and natural
habitat areas) and need tb be enhanced through public and private action.
About the Design Guidelines
The history of Port Townsend is characterized by continual physical ctange
which was a response to changing economic and social factors. These factors
will continue to bring changes and pressures for new building and associated
public infrastructure iequirements. Meaningful and positive change should be-supported in a manner ihat is not disruptive and that supports the values and
leisbns of the built past. The manner in which new building successfully relates
to an older complei of buildings is partially subjective and not easily subject_to
regulation. There are, however, some basic considerations which should be
taken into account in any new design. Design guidelines help to identify these
s0
consitlerations, and ensure that public amenities as well as the general physical
design of buildings are additive,?ather than deductive, to the spirit and ambience
of Port T'ownsend.
The following Design Guidelines identify
addressed in the ongoing evolution of th
Guidelines serve three purposes:
various considerations that should be
e Port Townsend Waterfront. These
l. Provicle prospective developers and designers with a checklist of issues
that musf be addressed in their development proposals;2. Provide existing businesses with an overall corrceptual approach that will
enable the acti6ns of independent businesses to be in concert with, and
add to, the diversity and riChness of Port Townsend; and3. Provide the City of Port Townsend with a methods of evaluating public
and private development or redevelopment proposals on a consistent
basis.
These Guidelines are performance oriented and not prescfiptive. l!._y address
issues regarding the l6ok, feel, and function of the Port Townsend Waterfront.
They provide for preservation and enhancement of natural areas, create an
enuiroirment for deiign excellence to occur, set the stage for small actions to have
a major accumulative effect, and provide a tool forongoing "ry{ity'l checks to see
if the vision portrayed in the Waterfront Plan is being accomplished.
Successful design guidelines are products of community-based efforts to identify
what is special,-unique, or worthi of conserving in an area. The Port Townsend
Urban Waterfront Plan Design Guidelines are intended to provide the basis- for
ongoing community discussidn and involvemenl While they establish a.standard
to'*tticn to aspire, they are evolutionary and can be modified as the
implementation of the Plan proceeds.
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DESIGN GUIDELINES
The Dcsign Cuidelines address the following major themes and issues:
I. CITYFORM
1.1 The City Sening1.2 The Focus of the City1.3 b/ramidal City Form1.4 Distinct and lnterrelated Dsnicts1.5 The Historic Heritage1.6 Drive and Walk
2. CITY CONNECTIONS
2.1 Monuments and Marken2.2 View Corridors2.3 The Waterwalk2.4 The Meander2.5 Downtown and Uptown
3. CTVIC SPACES
3.1 The Sreet3.2 Intersections3.3 Parks, Courryards and Vacant los3.4 Areas of Many Functions3.5 Landscape/hardscape3.6 Furnish and Light
4. BUILDINGS
4.1 The Traditional Block Panem4.2 Buildings as Good Neighbors4.3 The Facade4.4 The Craft of Building4.5 Materials
5. DISTzuCTS
5.1
5.2
s.3
5.4
Urban Wetlands District
Boat Havenfvlarina Disrict
Crossroads District
Bluff Narrows Disnict
Ferry Retail District
Historic Commercial Disrict
Civic District
Port Hudson/lvlarina Dstrict
5.5
5.6
5.7
5.8
CITYFORM
I. I CITY SETTING
Issue: Cities are formed by a combination of man-made events and the influence
of rhe natural sening. In tlie case of Port Townsend, the linear fgrm -of {te city is
derived from the available land between the shoreline and the bluff. From this
basic geographic location, the city has developed in a linear fashion where the
point 6f c-ornmerce, or the business section of the cjty, is on the lower flatland
irea. Uptown, a more genteel side of the city, was developed onhigher.ground.
The downtown is organized linearly between the shoreline and the bluff. In
ongoing developmeni of the city, the enonnous effect that natural features have
had on-the form of the city strould be realized, and this precedent should be
continued as development proceeds
52
Guideline: In future development of city parcels, the design should address the
srong environmental impaci of the shoreline and the bluff , and the role these
traditlonal determinants oicity form have had in the development of the city.
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1.2 THE FOCUS OF THE CITY
Issue: Port Townsend was created as a city on the water. 'fhc shoreline was the
basis for commercial activity as well as the formation and form of the town
structurc. As the town evolved, development was focused more to Water Street
as the center of commerce. As a result, the city has turned its back on the water,
and has tended to not recognize the opportunities that are available for cultural,
recreation and commercial uses along the water. The focus of the city should be
rerurned to the meeting place of land and water and development should enhance
those opportunities for people to enjoy the water environment relative to the
ongoing activities of the city.
Guideline: In new developments of the Urban Waterfront area, or
redevelopment of existing properties, uses, activities, and civic spaces should
enforce the waterfront as the focus of the city.
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1.3 PYRAMIDAL CITY FORM
Issue: As the downtown of Port Townsend was built, there has bcen a natural
tendency to build taller buildings in close proximity to each other. Over tirne, tltis
type of development has resulted in a relatively concentrated downtown core.
ii'mitea by econornic concerns and available technology, building.t qig$ in the
Historic iommercial District never exceeded that of the adjacent bluff. This fact
has had the benefit of preserving panoramic views to the bay as well as. providing
a dynamic experience of passafe as one travels thnough the length.of the district.
Ttri Utuff as a backdrop for downtown, forms an important organizing principle
for building heighr A ipecial overlay height district has been created to establish
maximum 6uilciing heights so that tnl form of the city continues to be dominated
by both the naturaf forri of the bluff and the historic buildin_gs which contribute to
tlie special character of the community. The _preservation_of the- existing character
of thb Historic District and adjacent areas of the Urban Waterfront was the most
imporunt criteria identified by the community during the planning-process. -'fhe
spdcial overlay height distriit preserves views to Port Townsend Bay.and_the
Straights of Juan dJFuca, and ieinforces the visual experience that makes Port
Towisend unique. In the special height overlay district bqtld]ng heights
gradually rise aiong an axis centered along Wa1e1 Street, from 25 feet at Point
Fludson, to 50 feetln the Historic Commeicial District, and then descend to 35
feet at the Ferry Retail District. The special height overlay $gF.t requires lower
building heighi at rhe waters edge, while allowing higher builiings in area,s where
views frorn itre top of the bluflbr uptown, can be maintained or enhanced.
54
Guideline: New buildings or redeveloped buildings shall comply with, and
should enhance the idea of]a pyramidal city form in iccordance with the special
height overlay disrict regulation.
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I,4 DISTINCT AND INTERRELATED DISTRICTS
Issue: At first glance, Port Townsend is often thought of as three segments: a
downtown in the waterfront area, an uptown residential enclave, and the later
development that has evolved over the last few decades. On closer examination,
the Port Townsend Urban Waterhont area is a complex series of very unique
districts. Each district has requirements that must be fulfilled to maintain its
distinct character as well as requirements that address the linkage of that district
and the interrelationship of that district to neighboring and adjacent districts. The
combinarion of the various districts creates the richness and diversity that is vital
to the ongoing cultural and physical health of the Urban Waterfront area.
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Guideline: New development or redevelopment should follow and enhance the
unique district character of its environs.
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Guideline: New development should recognize the city's historic heritage and
b€ interwoven with the historic fabric in such a way as to enhance the historic
theme without attempting to replicate it
I.5 HISTORIC HERITAGE
Issue: By Northwest standands, Port Townsend is an older city. First settled in
1851, thetiry was platted and established by 1852. W-ith a fine harbor_for fishing
and iranspoitatiori and a busy saw mill, the population grew and the town
prospered. At one point, Port Townsend appeqed to be the obvious choice as the
ierrinus for the Northwest Railroad Anticipating the arrival of the railroad, Port
Townsend built an infrastructure for a population of 20,000 in the late 1880's and
early 1890's. When the railroad termihaiied in Seattle instead, Port Townsend's
ambition to become the mevopolis for the Northwest could not tle realized.
Banks and businesses closed, and the city's three streetcar companies pulled up
their tracks and disappeared. During the building boom, mo-st of the city.'s
handsome brick commercial buildings, fine residences, and major public
buildings were constructed, many of which were never fully utilized. Tfes.e
buildinfs today are abundant enough to give l yery strong historic character both
to the irban downtown waterfront area and the uptown. This strong historic
heritage of architecture is a primary rcsource of the city of Port Townsend.
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I.6 DRIVE AND WALK
Issue: For the present and foreseeable futurc, Port Townsend will continue to be
a city that is dominated by individual automobiles. While public transit is
available and walking is an important and valued activity within the city, the
demand of tourists and citizens moving in and out of the downtown requires that
the automobile be accommodated. Accommodation of the automobile deals with
two functional elements: l) the streets, and 2) the parking lots. Currently, the
streets allow acceptable traffic flows with easy curbside parking. The parking
lots are small, integrated into the fabric, and relatively unobtrusive to the urban
form and pedestrian circulation. The current structure has evolved based on the
requirements of automobiles and land availability, which has limited the size of
parking lots. As the downtown waterfront area continues to develop, the
demands placed on it by the use of the automobile will be increased. New
development and redevelopment need to recognize the need for the functional
flow of automobiles, the ability to conveniently park automobiles in relatively
small and discreet areas, and the ability for pedestrians to move without conflict
with vehicular traffic. Other considerations require that parking lots are well-lit,
secure, with access and egress that is not detrimental to the pedestrian
environment.
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Guideline: In the development of streets and parking lots, functional
requirements for vehicular movement and storage should not compromise the
pedestrian environment. Streets should be made functional with easy and well-
marked pedestrian crossings. Parking lots should remain small, incremental,
well-lit and secure. Pedestrian movement should be enhanced through the
location of landscaping, furniture, lighting, and signage.
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CITY CONNECTIONS
2.I MONUMENTS AND MARKERS
Issue: Port Townsend, like many towns and cities, is a result of a two-
dimensional plat of public rights-of-way and properties between rights-of-ways.
The orthogonat pattdrn of streets and blocks is very muctr a characteristic of cities
that werelaid out by surveyors and werc not "designed". There has been little
consideration of axial relationships, street hierarchies and sequences of
movement--both pedestrian and vehicular--other than what has evolved by. the
placement of individual buildings along righr-of-ways.. Our riqlrq historic cities
include monuments and markers that develop places of interest, axial
relationships, urban hierarchies, and are key to developing a sense of citizen
ownership, identity, and user orientation. Certain monuments have evolved over
time and are landmarks, like the Bell Tower, the Jefferson County courthouse,
and, to a certain extent, the Jackson Bequest. Further development of
monuments and markers that both commemmorate the past and celebrate civic
spaces and civic activities, are necessary to the ongoing development of richness
and diversiry in the city.
58
Guideline: In the ongoing creation of the cityscape, identify areas within and
around developmentiwherc monuments and markers can be established to
commemorate historic people and events, mark places of urban celebration, and
give visual orientation to users of the city.
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2.2 VIEW CORRIDORS
Issue: The visual experience of a city is a pleasing part of urban life. Key to the
comfort of using an urban area is the feeling of knowing where you are and the
relation of the place you are occupying to the overall ciry. A visual connection of
the user to his/her surroundings is as important as a physical connection.
Moreover, traditional view corridon (i.e., from the top of the bluff to the water),
are important to maintain in that the citizenry feels ownership of what has "always
been there". View corridors identified in the Waterfront Plan should be
maintained as new development occurs.
Guideline: In new development, address the effect of the design on view
corridors in and around the subject property and develop no blockages to
identified view corridors. Within developments, create axial relationships and
incorporate views through developments to enhance the civic experience.
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2.3 THE WATER WALK
Issue: While Port Townsend was established by the water and had its main
emphasis for commerce in its relationship with.the water, the city has turned its
baik on its most important resource. Thi creation of a continuous access to the
water that is a combination of natural paths, beach walks, board walks, and
passageways through and between building_l, and_gevelopment of public rlghts-
bf-*a], is a key eleirent of the Waterfront P!*. . This singular idea is the thread
that ti6s the vahous districts, experiences and activities together. It also provides
an opportunity for citizens and visitors_ to experience the water, weather and
histoilc artifacis that make Port Townsend such a special place.
60
Guideline: In any properties that abut or are adjacent to the shoreline,
development plans stioritd iddress the Waterwalk concept and include or enhance
elements of th-e Waterwalk in conjunction with the design of the development.
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2.4 THE MEANDER
Issue: The current structure of Port Townsend is linearly organized along Water
Sreet and Simms Way. Pedestrian circulation, while integrated with the streets,
is not limited to the characteristics of vehicular movement. One of the joys of
expericncing an urban environment is the joy of "discovering the cityt'. - The
ability for a pedestrian to "meander" through a city to discover cultural,
recrearional, and commercial uses and activities is an important contribution in
developing the richness and diversity that is a part of downtown Port Townsend.
In future development of the Urban Waterfront area, the idea of moving between
blocks, between buildings, and connecting with spaces, in a random but
convenient way, should be a part of individual project planning.
61
Guideline: In designs for redevelopment or new development, the concept of
the meandering user should be included and incorporated in the development of
public access areas.
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2.5 DOWNTOWN AND UTTTOWN
Issue: As Port Townsend grew historically, the commercial center of the city
was located in the downtown waterfront area; the more genteel residential area
was located in the uptown arca on top of the bluff. Due to the cultural and social
differences between the two areas, the definition and division of topographic
elevation and form has led to two distinct historic areas. The development of
connections, visual and functional, between downtown and uptown should be
encouraged to allow the two areas to develop stronger ties and use patterns.
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Guitleline: In redevelopment of public rights-of-way and public.access
connections, create ties between downtown and uptown for both vehicles and
pedestrians.
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3. I THE STREET
Issue: Initially, streets in Port Townsend were established on the basis of
functional requirements of widths, curve radii, curb and sidewalk dimensions,
and construction specifications. In the context of the Urban Waterfront area, the
street takes on a larger significance and should be thought of as a linear corridor
with floor, walls, and roof. Each street has a functional capability of handling
traffic, but also a more essential quality of creating the open spaces between
buildings. Definition of the street occurs through building enclosures, street
landscaping, surface texture, lighting and signage-- and the character of the street
assists in enhancing the uses and activities that border it.
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Guideline: Streets should be designed as civic open space bordered by
buildings, having a functional traffic movement character as well as a character
resulting from its function as a civic room. The buildings that define the street
should be designed to enhance the pedestrian experience but not encumber the
efficient movement and parking of vehicles.
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3.2 INTERSECTIONS
Issue: The Urban Waterfront area is a rich overlapping of a number of elements
that combine in a three-dimensional and sensory manner of which intersections
rtr onr such element. Intersections in the vehicular network are designed
i-innicatty according to function, combining vehicle {lo*,. drainage- and
convenien't pedestriai crossing. The maintenance of the richness of the
downtown rfquires examinadol of the intersections to develop a series of
hierarchies wiihin the downtown: vehicle movement, pedestrian movement,
identity, and definition of place. Buildings abutting intersections and defining
interseltions will help articulate the function and character of the intersection and
the overall eonceptual organization of community vehicle and pedestrian flows.
64
Guideline: Create and enhance intersections in ways that extend beyond
funclionaf n6dr, including location of building entries, abutting uses, building
details, street lighting and landscaping and signage.
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3.3 PARKS, COURTYARDS, AND VACANT LOTS
Issue: Public open space, both structured and unstructured, exists in large
amounts in Port Townsend. Major parks, like Pope Marine Park and Kai Tai
Lagoon, provide an opportunity for downtown users to explore both structured
and unstructured recreational facilities. Private courtyards have been developed in
vacant spaces between and around buildings in the downtown, and a number of
vacant unimproved lots exist. These various open space elements help to make
the Urban Waterfront a people-oriented environment. Natural spaces throughout
the city, both on the shore, blufl Lagoon, and identified critical marine habitats
should be enhanced in ways that allow people to use them without endangering or
destroying the natural qualities. Structured open space, like parks and
courtyards, should be created in areas to allow additional public use of spaces that
would ordinarily be unusable and unsafe.
Guideline: Make natural areas accessible to allow people use while not
destroying or endangering critical environmental situations. Create, where
possible, parks and courtyards utilizing vacant lots within the city, and tie these
parks and courtyards to the pedestrian network in such a way that they are usable
by citizens and visitors. Create lighting, furniture, and landscaping in a way that
the parks can be used in a safe and secure manner.
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3.4 AREAS OF MANY FUNCTIONS
Issue: City plans and planning tend to classify uses and activities in a singular
nature. The vitality of a city results when a variety of activities occur within an
area- Vital cities do not develop districts or arcas within a ciry that have a singular
function like a government center or a housing enclave; these uses attribute much
more to a healthy urban environment if they are integrated with retail and cultural
uses. In devetopment or redevelopment of parts of the city, spaces and buildings
should be looked at as areas that can be used for many functions. Open spaces
should have capability of accommodating both structured celebrations or the
casual visitor, large gatherings or the single stroller. Public enclosed spaces,
arcades, or other connective devices should be designed in such a way that they
can be used as an incremental piece of the city or as part of a larger system of
circulation or ac tivity.
66
Guidetine: In the creation of open spaces and enclosed or sheltered public
spaces, design the space to be hexitjle and to accommodate a number of
functions, both organized use and casual use.
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3.5 LANDSCAPE/HARDSCAPE
Issue: Natural amenities are the cornerstone of good design in the Northwest.
Urban areas, while obtrusive to natural systems, can be built in harmony with the
sunoundings. The Urban Waterfront area has developed in such a way that it has
desrroyed what natural environment was in its path. The shoreline and the bluff
retain characteristics of the natural environment and these themes should be built
back into the urban core as it continues to develop and redevelop. Recognizing
topographic opportunities and retaining major vegetation are beginning points for
goocl urban design. Landscape and hardscape areas should be designed in such a
way rhat they are used in cooperation with adjoining buildings and the uses
therein. The spaces should be designed with maintenance, security, safety, and
ambience in mind.
Guideline: In creating civic spaces within the urban waterfront area, incorporate
appropriate landscape and hardscape elements in accordance with the character of
the district within which the development is being designed so as to make the
landscape and hardscape a continuance of the natural envLonment.
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3.6 FURNISH AND LIGHT
Issue: Port Townsend is a diverse city with a number of districts. Each district
is a collection of buildings, elements and narural features which give it a particular
character and style. Repeating similar and rccognizable elements within these
districts will giv-e a sensb of familiadty and cohesiveness to the district and will
build an ideitity to the district. Sidewalk patterns, streetlights, signage,
landscaping, sreet furninrrc should be similar for each disrict to build the identity
for each as part of the overall Urban Waterfront area.
68
Guideline: Create street furniture lighting and signage elements in accordance
with the character and predominant thame of the district in which it is located.
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4.I THE TRADITIONAL BLOCK PATTERN
Issue: The historic block pattern in Port Townsend is a220' x220'grid broken
up into eight lots 55' x I l0'. Most buildings along Water Sreet are 55' wide or a
multiple of 55'. Generally, thc front facades of the buildings in the historic
district are placed on the properry line facing the street. The full 55' width of rhe
lot, facing the street, is usually used to create rows of buildings. Respecting the
traditional block pattern and block development pattern is a way of incoqporating
new consfruction into historic areas that adds to the historic area without
anempting replication of historic detailing or design. Respect for the raditional
block pattern in new building design will result in final "build out" of the urban
form that it is comprehensible, recognizable, and sympathetic to the existing
texture and pattern
Guideline: In new construction recognize the traditional block development
pattern of Port Townsend and create buildings that fit within the traditional
modularity of the block face with buildings constructed to the property line. In
areas where the traditional block pattem is not followed, create buildings that have
the same scale and proportions as would be found within the traditional block
pattem.
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4.2 BUILDINGS AS GOOD NBIGHBORS
Issue: Fvaluating the relationship of one building to other buildings is a complex
formula involvin! the size of the building, size of the lot upon which the building
sits, the location-of the building on the lot, and the building's proximity to.other
buiidings. The construction of new buildings on vacant lots in downtown should
be encduraged. The design of the new infill buildings, however, is a special
problem. Ii making a gooa neighbor 9f neY building-s, there are a number of
ele-ents that shouldbe ionsidered: making the proportions of the facade similar
ro other neighboring buildings (usually vertical); composing the facade relative to
neighboring UuitOings through continuation of cornice lines, storefront alignment,
andthe rh/thm of the facadEs on the block face; and maintaining propofiions of
the openings similar to those of neighboring buildings, both on the storefront and
upper windows.
70
Guideline: Infilt architecture should reflect the principles of design of the
surrounding buildings in proportion, composition,.and.detail. New buildings
should be d?signed t6 nt irito ihe conte*t of the block and be good "background"
buildings, rather than "image" buildings that do not respect their neighboring
sites.
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4.3 THE FACADE
Issue: The facade of a building may be analyzed by form, proportions,
directional expressions (horizontal or vertical), openings, relationships of detail
articulation and entrance placement. In the Port Townsend Urban Waterfront,
facades are generally rectangular in shape, with proportions so that the height of
the building is taller than its width. The directional expression of a building's
facade is established by a predominance of vertical or horizontal elements ofren
most evident in windows, doors, and architectural details. In historic Port
Townsend, the primary directional expression is vertical with "bays" as divisions
of the facade. One bay is a portion of the facade between adjacent piers or
columns and it usually contains a window or banks of windows. Water Street
buildings are generally divided into a series of bays. Doors and windows ale rhe
primary types of openings in a facade; the size and relationship of the width and
height of these openings will substantially affect the visual quality of the facade as
well the materials used to build these openings. Openings also have direction
(horizontal or vertical) and help to establish the relationship between buildings.
Facades have a design rhythm. This rhythm is a recurrent alternation of strong
and weak elements, such as wall, window, wall, window, wall. The location of
a building's entrance and the relationship it has to the sidewalks is important in
maintaining a rhythm of entrances along the block, often accenruated by recessing
the enrrance. The design of the facade is critical to its inclusion in the block face,
and should be looked at as an integral and contributing member of the family of
facades in any particular block.
Guideline: Design facades for new buildings that build on the qualities of
existing facades in the Urban Waterfront area with predominant attention given to
the integrity of the vertical wall.
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bay bay
BUILDINGS 72
Guideline: In designing new buildings, recognize the "craft of tuilding" as
fundamental in creatiirg biitaing detail. Do not incorporate artificial or synthetic
decorative detail to rcplicate historic precedent.
4.4 THE CRAFT OF BUILDING
Issue: The historic buildings found in the downtown of Port Townsend and the
uprown of Port Townsend 'both have a similar characteristic of displaying the
"iraft of building". They utilize materials in a fashion that describes the way
materials are assembled and the way buildings are put together, gives architectural
expression that is held in high regard by the citizenry . Wllen designing in areas
thit have a srrong historic traditibnal, the initial approach is to replicate historic
detail through applique of materials. The evolution of building techno_logy,-and
the subsequent ioss bf trained craftsmen, results in the substitution of artificial
and synthitic materials for aesthetic purposes only, inespective of the craft of
how details or decorations were initially created as a result of the building
process. The approach in new buildings should be to-deal with the craft of
building in a triditional manner. Applique of new and artificial materials to
replicaG old details should be discouraged, but the craft of -building, anq
asiembly of buildings, should demonstrate an honest and straighq-forw.ar{ use of
materiali. The detail arising out of the assembly of materials can be articulated in
such a way as to give the same quality and feel of detail that is found in historic
buildings.
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bracketed cornice
decorative window(fanl ight)
terra cotta Panel
decorative window
arched wall sectionwith engaged columns
horizontal band
decorative window
storefront
BUILDNGS
4.5 MATERIALS
Issue: Materials from which a building or group of buildings are constructed
contribute to the character of the surrounding area. Each material used has
particular qualities which provides visual richness to the building's facades.
Material used throughout Port Townsend historically have been "craftsman"
materials of brick, stone, wood, and various metals. These basic materials are
found in nature and have wide variation between them. Within the downtown
Waterfront, brick is the most common construction material of historic buidings.
Brick is a baked clay product whose strength, color and texture depend on the
type of clay used and the temperature at which it is baked. The use of brick
strongly determines the visual impact of the building depending on how it is laid
and constructed. Wood is another material that is used for structures and
decoration in Port Townsend. It is used in combination with brick to give added
detail, but it is also a major material for many of the wood buidings that have
horizontal clapboard siding. The decorative potential of wood has been well used
in Port Townsend by combining series of mouldings or incorporating doors,
window fiames, and facades that have been elaboratly decorated. Additionally,
many kinds of metals have been used, most commonly iron, tin, bronze, and
brass. Use of metals has varied, from decoration and hardware, to structural
facades (cast iron).
Guideline: In the reconstruction and new construction in the Urban Waterfront,
selection of materials should be limited to those predominant materials in a
particular district. Synthetic or artificial materials should be discouraged in
exterior applications.
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DISTRICTS
5. I URBAN WETLANDS DISTRICT
Character:
In distinct contrast to its immediate neighbors, the Urban Wetland Disrict rcmains
an enclave of the natural environment. Surrounded by development and activity,
the Urban Wetlands has surprisingly managed to adapt, and exist in comparative
harmony. This balance beiween the built and natural environments is fragile.
However, wetlands and their buffer areas are valuable and fragile natural
resources with significant development constraints, due to natural hazards and
high habitat values. Increased automotive raffic and industrial encroachment
present serious tlreats to the future of the disrict.
Encouraged Uses
. nature reserve. public access. passive recreational uses
74
Development Guidelines:
. Development shall be limited to uses or activities that protect or enhance this
environmentally sensitive are&
Designate the Wetlands as a critical area under H82929.
Anyionstruction (i.e., trails and access pathways) should be constructed of
non-toxic, natural materials, with low livels of construction intrusion into
environmental systems.
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DISTRICTS
5.2 BOAT HAVEN/MARINA DISTRICT
Character:
The diverse architecture, uses and population of this district are unified only by a
common relationship to Port Townsend Bay. In the Boat Haven/tlarina District
water dependency has provided the dominant organizing principal. In this
district, the eclectic pattern of building type and size, sheathing materials, uses
and locations, contribute to the unique character of the area. A underlying factor
that contributes to the unique perception of the District is the rejection of Port
Townsend's orthogonal grid platting. The Boat Haven has developed its own
organic plat and circulation system that is significantly different from all other
districts in the planning area. The Boat Haven's lack of conformity has become
its unifyin g characteristic.
Encouraged Uses
Water-dependent uses
Vessel construction, repair, and maintenance services
I-ong-term and recreational moorage
Dry-land boat storage
Heavy boat haul out and marine repair yard
Aquaculture support and fish processing facilities
Commercial and industrial marine uses
Development Guidelines:
. Maintain consistent standards for roads, walkways, and other areas within the
District. Insure that these standards address vehicular and pedestrian needs
while maintaining District character.. Any new development shall be consistent with the forthcoming Port of Port
Townsend comprehensive management plan, and future ciry plans.
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DISTRICTS
5.3 CROSSROADS DISTRICT
Character:
The character of the Crossroads/Regional Service Commercial District
encompasses changing commercial uses and significant traffic congestion
pressurc. The intersection of major streets crcate a mixing area for traffic destined
for uptown residential neighborhoods, as well as downtown and the immediate
waterfront area. Emerging real estate, business service and office uses are
interspersed with apartment structures converted to condominiums and transient
loading facilities. Due to these changes, the District has yet to develop enough of
an identity to be considered as a destination. Acknowledging this, the Crossroads
area can only be considered as a district due to the relatively well-defined
character of the abutting Boat Havenfvlarina and Bluff Narrows Disricts.
Encouraged Uses
Water emjoyment uses
Community CommerciallRetail Services
Motels, Hotels,Inns
Visitor services
Specialized Services
Multi-family housing
76
Development Guidelines:
. Acknowledge that the evolution of this District will continue as more tourist
. ff,*ff'Tft:,"ilTffitH:f?*.roi* connections to Kah rai Lagoon,
Water Street and the-Jefferson Hill Climb through landscaping, paving,
signage and lighting.. Design and implement landscape treatment of the "Triangles" as a key open
space rcsource of this area.. Encourage uses in the area to create environments that make a greater
distinction between automobile raffic and pedesrian circulation systems.. Enhance public access provisions and easements for pedestrian access along
the shoreline of this disrict.
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DISTRICTS
5.4 BLUFF NARROWS DISTRICT
Character:
Primarily a corridor connection from the Crossroads District to the Historic
Commercial Dstrict, the character f the Bluff Narrows is defined by the dominant
bluff; the road surface itself; and the thin strip of buildable land along the water's
edge. The close proximity of both the bluff and existing structures to pedestrian
and vehicular traffic discourages the development of this district as a specific
destination. Although this disuict acts as a mnsitional zone, the significant views
of the water have mitigated any "tunnel effect". This mitigation may be threatened
as increased development in the District impacts the views corridors.
Encouraged Uses
. Motels, Hotels, and Inns. Multi-familyresidences. Water-enjoyment uses (e.g. restaurants)
Development Guidelines:
. Encourage a uniform color scheme to develop continuity and character for the
district and to provide a transition to the Historic Districr. Landscaping, sidewalks, street curving and parking lot and storage screening
must be provided to standards. A five foot minimum continuous pathway
with line of trees separating pedestrians/bikes from traffic on Water Street
shall be provided.. Locate electrical and communication wiring underground in this area.
DISTRICTS
5.5 FERRY RETAIL
Character:
The Ferry Retail District creates a sense of entry to the historic downtown, both
visually -and, in the case of pedestrian and vehicular traffic, physically.. While
architeirurally uninspired, the buildings of this district frame a view to the historic
heart of Port Townsind. In this sense, the Ferry Retail district provides contrast
and adds complexity to the entry sequence. While successful in a 'supporting
role", this Disirict nleds either gieater integration with the Historic Commercial
District, or the development of an independent identity.
Encouraged Uses
78
Development Guidelines:
. New development should continue the street wall of Water Street, (Historic
District) prdvide street front retail uses and enclose or otherwise conceal
parking.
Street and waterfront landscaping are required.
io*rrs of no larger than 1Ci0 sluare fiet in plan may exceed the building
height limit by a maximum of ten feet.
Brick or a lompatible sheathing materials shall be used in all new
construction.
Building color and signage, lighting and l-aldscaping shall be compatible
with, and similar to, the Historic Commercial District.
Hat roof areas of ail structures shall be landscaped or otherwise decorated or
designed to respect views from surrounding areqs.
Enc6urage pubiic access on ttre waterside of the f9rry reuil disnict.
N.ru A"ittbp-"nt shall provide a similar block iulqf and view corridor
protection asfound in the adlacent historic commercial disrict.
Water-enjoyment uses
Community-oriented Retail Shops
Multi-family housing
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DISTRICTS
5.6 HISTORIC COMMERCIAL DISTRICT
Character:
The Historic Commercial District is the perceptual heart of Port Townsend. The
historic collection of buildings dramatically contrasted against the bluff, defines a
uniquely urban environment. Small in absolute size, the Historic Commercial
district is able to impart a character of strong enclosure. The Water Sreet facade
is a predominant urban form historically coirposed of rwo to four story buildings
that have created a dense and active imagery. Building edges come directly up io
the public sidewalk right-of-way, creating the sense of an outdoor room.
Encouraged Uses
. Specialty shops and services. Apartrnents. Water-enjoyment uses. Artist Srudios. Cottage Industries. Single-roomOccupancy
Development Guidelines:
. Encourage water access, walkways and other water-side improvements.. Prcserve and restore public art and historic signage/art on existing buildings.. Towers of up to 100 square feet in plan may exceed the height limit by l0'*,
excluding finials or other architectural features of not more than 5'.. Flat roof areas of all structures shall be landscaped or otherwise decorated or
designed to respect vicws from surrounding areas.
* No building shall exceed a total of 50'.
DISTRICTS
5.7 CIVIC DISTRICT
Character:
80
t
The Civic District is a special place with an historic character that is strong.ly
connected to the Histori-c District. Its separation, however, is marked by the
distinct and varied public improvements thit are contained in this area. City Hall
is the anchor of the District and provides the strong linkage to Pope Mq!g.lryk'
City Dock and the Jackson Bequest area. It also is linked to Mernorial Field, a
county-wide civic attracion. The Civic Dstrict possesses 1n op-erye-ss that is not
foundin the adjacent Historic Disrict. The scale and intensity o[$e.land uses are
much less, and interspersed with streets and and hardscape, with the area being
visually defined as fublic space, creating many opportunities for pedestrian
activitils. Dominanl land usbs include public offices, public recreational uses,
cultural resources, community-oriented buildings, and open spaces with limited
retail or commercial uses. On-sreet and off-street parking are also dominant
physical and visual features of the area.
Encouraged Uses
. Water-dependent uses, water-enjoyment uses. Public Offices and Meeting Spaces. Public Open space. PublicculnraVeducationalfacilities
Development Guidelines:
. Use special landscape design and vegetation to designate the Civic District. Use brick as the clominant-buildings material in any future new construction.. Emphasize and protect view coriidors_ along -the Water Street axis to Point
Iludson and the-Madison Street axis from Memorial Field and to the City
Dock.. Ciry Hall should remain the dominant feature of the cityscape in ttris disnict.
/
DISTRICTS
5.8 POINT HUDSON MARINA DISTRICT
Character:
This district's most dominant fearure is its potential for shorcline access and view
corridors of both the Cascades and the Olympic mountain ranges, which also
includes striking water views of the Straits and Port Townsend Bay. Low
density buildings, recreational vehicle spaces, and open space dominate the area.
However, most of the pedestrian and visual access is largely blocked by the
placement of semi-perrnanent recreational vehicles along the shoreline. Its
architecrural qualities embodies a historic character of its own, hosting the historic
white, wooden clapboard buildings associated with the 1930's WPA federal
programs. These buildings reflect the maritime nature of the period, and are the
dominant built structures of the District. Water-dependent and water-related uses
are scattered along the marina, and continue to play a significant role in the
character of the area.
Encouraged Uses
. Mixed-use projects. Marine trades. Marine indusries. Fducationalfacilities. Retail shops
Development Guidelines:
. Development shall be compatible with the former Coast Guard and shipyard
buildings in the area and provide a transition to the Civic Disnict and
downtown Historic Disnict.. Buildings shall be designed to give thb appearance of groups of small
buildings with building massing modulated in height and foot-print every 30'.. The materials used in new construction shall be similar to those found on the
Coast Guard and Shipyard buildings.. Towers of up to 100 squarc feet may exceed ttre height limit by 10 feet*. No
buildings shall exceed a height of 50 feet.. Public access to and along the shoreline shall be encouraged in all new
development.. Mixed-use projects, incolporating both water-dependent and water-related
uses shall be srongly encouraged.. Surface parking and additional roads should be minimized as much as
possible.
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THE, WATE,RWALK
The goal of the Waterwalk is to provide and maintain a safe, convenient,
community-oriented publie access way along the water's edge. The
Waterwalk is a coordinated system of connected pathways, sidewalks,
passageways lrctween buildings, and shoreline access points that increases the
amount and diversity of opportunities for walking and chances for personal
discoveries along Port Townsend's Urban Waterfront. It provides the public
better access along the waterfront while respecting the rights of private
ownership.
In keeping with the special character of Port Townsend, the Waterwalk does
not propose any formal hoardwalks or promenades, except along the Boat
Haven's Marina. (see Figure_). Benefiting from both a magnificent natural
setting and a rich and historic built environment, there is no need to
introtluce over-water access for visitors and residents through structures,
contrived activities or grand architectural statements. Rather, the Waterwalk
celehrates the existing special qualities along the waterfront by coordinating
what's there with modest access improvements. Pedestrian linkages would
take advantage of the many existing and informal pathways and public access
points, by connecting them in a coordinated Waterwalk system. Signage
should be minimized: the trail should be marked with brass medallions inlaid
irr the sidewalk and pathways where appropriate, otherwise the Waterwalk
would meander along the shoreline according to individual desires.
Description
Ideally, the Waterwalk should begrn by connqcting with the proprsed Olympic
Discovery Trail at the southern ind of the Port's Propely. From-there tlte
Waterwaik woultl follow the abandoned railroad right-of-way and link up to
the Fort's proposed walkway along the marina, and would offer a spur trail
off to the- railroad "Y" or out to Sims Way and the proposcd Gateway
bike/pedestrian trail. The Waterwalk would continue along Washington
Street throughout the Boat Haven District and would incorporate shoreline
access points by the Aladdin lnn or Decatur street+nd, or until either route
connects with the Kearney Street access and view point (see Appendix l\.6).
82
From the Kearney Street access point, pedestrian access should continue
along the shoreline around Indian Point and back to Water Street, where a
desi[nated pedestrian path, separated from cars by landseaping, continues
along the Biuff Narrows via Water Street to the Ferry Terminal, or by using
public stairs to walk along the beach just north of the Bayview Restaurant.
Acknowledgrng that many visitors and residents come to Port Townsend via
the State Ferry, the ferry terminal trail head would serve as a pedestrian or
bicyclist starting point, terminus, or rest stop. From the terminal, a ramp or
brirlge is constructed to provide access down the waterside of the US Bank
and the Port Townsend Plaza. Access cpntinues along the alley behind the
PlazU where access points along the rip-rap extend to the water. The
Waterwalk continues to the Flagship L,anding Park and jogs along the
waterside of the building to Cal's Beach (Tyler street-end).
Cal's Beach offers a spectacular entrance to the Historic District, with a
magnificent view of the Bell Tower framed by old Victorian Buildings. The
Waierwalk would then continue up Water Street to the north, and offers its
users various points to explore street ends, passageways between buildings,
slrops, and other items of interest before coming to the Adams Street-end
park. Once again, the Watenralk jogs back to Water Street and links to
Quincy Street and the Jackson Bequest area (see Appendix A.3).
'fhe Jackson Bequest-City Dock area is the catalyst for enhancing community
public space and pedestrian access. Passenger ferries and cruise boats will
disembark passengers at the old ferry dock, and people will wander over to
City Dcck, the Town Common and either down the Historie District or up to
the T'hornns Oil site (proposed frlr public space) and out to the Point Hudson
area. Direct shoreline access is envisioned from Pope Marine Park, along the
'Ihornas Oil WaterfrCInt, around the Point l-Iudsorr Marina, and along the
slroreline all the way to Point Wilson, depending of course, on the fluctuation
of the tides.
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THE WATERWALI(
Policies and Guidelines
A principal provision of the State's Shoreline Management Act is to protect
and enhincC public access to the State's Shoreline. Acknowledging this, and
the strong public access provisions of the Jefferson County-Port Townsend
ShorelinJ Master Progrim, the Watenwalk seeks to fulfill the following
policies of the City's Shoreline Program:
o Pedestrian and visual access should be provided to and along
the urban waterfront area. Public access to and along the
water's edge should be coordinated in a walkway system and
linked to adjacent existing or future walkways.
o Wherever possible, the waterside of shoreline buildings should
include windows, doors, and public areas that enhance
enjoyment of the shoreline and present an interesting, attractive
view of the development from the water.
Any new development along the Watenwalk should meet the following
performance standards of the Shoreline Master Program:
o Non-water development, while not preferred, may be
authorized as a conditional use provided said development
recognizes the public access directive of the SMA....Such
provisions could be the preservation of shoreline views, the
establishment of a public access easement across and to the
shoreline, enhancement of an adiacent street-end or park, or
other provisions commensurate with the degree of impact
caused by the development.
84
Public access provisions shall:a, Be of a permanent nature and shall be dedicated
with the County Auditor.b. Consider, in design and availability, measures to
protect private property from trespass and
vandalism.c. Be suitably marked to inform the public.d. Be completed and available for public use at
time of occupancy of the development.
o Developments shall be designed so as not to block, adversely
interfere with, or reduce the public's visual and physical access
to the water.
o Provisions to enhanee the public's use and enjoyment of the
shorelines shall be included with new substantial developments
or any change in the principle property use to a new
conditional use occu{ring along the shoreline.
Design Guidelines
In any properties that abut or are adjacent to the shoreline, development
plans shouid incorporate the following guidelines in the design of the
development:
The Waterwalk and its public access areas should be designed
so that those who use it feel comfortable in following the trail,
ancl proceecling at their own pace. lt is critical that the trail
user feel that they "belong" on it. This can be reinforced by
signage, but signage should be keep to a minimum.
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2. There should b9 a physical separation of the public and private
spaces so that the public can clearly delineate between the two.This separation can be achieved by adequate space and through
screening such as by landscaping or appropriate fencing. inmany locations on the water-walk, the existing elevationdifference (topography) between the public trail aid adjacentprivate property can adequately separate public access fromprivate property.
3. All public spaces ancl pathways shoulcl be of sufficient size toallow passage regardless of ticre levels. In addition, those who
use the trail should be able to stop, linger, ancl contemplate the
setting.
4.Existing pathways should be integrated into the Water-walk.
Future expansion of the Waterwalk should recognize that an
integral part of the trail is the concept of a consciously
designed I'meander".
The Waterwalk should be designed in such a way that those
who use it feel safe from such things as industrial activities, and
infringement on adjacent private property owners.
The design of the Waterwalk should consider measures to
protect private property from trespass, vandalism, and littering.
5.
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JACI(SOhI BEQUEST
The Jackson Bequest Sculpture is more than a community treasure, it is a
source of community debate, of what Port Townsend is, has been, or should
be. To some it is an eyesore, to others a gem in the rough. There seems,
however, general agreement that the Jackson Bequest Sculpture could use
some "polishing of its edges." This Plan suggests a possible concept for the
renovation of the Jackson Bequest area. Perhaps, more importantly, it lays
out a process and funding opportunities to restore a richness and vitality to
one of Port Townsend's cultural jewels.
The City should begin the process by requesting permission from the artist to
renovate the Jackson Bequest. In recognition of on-going incremental
improvement efforts in the general area of the sculpture by various City
agencies, community groups and individual citizens, a Coordinating
Cornmittee shoulcl be established to guide the planning process. The
Coordinating Committee shouldbe composed of representatives, including but
not linrited tcl: Friends of City Dock, Parks Commission, Arts Commission,
Public Works, Marine Science Center, Planning and Building Department,
Main Street, and the Jefferson County Flistorical Society.
The Coordinating Cornmittee should assist with coordinating the individual
improvement projects, such as landscaping, resurfacing of the street arean
repair of City Dock, renovation of the Tidal Park and Wave Watching
Gallery. In adclition, the committee should be charged with fund-raising,
public involvement activities, includinga l/2 day design charrette to develop
a concept plan, and presentation to City Council.'
"Porl Towttsend is a work ol ort, occunutlaled tt.ttd crcaled in parl hy de,sign
and in larger parl by chance evenls over nwty yeors. Wc are. part ol the
process. lVe should nnintain the appropriotc corc ond hunilily irt tlrc fuceol this reality;'
88
The Concept Plan should incorporate informative and "hands on" marine
exhibits, accessible to children. The plan should be oriented to activities that
are pedestrian in nature, tailored to its proximity by the water, and be
compatible with the potential for high visitor use generated by ferries or
cruise ship landings. However, the area should be designed as a community
public and nreeting space, which could also be used to host temporary cultural
events or festivals such as the artisans booths for the Wooden Boat Festival.
with proper design and integration of other public improvements, the
renovation of the Jackson Bequest could be the catalyst for the ongoing
development of the Town Common as a community center and focal point.
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TOW}{ COMMON
The Town Common reinforces the City's historic character and strong sense
of civic pricle. T'he Town Common connects historic, cultural and physical
,.roo...r, such as City Dock, the Jackson Bequest Sculpture, Pope Marine
Park, City Hall, the County Museum, ild Memorial Field.
The Town Common provides a strong visual and pedestrian-oriented centero
where people come for pleasure or city-business, or pass through on their way
to tle Historic District, the shoreline along Pope Marine Park or Thomas Oil,
or out to Point l-Iudson. On a daily basis, the Town Common quietly
integrates parts of the cityscape, accommodating pedestrian and vehicular
trafi"ic. On special occasions, the Conrmon provides a public place to host
community events and celebrations'
90
Views to and frorn tlre water, to and from the bluff, down the shoreline to
T'honras Oil, and along its street corridors worrld make this area the focus of
the City. Pedestrian and visual access would be enhanced by a treeJined
boulevard from Madison Street to Memorial Field. The Town Common
would serve to enhance opportunities for people to enjoy the water
environment relative to the ongoing activities of the city.
"The renovslion of the Jockson Bequest and purchase ol llrc Anrcricon Legiott
Building lor a conununily cetilcr is irt llrc cornnnutity's best interest"
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THOMAS OIL SITE
Acquisition of the Thomas Oil site has been determined to be essential to thefuture character of the Urban Waterfront. Several uses that would enhance
community character and keep the site compatible with neighboring uses have
been proposed.
It is recommended that any future reclevelopment of the Thomas Oil site usea community-driven design process to prepare a site-specific clevelopmentplan. Four alternative uses for the Thomas Oil site are illustrated beiow.
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should be the lirst irt line lo btty, and, we shottld never, ever regret it,,,
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CROSSROADS AREA
The Keartrey Street Crossroads area is underutilized as a visual and physical
connector to the Boat Haven district to the south and the Historic District to
the north. The Urban Waterfront Plan recognizes that this area should
become an important cultural and physical district with minimal public access
and urban design improvements.
It is anticipated that tlre "Crossroads" area would be able to support more
pedestrian activities, serving community needs as well as providing a center
bf activity for visitor accommodations. lt is likely to continue to evolve over
time as a visitor staging area. Easily accessible visitor shuttle parking, direct
pedestrian access to the Waterwalk, and shuttle bus stops at the Crossroads
'Iriangle Parks should help to reduce traffic congestion and parking problems
in the l{istoric District.
The development of this outlying node could serve to take some of the
pressure off the Flistoric District and prevent it from becoming overly focused
on serving visitor activities. The area's, streets, sidewalks and pathways
should be reinforced with new street surfacing, street furniture, landscaping
ancl art objects to provide for a variety of experiences and enhance the
district's character. These enhancements would improve the visual and
peclestrian access connections to Port Townsend Bay, the Boat Haven and the
Waterwalk, the Crossroads Triangles and the proposed hillclimb up to the
County Courthouse.
92
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IMPLE,ME,NTATION
The projects, policies and programs described in the eleven plan elements
should enhance and protect the long-term character of Port Townsend. The
urban design guidelines and the five improvement projects described in
Appendix 1 rvould be the catalyst to implement the Urban Waterfront Plan.
lmplementation would require a combination of active public participation,
political leadership, and private initiative. This plan has focusecl on creating
a vision based on what presently exists on the waterfront, by providing
modest public improvementso and by strengthening planning and design
practices while offering incentives for "good" development and the provision
of adclitional public amenities.
The irnplementation of this vision would require specific action prograrns that
use a mixture of public funding, grants, private investment, and the
application of regulatory measures. hnplementation would be greatly
facilitated if, with the adoption of the plan, a Coordinating Committee is
establishetl for the Jackson Bequest Renovation and Town Common, an
Advisory Cornmittee is appointed for the Point Hudson Urban Maritime
District, a Steering Committee is created to study the feasibility of the
purchase of the American Legion Flall, and an Incentive Development
Committee be appointed to work with an economic consultant to prepare
appropriate incentives and possible public amenities. These efforts will be
the first step in involving interested citizens in the implementation process.
Other opportunities for public involvement and participation should be
developed for all phases of the implementation process.
The Plan provides the foundation for maintaining or enhancing the character
of the community well into the next century. The plan takes advantage of its
natural and cultural setting, ensuring a vital, attractive, people-oriented
waterfront -- a place that will continue to draw visitors while providing
diverse activities and services to the community, and a source of pride for its
residents.
94
"The thlng I love about Port Townsend is that people participate. We need
a process that keeps citizens corttinually irrolvetl."
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SPECIAL OVERLAY HEIGHT DISTRICT
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DESIG}{ REVIEW PROCESS
Purpose and Intent
Port Townsend's Urban Waterfront is a community asset. Although the total
area of the Urban Waterfront is small in comparison to the rest of the city,
its impact on cornmunity character and quality of life are significant. For
.uny, the Urban Waterfront iS Port Townsend. Much of the vitality of the
Urbin Waterfront is due to the diversity of activities that have occurred over
time. Until recently, existing buildings and infrastructure have been able to
accommoclate growth without significantly altering the delicate balance
between community character and economic health. As Port'l'ownsend and
the Urban Waterfront in particular continues to grow, it is critical that each
new development be designed and constructed to enhance and support the
character and economic vitality of the cornmunity.
Design assistance antl review within the Special Overlay District is intended
to promote the thoughtful development or renovation of builtlings ancl opett
spaces. T'he clesign review process represents a commitrnent front the
community to zrssist potential developers in creating projects that are botlt
economically teasible and supportive of community goals.
Scope of Review
The design review process would be required for all development within the
Special Overlay Design Review District (see Figure ). Design review ancl
aisistance would be optional for proposals located outside the Special Overlay
Design Review District, but within the tlrban Waterfront planning area (see
page 95). Design review would be provided by the Port Townsend Historic
Preservation Commission (HPC) which was formed in 1986. "Development"
is defined as any improvement or alteration which requires a building or sign
permit. City, County and Port projects within the Special District would also
be subject to design review.
96
Exemptions
Exempt from design review would be emergency repairs, ordinary
rnaintenance and repairs, interior remodelling or decoration.
Binding Review
Within the Special Overlay Review District, the recommendations of the HPC
would be binding on the applicant.
For devek)pments located outside of the Special Overlay Review District, but
within the Urban Waterfront planning area, the recommendations of the HPC
woulcl be advisory only and would not be binding on the applicant. The
applicant, however may agree to certain bincling conditions containecl in the
design recommendations in tlre course of approval of a variance, conditional
use permit, shoreline permit, environmental cletermination, or other
discretionary city approval related to the development.
Pre'application Consultation
A pre-application consultation with I-IPC Staff would be strongly
recommended to assist project proponents in achieving the best possible
developments, and to facilitate timely review. During this consultation,
design guidelines and the review process should be discussed in relation to the
applicants proposal,
Process
Once a completed application was received, the HPC would complete its
review within thirty days. The city would not issue permits on developments
subject to design review, until a certificate of approval was issued by the
HPC.
II
I:
DESIGN REVIEW PROCESS
Design Review Standards
The HPC would be guided in its review by the port Townsend urbanWaterfront Plan Design Guidelines. In addition, for projects that involveexisting historic structures, the U.S. Secretary of the Interior's Standards forRehabilitation and Gutdelines for Rehabilitaiing Historic Buitdings would beused. An additional source of reference would be the guidelines"provided inwater street Historic District: A Field Report of the Nationai Trust forHistoric Preservation.
APPENDIX I}.3
FUNDING OPTIONS FOR IMPLEMENTATION
INTNONUCTION
This section describes potential funding options for implementation of the Urban
Waterfront Plan. City staff, other appropriate agencies, nonprofit organizations,
and committees will need to further explore the following financial tools to
implement the policies and projects in the Plan. Observations on the relative merits
and utility of each source are made to give the City a starting point forits financing
altematives.This section begins with a statement of principals which should guide
funding policies. The second section outlines key funding categories and relevant
funding sources, in alphabetical order. This is followed by a specific matching of
all projicts in the Fintl EIS to likely funding sources. The final section provides a
summary of each funding source and its main characteristics. An appendix with
_
detailed procedural information and further details is available in the Planning and
Zoning office at City Hall.
As described elsewhere in the Plan, several projects are inter-related and variations
are likely to occur as projects are further developed and refined, and as additional
funding sources are identified.
GumTnC PRINCIPLES
The variety and size of projects require the City to summarize all projects, project
costs and fheir relative priority in order to develop a comprehensive funding
program for implementation. Recommended guiding principles for a
comprehensive funding program are as follows:
General benefits should be paid for by the community as a whole;
Special benefits should be paid for by those specially benefitted.
98
3. Those new activities impacting public facilities should pay their fair share of
mitigation costs for those impacts.
4. Proposed public improvements which require private sector funding must be
equltable and affordable to Port Townsend businesses and property owners.
5. The revitalizing of the urban waterfront is the responsibility of a public-private
partnership, wherein the City and local businesses share the burden and benefits
of improvement.
6. Revenues from private sector fees and incentive options should be reinvested in
the downtown on directly related improvements.
7 . Any fee system should make provisions for supporting operating and
maintenance costs related to capital improvements.
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PROJECT CATEGORIES AND POTENTIAL FUNDING SOURCBS
The various projects proposed in the Urban Waterfront Plan have been organized
into seven categories. Potential funding sources have been evaluated and linked to
appropriate categories in alphabetical order. Detailed discussion of alternative
sources follows in the nexf section. Primary funding options by category of use
include:
I . Given the continuing reduction of federal and state funds which traditionally aid
in the support of city operating and improvement programs, financing from as
many sources as possible should be given priority.
2. Whenever possible, those who benefit from improvements and amenities
should pay in proportion to their benefit:
Planning
Business Improvement Areas (BIA)
City General Fund
Coastal Development Proj ect
General Obligaiion Bonds:Financing available retroactively and only if the
bond passes.
Local Development Matching Funds (LDMF)
Revenue Bonds
Tourism Promotion Program: Requires a focus on tourism.
i
I
Economic Development
Business Improvement Area (BIA)
Ciry General Fund
Coastal Development hoject
Community Development Block Grants (CDBG)
Community Development Finance Program
Communiry Economic Revitalization Board
Community Facilities Program
Development Incentives Program
General Obligation Bonds
Historic Preservation Invesftnent Tax Credit (ITC) Program
Local Development Matching Funds (LDMF)
Local Improvement Districts GfD)
Revenue Bonds
Special Tax Debt
Tourism Promotion Program
Transfer of Development Rights
I{ousing
Community Development Block Grants (CDBG)
Development Fees
Development Incentives Program
General Obligation Bonds
Historic Preservation Investment Tax Credit (ITC) Program Revenue Bonds
Housing Rental Rehabilitation Program Single Family Horne Ownership
Program and Multifamily Housing Programs
Special Tax Debt
Transfer of Development Rights
Public Open Space
AQuatic l-and Enhancement Account
City General Fund
Coastal Zone Management Local Grants
Community Facilities Program
Development Fees
Development Incentives Program
Ceneral Obligation Bonds
Outdoor Recreation Grant-In-Aid Funding
Revenue Bonds
Special f'ax Debt
Transfer of Development Rights
Infrastnrcture Improvements
Aquatic l,and Enhancement Account
Coastal Zone Management Local Grants
Community Economic Revitalization Board
Community Facilities Program
Development F'ees
Development Incentives Program
General Obligation Bonds
Imminent Threat Grant
Local Improvement Districts GfD)
Public Works Trust Fund
Referendum 38-Municipal Water Supply Funding
Revenue Bonds
Special Tax Debt
Public Buildings
Community Faci li ties Program
General Obligation Bonds
Revenue Bonds
Special Tax Debt
Operating and Maintenance Costs
Business Improvement Areas (BIA)
City General Fund
SpnCIrrC PNOJNCTS AND POTENTIAL FUNDING SOUNCTS
Specific projects are identified below and linked to the funding sources most likely
t6 suppott them.These linkages are summarized in Table 1.
(Aesthetics/Urban Design)
WaterWalk
Aquatic Land Enhancement Account
Business Improvement Areas (BIA)
City General Fund
Coistal Zone Management Local Grants
Community Facilities Program
Development Fees
Development Incentives Program
General Obligation Bonds
Local Development Matching Funds (LDMF)
Local Improvement Districts (LlD)
Outdoor Recreation Grant-In-Aid Funding
Revenue Bonds
Special Tax Debt
Street Wall Extension at Plaza
Business Improvement Areas (BIA)
City General Fund
General Obligation Bonds
l,ocal Improvement Districts (LID)
Revenue Bonds
Special Tax Debt
Town Common
Business Improvement Areas (BIA)
City General Fund
Community Facilities Program
General Obligation Bonds
l,ocal Improvement Districts (LID)
Revenue Bonds
Special Tax Debt
Crossroads Triangles Improvements
Business Improvement Areas (BIA)
City General Fund
Community Facilities Program
General Obligation Bonds
Locat Improvement Districts (LID)
Revenue Bonds
SpecialTax Debt
Public Produce Market
Business Improvement Areas (BlA)
City General Fund
t-ocat Development \4atching Funds (LDI{F)
Tourism Prorirotion Program: Requires a focus on tourism.
(Land Use)
Thornas Oil
Aquatic Lancl Enhancement Account (for-improvements)
Business Improvement Areas (BIA) (for improvements)
City General Fund
Coistal Zone Management l,ocal Grants
Development Fees (for improvements)
General Obligation Bonds
Local Improvement Districts (LlD) (for.improvements)
Outdoor Recreation Grant-In-Aid Funding
Revenue Bonds
Special Tax Debt
Boat Haven Boardwalk
See Waterwalk, Aesthetics
Public Procluce Market
See Sarne ltem, Aesthetics
Street-ends Enhancements
See Waterwalk, Aesthetics
Jackson Bequest Renovatiott
Aquatic Land Enhancemettt Account (forimprovements)
Business Improvemetrt Areas (BIA) (for improvements)
City General Fund
Coistal Znne Mwtagement Local Grants
Community Facilities Program
General Obligation Bonds
Outdoor Recieation Grant-ln-Aid Funding
Revenue Bonds
Special Tax Debt
100
II
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Boat Haven Pedestrian Bridge
Aquatic Land Enhancement Account (for improvements)
Business Improvement Areas (BIA) (for improvements)
City General Fund
Coastal Zone Management Local Grants
Community Facilities Program
General Obligation Bonds
Outdoor Recreation Grant-In-Aid Funding
Revenue Bonds
Special Tax Debt
Chewon Oil Site Alternatives Planning
Business Improvement Areas (BIA)
City General Fund
f,ocal Development Matching Funds (LDMF)
Tourism Promotion Program: Requires a focus on tourism.
American Legion Right of First Refusal
City General Fund
Community Facilities Program
City Hall Renovation
City General Fund
Community Facilities Program
General Obligation Bonds
Public Works Trust Fund
Revenue Bonds
Special Tax Debt
Plaza Redevelopment
Aquatic Land Enhancement Account (for improvements)
Business Improvement Areas (BIA) (for improvements)
City General Fund
Coastal Tnne Management I-ocal Grants
Community Development Block Grant
Community Development Finance Program
Development Fees
Development Incentives Program
General Obligation Bonds
Industrial Revenue Bonds
Outdoor Recreation Grant-In-Aid Funding
Revenue Bonds
SpecialTax Debt
Boat Haven Breakwater and Trestle Enhancement
See Jackson Bequest Renovation
Adams Street Walkway Enhancement
Business Improvement Areas (BIA)
City General Fund
Community Facilities Program
General Obligation Bonds
I-ocal Improvement Districts (LID)
Revenue Bonds
Special Tax Debt
(Economics)
Sreamline Regulations
City General Fund
Local Development Matching Funds (LDMF)
Design and Development Handbook
City General Fund
Development Fees
Locat Development Matching Funds (LDMF)
Business Development
Business Improvement Areas (BIA)
City General Fund
Coastal Development Project
Community Development Finance Program
Local Development Matching Funds (LDMF)
Toudsrn Prbmotion Program: Requires a focus on tourism.
Increased Marine Moorage, tour ships and ferries
Business Improvement Areas (BIA)
City General Fund
Coastal f)evelopment Project
l,ocal Development Matching Funds (LDMF)
Tourism Promotion Program: Requires a focus on tourism.
Waterwalk
See Waterwalk, Aesthetics
Protect View Corridors
Design Review (Regulatory Option)
Developrnent Incentives
Tnning (Regulatory Option)
(Public Services and Utilities)
Assess Need for Public Resrooms
Business Improvement Areas (BIA)
City General Fund
t-ocat Developrnent Matching Funds (LDMF)
Tourism Promotion Program: Requires a focus on tourism
Replace Water Mains
City General Fund
Community Economic Revitalization Board
Community Facilities Program
Development Fees
Development Incentives Program
General Obligation Bonds
Imminent Threat Grant
Local Improvement Districts (LID)
Public Works Trust Fund
Referendum 38-Municipal Water Supply Funding
Revenue Bonds
Special Tax Debt
(Natural Environment)
Conservation Easernent Plan
Aquatic Land Enhancement Account (for improvernents)
City General Fund
Coastal Zone Management Grant
J ackson Bequest Enhancetnent
See Jackson Bequest, Land Use
Beach Enhancement Projects
See Waterwalk, Aesthetics
Marine HarborHabitat
See Jackson Bequest, Land Use
(Parks ancl Open Space)
Olympic Discovery Trail Improvements
See Waterwalk, Aesthetics
Adams Street Beach Enhancement
See Jackson Bequest, Land Use
Memorial Field Fence Replacement
See Crossroads Triangles Improvements, Aesthetics
Town Common
See Town Common, Aesthetics
Jackson Bequest Enhancement
See Jackson Bequest, Land Use
Thomas Oil Acquisition
See Thomas Oil, Land Use
Point Hudson Public Amenities
See Jackson Bequest, Land Use
(Historic and Cultural Resources)
Developers' Handbook Enhancement
City General Fund
Development Fees
Local Development Matching Funds (LDMF)
Flistoric Signage Expansion
Busineis Improvement Areas (BIA)
City General Fund
Local Development Matching Funds fl-DMF)
(Transportation and Parking)
Improved Boat Haven Access tSigl4)-Business Improvement Areas (BIA)
City General Fund
Community Facilities Program
DeveloBmentFees
I-ocal hitprovement District (LID)
Boat Haven H4rdscape
Business Irlprovbment Areas (BIA)
City General Fund
Community Facilities Program
Development Fees
Local lmprovement Disrict (LID)
Bicycle Lanes on Sims Way
See Waterwalk, Aesthetics
Kearney Street Redesign
Business Improvement Areas (BIA)
City General Fund
Community Facilities Program
Development Fees
t02
II
I
local Improvement Disrrict (LID)
Address Ferry-related Impacts
Business Improvement Areas (BIA)
Ciry General Fund
Community Facilities Program
Local Development Matching Funds (LDMF)
Tourism Promotion Program: Requires a focus on tourism.
See Thomas Oil, Aesthetics
Railroad Easement
(Assuming Funding is Required:)
City General Fund
Community Facilities Program
l-ocal Development Matching Funds (LDMF)
Tourism Promotion Program: Requires a focus on tourism.
(Assuming Improvements are Required:)
See Waterwalk, Aesthetics
Memorial Field Parking Structure
City General Fund
Community Facilities Program
General Obligation Bonds
Local Improvement Disrrict (LID)
Public Works Trust Fund
Revenue Bonds
Special Tax Debt
Sims Way-Washington Signal
See Improved Boat Haven Access, Transportation and parking
(Housing)
Housing Trust Fund
Ciry General Fund
Community Development Block Grants (CDBG)
Development Fees
Development Incentives Program
General Obligation Bonds
Historic Preservation Investment Tax Credit (ITC) Program Revenue Bonds
Flousing Rental Rehabilitation Program single Family Home ownership
Program and Revenue Bonds
Single and Multifamily Housing Programs
Special Tax Debt
Transfer of Development Rights
Housing Incentives
City General Fund
Development Incentives Program
Model Building Renovation Project for Housing in Historic District
See Housing Trust Fund
Inclusionary Housin g Program
City General Fund
Development Incentives Program
Zoning (Re gulatory Op tion)
Single Room Occupancy Housing Prograrn in Historic Disrict
City General Fund
Community Development Block Granrs (CDBG)
Development Fees
Development Incentives Program
General Obligation Bonds
Flistoric Preservation Investment Tax Credit (lTC) Program Revenue Bonds
Housing Rental Rehabilitation Program single Family Home ownership
Program and Revenue Bonds
Single and Multifamily Housing Programs
Special Tax Debt
Transfer of Development Rights
(Point Hudson)
Initiate Joint Planning Process with Port
(Assuming Planning Funding is Required:)
City General Fund
Coastal Developmen t Project
Local Development Matching Funds (LDMF)
Tourism Promotion Program: Requires a focus on tourism.
TADLE I
ST'MMARY OF PROJECT FUNDING OPTIONS
FIjNDINGSOURCB toTqt to Defltre
t04
RNFBRENCE LIST' OT ALTBRNATIVB FUNDING SOURCES
The following listing of alternative funding sources is organized for easy reference.
Each is listed-alpha6etically, followed by ih9 fory1it takes (e.g., gnnt, loan). The
funding agencyis then ideritified. Final[y a brief description is given of the source,
its raifr aid reiative merits. Each source has been evaluated to assure its potential
utility in Port Townsend. Possible funding sources for each project, policy.or .
program are ourlined in the Action Charts for each planning element. Additional
iefeience materials are available in the Planning and Building Deparnnent at City
Hall.
L. Aquatic Land Enhancement Account: Grant. Washington.Department of
Natural Resources. Funding for aquatic enhancement projects, and limited to water
dependent public access/recieation projegt!.,lVISy be useful for several Urban
WlterfroniPlan projects. Local maich of 25V9 is required with a maximum grant of
$75,000 per projict. uuttipte projects per jurisdiction are acceptable.
2. Business Improvement Areas (BIA): Tax. Self-taxing business districts.
Business and property owners pay for capital improvements, maintenance'
marketing, paititig, and other iiems as;oiltlf agreed to.through systematic,
periodic ieti-assesimenr. A BIA may Ue trigtrty appropriate for maintenance of
io*" Plan projects, financing of paiking, and suppq.t o{ professional staff. BIAs
tend to be iontroversial since-taxation is involvecl.- Considerable communication
and consensus building should be conducted prior to launching a BIA creation
progIam.
3. City General Fund: Tax. The City's own budget.. General revenue funding
is reco-mmended for those improvemenis or ongoing projecs which have generai
community-wide benefi ts.
Pnofl:aT I 3 4 6 7 I I lt 17.t1 t5 lr{l'l l8 tg ,11 2t b-')3 2A 25 7.6
x x x x x x x x x x x x
x x x x x x
x x x x x x
x x x x x
Wrtq Wr.tk
Stre€t Wrll rt Plu
Tm Cmoon
Cmoadr Trimglo
tublic Marker x x x
x x xxxxxxx x x x x x
x x x x x x x x x x x
x x x x x x x
x xx x
x xx x x x
x x x x x x x x X X x x xxxxxxxxxxxxxxxx
'ltomm Oil
Bort ll!v6 Wrlk
StI@t EndB
Jrckrcn Bequct
Boat llavu Bridge
Chevm Oi.l Pler
Amsiro kgim Option
City llall Raovation
Plu Redevclopmdt
Doat llavo Brakmts
Adams Str@t Walkwsy x
x
x x X x x
x X x
Strwnline Rcgulatims
Dsign Hmdbook
Busins Developrnent
lvlrine Momge
Protct Vicw Conidos x x
x x x xxxxxxxxxxxxPublic Rctrmms Review
Rellae Watcr Mains
x x x
x x x x x x x x x x xConwstion Eatmqt PIan
Buch &rhmmcnts
Mrine Harbor llabitat x x x X x x x x xxxxxxxxxxxxx
x x x x x x x x x
X x x x x
Olympic Tnil Inprovmqls
Adam Sbe€t Boci
Mmqial Field Face
R Hudsn Amenitis x x xDevelopqJ lludbodt
llistric Simrcc x x x
x x xxxxx
x x x x x x x x x x x xxxxx
x x x x x x x x x x
x X X x X x x x x xxx
Boat llrva Ares
Bort llava lludupe
Simr $/ay Bicycle bne
Kmey Srer Redcign
Addrs Fury [rnpact
Rrilr@d Ersmet
Mmcial Field Parking
Sims Wev-Weshinaon Simal x x x x x
x x x x x x x x x
x x
x x X x xx
llaxing Trusr Fund
Hosing Inmtive
Model Building Ruovation
[nclwionrry llouing Pgrm
IRO Horsino Foomm x x x x x x x
Ioint Plnnin! with Port x x x
PROJFCT I 7 4 5 6 7 8 s l0 il t2 l3 t4 l5 ttt t8 l9 70 2t 72 ll 7A 25 26 27 2A
.- .l
tI
t,t
4. Coastal Development Project: Loan. Washington Department of
Community Development. Loan source available to jurisdictions and businesses for
technical studies leading to sound investment decisions.Projects must be related to
efforts to create jobs for dislocated workers. Funding is available for more than one
year. No local match i_s reqgired. May be helpful in implemenrarion planning
subsequent to completion of the final Urban Waterfronl Plan.
5. Coastal Zone Management Local Grants: Grant. Washington
Department of Ecology. Emphasis on improvements to local shoreline master
progr?Ts and specific shoreline projects. A limited amount of money may be
available for small-scale construction or land acquisition projects associated with
enh.ancing public access to shorelines or protecting wetlahdi. This appears to be
highly suited to support waterfront projects in the urban waterfront irlan.
8. community Economic Revitalization Board: Grants and Loans.
Washington Department of Trade and Economic Development. Revolving grants
and loans to support infrastructure improvements that will affect long-term-
employment. Eligible projects include, for example, sewer, water, access roads,
bridges and improvements to state highways (pertinent to ferry traffic). No funding
maximum and more than one project per application can be submitted. No
matching requirement exists, although this source is considered a last resort
alternative by the funding agency. The City should document its work to tap other
sources, then aggressively seek grants through CERB. This is an excellent-
program.
9. Community Facilities Program: Loan. Farmers Home Administration.
Loans available to develop community facilities for public use in rural areas and
towns of not more than 201000 people. Public service facilities include community
buildings, roads, bridges, fairgrounds, utilities, or to acquire interest in lands,
leases, etc. to develop facilities. This source appears to be highly appropriate for
the American Legion site, public open space improvements (or acquisiti6ns) and/or
infrasjructure improvements. Funding appears to be fairly limited and the progmm
is highly competitive.
10. Development Fees: Fees. Local government. This is a system of fees on
private development to address infrastructure impacts. There is now substantial
experiertce nationwicls with acceptable forms and functions of development fees so
that a sound syllem could be developed by Port Townsend. The danger with such
fees is in the difficulty of establishing equitable fees: those which are fair and do not
elirninate the viability of desirable new projects.
ll. Development Incentive Programs: Trade. Local Government. where
incentives encourage the private sector to provide the desired public improvement.
Port Townsend expects to formally investigate this alternativb shortly. l.entative
desirable public improvements have been identified in Appendix D oi the Draft
Urban Waterfront EIS.
12. 501(c)(3) Bonds: Loan. Private banking indusrry. Nonprofit, 501(cX3)
organil-ations may now borrow for land purchases, acquisition and/or improvement
of facilities, design and financing of same. Museums, performing arts, theaters,
social services (e.g., teen centers), historical societies and other are included.This
source mqy !e an excellent means for the private sector, through nonprofits (such
as the Main Street Program) to work in partnership with the City to implement the
Urban Waterfront Plan as rapidly as possible.
13. General Obligation Bonds: Loan. Private banking industry. Tax-
sup-p-orted bonds used to finance governmental capital improvernents such as public
buildings, roads, infrasffucture improvements, community centers, etc. This-form
106
of debt requires a public vote for approv{ and will reduce the City's capacity to
seek additional debt for other projects (given its credit limit).
14. Historic Preservation Investment Tax Credit (ITC) Prtlgrarn: 'fax
Credit antl Technical Assistance. Washington Department of Community
Development.The ITC Program provides for a20Vo federal income tax credit fbr
certified rehabilitations forlncome-producing National Register properties. The.
City and private sector shoulcl make sure all property owners who can exploit this
opportunity are aware of its existence.
15. Housing Rental Rehabilitation Pro_g_I?In1 G1a1t. Washington...
Department 5f Community Deve-lopment. A Hup-funded progrnm to rehabilitirte
priiately-owned rental housing for use by low-income tenantl. l'ht prcgram offers
iental piop"rty owners up to $8,500 per rental unit for rehabilitation of their
prop"rti"r on u dollar-for-dollar matihing basis. There is a chance that this Program
iuiti ruppott the rehabilitation of downtown office space for housing. If so, it
should be fully investigated.
L6. Imrninent Threat Grant: Grant. Washington Department of Community
Development. Addresses unanticipated, uniclue emergency needs which pose a
serious'threat to the health or safeiy of a community. This program may be..
appropriate for the support of replacernent of the urban waterfront's water lines.
fio*"ue., it will be diificult to make a case for "imminent threat" as the Department
defines it.
17. Industrial Revenue Bonds: Loan. Washington Department of Trade and
Economic Development. Allow private businesses to borrow attax-exemq!.interest
rates to facilitate desirable economic growth and industrial development-_ Tied to
manufacturing, processing, production and assembly. IRP-s mayte well suited. to
port area deve"lofment or Economic development in Boat Haven, Regional Service
or Point Hudson districts.
18. Local Development Matching Funds (LDMF): Grant. Washington
Department of Community Development. Technical assistance graryl to aid-in.
comprehensive, strategic ind coordinated economic development efforts. Maximum
grant u-ount is g25,0b0 per project on a dollar-for-dollar matching basis. Uses.
include strategic planning, ecbnomic development-rplated technical analyses, and
business techiicil assistance. This program is highly appropriate for Port
Townsend.
19. Local Improvement Districts (LID):'I'ax. Self-taxing districts. Property
o*nttt pay foisuch projects as capital itnprovem^ents, parking lg!s,landscaping,
;1d pubii.'parks througii systematic, periddic self-assessment. This option would
lcnd itself tb a public-piivaie partnersfiip in financing urban waterfront
inrprovements.
20. Outtloor Recreation Grant-In-Aicl Funding: Grant. Washington
irtt.tugotry cornmittee for outdoor Recreation. Assistance to acquire, develop and
renouite outcloor recreation facilities. Support aquatic lands access areas among
otf,". iiiu.i pertinent to the Urban Wateriront Plin. Fu.nding.is on avariable match
basis, clepeniing upon project type. The City needs to investigate this further for
appropriateness.
2L. Public Works Trust l'untl: Loan. Washington Department of
Co.n-unity Development. Low-interest revolvjng !o-an fund which helps local
gou"rnrn"nts finance critical public works needs.-A long-term planfor.financing
iublic works needs must be in place. Several requirements and limitations apply,
^but this may be ideal for Port fownsend's water line problem.
22. Referendum 38-Municipal water supply Funding: G_r.an!.
Washington Department of Heaith. Assists public.water luPply utilities in
upgiadifig existing systems ancl to keep pace with increasing de-mands.u.pon them'
i6Oqo ljcal matc"h ii required and theie,is less than $1 million left in this program.
It is well suited to Port fownsend's water main replacement problem.
23. Revenue Bonds: Loan. Private banking industry. Debt undertaken
wherein payback is tied to specific revenue streams. This form of debt does not
rrquirr dp,iUti. vote.Comrrbn uses include industrial develop.ment, housing and
ro|iut r"*i.6. Until further analysis of financing needs, timing, etc. is completed,
it is inappropriate to recommend this as a funding source.
24. Single Family Home ownership Program and Multifamily .Uouiinf Programs. Loan. Washington State Hou;ing Finance Commission.
The Horising eommission acts as a financial conduit by issuing non-recourse. .
revenue bon?s to support housing projects. Both short-tern construction and long-
term mortgage financing to aid tow- aira moderate-income households. I-ocally
identifiedie"eds are sno-"ngly supported and the state intends to assist in housing
rehabiliration projects (wtr'iitr niilnt include adaptive re-use for downtown office
I
buildings.) This program appears to be well suited for Port Townsend's
downtown housing intentions.
25. special Tax Debt: Loan. Private banking industry.Debt undertaken
wherein paybac!-is tie{ to specific tixes, typically "sin taxes," such as cigare$es,
liquor, and.gasoline or lodging, sales and other taxes.Uses are similar to general
obligation bonds.
26. Tourism Promotion Program: Grant. washington Department of rrade
and Economic Development. State matching gnnts fortourisrnpromotion and
planning.
27. Transfer of Development Rights (TDR): Trade. Local municipal
proqraplhere rights to develop more intensively in certain areas are exchanged
for desirable public goals (such as housing or hisioric preservation) elsewherd. Our
tentative review of TDRs for Port Townsend indicates enough of the necessary
basic elements present to justify further consideration. Mosi TDR programs don't
work well and if they coincide with incentive programs, rhey need io be very
carefully established-.
FuNuNc Pnocnssns
Each of the 27 funding alternatives above has a different process for acquisitionq!q9r implementation. The text, State Agency Assistanie for l-ocal Governments,
19^99, publishedty the Association of Washington Cities, outlines processes for all
of the state and federal sources noted. This document, an outline of BIAs and a text
qrlptYate sector financing are available at the Planning and Building Deparrment atCity Hall.
IhICENTIVES PROGRAM
Within 30 days of the acloption of the Urban Waterfront Plan a process that
will assess thl applicability of a Public Amenity Incentive Program should be
initiatecl. An inientive program could support and encourage certain land
uses that the community would identify as being in the public interest. At a
time whel public funcls are scarce, communities are increasingly looking to
incentives to obtain much-needed pubtic benefits. The incentive program
could offer incentives such as parking requirement reductions, tax abatement
or special service area financing to developers to go beyond the required
stanclarcls to accomplish specified public benefits.
Incentives Planning Process
1. An Incentives Development Committee would be appointed by
the City Council to provide overview to the planning process.
2. The lncentive Development Cornmittee, working in conjunction
with an economic consultant, would identify a draft set of
desirecl public amenities. A public workshop would be held to
solicit comment on the draft incentives.
The Economic Consultant would identify optional incentives for
each of the public amenities selected by the Committee for
fgrther investigation. ln addition, cost estimates, computer
modeling and appropriate bonus levels would be developed by
the consultant.
Based on this information, the Committee would develop a
Draft Incentive Plan
A Public hearing would be held to seek comment on the Draft
lncentive Program ancl Draft Enabling Ordinance.
Planning Commission consideration and recommendation.
City Council consideration and possible adoption.
108
6.
7.
i 3.
i-t 4.
5.
I
I
-r
LJRBAN MARITIME DISTRICT
"l'he Urbap Maritime District is proposed to retain anrl expancl traclitional or
"soft" nrarine-related activities. The goal of the Maritime District is to
diversify ancl expan<l the uses within the district, while protecting itscharacter
by prohibiting aitivities that preclude possible future maritirne developments.
Maritime usei shoqld be viable and not pretentious, maintaining the clistinct
character of a working waterfront and Port Townsend's enduring legacy'
The District incorporates uses that are different than those found at the Boat
l{aven, rvhile also allowing for transient and long-term boat rnoorage' The
District wnuld be designed to prouide for working maritte-related uses in
conjunction with o uuii.ty of other water-enjoyment uses. '['he overlay
clistiict is in acldition to the P-I Zoning District of the Port 'I'ownsend
Municipal Code, and has the effect of expanding the lVps of uses that can
6e accommoctated there. The district encompasses the Point l-Iuclson District
and would complement the character of Port Townsend as a "working
waterfront", contiibute and enhance the connection to the Downtown llistoric:
District, and encourage public access and appreciation of the area as a public,
visitor-oriented envi ronment.
IMPLEMENTATION
The City woukl initiate a planning process for tlte Point l{uclson arezt
involving the city, port and private interests. An advisory Committe_e would
be establishetl to review thi proposed Maritime Overlay District. It would
be charged with determining fhe ipecific uses or developmerts that would be
allowerf in the f)istrict. The Committee would also identify whether or not
an inclepenclent Seaport Authority is an appropriate body to manage
development proposai., .o**unity facilities and property. Implementation
actions and pliasirig for capital improvements and public-private efforts would
also be developed
110
PERMITTED USES (in acldition to P- I Zoning)
A. WATER-DEPENDENT USES
I
2.
In-Water Boat Storagea. Docks, slips, piers, and other facilities at which
boats are berthed.
On-Land Boat Storagea. Small boat building, repair, servicing, and dry
docking.
l{and-Launch Boat Sitesa. For kayaks, dinghies, canoes, and wind-surfers.
Passenger Ferry Terminals
Sewer outfalls
Fuel storage and fueling facilities for marine craft
B. WATER-RELATED USES
Marine Fabrication
a. Sail and Canvas Accessory Manufacture
b. Spar and Rigging Construction
c. Marine-oriented Carpentryd. Construction of Boatse. Blacksmithing, Block-making and casting
3
4
5
6
1
I
I
j
,
1
I
2.
TJRBAN MARITIME DISTRICT
Marine-related Services
Functions necessary to serve in-water and on-land boat storage
and working boatyards, including, but not limitecl to:
Boat dealers and brokers
Boat rentals and charters
Marine parts, supplies, and accessories
Diving rentals, classes and merchandise
Marine transportation and water taxi
Utility lines serving waterfront uses
WATER-ENJOYMENT USES
Public ecological and scientific reserves
Public waterfront parks
Public use beaches
Aquariums available to the public
Yacht, sailing, kayak club offices and member services
Marine oriented or natural history museums
Boat building schools or those oriented to marine trades
Restaurants available to the public as part of a mixed use
Retail businesses housed in mixed use projects designed to take
advantage of a waterfront location, protects views of the water
and enhances pedestrian traffic, and which displays ancr seils
merchandise oriented to marine uses, including but not limitecl
to
a.
b.
c.
Boat furniture
Marine maps, books, magazines, catalogues
Marine oriented provisions and clothing
General Marine Services that are also part of mixed use
projects that offer office and research functions contributing to
marine activities including, but not limited to:
a. Marine research and environmental services
b. Maritime associationsc. Marine oriented laboratories and experimental facilities
d. Specialized professional services to the marine trades
e. Marine photography, printmaking and chartmakingf. Marine documentation
g. Marine transportation operations
d.
e.
f.
10.a.
b.
c.
d.
3.
4.
C.
1.
2.
J.
4.
5.
6.
7.
8.
9.
Marine hardware
Fishing tackle
Marine chandleries
GLOSSARY t12
Adaptive Reusc
The conversion of obsolescent or historic buildings from their original
or most recent use to a new use. For example. the convenion of
former hospital or school buildings to residential use. or the conversion
of an historic single-family home to office use'
Build-out
Building Height
The Uniform Building Code defines the height of buildings as
the distance from a reference datum on or near the ground to
the aversge height of the highest gable of a pitched or hipped
roof. lf a building has a flat roof, height is measured to the
highest point of the copping: a mansard roof is measurerJ to the
deck line. The height of a stepped ot terraced truilding is the
maximum height of any seSment of the building.Adverse lmpact
A negative consequence for the physical. social, or economic
environment resulting from an action or proiect.
Affordablc Housing
Housing capable of being purchased or rented by a household with
very low. low. or moderate income. based on a household's ability to
mai<e monthly payments necessary to obtain housing. Housing is
considered affordable when a household pays less than 30 percent of
is gross monthly income (GMl) for housing including utilities.
Architectural Control; Architectursl Rcview
Regulations and procedures requiring the exterior design of struclures
to be suitable, harmonious, and in keeping with the general
appearance, historic character. and/or style of surrounding areas. A
process used to exercise mntrol over the design of buildings and their
settings. (See "Design Review.')
Bclow-market-rate (BMR)
1. Any housing unit specifically priced to be sold or rented to low-
or moderate-income households for an amount less than the
fair-market value of the unit. The U.S. Department of Housing
and Urbari Development set stardards for determining which
households qualify as "low income" or'moderate income"'2. The financing of housing at less than prevailing interest rates.
Carrying Capacity
Used in tletermining the potential of an area to absorb development:
1. The level of land use. human activity, or development for a
spccific area that can be accommodated permanently without
an irreversible change in the quality of air. water, land. or plant
and animal habitats.2. fie upper limits of development beyond which the quality of
human life, health welfare, safety, or community character
within an area will be impaired.3. The maximum level of development allowable under current
zoning. (See "Buildout.:)
Capital lmprovcment Program (ClP)
A five or six year progr:rm that sets priorities and allocates
funding for increased public serviccs and improvements"
Community Dcvelopment Blocl Grant (CDBG)
A grant program administered by the U.S. Department of Housing and
Urban Development (HUD) on a formula basis for entitlement
communities. This grant allots money to cities and counties for
housing rehabilitation and community development including public
facilities and emnomic development.
Cumulativc Impact
As used in SEP.d the total irnpu.t ,.sllting from the accumulated
impacts of individual projects or progranxi over time.Development of land to its full potential or theoretical capaeity as
permitred under current or proposed planning or zoning designations'
(See "Carrying Capacity (3).')
GLOSSARY
Dcnsity, Conrrol of
A limirarion on the occupanry of land. Density can be controlled
through zoning in rhe following ways: use restrictions, minimum lot-
size requiremenrq floor area ratios, land use-intensity ratios. setbackard yard requirements. minimum housc-sizc requiremenrs, ratioscomparing number and typcs of housing units ro land area, limits oa
unirs per acre. and orher means. Allowable density often serves as thc
major disrinaion bcrween residential districrs.
Dcsign Revicw; Design Control
The,comorehensive evaluation of a development and its impact onneighboring propenies and the community as a whole. from thesrandpoint of sitc and landscape design. architeaure, marerials. colors,lighting and signs. in accordancc wirh a sct of adopred criteria andstandards. , "Design Control. requires that cenain spccific things bcdone and thar other lhings nor be donc. Dcsign Control languige ismosr oflen found within a zoning ordinance, "Design Review"-usriallyrefers to a system set up outsidc of the zoning oidinancc. wherebyprojeos are reviewed against ctrtain standards and criteria by a
lpecia.lly established design review board or comminec. (31""
"Architecrural Conrrol.")
Dcvclopmcot Rights, Transfcr of (TDR)
Also known as "Traosfer of Development Credits,, a program that czorclocate potential development from areas where piopied land useor environmenral impacts are mnsidercd undesirabli ltire 'donor" sitc)to another ("receiver") site chosen on the basis of its ability roaccommodare additional unirs of development beyond that for whichit was zoncd, with minimal environmental. social, and acstheticimpacts. (See "Development Rlghts.')
Dcpertmcnt of Ecology (DOE)
The Washingon State Depanment of Ecologlr administers lhcSEPA process, shorelines and coastal ,one -management, atrdwater quality.
Draft Environmcntal Impact Saatcmcot (DEIS)
Thc initial environmental impact statemenq circulatetl for a 3&day review period.
Environmcntal lmpact Statement (EIS)
A detailed srarement which analyzes the significanr
a panicular project or proposal, possible alternatives.
measures. and unavoidable environmental impacts,
Floor Arca Ratio (FAR)
impacts of
mitigation
The gross floor area permitted on a sitc dividcd by the tolal net areaof the_site, expressed in decimals to one or two places. For example.
on a site wirh 10.fin ner square fect of tand area. a Floor Area Ritioof 1.0 will allow a maximum of 10,fiX) grrxs square fect of buildingfloor area to be built. On the same site. an FAh of 1.5 would nlloi15,fiD squarc feer of floor arca: an FAR of 2,0 woukl allow 20,ffX)
square feer; and an FAR of 0.5 would allow only 5,0fi) square feer.
Also commonly used in zoning FARs typically are applied on a parcel_
by-parcel basis as opposed to an average FAR for in enrirc land useor zoning district.
Footprint; Building Footprint
Thc outline of a building at all of th6e poinrs where ir mee$ theground.
Grccnscapc
Open space that is clmposed of permeable surfaces such agparks, vacant lots, or lawns.
Guidclines
General sratemen* of poricy direction around which specific detailsmay be later esrablished.
HB2YT9
House Bill 2929 mandares thal WasNngton
revise or amend their comprehensive plans
eities and clunties
by Juty, 1993.
llardscapc
Open spacc that is covcred by impermeablc surfaccs, such asroads, driveways and parking lots.
l-i
GLOSSARY rr4
Historic; llistorical
An historic builtling or site is one that is noteworthy for its significance
in local. state, or national history or culture. its architecture or design.
or its rvorks of art. memorabilia. or artifacts.
llistoric Preservation
'fhe preservation of historically significant structures and
neighborhoods until such time as. and in order to facilitate. restoration
and rehabilitation of the bridling(s) to a former condition.
Infill Development
Development of vacant land (usually individual lots or left-over
properties) within areas that are already largely developed.
L,andmark
Refers to a building, site, obiect. structure. or significant tree' having
historical, architectural. social. or cultural significance and marked for
preservation by the local. state. ot federal government.
Level of Service (LOS)
A scale that measures the amount of tralfic a roadway may bc
capable of handling on a roadway or at the intersection of
roadways. Levels range from A to F, with A representing the
highest level of service. as follows:
Level of Service A: Indicates a relatively free flow of traffic.
with little or no limitation on vehicle movement or speed.
Level of Service B: Describes a steady flow of traffic. rvith
only slight delays in vehicle movement and speed. All queues
clear in a single signal cycle.
Level of Service C: Denotes a reasonably steadv, high-
volume flow of traffic, with some limitations on movement and
speed. and occasional backups on critical approaches.
Level of Service D: Denotes the level where
traffic nears an unstable flow. lntersections still
function, but short queues develop and case mav
have to wait through one cycle during short
peaks.
Level of Service E: Describes traffic characterized by slorv
movement and frequent (although momentary) stoppages. This
type of congestion is considered severe. but is not uncommon
at peak traffic hours, with frequent stopping long-standing
queues, and blocked intersections.
Level of Service F: Describes unsatisfactory stop-and'go
traffic characterized by "traffic jams" and stoppages of long
duration. Vehicles at signalized intersections usually have to
wait through one or more signal changes, and "upstream"
intersections may be blocked by the long queues.
Some communities in Washington are developing standards for
levels of service relating to municipal functions such as police.
fire. and library service. These standards are incorporated in
the Ceneral Plan or in separate "Level of Service Plans."
Local Improvement District (LID)
The creation of a LID is a method used to allorv propertv
owners within a specific geographic area to equitably distribute
the costs of special benefits. such as improving parking within
a specified area.
Mercalli lntensity Scale
A subjective measure of the observed effects (human reactions.
structural danrage. geologic effects) of an earthquake. Expressed in
Roman nunerals from I to XII.
Mitigate, verb.
7
I
To ameliorate. alleviate. or avoid to the extent reasonably feasible
{
GLOSSARY
Mixed-use
Propenies on which various uses, such as office, commercial,
instirurional. and residenrial, are combined in a single bridling or ona single sire in an integrated development project with significanr
functional interrelationships and a coherent physical design. A ''single
site" may include conriguous prop€rties.
National Register of Hisroric Places
The official list. established by rhe National Historic Preservation Acr,
of sites, disrriqs, buildings, srrucrures, and objecrs significant in the
nation's history or whose anistic or architectural value is unique.
Open Space
The absence of buildings or development. usually in well-defined
volumes, within an urban environmerrt.
Ordinance
A law or regulation set fonh and adopterl by a govcrnmenlal
authoriry, usually a city or county.
Overlay
A land use designation on the Land Use lvtap, or a zoning designation
on a zoning map, thar modifies the basic underlving clesignarion in
some specific manner.
Performance Standards
Zoning regulations rhat permit uses based on a panicular set of
standards of operarion rather than on particular type of use.
Performance standards provide specific criteria limiting noise. air
pollution, emissions, odors, vibration, dust, dirt, glare. heat. fire
hazards, wastes, traffic impacts, and visual impact of a use.
Physical Diversity
Program
An.action. activity, or strategy carried out in response to adoptedpolicy.ro 1chi9v9 a specific goal or objecrive. poliiies and programs
establish lhe "who," "how" and ,'when,,for carrying out the "whal', and"where" of goals and objectives.
Public,/Private Partnerships
Site- or area-specific programs that include both financial andzoning incentives designed to maximize public benefirs, whilemainraining private prof irabiliry.
Recreation, Passive
Type of recreation or activiry lhat does not require the use oforganized plav areas.
Rehabilitation
'l-he repair, preservarioo. and/or improvement of sutr-standard housing.
Renovation
'fo restore a building to a former better condition through
cleaning, repairing or rebuilding.
llestoration
The process of restoring a building to its original condition.
This can mean removing later aclditions, replacing lost mlterials
or parls, and making hidrJen repairs.
llezoning
An amendment to the map and/or text of a zoning ordinance to effect
a change in the nature, density, or intensity of uses allorved in a zoning
district and/or on a designated parcel or land area.
Setback
The horizontal distance between the property line and any struoure.
Single Room Occupancy (SRO)
A single room, typically 190-250 square feet. with a sink and closet,
but which requires the occupant to share a communal bathroom,
shower, and kitchen.
A quality of a sire. city, or region in
architectural styles, natural landscapes,
which are lound a variety of
and/or land uses.
A specific statement of principle of a guiding actions that implies clear
commitment but is not mandatory. A general direction that a
governmental agency sets to follow, in order to meet its goals and
objcctives before unclertaking an action program. (See Program.")
Policy
116GLOSSARY
Standards
t-A rule of measure establishing a level of quality or quantity
that must be complied with or satisfied. The State Covernment
Code (65302) requires that general plans spell out the
objectives, principles. "standards." and proposals of the general
plan. Examples of standards might include the number of acres
of park land per 1,000 population that the community will
attempt to acquire and improve. or the "traffic Level of
Service" (LOS) that the plan hopes to attain'
Requirentents in a zoning ordinance that govern bridling and
development as distinguished from use restrictions - for
example. site-design regulations such as lot area. height limit.
frontage. landscaping, and floor area ratio.
Wetlands
'fransitional areas between terrestrial and aquatic svstems where the
water table is usuallv ilt or near the surlace. or the land is covered bv
shallow rvater. Under a "unified" methodology norv usetl by all ferJeral
agencies, wetlands are defined as "thosc areas meeting certain criteria
for hydrologv, vegetation. and soils."
Zero Lot Line
A detached single fanrily unit disringuished by the location of one
exterior wall on a side property line.
Zoning
The division of a citv or county by legislative regulations into areas. or
zones. that specify allowable uses for real propertv and size restrictions
for buildings wirhin these areas.
Zoning Bonus
(See "Zoning, Incentive.")
Zoning District
A designated section of a iit or county for which prescribed land use
requirements and building and development standards are uniform.
Zoning, Incentive
The awarding of bonus credits to a development in the form of
allowing more intensive use of land if public benefits - such as
preservation of greater than the minimum required open space.
provision for low-and moderate-income housing, or plans for public
plazas and courts at ground level - are included in a project.
Zoning, Inclusionary
Regulations that increase housing choice by providing the opportunity
to consruct more diverse and economical housing to meet the needs
of low-and moderate-income families. Often such regulations require
a minimum percentage of housing for low- and moderate-income
households in new housing developments and in conversions of
apartments to condominiums.
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View Corridor
The line of sight - identified as to height. width. and distance - of an
observer looking toward an obiect of significance to the community
(e.g.. ridgeline. bav. historic building. etc.); the roure thar directs the
viewers attcntion.
Water-dependcnt
A use or portion of a use which requires direct contact rvith the
walcr and can not exist at a non-water location due to the
intrinsic nature of its operations.
Water enjoyment
A recreational use. or other use that facilitates putrlic access to
the shoreline as a primary characteristic of the use.
Water-oriented
Any combination of rvater-dependent, water-related. and/or
water enjoyment uses.
Water-related
A use or portion of a use which is not intrinsically dependenton a waterfront location but whose operation cannot
economically occur without a waterfront location. A good
example of this would be a seafood processing plant.
Waterwalk
A continuous pedestrian pathway along the waterfront. The
water-walk would not be a linear, or developed promenade. lt
would build upon, enhance. expand and connect existing
walkways along the waterfront.
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