HomeMy WebLinkAbout2840 Adopting Architectural and Site Design Standards and Review Process for Property Developed within the Non-Historic Commercial and Mixed Use DistrictsOrdinance No. 2840
AN ORDINANCE OF THE CITY OF PORT TOWNSEND ADOPTING
ARCHITECTURAL AND SITE DESIGN STANDARDS FOR PROPERTY
DEVELOPMENT WITHIN THE NON-HISTORIC COMMERCIAL AND MIXED USE
DISTRICTS AND ESTABLISHING A PROCESS FOR DESIGN REVIEW OF NON-
HISTORIC COMMERCIAL, MIXED USE AND MULTI-FAMILY DEVELOPMENT.
SECTION I. FINDINGS
1. On August 2, 1993 the Port Townsend City Council adopted the Gateway Development
Plan (hereinafter referred to as the "Gateway Plan") whose purpose was to enhance the
functionality and visual appearance of the Sims Way commercial corridor by providing
recommendations for future transportation improvements, pedestrian amenities, landscaping,
signage, parking lots, and building design and placement; and
2. The recommendations of the Gateway Plan were partially implemented in 1991 through
adoption of a new sign code and in the spring of 1997 through adoption of the Engineering
Design Standards Manual which included street, sidewalk, street tree, and general right-of-way
improvement standards for the entire city including the Gateway corridor; and
3. In the fall of 1998 the Port Townsend City Council recognized that increasing
commercial development was occurring in the C-II General Commercial Zoning District within
the Gateway Corridor and that design standards were needed to ensure that such development
enhanced the visual quality and identity of Port Townsend; and
4. The City formed an twelve person ad hoc committee (the "C-II Design Committee"),
consisting of two City Council Members, representatives from the Historic Preservation
Committee and Planning Commission, five Port Townsend citizens (including a realtor, a
commercial property owner, an architect, and a builder), a City Planner, and the City Engineer;
and
5. The C-II Design Committee held eight public meetings over a period of two months and
developed a set of draft, interim design standards to be considered for ordinance adoption by the
Planning Commission and City Council; and
6. The City Council adopted Ordinance 2705 on Julyl9, 1999, which established Interim C-
II Architectural and Site Design Standards and which directed City Staff to conduct such
additional public process as necessary and to propose final C-II design standards for adoption and
codification; and
7. The C-II Design Committee, with changing membership over time, continued to work on
permanent design standards and forwarded drafts of revised standards and review process
documents to the Planning Commission in Spring 2003; and
1 Ordinance 2840
8. This Ordinance is intended to implement the following goals, policies and directives from
Port Townsend's Comprehensive Plan:
Maintaining Our Small Town Character
"The overriding objective of the Plan is to maintain and enhance Port Townsend's special
character and small town atmosphere. As our community grows, the very character that
attracted residents here in the first place is threatened" (Comprehensive Plan, Page II-4).
Commercial Lands
Goal 8: "To provide adequate commercial land to conveniently serve community needs
while maintaining Port Townsend's small town atmosphere."
Policy 8.1: "Provide appropriately sized and located commercial areas to prevent retail
leakage, reduce vehicle trips out of town, enhance the tax base, and improve the livability of
the community."
Policy 8.2: "Encourage appropriately located neighborhood-oriented commercial
development of a type and scale intended to serve nearby residents."
Policy 8.3: "Encourage new commercial areas to locate along the street edge of arterials
with shared access and parking towards the back or side of the lot. Provide convenient
pedestrian access to and between businesses to increase the businesses overall sales
potential."
Policy 8.4: "Where possible, allow the Gateway Commercial Corridor to be increased in
depth to enable development of integrated commercial projects which depart from
commercial strip development. Prohibit the expansion of such areas where it would
significantly diminish the livability or viability of an adjoining neighborhood"
Policy 8.5: "Identify opportunities for infill or redevelopment in commercial areas. Work
with the development community to identify and construct streetscape or infrastructure
improvements (e.g., wider sidewalks, landscaping, benches) needed to achieve commercial
or mixed use development in appropriate locations."
Policy 8.6: "Require safe, direct, and convenient pedestrian access to commercial and public
building entrances from sidewalks and parking lots."
Policy 8. 7: "Reduce vehicle/pedestrian conflicts and disruptions in traffic flow.
Consider adopting access and circulation requirements that restrict or prohibit drive
through and drive in facilities in certain locations."
8.7.1 "Encourage public and private development proposals to enhance the street-side
environment to maximize safety and comfort for pedestrians, bicyclists, and transit users."
2 Ordinance 2840
Policy 8.10: "Transform the Howard Street/Discovery Road Corridor into a vital,
attractive local shopping and commercial services district. Prepare a corridor master plan
for intensive commercial development of the area.""
(Comprehensive Plan, Page IV-24-25)
Economic Development Element Policy 9. 8:
"Promote development of planned office, business and industrial parks, while conserving
unique physical features of the land and maintaining compatibility with other land uses in
the surrounding area."
(Comprehensive Plan, Page. VIII- 7); and
9. This Ordinance is intended to implement the following goals, policies and directives from
Port Townsend's Gateway Development Plan:
Corridor Concept
1.1 Character & Theme
Guideline: "Proposed development should be consistent with the following Statement of
Purpose of the Port Townsend Gateway Concept Plan. The Gateway Concept Plan was
adopted by the Port Townsend City Council through Resolution 88-43 on May 11, 1988."
"TO IMPROVE AND PRESERVE THE OVERALL QUALITY OF LIFE AND FACILITATE
THE CREATION OF A GRACEFUL COMMUNITY FOR BOTH RESIDENTS AND
VISITORS.
A. To create a community that provides continuity of positive visual quality and enhances
the overall beauty of the community of Port Townsend
B. To enhance the economic vitality of the corridor, its business and the community as a
whole.
C. To provide a safe corridor to and through the community for motor vehicles, pedestrians
and bicycles.
D. To maintain continuing dialogue and involvement of the community in the development of
the corridor.
E. To ensure that the corridor concept is implemented in a timely, cost-effective and efficient
way."
(Gateway Plan, Page 51)
1.2 A Corridor of Multiple Activities
Guideline: "New development and redevelopment should foster diverse uses and activities
that are active, vibrant, people-oriented and family -focused New development should
encourage a mix of activities on the ground level which enhance the commercial
opportunities and diversity of the Corridor and provide needed community services."
(Gateway Plan, Page 52).
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2.2 Parking
Issue: "Port Townsend is predominantly a single-family residential community with retail
and commercial office centers located to be easily accessible by car. The reliance on the
automobile as the primary mode of transportation will continue, but the way the car interacts
with businesses can be modified from "the bumper in the window" syndrome. New and
existing development must be served by convenient and attractive parking opportunities.
Consolidated parking, serving more than one use or building, should be innovatively
integrated with development to provide easy and safe access and security within an attractive
setting."
Guideline: "Vehicular parking should be considered as a significant design element o fall
new developments. New development should seek shared parking opportunities in existing
parking lots and [previously] vacated streets where applicable. Parking lots should provide
access to the "front doors" of buildings, but should not visually block nor dominate the face
of buildings exposed to Sims Way. Appropriately scaled landscaping that is consistent with.
·. the Port Townsend Municipal Code should be provided to screen parking
areas. "(Gateway Plan, Page 58)
2.3 Pedestrian Circulation
Issue: "Pedestrian circulation in the Gateway Corridor is unstructured, with intermittent
sidewalks along streets and undeveloped pathways. The Gateway Corridor must foster a
fully developed pedestrian system. The construction of the walking surface is only the initial
step. Sidewalks and pathways need to be enhanced with street furniture, landscape and art
objects, activity in abutting buildings, to provide a variety of experiences throughout the
Gateway Corridor. The pedestrian system needs to include places to pause, rest and watch
the activities of the corridor with provisions for both indoor and outdoor circulation.
Pedestrian ways should connect buildings and activity areas of the Gateway in Port
Townsend, but should also provide information, orient the pedestrian, ensure safe and secure
"defensible" space and allow for handicapped access." (Gateway Plan, Page 59).
4.1 Site/Building Organization
Issue: "The mass and bulk of new buildings to be constructed in the Gateway in Port
Townsend will vary according to the demands of the private marketplace. The character of
the corridor however, could be greatly affected by the size, height and setback of new
structures. The Corridor concept assumes that the majority of new construction would be
one to two stories in height, whereby the placement of the building and the overall site
organization become critical. The site would be organized in a hierarchical relationship of
customer use to service function. New development should begin at the front yard setback
line and incorporate parking to the side of the building. The location of the building and a
front, low landscape buffer and deciduous street trees should be used to define the public
4 Ordinance 2840
right-of-way. Vehicle service areas shouM be to the rear of buildings, with service elements
(garbage, power) shielded by fences or landscaping. The rear of the property should have a
tall conifer tree 15ft. buffer as a backdrop to the development." (Gateway Plan, Page 68).
4.2 Building Form
Issue: "Individual buildings are basic elements of the Gateway in Port Townsend To date,
buildings have been designed as "stand-alone" structures. New construction in the Corridor
shouM be a combination of "stand-alone" structures and "background" buildings that
weave together to form the streets and public spaces, defining boundaries, volume, and
character. "Stand-alone" butldings' ' should be used for special places or functions in the
Gateway Corridor structure. "Background" buildings should be used for supportive mixed
uses for the Corridor, supporting retail, commercial, and office." (Gateway Plan, Page 69).
4.3 Building Character
Issue:"The Htstortc'" ~ ' l_)tstrict-' and' "uptown" buildings have a unique architectural quality
based on traditional design principals. The existing Gateway area is a conglomeration of
styles and types of structures that have been built over a span of years, unimpeded or
influenced by the historic context of the early city development. As such, the building design
quality varies greatly, with some buildings being quite successful while others do not
contribute to Port Townsend's sense of place (or historic architecture). It would be wrong to
superimpose a ',style" or "period" requirement on Gateway development or redevelopment,
but the basic design principles inherent in historic architecture should be followed Key
issues to be considereck
1. Modularity: repetitive facade elements;
2. Form: rectangular facades;
3. Proportion: vertical window breakup;
4. Detail: developed from the "craft" of construction;
5. Roof or Cornice: separate element terminating the wall, not dominating the structure;
6. Wall: importance of the facade wall as the dominant element of the building;
7. Materials: wood, brick masonry, "natural" textures"
Guideline: "New development and remodeling should recognize the city's historic
architectural heritage through the use of building materials, building proportions form, and
details, and other architectural devices compatible with those design principles inherent in
historic architecture, without replicating historical buildings." (Gateway Plan, Page 70)
4.4 Transitions
Issue: "Building and open space designs are frequently oriented to a specific site, without a
great deal of thought or analysis of the effect of the design on neighboring properties.
Design attention should focus on transitions between different buildings. The edges of the
Gateway Corridor are undefined Buildings along the Gateway Corridor should define the
5 Ordinance 2840
street and promote a pedestrian/friendly shopping activity, and also serve as a transition to
adjacent residential and park areas."
Guideline: "Design buildings that create appropriate transitions to neighboring properties,
both within and adjacent to the gateway corridor. Appropriate transitions area defined as
those which do not have an abrupt change in architectural style building massing, volume
and height."
(Gateway Plan, Page 71)
4.5 Inside and Outside
Guideline: "Encourage retail development that presents an interesting and enticing
storefront to the adjacent sidewalk and street. Blank walls (walls without windows,
showcases, displays and pedestrian entries) should not be allowed in any first-story building
wall abutting public pathways, except as required for the structural integrity of the building.
Service elements for buildings and storage yards shouM be placed away from pedestrian
ways, preferably to the rear of properties and screened with physical barriers or landscape."
(Gateway Plan, Page 72).
4. 6 Building Entrances
Issue: "Buildings containing more than one use require separate entrances for each use.
Where offices and housing are located above retail space, care should be taken to place
entrances to uses, other than retail, in locations that do not disrupt the flow of retail space as
perceived by the pedestrian. In buildings containing only one use, entrances should be open
and well-lighted to indicate points of access to the pedestrian. All building entrances shouM
be accessible to parking, but be oriented to pedestrian areas." (Gateway Plan, Page 73).
10. This Ordinance is intended to implement the following goals, policies and directives from
Port Townsend's Non-Motorized Transportation Plan (NMTP):
NMTP Policy 1.4: "Where appropriate to mitigate the impacts of a development, require
development to dedicate easements and/or construct portions of the Non-Motorized System
which may include: neighborhood connectors, the Multi-Use Trail, shortcuts, sidewalks or
pathways."
NMTP Policy 1. 7: "Require pedestrian and bicycle friendly design features to be
incorporated into development so as to minimize the potential for pedestrian and vehicle
conflicts."
(Nonmotorized Plan, Page 98)
11. This Ordinance is intended to be consistent with and assist with the implementation of the
Port Townsend Engineering Design Standards Manual; and
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12. In accordance with the GMA, the City forwarded drafts of this Ordinance to the State of
Washington Department of Community Trade and Economic Development for review and
comment on March 10, 2003; and
13. The Planning Commission held an open record public hearing on this Ordinance on
October 2, 2003. The Commission recommended to City Council that this Ordinance be adopted
as amended on a vote of 5 in favor and 0 opposed; and
14. Port Townsend is a unique place, with historic structures and a fragile marine
environment of national importance. The Council finds that the protection and preservation of
these attributes is not geographically confined to the historic and maritime districts of the
community, but that it is essential to the successful preservation, restoration and economic
development of Port Townsend that the commercial and mixed use districts of the City develop
in a fashion which is compatible with the character, design and motorized and non-motorized
circulation of other vicinities of Port Townsend; and
15. The City Council considered this Ordinance for final adoption at a special City Council
meeting held on October 23, 2003. The City Council adopts the findings and recitals contained
within this Ordinance in response to presentations and testimony presented, and all deliberations
occurring at the Planning Commission public hearing and workshop, and
16. This Ordinance is adopted as a policy and regulation for the exercise of substantive
authority under the State Environmental Policy Act, Chapter 43.21C RCW. The State
Environmental Policy Act and implementing regulations recognize that the built environment is
an aspect of the "environment," subject to review under SEPA. Further, WAC 197-11-444
(2)(b)(vi) provides that historical and cultural buildings and amenities constitute an element of
the "environment," subject to protection under SEPA; and
NOW, THEREFORE, based upon the above-referenced Findings, the City Council of
the City of Port Townsend ordains as follows:
SECTION II. NON-HISTORIC COMMERCIAL AND MIXED USE ZONING
DISTRICT ARCHITECTURAL AND SITE DESIGN STANDARDS AND A
PROCESS FOR DESIGN REVIEW OF NON-HISTORIC COMMERCIAL, MIXED
USE AND MULTI-FAMILY DEVELOPMENTADOPTED
The following documents are hereby adopted:
1. Exhibit A: Chapter 17.44, Commercial and Mixed-use Architectural and Site Design
Standards-- New Chapter to PTMC
2. Exhibit B: Amendments to PTMC Table 17.320.030 Commercial Zoning Districts--
Bulk, Dimensional and Density Requirements.
3. Exhibit C: Chapter 17.46 Commercial, Multi-Family and Mixed-Use Architectural and
Site Design Review Process--New Chapter to PTMC
4. Exhibit D: Chapter 2.73 Design Review Advisory Committee -New Chapter to PTMC
7 Ordinance 2840
5. Exhibit E: Related amendments to miscellaneous sections of PTMC
SECTION III. ADOPTED AS SEPA POLICY
This Ordinance is hereby adopted and designated as a policy and regulation for the basis
of the City's exercise of authority under the State Environmental Policy Act, Chapter 43.21C
RCW, and Chapter 19.04 PTMC.
SECTION IV. SEVERABILITY
If any provision of this Ordinance or its application to any person or circumstance is held
invalid, the remainder of the Ordinance, or the application of the provision to other persons or
circumstances is not affected.
SECTION V. EFFECTIVE DATE
This Ordinance shall take effect and be in force five days after the date of its publication
in the manner provided by law.
ADOPTED by the City Council of the City of Port Townsend, Washington, at a regular
meeting thereof, held this seventeenth day of November, 2003.
Attest:
Pamela Kolacy, CMC, City C~rk
Kees Kolff, Mayor
Approved as to Form:
hn Watts, City Attorney -
8 Ordinance 2840
ExhibitA I
SECTION II. COMMERCIAL AND MIXED-USE
ARCHITECTURAL AND SITE DESIGN STANDARDS ADOPTED
Sections
17.44.10
17.44.50
17.44.60
17.44.70
17.44.80
17.44.90
17.44.1 O0
17.44.110
17.44.120
17,44.130
17.44.140
17.44.150
17.44.160
17.44.170
17.44.180
17.44.190
Purpose and Intent
Maximum Building Setback from Primary Street Frontage
Topography
Gateway Forest Corridor
Landscaping
Off-Street Parking Lots
On-Street Parking
Pedestrian and Bicycle-friendly commercial development
Commercial Development Adjacent to Residential Zones
Building Design, Materials, and Colors
Vehicle Canopies
Building Entrances
Weather Protection
Transparency
Lighting
Support elements
ARCHITECTURAL AND SITE DESIGN STANDARDS
17.44.10 Purpose and intent The general purposes of the Commercial and Mixed Use
Design Standards are as follows:
A. To help implement the City of Port Townsend's 1.ComprehenSive Plan, 2. Gateway
Development Plan, and 3. Non-Motorized Transportation Plan;
Bo
Promote development in the City's Commercial and Mixed Use Zones that is compatible
with the historic character and pedestrian-orientation of Port Townsend, encouraging and
requiring commercial development that enables the safe circulation of pedestrians with
minimal vehicle-pedestrian conflicts, softens the auto-dominated nature of the zoning
district, and provides a regional design, which invites the pedestrian into ground floor
commercial establishments;
Enrich the quality of the Commercial and Mixed Use zones' built and natural environment;
Foster development that is compatible with and implements the City's "Community
Direction Statement", Chapter III of the Comprehensive Plan;
Promote distinct communities and senses of place that strengthen the Commercial and
Mixed Use districts as commercial service destinations for Port Townsend's residents and
visitors;
Provide clear directions to public and private decision makers regarding the City's property
development expectations; and
Page 1
G. Require building design that is compatible with adopted requirements, while allowing
design professionals guidance that is flexible and encourages creative solutions.
17.44.30 - For Pre-application process, Applicability,Application Process, Notice
Requirements, Permit Review Process, Alternative Designs, and other process information,
see PTMC 17.46.
17.44.50 - Maximum Building Setback From Primary Street Frontage.
A. Objective: Buildings shall be oriented towards the primary street frontage and public paths
and/or sidewalks. Buildings on comer lots should be oriented towards the primary
intersection.
1. Where properties front one or more streets, new buildings shall be located no more
than 25 feet from the primary street frontage.
Illustration No. 1:
~ L
Primary Street
~, Pr°pirty
Line
ao
Exception: This maximum front yard setback does not apply where a property
fronts on Sims Way or Discovery Road in the "forest corridor" as defined in
17.44.070. In those areas a vegetative buffer of existing trees and/or infill
plantings will screen all or a portion of a commercial site from Sims Way.
Exception: Accessory and secondary buildings need not comply with the
maximum setback standards where a primary building occupies the available
street frontage.
Buildings on comer lots should be oriented toward the primary intersection and the
primary and secondary street frontages, while parking and auto access shall be
located away from the primary intersection comers.
Page 2
Illustration No. 2:
Preferred
Primary Street
Not Acceptable
Building ~ ~ ~.
The use of lot comer entrances, plazas, signage, and/or landscaping is
encouraged to accentuate comer sites.
Illustration No. 3:
L~ corner entrance, ei,~flaujg, ~n~t
land~apintj to "cc,~nr, uaCg ~ corntr *;te.
Objective: Where buildings are separated from the public sidewalk along the primary street
frontage, the space should contain public and pedestrian amenities.
1. Buildings may be separated from the sidewalk by plazas, landscaping, benches,
bicycle racks, trashcans, and other pedestrian amenities.
Page 3
Illustration #4:
Plaza
within setback
"Il
17.44.60 - Topography
A. Objective: Existing trees, topography and other existing natural features shall be
incorporated into the project design.
1. To the extent reasonable and practicable incorporate natural grades into the overall
site plan.
a. Incorporate natural features such as large rocks or boulders into landscaping
design.
17.44.70 Gateway Forest Corridor
Objective: As the two main entrances to Port Townsend, Sims Way and Discovery Road have
historically appeared as forested corridors. New development in the Gateway Forest Corridor
(as identified in the 1991 Gateway Development Plan) shall preserve this character to the extent
possible.
A. Along Sims Way from the intersection of Mill Road to a point 300 feet west of Howard
Street, preserve all native vegetation to a minimum depth of 50 feet. Vegetation in the Sims
Way right-of-way may not be counted towards this natural buffer.
1. Onsite trees in the 50-foot buffer may be counted towards landscaping and tree retention
requirements Chapter 19.06 and 17.72.190.
2. Native vegetation in the forest corridor buffer may be removed only for approved
driveways onto Sims Way, utility corridors, or pedestrian pathways.
B. Along Discovery Road from the intersection of Mill Road to the intersection of Howard
Street, native trees (minimum 6" dbh) and other existing vegetation should be preserved to
the extent possible. Such retention is the strongly preferred method of fulfilling landscaping
and tree conservation provisions of PTMC 19.06 and 17.72.190. However, onsite
development need not be totally visually screened from Discovery Road.
Page 4
17.44.80 - Landscaping
A. Objective: Landscaping shall be incorporated into new development design to soften the
man-made environment, provide vegetative buffers, open space, and mitigate any
unavoidable loss of existing native vegetation. The preferred method of landscaping is to
first incorporate and preserve existing trees and shrubs, topography and other existing
natural features into the project design. Any unavoidable loss of existing native vegetation
shall be mitigated.
1. All proposals must comply with the tree retention standards of PTMC 19.06 Tree
Conservation.
2. Landscaping in parking lots shall conform to requirements of PTMC 17.72.190 and
PTMC 19.06.
3. Landscaping techniques including living plant material and supporting elements shall
include, but are not limited to the following:
a) Landscape open areas created by building modulation~
b) Retain natural vegetation and undisturbed open space~
c) Use plants that require low amounts of water, including native drought-resistant
species.
d) Locate trees on storefrom street frontages at appropriate spacing so that at
maturity building signage and entrance are clearly visible from the street and
sidewalk.
e) Plant-a mix of evergreen and deciduous plants to maintain year-round color and
interest.
f) Incorporate onsite natural objects such as rocks, boulders and tree stumps into
landscape design where possible.
g) Shrubs, grasses and other non-tree vegetation shall be included in the plan as
appropriate to the site on a case-by-case basis.
An irrigation method shall be included in the landscaping plan. Irrigation shall be
required immediately after planting and May through October thereafter or as
recommended by a landscape professional. Developers should consider installing
underground irrigation systems whenever possible to avoid drought loss.
When used, detention ponds and bio-swales shall be incorporated into the project
landscaping using plants and irrigation recommended by a professional familiar with
such projects.
Bo
Optional landscaping techniques may also include where appropriate:
a) Providing frameworks such as trellises or arbors for plants,.
b) Incorporating planter guards, retaining walls, or low planter walls as part of the
architecture;
c) Incorporating upper story planter boxes, 'green roofs ', roof gardens or plants;
d) Incorporating outdoor furniture into the landscaping plan
C. The director may consider a waiver of certain landscaping requirements if significant existing
(especially native) vegetation and topography are preserved.
Page 5
17.44.90 - Off-Street Parking Lots.
A. Objective: Development shall minimize the impact of parking on the building's relationship
to the street and pedestrian-oriented character and character of the neighborhood.
1. Off-street parking shall be located to the side or rear of buildings. (Waterside
properties see #4 below).
2. Parking lots shall not be located between the building and the primary street frontage.
3. Off-street parking shall occupy no more than 30 percent of the primary street frontage
nor more than 75 percent of any secondary street frontage for comer lots.
4. In the event that a building is located on a waterfront lot, parking shall be located to the
side of the building, and not between the building and the water.\
5. Adjacent developments are encouraged to link parking areas and access ways in order to
encourage combining of shopping trips and pedestrian activity and to reduce redundant
driveways.
6. Low impact development techniques for stormwater management should be used
wherever possible.
Illustration No. 5:
Streetside
Entrance
lllustrta
Primary Street
Preferred
17.44.100 - On-Street Parking.
Primary Street
Not Acceptable
Objective: On-street parking is encouraged along the streets, access drives, and alleys in
order to provide convenient access and reduce the need for off-street parking lots.
1. The required number of off-street parking spaces shall be reduced by two spaces for each
developed on-street parking space pursuant to 17.72.120.C.
Illustration No. 6:
Page 6
Angled & parallel on-street parking example
17.44.110 - Pedestrian and bicycle-friendly commercial development.
A. Objective: Provide safe, bicycle and pedestrian-friendly development.
1. Walkways shall be provided between the primary abutting street and the main pedestrian
entrances to buildings.
The interruption of sidewalks by driveways should be minimized. Where driveways
cross sidewalks, the sidewalks should remain raised with a curb cut and ramp over the
sidewalk provided so cars may pass over the sidewalk rather than requiring pedestrians
to step down to an interrupting driveway.
o
Pedestrian access shall be provided between commercial sites and adjacent areas.
Existing informal pathway locations and future walkway locations shown in the Non-
Motorized Transportation Plan shall be taken into consideration when locating new
paths.
Bicycle locking racks that support the entire bicycle frame, not just the front wheel, shall
be provided. Bicycle racks shall be located as closely as possible to primary building
entranceS (generally within 20 feet) and shall be lit during evening business hours per
17.44.180. New buildings should provide covered bicycle racks, especially those used
by employees.
Page 7
Illustration No. 7
Preferred
The inverted U bike rack, whether as stand-along units or
on rails with multiple U's, make for excellent bike parking
with the inverted U's are spaced at least 30 inches apart.
Two bikes can use each inverted U.
AVa)iD THE WI IEEL-BENDER
Avoid these old, grade school style
bike racks! Their capacity is
severely diminished by their poor
design - and they can also damage
bikes.
Co
Objective: Provide safe walkways for pedestrians through off-street parking lots and from
adjacent streets and properties.
1. Pedestrian walkways in off-street parking lots shall be physically separated from
vehicle travel lanes. In large parking lots with parallel multiple parking lanes,
pedestrian walkways shall be provided between the parking stalls.
2. Pedestrian crossings should be short and well marked.
3. In large parking lots with multiple parallel rows of parking, direct primary vehicle
traffic away from the building entrance; any traffic lanes adjacent to the building
should be preserved primarily for emergency vehicle and pedestrian access to the
building.
Page 8
Illustration No. 8:
DUILDING
17.44.120 Commercial Development Adjacent to Residential Zones
A. Objective: Buildings shall be designed to ensure that building massing, height, and scale
provide sensitive transition to adjoining residential neighborhoods. When abutting an R-I,
R-II or R-III zoning district, the project's landscaping plan must include provisions for
vegetative screening between the project and the residential property.
1. New developments whose bulk and scale may negatively impact adjacent residential
areas shall mitigate the effect through careful site planning and architectural design.
Possible mitigation techniques include, but are not limited to the following:
a. Locating open space and preserving existing vegetation on the site's edge to
further separate the building from less intensive uses;
b. Stepping down the massing of the building along the site's edge;
c. Limiting the length of, or articulating building facades to reflect adjacent
residential patterns; and
d. Creative use and ongoing maintenance of landscaping, such as berms, mounds,
rockeries, living fences, and swales. The landscape plan shall include a
greenbelt, at least an eight (8) foot wide buffer-to create a year-round visual
screen of at least six (6) feet in height. The buffer should be designed to avoid
the appearance of a straight line or 'wall' of uniform plant material, and shall be
wide enough to accommodate the planted species at maturation.
Page 9
Illustration No. 9:
This multi-story commercial building "steps back" to conform to the abutting lower density
Property. This use of modulation helps the comrneroial building fit into the neighborhood.
17.44.130 - Building Design, Materials, and Colors.
Objective: New development should recognize the city's historic architectural heritage
through the use of building materials and proportions compatible with those design
principles inherent in historic architecture, without replicating historical buildings.
1. Roof design
a. Roof design shall reduce the mass and scale of buildings, add visual interest
and prevent reflective glare. Flat roofs shall have parapets to conceal the roof
and mechanical equipment from ground level views. Sloping roofs shall have
three or more roof planes.
b. When designing rooftops visible from hillsides, special attention shall be given
to prevention of reflective glare and placement/design of mechanical
equipment. Roof gardens or 'living roofs' may be considered and are
encouraged.
Overhanging eaves are encouraged on sloped roofs.
Exterior siding consisting of wood, brick, and/or other materials with "natural"
textures is encouraged. The use of recycled and "ecologically friendly" materials is
also encouraged.
4. Exterior building materials shall be of similar type (e.g., wood or masonry) on all
sides of a building, except that embellishments and details proposed for the street side
frontage(s) of the building need not be carried through on other sides.
Exterior walls shall not be constructed of tilt-up concrete.
Building colors should be compatible with other buildings as well as natural and
topographic features in the vicinity. The use of colors that emphasize earth tones
typical of the Port Townsend area or those selected from the Historic Preservation
Committee's color palette of tertiary colors are encouraged. Bright colors should be
minimized or used for minor architectural accents rather than on major portions of the
building.
Building fascias shall not be used as sign platforms.
o
Page 10
Illustration #10
Buildings should be provided with a distinct "base" through the use of materials,
texture, or massing.
Illustration No. 11:
Base
of Building
9. Multi-story buildings are strongly encouraged. Residential development is permitted
outright on upper floors and is encouraged.
10. When buildings include residences on upper floors, rooftop gardens and upper floor
terraces and decks are encouraged and may partially fulfill landscaping requirements
11. Walls shall appear to be composed of relatively small increments. No wall segment
on a street frontage shall be longer than 30 feet. Walls may be articulated in two or
more of the following ways:
12.
a. Reveals
b. Recesses (at least 2 feet in depth or 5% of wall length whichever is larger)
c. Offsets
d. Overhangs, porches and covered walkways
e. Providing window and door openings with substantial trim elements
f. Projecting bays or upper floors
g. Stepped back upper floors
h. Changes in roof form
i. Changes in materials
j. Permanently installed and maintained trellises or vegetation
New development should locate windows, skylights, open spaces, and decks to take
advantage of southern exposure. Buildings and canopies should be designed to
utilize natural light to reduce energy costs.
Page 11
13. Building placement and design shall consider shadow impacts to adjacent properties
and minimize these impacts to the extent reasonable and practicable. For example,
where building features are non-functional or decorative (parapets, unused attic
space) such features should be reduced in scale where shadowing of adjacent
properties will occur.
14. All signage shall conform to the provisions of PTMC 17.76.
17.44.140 - Vehicle Canopies.
mo
Objective: Freestanding or attached vehicle canopies and porte cocheres assoCiated with gas
stations, convenience stores, or drive-throughs shall function as structures rather than signs.
Vehicle canopies shall not function as sign platforms.
Vehicle canopies are structures and are subject to the building design, materials, and
color criteria of 17.44.130. Canopies shall follow the colors, material and design
used on primary building(s). Canopy design should reflect the architectural design of
the primary buildings
The purpose of vehicle canopies is to provide weather protection, not to provide an
elevated sign platform. No signs other than directional signs may be erected on
canopy structures; directional signs shall be mounted no higher than 10' above grade.
Signs shall meet all the provisions of PTMC 17.76.
Vehicle canopies shall have a minimum roof pitch of 3/12 and display the underside
of the roof structure. Skylights are encouraged.
Clearance under canopies shall not exceed 14'7".
Illustration No. 12:
17.44.150 - Building Entrances.
Page 12
mo
Objective: The primary entrances of buildings shall be identified and highlighted through
architectural details, lighting, and signage. The design of buildings shall enhance the
relationship between buildings and streets by creating easily identifiable building entrances.
1. Entrances shall be visible from the adjoining primary street.
2. Techniques that may be used to highlight primary building entrances include, but are
not limited to the following:
a. Recessed entry;
b. Glazed door;
c. Roof line emphasis;
d. Windows above entry;
e. Projecting sign above doorway, subject to sign code;
f. Canopy, marquee, or awning above entry;
g. Head molding or decorative lintel above doorway;
h. Contrasting, decorative finish materials;
i. Street address posted prominently above or near the building entrance.
Illustration No. 13:
Hodzongal
Facada
Oi~ion
17.44.160 - Weather Protection.
mo
Objective: Buildings should provide protection for pedestrians from adverse weather
conditions.
1. Overhangs, marquees, and awnings that provide protection for pedestrians and
bicycle racks from adverse weather conditions should be incorporated at entrances,
along pedestrian pathways, and at transportation waiting areas.
Page 13
Illustration No. 14:
Port Townsend often experiences strong wind conditions. Doorways should be
oriented or sheltered so that doors can be opened easily and safely when strong
seasonal winds are present.
17.44.170 - Transparency.
Objective: Buildings shall provide generous amounts of windows to create ground floors
with a "transparent" quality in order to provide visual interest.
1. Windows shall cover at least 30% of the facade area (as measured from grade to 8
feet above grade) facing the primary street and also the secondary street on corner
lots. The standard shall be applied to each individual street fagade. Windows are
also encouraged on upper floors.
Windows shall not consist of reflective glass.
Windows should begin at least 12 inches above grade rather than continue down to
grade level.
17.44.180 - Lighting.
A. Objective: All exterior lighting, including that used to illuminate signs, shall be designed to
reduce glare impacts to adjacent properties and public rights-of-way, to use energy
efficiently, and to reduce nighttime "light pollution."
1. An exterior lighting plan shall be included with the Design Review application
pursuant to the requirements of 17.46.040.
a. All exterior lighting, including that to illuminate signs, shall be pointed downward
and shielded from direct observation from the air, adjacent properties, and public
rights-of-way. Lighting "spillover" to adjacent properties shall be minimized.
Lamps shall use recessed or fiat lenses. Light fixtures, shall be "full cutoff" fixtures
as defined by the Illuminating Engineering Society of North America.
b. Alternative: If use of fixtures which do not meet the "full cutoff" definition are
proposed, other fixtures may be used if it is determined by the BCD Director that no
significant light pollution or trespass will result and if the maximum initial lumens
generated by each fixture does not exceed 1500 lumens in total (approximately
equivalent to an 18 watt compact fluorescent or 100 watt incandescent bulb.)
Page 14
o
4.
5.
6.
Lighting in exterior canopies shall be recessed so that the lens does not drop below
the level of the canopy.
Exterior light poles shall not exceed a height of 17 feet above grade, including the
base.
When lighting is used for security, the use of motion sensors and/or timers is
required.
Exterior lighting shall be limited to nighttime business hours only. Lighting shall be
located near the activity needing illumination. Walkways, entrances, and parking
areas may be lit during nighttime business hours, but such lighting shall be the
minimum necessary for safety. Lighting in parking lots should be of uniform
intensity, since the eye cannot easily adapt to areas of darkness and brightness in
proximity to one another.
Buildings shall not be outlined with neon or other lighting, except seasonal lighting.
If, once installed, lighting is found to be performing in violation of these standards,
the City may require the business owner to take corrective action to bring the lighting
into compliance.
Lighting shall be maintained to meet these standards at all times.
Nighttime lighting of the American flag is exempt from the provisions of this chapter,
except that such lighting shall not provide direct glare to neighboring properties or
traffic.
Illustration No. 15
Figure 2. Fn~ standing outdoor lighting fixture~,
Page 15
Figure 1. Wall mounted lights.
Page 16
Figure 3. Outdoor ligh~ng fix~ure~ - Streei nmi lot lighi cut-off at property line.
Figure 4. Accent lighting.
Page 17
17.44.190 - Support elements.
3.
4.
5.
Objective: Mechanical elemems, loading areas, trash, and recycling containers shall be
located and/or screened to minimize their visibility from public view.
1. Refuse and storage containers shall be screened with built and/or landscaped
confinements.
Refuse and storage areas should be located to the rear or side of the property and away
from adjacent streets and residential property.
Service and loading areas should be located to the rear or sides of buildings away from
adjacent streets, but shall be designed for convenient use.
On waterfront buildings, support facilities should not be located between the building
and the water but rather should be located to the side of the building.
Rooftop mechanical equipment shall be concealed from view by a roof form integrated
with the overall architecture of the building, either by locating the equipment within
the structure or concealing it from ground level view behind a parapet.
Views of rooftop equipment from nearby hillsides shall be minimized.
Page 18
Exhibit B
Table 17.20.030
Commercial Zoning Districts - Bulk, Dimensional and Density Requirements
DISTRICT C~I C-II C-IlO-I) C-III C IX.,
RESIDENTIAL Owner/operator Ovmer/oper:tor or Owner/operator '~""~*:~:~" Delete
REQUIREMENTS residences allowed mu!tif~--T-ily residences allowed Residences allowed entire
and residences above Residences allowed above commercial above the ground floor :olumn
commercial uses above the ground uses subject to the
! allowed subject to the ' floor subject to the requirements below
requirements below requirements below
MINIMUM LOT SIZE 5,000 sf 5,000 sf 5,000 s£ 5,000 sf
FRONT YARD None None None None
SETBACKS
REAR YARD 5' except: none when ,n ......... !5',+ 5' in ........ !5',+ 5'
....... v ......... v-. None, except: 10'
SETBACKS contiguous with for eack 5'.:fidLng for each 5ui!ding . when contiguous with
another commercial floor above 2 stories floor above 2 stet!e-^ an R-II or R-III zoning
zoning district ;;~en ~ district
None unless None unless
contiguous to R-I, II contiguous to R-I, II
or III zoning district, or III zoning district,
then 15'; or, 20' if then 15'; or, 20' if
building height is building height is
>20' >20'
SIDE YARD 5' except: none when No mknkmu:., on Non m;mLm.'.~T, on or No mknimum on
SETBACKS contiguous with
another commercial
~--+; ......... ;+k .. D ~ ~. U 1{ ~;._ None, unless
! or R II zon;~ng district, contiguous to R-I, II or
district. None, unless III zone, then 10'; or
None, unless contiguous to R-I, II 15' if building height
contiguous to R-I, II or III zone, then 15'; is >20'
or III zone, then 15': or 20' if building
or 20' if building height is >20'
height is >20'
MAXIMUM GROUND 40,000 sf 40,000 sf 40,000 sf None
FLOOR AREAN°te #~
(in any one structure)
MAXIMUM l~TlTT T~YI~,Tt'~ ~,1^.~ ~< nan sf xT^~ None
SIZE GROSS FLOOR 60.000 sf 60,000 sf 60,000 sf
AREA
MAXIMUM BUILDING 2 stories, up to 35', 2 stories, up to 35', 2 storles,.~v .... .~ 35', 50' or as specified by
HEIGHT ,.,u;~u ..... is ' ......
.................................................... Ch. 17.28 PTMC
..... e,- ................. ~. ........ 2 sfofgross floor 3 sfofgross floor area
MAXIMUM FENCE 8 feet, unless otherwise 8 feet, unless .8.. feet, unless 8 feet, unless otherwise
HEiGHTNOte #2 authorized~_.___~_9_g_gh otherwise authorized otherwise authorized aUthorized through
applicable desi~ through applicable through applicable .applicable design
review process design review process design review process _review process
.~,~ h~;ah .... ~;~ ~;.h, ~;;~ except: :eigb~ ~;;~ except: height ~;;~ except:
· ,,h~. ~h.,,~;~g .... h~..~'::'hen a side yard 2' ':,hen a :ide yard
....................... 8~ '::hen a side yard
........ ~ Rear ~ 8' r~ .... ~'~" bldg
.......... ~ ....... ~eight app!ie: except:
Note #1: Multiple structures on a single property or reviewed as a single develonment proposal may not be attached t,
exceed 40~000 sf ground floor area. Such multiple structures must be separated by at least 10 feet when their combined
ground floor area exceeds 40~000 sr.
Note 02: Maximum fence heights apply 9nly within any required front, side, or rear setback area or along the edge of any
required yard. Fences over 6 feet and retainin~ walls may require a building permit.
lExhibit C
Chapter 17.46 Commercial, Multi-family and Mixed Use
Architectural and Site Design Review Process
Sections:
17.46.10
17.46.20
17.46.30
17.46.40
17.46.50
17.46.60
17.46.70
17.46.80
17.46.90
17.46.100
17.46.110
17.46.120
Objectives
Pre-application process
Applicability
Application Process
Notice Requirements
Permit Review Process--Administrative Review
Permit Review Process--Review by Design Committee
Alternative Design
Outcome of Review
Variance criteria
Certificate of Design Review Runs with the Land
Enforcement
Section 17.46.010 Objectives: It is the intent of this chapter to:
A. Combine Port Townsend's multiple review processes into a single set of design standards
for the commercial (C-I, C-II, C-II(H), Mixed-Use (C-I/MU & C-II/MU); and Multi-family
(R-III & R-IV) districts, not including the Port Townsend historic commercial districts.
B. Encourage high quality design.
C. Provide predictable, timely and cost efficient review of commercial, mixed-use and multi-
family projects.
D. Establish a clear process and review standards for Port Townsend's commercial, mixed
use, and multi-family districts.
17.46.020 Pre-application process
For all projects subject to design review, staff shall meet with the proponent at a pre-design
meeting to identify and review applicable design guidelines. Staff shall identify the
appropriate permit process, provide a list of application materials, and provide design
recommendations based upon applicable standards. This pre-application feedback may be
folded into a technical review conference or overall land use or building pre-application
meeting covering all project related issues.
17.46.030 Applicability
All projects in the C-I, C-II, C-II(H), C-I/MU, and C-II/MU zones, as well as multi-family
projects in any zone regardless of their location or form of ownership, that involve one of the
following are subject to the design review process contained within this chapter:
A. Track 1 - Administrative Review pursuant to 17.46.60
1. Commercial and Mixed Use Projects
a. New buildings, canopies or other structures that exceed 1,000 square feet in size, or
Page 1
b. Buildings, canopies, or other structures, the expansions of which either:
i. exceed 1,000 square feet in size; or
ii. comprise a ground floor expansion exceeding 50% of an existing building's
ground floor square footage; or
c. Substantial alterations of existing structures, where the existing structure exceeds
1,000 square feet. For alterations, which cannot meet all standards, an alternative
design as specified in 17.46.080 may be acceptable.
2. Multi-family Projects including construction of apartments, townhouses, row houses or
other forms of multi-family housing containing 5-19 units.
B. Track 2 - Administrative Review with an Advisory Committee pursuant to 17.46.70
1 .All projects in all Applicable Districts exceeding the following thresholds are further
subject to administrative review with the Design Review Advisory Committee:
a. Any building with a ground floor exceeding 5,000 square feet in size; or
b. Any building with more than two stories above grade;
c. Any building containing more than 20 dwelling units; or
d. Any project where the BCD Director determines that the proposed design has generated
strong public interest, or is proposed for a sensitive or highly visible site; the Director may
require that review with the Advisory Committee is warranted
17.46.040 Application Process
A. Applications for design review shall be submitted to BCD and shall consist of a
completed application on a form prescribed by BCD, the appropriate fee, if any, established
by Chapter 20.09PTMC, and all materials required pursuant to PTMC 20.01.100. It shall
also be accompanied by:
1. Preliminary architectural renderings (elevations required with details of architectural
features, but not construction documents)
2. The type and finished color of exterior siding, windows and roofing to be used, signs
and trim to the extent known),
3. Lighting plan showing the location, type, wattage, and light output of all exterior light
fixtures, height of standards and wall-mounted fixtures, and glare reduction/control devices.
The plan shall also include proposed hours of lighting use, proposed use of any
timing/motion detection switches, and a statement of any expected light impacts to
neighboring properties.
4. Site plan (including landscaping details) sufficiently complete to show comprehensive
project design.
5. All land, trees, and tree canopy to be cleared and the trees or tree canopy to be
preserved shall be identified. Criteria for trees to be retained shall be in conformance with
PTMC 17.44.80 and 19.06 Tree Conservation.
6. The location of the proposed access to the site for clearing and grading during site
development and construction shall be shown on the site plan.
7. The BCD Director may allow later submittal of certain requirements, such as the
lighting or landscaping plan, if the applicant wishes to first have conceptual review of the
overall project.
B. Approval Process. Applications for commercial, mixed-use and multi-family
development design review shall be processed according to the procedures for Type I-A land
Page 2
use decisions established in Chapter 20.01 PTMC, Land Development Administrative
Procedures.
1. The standards to be applied are PTMC 17.44 for commercial and mixed use projects
in the C-I, C-II, C-II(H), C-I(/MU and C-II/MU zones, and PTMC 17.36 for multi-
family development in any zoning district.
2. Commercial or mixed use projects with 5 or more residential units shall be subject to
a combined single review for compliance with PTMC 17.36 and 17.44. No additional
fee will be charged above that required for review under a single standard.
17.46.050 Notice Requirements
Notice of design review shall be included when notice is required for other applications, e.g.,
SEPA determination or shorelines permit. Otherwise, separate notice of Design Review
application or decision is not required. Meetings of the Design Review Advisory Committee
require 24-hour notice to the newspaper of record, but do not require a legal notice or posting.
17.46.060 Permit Review Process --Administrative Review
A. Projects falling under the criteria of 17.46.030A shall be reviewed administratively by
BCD staff. Staff shall work with the proponent to address design development as an integral
part of the permit review process. The Director may require that review with the Advisory
Committee is warranted per 17.46.070.
17.46.070 Permit Review Process-- Review by Design Committee
A. Projects meeting the criteria of 17.46.030.B shall be reviewed by a Design Review
Advisory Committee established per PTMC 2.71. Projects shall be considered in the
following manner:
1. Staff shall first meet with the applicant to identify and work out design issues.
2. When the proposal has sufficiently addressed the design guidelines identified at the pre-
design meeting, Staff shall schedule a meeting with the applicant and the Advisory
Committee. The meeting shall occur during business hours unless all participants agree to
an alternate time.
3. The Design Review Advisory Committee shall meet once with the applicant or his/her
representative. The design review meeting shall consist of a presentation by the project
proponent that focuses on how the proposed design meets the criteria of the design
guidelines. The Committee will ask clarifying questions and take public comment if it
chooses. The committee shall review how the proposed project meets the identified
guidelines, and if a departure from the standards or an alternative design has been
requested, if it is appropriate. The Committee shall provide a recommendation to the
BCD Director for approval, approval with conditions, or denial.
4. The meeting is open to the public; public testimony is not solicited but may be accepted at
the discretion of the committee.
5. Meetings will not be continued except at the request of the applicant. The proponent may
request additional meetings with staff and/or the Committee, for instance, in
circumstances where an alternative design has not been favorably received, and the
applicant has subsequently made extensive revision and desires reconsideration of his
request. Should the proposed project be found to have one or more guidelines that have
not been successfully addressed, the committee or staff will work with the applicant to
Page 3
remedy, if possible, the identified circumstance. If it is not possible to come to a
workable solution, the Committee may recommend denial of the proposal.
17.46.080 Alternative Design
A. It is possible that an alternative design may fulfill the intent of this ordinance while
not complying with the provisions herein. Alternative designs may be particularly
appropriate for substantial renovations of existing businesses. The decisionmaker may refer
any application using an alternative design to the Design Advisory Committee for a
recommendation and may approve or approve with modifications an application for an
alternative commercial design (including architectural or site design modifications) upon a
showing to his/her satisfaction that:
1.a. Due to the physical characteristics and/or existing buildings on the site or on
abutting properties, or due to unique characteristics of the intended use of the
building (such as excessive noise, light, storage needs, unusual vehicle turning
movements, or emergency access needs) strict adherence to the objectives set
forth above would be unsafe or unnecessary to achieve the purposes of this title or
create an unreasonable hardship for the applicant; or
1.b The alternative design is consistent with the purposes and intent of these Design
Standards; and
2. Approval of the alternative design will not constitute a grant of special privilege
inconsistent with the limitation upon uses of other properties in the vicinity and
zoning district in which the subject property is located; and
3. The alternative plan will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zoning district in
which the subject property is located; and
4. The alternative design is the minimum necessary to fulfill the purpose and the
need of the applicant; and
5. The alternative design is consistent with the goals and policies of the Port
Townsend Comprehensive Plan.
17.46.090 Outcome of Review
A. A completed review form or checklist will comprise the recommendation from staff
or the Design Advisory Committee to the BCD Director, including whether the Alternate
Design provisions have been invoked.
B. The Director shall issue a certificate of review including any modifications or
conditions of approval. The certificate of review including any conditions shall be
incorporated into the SEPA staff report (if applicable), land use permit and/or building
permit.
C. No building permit shall be issued for a project subject to review under this chapter
until such a certificate has been issued.
17.46.100 - Variance criteria.
Page 4
In the event the applicant believes that, due to extraordinary circumstances and unique
attributes of the site, it is impracticable or impossible to comply with the provisions of this
Ordinance, the applicant may apply for a variance. The variance application shall be
reviewed in accordance with PTMC 17.86, as a minor variance application.
17.46.110 - Certificate of Review Conditions to Run with the Land
The conditions of the certificate of review granted pursuant to this chapter shall remain in
force upon a change of ownership of the site, business, service, use or structure which was
the subject of the permit application. Changes to any design aspects regulated by 17.44
Commercial and Mixed Use Design Standards or 17.36 Multi-Family Design Standards must
be approved by the BCD Director.
17.46.120Enforcement.
This Ordinance is adopted in furtherance of the Port Townsend City Council's authority and
responsibility to regulate land uses within the City and to advance and protect the public
health, safety and welfare of Port Townsend's citizens and visitors, pursuant to Washington
law. The failure or refusal to comply with this Ordinance is deemed and declared to be a
public nuisance. The BCD Director is authorized to enforce this Ordinance in accordance
with PTMC 20.10.
Page 5
Chapter 2.73
DESIGN REVIEW ADVISORY COMMITTEE
IExhibit D
Sections:
2.73.010
2.73.020
2.73.030
2.73.040
2.73.045
2.73.050
2.72.60
Created.
Composition.
Terms of office.
Rules and officers.
Conflict of interest.
Meetings.
Authority and functions
2.73.010 Created.
There is established a Design Review Advisory Committee, hereinafter referred to as "the
committee" and "DRC."
2.73.020 Composition.
A. The Port Townsend Design Review Advisory Committee shall consist of a standing pool of five
individuals with architectural design expertise. Only three members are required to review
development proposals. Members of the Port Townsend DRC shall be appointed by the mayor and
approved by the city council and shall be residents of the city, except as otherwise provided in this
chapter. The members of the committee shall include, but not be limited to, architects, landscape
architects or building designers. An exception to the residency requirements for a maximum of
two of the five committee members may be granted by the mayor and city council in order to
obtain representatives from these disciplines.
B. All members of the committee must have demonstrated interest in and knowledge of the
architectural development of the city. In making an appointment, the mayor may consider names
submitted from any source, but the mayor shall notify city development-related organizations of
vacancies so that names of interested and qualified individuals may be submitted by such
organizations for consideration along with names from any other source.
2.73.030 Terms of office.
Appointments to the DRC shall be made for a three-year term. Vacancies shall be filled by the
mayor for the unexpired term in the same manner as the original appointment.
2.73.040 Rules and officers.
The committee shall establish and adopt its own rules of procedure, and shall select from among its
membership a chairperson and such other officers as may be necessary to conduct the committee's
business. Since only three members are required to review development proposals, the committee
shall include in its rules of procedure, the method by which the three members are scheduled.
2.73.045 Conflict of interest.
Members of the DRC shall disqualify themselves from sitting as a member of the committee and
shall not otherwise participate on behalf of themselves or any applicant in any DRC actions in
which they have an interest. An interest shall be deemed to include, but not necessarily be limited
to, a member's own interest or the interest of a client, employer or family member.
2.73.050 Meetings.
The full committee should hold at least one annual meeting between October 1 st and December
31 st and any other number of meetings throughout the year as required to fulfill the duties of the
committee. All meetings shall be open to the public. Since only three members of the committee
are required for review of any given project, City staff will notify committee members and
assemble the required three members with the help of the committee Chair.
2.73.060 Authority and functions.
A. Authority. The DRC is authorized to:
1. Serve as the design review board to exercise the functions and duties defined and authorized
pursuant to this chapter;
2. Review proposals subject to review pursuant to Chapter 17.44.40.C PTMC. Carry out the
design review process pursuant to PTMC 17.46 and provide recommendations to the building and
community development department (BCD) to assist in city review of such projects. In exercising
its authority to review and comment upon land development permit applications, the DRC serves
as a citizen advisory committee and not as a quasi-j udicial decision-making body. BCD staff shall
consider all DRC comments and recommendations in reviewing permit applications, according
great weight to the comments and recommendations.
3. Propose revisions to commercial, mixed-use and multi-family design standards (PTMC 17.44
and 17.36). Such proposed revisions shall be forwarded to BCD for review and recommendation
to the planning commission and the city council. Revisions to design review standards must be
formally adopted by the city council.
B. Functions. In addition to the authority prescribed above, the DRC may to the extent possible and
at its discretion perform the following functions:
1. Make recommendations to the mayor and city council upon request on matters of commercial,
mixed-use and multi-family development.
2. Provide design review standards and recommend resources upon request of an owner of
property within the zoning districts subject to design review; and provide review and advice, upon
the request of the director of BCD (or designee), of applications for permits, variances,
environmental assessments or impact statements, and other similar approvals pertaining to such
projects or properties;
3. Participate in, promote and conduct public information, educational and interpretive programs
pertaining to commercial, mixed-use and multi-family development. This may take the form of
pamphlets, newsletters, workshops or similar activities;
4. Officially recognize excellence in the renovation or new construction of commercial, mixed use
or multi-family development and encourage appropriate measures for such recognition;
5. Such other functions as directed by the mayor or city council.
Exhibit E I
Miscellaneous Amendments to PTMC
related to Commercial, Mixed Use and Multi-family Design Review Standards and
process
PTMC 17.08 DEFINITIONS
"Full cutoff lighting fixture"-- As defined by the Illuminating Engineering Society of North America
(IESNA), a full cutoff luminaire (fixture) has no direct uplight (light emitted above horizontal) and
eliminates glare by limiting the intensity of light from the fixture in the region between 80 and 90
degrees above a point on the ground directly below the fixture. A "fully shielded" fixture eliminates
direct uplight but may not reduce or eliminate glare.
"Objective" -- An "obiective" is the goal or desired end result of a specific design standard or set of
design standards. Where some flexibility is possible to achieve desired objectives the terms "should",
"may", "encouraged", or "discouraged" are used.
"Intersection, primary" -- Intersection of the two streets with the highest traffic classifications abutting
a project site, as described by Port Townsend's Engineering Design Standards Manual.
"Street, secondary" - For purposes of commercial or multi-family design review, where a property
fronts on two or more streets, the "secondary_ street" is the street with the second highest traffic
classification.
"Shall" or "shall not"--indicates mandatory compliance with objectives.
"Should", "may", "encouraged", or "discouraged" are used where some flexibility is possible in the
means used to achieve desired obiectives.
"Substantial Alteration"- Any alteration where the total cost of all alterations including but not limited
to electrical, mechanical, plumbing and structural changes for a building within any 12 month period
amounts to 60% or more of the appraised value of the building (not including all improvements such as
parking lot, landscaping, etc.). The appraised value may consist of the tax assessor's improvement
valuation or of a private appraisal of fair market value.
PTMC 17.20 COMMERCIAL ZONING DISTRICTS
PTMC 17.25 Design review required
A. Projects in the C-I, C-II and C-II(H) districts are subiect to Commercial, Mixed Use and Multi-
family Architectural and Site Design Review pursuant to PTMC 17.44 and 17.46.
B. Projects in the C-III Historic Commercial district are subi ect to Historic Preservation Committee
review pursuant to PTMC 17.80.
PTMC 17.36 MULTIFAMILY RESIDENTIAL DEVELOPMENT STANDARDS
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17.36.020 Applicability--Permit Required and 17.36.030 Application Process
Combine sections as follows:
17.36.020 Applicability~ Application Process and Design Review. Applicability of this section,
application procedure and the process for design review is pursuant to PTMC 17.46.
PTMC 17,40 MIXED USE DEVELOPMENTS
PTMC 17.40.020 Applicability, APplication Process and Design Review Applicability of this
section, application procedure and the process for design review is pursuant to PTMC 17.44 and 17.46.
ns;v~a TX~ T~ .... ~ ..... . e.~-a~-a~ ~r~ ...... ax eliminate
p~r~s~
PTMC 17.72 OFF STREET PARKING AND LOADING
17.72.75 Applicability
Add D. Commercial development or redevelopment above the ground floor in the C-I, C-II, and mixed-
use zones shall require only half the parking spaces required by Table 17.72.080
Add: Table 17.72.085 Maximum Permitted Parking
The maximum parking permitted to new development or redevelopment subiect to this section shall not
exceed 120% of the minimum parking ratios provided in Table 17.72.080.
PTMC 17.72.120 On-street parking spaces
Add Provision C. The required number of off-street parking spaces provided for commercial, mixed
use, and multi-family residential properties outside the C-III Historic Commercial District that are being
developed, redeveloped, or expanded shall be reduced by o~e two spaces for each on-street parking
space provided adjacent to a site. The design, placement, and proposed construction standard of on-
street parking spaces will be reviewed and approved by the Public Works Director. Due to the high
level of traffic, on-street parking may not be possible along Sims Way or other streets as determined by
Public Works.
17.72.190 Parking facilities - Landscaping.
A. Purpose. The purpose of this section is to achieve the following:
1. Provide an opportunity for preservation and development of a pleasing visual environment in
the multifamily residential, mixed use, commercial, marine-related and manufacturing districts of the
city from the viewpoint of residents and visitors.
2. Preserve land values of properties surrounding off-street parking facilities.
3. Avoid and reduce visual blight which may be created by large expanses of barren asphalt
which often make up parking lots.
4. Provide for the health, safety, and general welfare of the citizens by minimizing discordant
and unsightly surroundings, assuring vehicular visibility at intersections, and providing for the beauty
and balance of the city, as are the proper and necessary concerns of the city council.
B. Applicability. This section applies to all surface, off-street parking lots in the city of Port
Townsend, excluding those which are accessory to single-family or two-family dwellings.
C. Performance Standards. The applicant shall submit a parking landscaping plan as required by
PTMC 17.72.170 in accordance with the following standards:
1. Provide visual relief and shade in parking areas;
2. Provide visual separation and screening of parking areas from public streets, pedestrian areas
and surrounding uses;
3. Preserve and protect existing, significant trees;
4. Plant species which:
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maturity;
a. Fulfill the screening, shading and appearance purposes of the landscaping in all seasons;
b. Provide a desirable diversity of species;
c. Will be comparable in scale to surrounding existing and anticipated uses when plants reach
d. Are native to the regional environment or readily adaptable to local conditions;
e. Will not create particularly burdensome maintenance or damage problems such as large
leaf debris, dripping sap, or pavement damage;
f. Will not require regular irrigation under normal local weather conditions after five years of
growth;
5. Planting methods which follow accepted nursery standards and practices suited to the
particular conditions of the site;
6. Provide protection of trees from vehicular damage;
7. Provide ~ a__watering system to provide for adequate watering of the newly installed
trees at the time of planting and through the dry periods (typically May - September) for a minimum of
three years an~ '~npave~ ........... ~ -~+; ....
7. Planting areas shall be sized appropriately to allow proper plant growth and to protect shrubs
and trees from vehicles.
a. Planting areas containing trees shall have a minimum width and depth of 8 feet;
b. Other required planting areas shall have a minimum width and depth of 5 feet;
c. Soils in planting areas shall be free of compaction to a minimum depth of 2 feet and
shall be free of debris such as broken concrete, asPhalt, and construction waste. Soils will be amended
as necessary with compost and/or nutrients to support healthy plant growth.
g. 9__:. Preserve necessary sight triangles at intersections so vegetation will not create a vehicular
sight hazard.
D. Minimum Standards. Excepting the downtown parking district, or excepting alternate plans
authorized pursuant to subsection F of this section, each parking lot landscaping plan shall provide for
the following minimum landscaping installations:
1. Perimeter landscaping adjacent to public rights-of-way: Off-street parking lots which will not
be entirely screened visually by an intervening building or structure from any abutting public right-Of-
way, excluding dedicated alleys, shall provide landscaping between the parking lot and such right-of-
way in accordance with the following minimum requirements:
a. A ~ eight.-foot wide planting strip along the entire street frontage, excluding driveways.
b. One tree for each 3 5 lineal feet of street frontage or fraction thereof, excluding driveways.
c. Each tree shall be healthy "balled and burlapped" stock and carefully planted in a planting
area of at least g--5 64 square feet, unless planted as a street tree within a sidewalk in accordance with city
street tree planting standards.
d, Each required deciduous tree shall measure a minimum of e, vc 3_.4A inches in diameter at
~ .6 inches above the ground level at time of planting.
e. Each required evergreen tree shall have a minimum height of ~ three feet at time of
planting.
f. The remaining planting strip area shall be planted with shrubs and ground cover sufficient
to provide substantial visual screening to a height of approximately four feet within three years.
g. Required shrubs shall be a minimum height of two, 1 ½ feet at time of planting.
h. All property other than the required landscaped strip lying between the right-of-way and
off-street parking area shall be landscaped with landscape bark, mqeas~ grass, or other ground cover.
2. Perimeter landscaping abutting other properties: Off-street parking lots which will not be
entirely screened visually by an intervening building or structure from abutting property shall provide
landscaping between the parking lot and such abutting property in accordance with the following
minimum requirements:
Page 3
a. Where parking lots abut residentially zoned property, a wall, hedge, or other durable
landscape barrier not less than five feet in height shall be placed to form a continuous visual screen
between the parking lot and sUch abutting property. One of the following methods shall be used to
provide sUch barrier:
i. Suitable hedge-type shrubs sized and planted to provide a solid screen to a height of
five feet within ~q-ve three years of planting.
ii. Solid wood or shingle fencing a minimum 5 feet in height with shrubs planted in front
a minimum of 10 feet on center to grow to at least five feet within five years of planting.
If such barrier consists all or in part of plant materials, such plant material shall be planted in
a planting strip of not less than five feet in width. Where such parking lot abuts an existing hedge, wall
or other durable landscaping barrier on abutting property, such barrier may be used to satisfy the
requirements of this subsection; provided, that such existing barrier substantially meets the standards of
this section and protection against vehicular encroachment is provided for hedges.
b. One tree shall be placed for each 50 lineal feet of such landscape barrier or fraction
thereof, otherwise planted to the standards set forth for perimeter landscaping in subsection (D)(1) of
this section.
c. Where sUch parking lot abuts a dedicated alley, no landscaping shall be required.
3. Parking lot interior landscaping: EaCh parking area which has 20 or more parking spaces shall
provide interior landscaping in accordance with the following minimum standards:
a. At least 10 percent of each such parking area shall be used for interior landscaping.
b. No parking space shall be greater than 50 75 feet from a landscaped area.
c. Each landscaping area shall contain at least one deektuous tree which measures a
minimum of two, 3A inches in diameter at ~ 6 inches above the ground level at time of planting.
The remaining ground area shall be landscaped with plant materials.
E. Preservation of Significant Trees,
1. The applicant shall retain all Significant trees within the required perimeter landscaping strip,
excluding those which will constitute a safety hazard. Within the interior of parking areas, at least 15
percent of healthy trees over 25 60 feet in height shall be preserved.
2. Up to 10 percent of the required parking spaces may be eliminated at the rate of one parking
space for each additional significant tree preserved, provided such trees do not provide a safety hazard.
3. For the purposes of this subsection, any healthy tree which has a trunk diameter of six inches
or larger shall be considered a significant tree.
17.76 SIGNS
17.76.050 Mixed use, commercial and public park and open space districts outside the historic
district (C-I/MU, C-II/MU, C-I, C-II, C-II(H), C-III, C IV P/OS), P/OS(B), and P-I).
17.76.050.B.2 No signs other than directional signs may be erected on vehicle canopies; directional
signs shall be mounted no higher than 10 feet above ~rade. Doorway or window canopy signs or signs
mounted on a marquee may not extend higher than the highest roof surface of the canopy or marquee,
but in no event may extend higher than the nearby roof surface of the building.
Page 4
City of Port Townsend
Department of Building and Community Development
Waterman & Katz Building
181 Quincy Street, Suite 301, Port Townsend, WA 98368
(360) 385-0644 FAX (360) 385-7675
email: jwalat~ci.port-townsend.wa.us
November 17, 2003
To: City Council
From: Jean Walat, AsSociate Planner
RE: Commercial Design Standards Ord. 2840:
Proposed staff revision to Exhibit D New PTMC Chapter 2.73 establishing Design Review
Committee
2.73.020 Composition
A. The Port TownSend Design Review Advisory Committee shall consist of ao~-....~e,"*"~; ..... v..,,-~ .,~^c
five individuals with architectural design expertise. Omty A quorum of three members are
required to review development proposals. Members of the Port Townsend DRC shall be
appointed by the mayor and approved by the city council and shall be residents of the city,
except as otherwise provided in this chapter. The members of the committee shall include, but
not be limited to, architects, landscape architects or building designers. An exception to the
residency requirements for a maximum of two of the five committee members may be granted by
the mayor and city council in order to obtain representatives from these disciPlines.
2.73.050 Meetings.
The full committee should hold at least one annual meeting between October 1 st and December
31 st and any other number of meetings throughout the year as required to fulfill the duties of the
ting hall b th publi
committee. All mee s s e open to e c
.... -t .................. ., ~ ..... project, staff will no committee members to arrange
a meeting time and place. :hud a~e~bTM
Exhibit G