Loading...
HomeMy WebLinkAbout3013 Design Guidelines & Strategies for the Uptown Commerical Area of the Historic Overlay DistrictOrdinance No. 3013 AN ORDINANCE OF THE CITY OF PORT TOWN5END, AMENDING PORT TOWNSEND MUNICIPAL CODE, CHAPTER 17.30-HISTORIC OVERLAY DISTRICT, AND CHAPTER 2.72-HISTORIC PRESERVATION COMMITTEE, TO IMPLEMENT DESIGN GUIDELINES AND STRATEGIES FOR THE UPTOWN COMMERCIAL AREA OF THE HISTORIC OVERLAY DISTRICT. RECITALS: 1. The recognition, enhancement, perpetuation and continued use of buildings, sites, districts, structures and objects of historical significance within the City of Port Townsend aze necessary in the interest of civic pride and the prosperity and general welfare of the City's inhabitants. 2. The City Council established in 1986, by Ordinance 2035, a historic preservation program in the City of Port Townsend and created the Port Townsend Historic Preservation Commission (HPC) to further the goals and benefits of historic preservation. The City Council has periodically amended the role of the HPC to include Design Review of certain projects within the Port Townsend National Historic District (Ordinance 2195). The current role, duties and responsibilities of the HPC are found in Chapters 2.72 and 17.30 of the Port Townsend Municipal Code (PTMC). 4. In 2006, the City Council engaged Makers Architecture and Urban Design to facilitate a public design charette process to assess existing regulatory and environmental conditions in the Uptown Commercial (C-III) District and prepare recommendations leading towazd appropriate revisions of existing historic district regulations. 5. Makers completed this process and developed recommended strategies to address identified issues. Council directed staff to prepare a work program and schedule that would lead toward the implementation of the recommendations. An Action Plan and Schedule was approved by Council on March ~, 2007. Consistent with the Action Plan, an Uptown Design Strategies Committee was formed and charged with developing tools that would preserve the unique scale and character of the Uptown Commercial (C-III) azea of the Historic Overlay District. In particular, the Committee was asked to develop specific design guidelines that would prevent new development from "overwhelming" the Uptown Commercial area and surrounding residential areas. 6. The Planning/Development Services Department organized the identified strategies into a series of code amendments for consideration. Page I of 3 Ordinance 3013 Development Services Director, as the City's responsible official, conducted environmental review of the proposed municipal code text amendments under the State Environmental Policy Act (SEPA), RCW 43.21 C and made a determination of nonsignificance and published notice of such in the official city newspaper on March 11, 2009, for which the comment and appeal period ended on March 29, 2009. No SEPA comments or appeals were filed during this period. A cotrunent from the Washington State Department of Archeology and Historic Preservation was received after the end of the comment and appeal period. The comment contained general guidance on the preparation of design guidelines and was entered into the record. 8. On January 22, 2009 the Planning Commission held a joint public workshop with the HPC on the proposed municipal code amendments. 9. On March 12, 2009, the Planning Commission held a duly noticed public hearing on the proposed amendments during which presentations were made by staff and testimony was sought from the public. At the conclusion of the public hearing the Planning Commission recommended the proposed amendments be approved. 10. The City Council finds that adoption of the following amendments to PTMC Chapters 2.72 and 17.30 will further promote historic preservation efforts in the City and should be approved. NOW, THEREFORE, based upon the foregoing FINDINGS, and based upon the record before the Port Townsend Planning Commission and City Council, the City Council hereby ordains as follows: SECTION 1. AMENDMENT. Chapter 17.30 -Historic Overlay District of the Port Townsend Municipal Code is hereby amended to read as follows (text in strikeout is deleted, text in underline is added), together with the amendments in Section 2 and 3 of this Ordinance. SEE ATTACHED EXHIBIT A SECTION 2. AMENDMENT. The following Uptown Commercial Subdistrict Guidelines are adopted and added to Port Townsend's National Landmark historic preservation guidelines manual referenced in Chapter 17.30.160(A) of the Port Townsend Municipal. SEE ATTACHED EXHIBIT B-1 SECTION 3. AMENDMENT. Port Townsend's National Landmark Historic District Design Guidelines for Signs referenced in Chapter 17.30.] 60(A)(4) of the Port Townsend Municipal Code are hereby amended to read as follows (text in strikeout is deleted, text in underline is added): SEE ATTACHED EXHIBIT B-2 SECTION 4. Chapter 2.72.020 -Historic Preservation Committee of the Port Townsend Municipal Code is hereby amended to read as follows (text in underline is added): Page 3 of3 Ordinance 3013 2.72.020 Composition, terms of office and rules. Composition, terms of office, rules and other scope of work assigned by the city council shall be as provided by council resolution with the following additional provisions: A. The members of the HPC shall include but not be limited to members of history or preservation-related organizations such as historical societies, museums, heritage groups, neighborhood organizations, interested citizens, and members of civic groups involved in historical and architectural development of the city, as well as members of professional bodies such as architects, historians, attorneys, reahors, and financiers. R. All members of the committee must have demonstrated interest in and/or knowledge oCthe historical or architectural development of the city. G The City Council will strive to have a minimum of two members of the committee who are business or pronerty owners in the Uptown area of the National Historic Landmark District. SECTION 5. Transmittal to CTED and DAHP The City Clerk shall transmit a copy of this Ordinance to the State Department of Conununity, Trade and Economic Development (CTED) and the Department of Archeology and Historic Preservation (DAHP) within 10 days of adoption of this ordinance. SECTION 6. Severability. if any sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase or work of this ordinance. SECTION 7. Effective Date. This ordinance shall take effect and be in force five days after the date of its publication in the manner provided bylaw. Adopted by the City Council of the City of Port Townsend, Washington, at a regular meeting thereof, held this 6th day of July 2009. Michelle Sandoval, Mayor Attest: Approved as to Form: ', 1 ~ "n ~ ~ /-. Pamela Kolacy, MMC _ John P. Watts City Clerk City Attorney Page 3 of3 Ordinance 3073 Chapter 17.30 HISTORIC OVERLAY DISTRICT-DESIGN REVIEW Sections: 17.30.010 Purpose and intent. 17.30.020 Applicability -Exemptions. 17.30.030 Historic overlay district -Official map. 17.30.040 Historic overlay district -District and subdistrict boundaries. 17.30.050 Mandatory design review -Certificates of approval binding. 17.30.060 Certificates of approval -Demolition. 17.30.070 Preapplication conference mandatory. 17.30.080 Application for certificate of approval. 17.30.085 Demolition standards. 17.30.090 Timing of application submittals. 17.30.100 HPC process -Review and recommendation to director required. 17.30.] l0 Certificate of approval -Director's decision. 1.730.120 Issuance of certificate of approval -Effect on other permits or approvals. 17.30.130 Appeals. 17.30.140 Historic overlay district -Design standards. 17.30.150 Waterfront subdistrict-Additional design standards. 17.30.155 Uptown commercial subdistrict -Additional design standards. 17.30.160 Historic preservation design guidelines manual adopted -Purpose -Administration. 17.30.170 Port Townsend historic district-Pivotal, primary and secondary buildings. 17.30.010 Purpose and intent. The city council finds and declares as a matter of public policy that the preservation, protection, and enhancement of buildings. structures and improvements of historicah cultural, architectural, engineering, political, or social significance located within the Port Townsend historic overlay district (the "overlay district') are required in the interest of the prosperity, civic pride and general welfare of the citizens of the city. 7"he city council further finds that the aesthetic, cultural and economic standing of Port Townsend would be threatened by disregarding the heritage of the city and by allowing the destruction or defacement of such buildings and structures. Accordingly, the purposes ofthis chapter are to: A. Preserve and protect the buildings and structures located in the overlay district that reflect significant elements of the city's historical, cultural, architectural, engineering, political, social or other heritage; B. Foster knowledge and civic pride in the beauty, accomplishments, and living heritage of the past; C. Preserve and encourage harmonious architectural styles within the overlay district that reflect the distinct phases of Port Townsend's history; D. Promote the use of historic buildings and structures within the overlay district for the economic prosperity, education, inspiration and general welfare of the people of the city; E. Promote and encourage continued ownership and use of historic buildings and structures within the overlay district to further the objectives of this chapter; F. Protect the attractiveness of Port Townsend to residents and visitors; Page 1 gf23 Ordinance 3013 Exhibit A G. Assist, encourage and provide incentives to owners for preservation, restoration, redevelopment and use of historic buildings, structures, objects and sites; H. Promote and facilitate the early identification and resolution of conflicts beriveen the preservation of historic resources and alternative land uses; 1. Conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment; J. New development should foster a mix of businesses that serve the Port Townsend community and others. and that provide living wa~-es• K. New development should provide an attractive pedestrian-oriented environment free from intrusions, be constmcted of quality materials, reduce the impacts of off-site parkine. L.. Implement the goals and policies of the Port Townsend Comprehensive Plan to preserve the unique character, vitality and economic prosperity of the overlay district, including the diversity and unique characteristics of the n,.... T^~-^'°°^'' ~"~^" waterfront plan and Uptown subdistricts located therein. M.. Amendments to this chapter may require corollary amendments to the city of Port Townsend shoreline master program for consistency. (Ord. 2945 § 5.8, 2007; Ord. 2859 § 4, 2004). 17.30.020 Applicability -Exemptions. A. General Applicability. This chapter establishes a mandatory design review process and criteria for certain types of development and municipal improvements within the historic overlay district, as described in PTMC 17:30.0}0, including those subdistricts that lie withinthe boundaries ofthe historic overlay district Any development or municipal improvement subject to review under this chapter shall be completed in full conformance with all design requirements and conditions set forth in the certificate of approval issued by the director, following review and consideration of the historic preservation committee's (HPC) recommendations. The certificate ofapproval shall constitute a Type I-A development permit under Chapter 20O ll PTMC, and shall be conshued as a component of all final land use permits issued by the city. Any additional development permit shall be issued subject to, and conditioned upon, full compliance with the certificate ofapproval. B. Specific Applicability. The requirements of this chapter shall apply to any development or municipal improvement that: 1. Involves partial or complete demolition (as defined in PTMC 17.30.08~(A)), changing, altering, modifying, remodeling, relocating, removing or significantly affecting a property listed on the Port Townsend register of historic places that lies outside the historic overlay district; ? Involves partial or complete demolition (as defined in PTMC 17.30.0~5(A)), any exterior changes, alterations, modifications, remodeling, relocating, or removal of exterior features that would significantly affect any building or structure located within the GII, C-III, M-II(B), P/OS, P/OS(B), and P-I zoning dishicts of the historic overlay district. Exterior changes includes the application ofexterior paint or the installation of exterior mechanical system elements, subject to any administrative review provisions of the Port Townsend historic preservation standards manual, as described in PTMC 17.30.160; 3. Is located within the R-II zoning districts of the historic overlay district and which also requires issuance of a conditional use permit under this title; 4. Involves the erection of any new sign, or the removal or substantial alteration of any existing sign, within the waterfront or U tp own subdistricts Ykat-lie lyinu within the boundaries of the historic overlay district, subject to any administrative review provisions of the Port Townsend historic preservation standards manual, as described in PTMC 17.30.160. Page 2 of23 Ordinance 3013 Exhibit.q C. Exemptions. The requirements ofthis chapter shall not apply to any development or municipal improvement that involves the following; provided, prior to undertaking any activity ]fisted below, required building permits or other approvals shall first be obtained: 1. Involves the demolition of any church or other structure that is actively used for religious purposes; provided. that the project proponent demonstrates that demolition of the existing structure is necessary in order to afford reasonable use of the subject property for religious-related purposes; 2. is located within the R-II or R-III zoning districts of the historic overlay district and is listed as a permitted use under Chapter 17_16 PTMC; 3. Involves interior building construction, maintenance, remodeling and decoration activities; 4. Involves emergency repairs of buildings, structures and improvements; provided (a) that a waiver of design review has first been obtained from the director, subject to such conditions as the director determines appropriate based on the emergency, and based on the requirements ofthis chapter; (b) such repairs shall be strictly limited to correcting emergency conditions; and (c) that after cessation of the emergency condition, all permanent installations shall be subj ect to design review and approval under this chapter; ~. Involves ordinary (i.e., nonemergency) maintenance and repair activities; provided (a) that a waiver of design review has first been obtained from the director, and (b) all applicable code requirements are met, including criteria for buildings subject to review under this chapter. D. Controlling Effect of Chapter. This chapter supplements other building and land use regulations and codes of the city for which permits and approvals may be required, including but not limited to building code, fire code, shorelines regulations, energy code, accessibility code, and sign code. Where this chapter is in conflict with any other building or land use regulation or code, then to the extent permitted by lawthe provisions ofthis chapter shall apply. (Ord. 2869 § 1, 2004; Ord. ?859 § 4, 200~M1). 17.30.030 Historic overlay district -Official map. The locations and boundaries of the historic overlay district, including the Uptown commercial and the waterfront subdistricts located therein. shall be as shown on the map, entitled "Historic Overlay District, Port Townsend, Washington." The map and all the notations, references, and amendments thereto and other information shown thereon are hereby made a part ofthis chapter, just as if such information were frilly described and set forth herein. In the case of any conflict between the map and the text of this chapter, the text ofthis chapter shall prevail. The map shall be kept on file in the office of the city clerk, and also be available for inspection by the public at the development services department. (Ord. 2892 ~ 1, 2005; Ord. 289 § 4, 2004). 17.30.040 Historic overlay district -District and subdistrict boundaries. The boundaries of the district and subdistricts regulated under this chapter are described as follows: A. Historic Overlay District. That portion of the city of Port Townsend encompassing the area nominated to the National Register of Historic Places on April 19, 1976, and those portions of the C- III, historic commercial zoning district lying outside the area nominated to the National Register of Historic Places, the boundaries of which are more particularly described as: Beginning at Port Townsend Bay in a northwesterly direction co-linear with Harrison Street and continuing to Water Street, then southwest along Water Street to V an Buren Street, then northwest along V an Buren Street to its intersection with the edge of the bluff, then following the bluff toward the southwest to the vacated Scott Street right-of-way, along that vacated right-of-way to its intersection with Jefferson Street, southwest along Jefferson one-half block then 90 degrees to the northwest along a line parallel to Scott Street continuing to Lawrence Street, northeast along Lawrence to Walker Street, northwest Page 3 of 23 Ordinance 3013 Exhibit A along Walker to Blaine Street, northeast along Blaine to Van Buren Street, southeast along Van Buren to Garfield Street, northeast along Garfield to Harrison Street, northwest along Harrison to Chestnut Street, north along Chestnut to F Street, east along F to Oak Street, north along Oak to Taft Street, along Taft to a point midblock between Adams and Quincy Streets, then 90 degrees to the northwest along a line parallel to Quincy then 90 degrees to the northeast taking in the property at the west corner oi'' Quincy and Taft Streets, retuning along Quincy to Tafr vxd continuing along Taft Street northeast to Admiralty Inlet. B. Historic Overlay District -Waterfront Subdistrict -Generally. That area of the city of Port Townsend lying within the historic overlay district and more particularly described as: Beginning at Port Townsend Bay in a northwesterly direction co-linear with Harrison Street and continuing to Water Street, then southwest along Water Street to Van Buren Street, then northwest along V an Buren Street to its intersection with the edge of the bluff, then following the top of the bluff toward the northeast to its intersection with Lincoln Street, then northeast along Lincoln Street to Admiralty Inlet. C. Historic Overlay District- Specific Subdistricts. The specific subdistricts lying within the historic overlay district are more particularly described as follows: l .Ferry Retail Subdistrict: Beginning at Port Townsend Bay in a northwesterly direction co- linear with Harrison Street and continuing to Water Street, then southwest along Water Street to Van Buren Street, then northwest along Van Buren Street to its intersection with the edge ofthe bluff, then following the edge of the bluff toward the northeast to its intersection with Polk Street, then southeast along Polk Street to Water Street, then northeast along Water Street to a point midblock beriveen Pollc Street and Tyler Street, then 90 degrees to the southeast to Port Townsend Bay. 2. Historic Commercial Subdistrict: Beginning at Port Townsend Bay in a northwesterly direction co-linear with a point located on Water Street midblock between Polk and Tyler Streets. then west along Water Street to Polk Street, then northwest along Polk Street to the edge of the bluff along Washington Street, then following the edge of the bluff toward the northeast to its intersection with Quincy Street, then southeast along Quincy Street to Washington Street, then northeast along Washington Street to Madison Street, then southeast along Madison Street to Water Street, then southwest along Water Street to a point midblock between Madison and Quincy Streets, then southeast along the line separating Lot 4 from Lot 6 of Block 6 of the Original'fownsite ofPort Townsend, then southwest along a line parallel to the line separating Lots 5 and 7 from Lots 6 and 8 of Block 6 of the Original Townsite of Port Townsend to the western edge of the Quincy Street right-of-way, then southeast along the western edge of the Quincy Street right-of--way to Port Townsend Bay. 3. Civic Subdistrict: Beginning at Port Townsend Bay in a northwesterly direction co-linear with the western limit of the Quincy Street right-of--way to a point midblock between the vacated Pront Shzet right-ot=way and Water Street, then northeast along a line parallel to the line separating Lots 5 and 7 from Lots 6 and 8 of Block 6 of the Original Townsite of Port Townsend to its intersection with the line separating Lot 4 from Lot 6 of Block 6 of the Original Townsite of Port Townsend, then northwest along the line separating Lot 4 from Lot 6 of Block 6 of the Original Townsite of Port Townsend to Water Street, then northeast along Water Street to Madison Street, then northwest along Madison Street to Washington Street, then southwest along Washington Street to Quincy Street, then northwest along Quincy Street to the edge of the bluff, then northeast along the edge of the bluff to its intersection with Monroe Street, then southeast along Monroe Street to Port Townsend Bay. 4. Point Hudson Marina Subdistrict: Beginning at Port Townsend Bay in a northwesterly direction co-linear with Monroe Street and continuing to the edge of the bluff, then following the edge Page ~ af13 Ordinance 3013 Exhibit .q of the bluff toward the northeast to its intersection with Lincoln Street, then northeast along Lincoln Street to Admiralty Inlet. 5. Uptown Commercial Subdistrict: ~eserve~. That area of C-III zoning within the Historic Overlay District roughly Ding on each side ofLawmence Street behveen Van Buren and Taylor Street, more particularly described as follows: The North % of Blocks 132, l 33 and 134 and all of Block 135 of the Original Townsite of Port Townsend together with the South ll2 of Block 1 of Plummet's Addition to the City of Port Townsend. Also that area lyin~ south of the followinu lint: Beginning at mid-block on the west line Block 1. Plummet's Addition thence westerly along a line more or less parallel to Lawrence Street, ending at the City Library property. (Ord. 2859 § 4, 2004}. 17.30.050 Mandatory design review -Certificates of approval binding. A. HPC Review and Director's Certificate of Approval. Unless exempted by this chapter (see PTMC 17.30.026), no development or municipal improvement regulated under this chapter may be initiated without design review and recommendation by the historic preservation committee (HPC) and issuance of a certificate of approval by the director. B. Modification of HPC Recommendations. Based upon the information provided by the applicant and developed by HPC, and based further upon any formally adopted city code, plans and policies as may be applicable, the director has the authority to modify the recommendation of the HPC. If the director modifies a recommendation, it shall be for good cause set forth in writing, and the director shall promptly notify HPC of any modification. C. Limitations on Permits. No city permits or approvals shall be issued for any development or municipal improvement regulated under this chapter absent issuance of a certificate of approval by the director. D. Certificate of Approval Binding Upon Applicant. Upon issuance by the director, the conditions attached to the certificate of approval shall become binding upon the applicant and any agent or representative of the applicant for applications within the historic overlay district. ~,~ E. SEPA Authority. In addition to the requirements of this section, the city retains substantive authority under the State Environmental Policy Act (Chapter 43.210 RCW) to review, condition or deny any proposed development or municipal improvement based upon the identification of probable, significant adverse environmental impacts of the proposal. (Ord. 2859 § 4, 2004). 17.30.060 Certificates of approval -Demolition. A. General Requirements. Prior to the partial or complete demolition (as defined in PTMC 17.30.085(A)) of a building or structure regulated under this chapter, the applicant must obtain a certificate of approval for both the proposed demolition and any proposedreplacement development. B. Exemption-City Abatement of Unsafe Conditions. In the event of a finding by the city building official of an unsafe condition, the building official may issue an abatement order allowing partial or complete demolition {as defined in PTMC 17.30.085(A)) of a structure otherwise regulated under this chapter: provided, that all reasonable efforts have first been made to preserve and correct unsafe conditions rather than to partially or completely demolish valuable buildings or structures. (Ord. 2859 § 4, 20041. Page 5 afd3 Ordznancc J013 Exhibit A 17.30.070 Preapplication conference mandatory. All applications for design review and a certificate of approval under this chapter that invoke demolition or partial demolition (as defined in PTMC 17.30.085(A)), new construction or a new addition to an existing building shall not be accepted by the director unless the project proponent has scheduled and attended a preapplication conference with development services department staff and a representative of the HPC. The purpose of the preapplication conference is to acquaint the project proponent with the requirements of this chapter and to provide preliminary comments on the acceptability of the proposed design. (Ord. 2892 § ], 2005; Ord. 2859 § 4, 2004). 17.30.080 Application for certificate of approval. A. Filing. Application for a certificate of approval shall be made by filing an application for such certificate with the development services department. B. General Application Submittal Requirements. To be considered complete, an application for a certificate of approval under this chapter shall include the following: ] . A completed application on a form prescribed by the development services department, prepared in constdtation with the HPC, accompanied by a site plan showing the location of the building or buildings, parking, exterior lighting, signs and landscaping, exterior elevations ofthe front, rear and side ofthe building or other improvements with a description ofthe type and finished color of exterior siding, signage, exterior hardware, windows and roofing to be used. 2. Detailed drawings of architectural features, signs and trim; and "as is" photographs of the subject building or site and adjacent structures. 3. All diagrams, drawings and plans shall be drawn to scale. The HPC may request additional information necessary for their review and recommendation. 4. Evidence that the application is made by or on behalf of the owner. The DSD director may limit the submittal requirements to only those necessary for review of the proposal. (Ord. 2892 § I, 2005; Ord. 289 § 4, 2004). 17.30.085 Demolition standards. A. Definition -Demolition. 1. `'Demolition (or partial demolition)" means the destnrction or removal, or relocation, of a building or structure, in c~~hole or in part. 2. Demolition (or partial demolition) pertains to the demolition of significant features of a building that are important to defining the building's or structure's historic character. 3. Demolition (or partial demolition) does not include the removal of past additions fox the express purpose of restoration of a structure to its historic appearance, form, or function. Demolition (or partial demolition) does not include the destruction or removal of portions of a building or structure that are not significant to defining its historic character. This exclusion is valid so long as the demolition is done as part of a design review application approved pursuant to PTMC 17.;i 0.080. B. Demolition Applications -Information Required. Unless waived by the director, applicants proposing the demolition of any building or structure regulated under this chapter shall supply the information required under PTMC ] 7.30.080 and the information set forth in this section. The information to be provided relates only to the property or building under review. "the information to be provided does not require information concerning an owner's assets or income, except as it sped fically relates to the property or building under review. Page 6 of 23 Ordinance 3013 Exhibit,4 1. Where demolition of the building is sought due to unsafe conditions, the applicant shall supply a report from aWashington-licensed structural engineer that substantiates that the building thereof is imminently dangerous to the public. 2. Where demolition of the building is sought for reasons other than unsafe conditions, the applicant shall supply a report from aWashington-licensed structural engineer and a financial analyst or economist with demonstrated competence in the field, demonstrating that maintenance of the building or structure ox any important features thereof proposed fox demolition will impose an economic hardship upon the owner, rendering it impracticable to renovate, restore ox reuse the structwe, and rendering it economically infeasible to renovate, restore, or reuse the structure in comparison to the economic value of the proposed redevelopment. The report shall analyze the reasonable economic alternatives to demolition, including redevelopment for uses permitted by city code, and an analysis showing whether the redeveloped property is capable of providing a reasonable economic return upon completion of reasonable renovation or repair activities. The report shall also contain the following information: a. Current level of economic return including the amount paid for the property, date of purchase, party from whom purchased and the relationship between the current owner of record, the applicant and the person from whom the property was purchased; b. Annual gross income from the property for the previous three years. itemized operating and maintenance expenses fox the previous three years, and depreciation deduction and annual cash 17ow before and after debt service, if any, during the same period; c. Remaining balance on the mortgage or other financing secured by the property, real estate taxes paid on the property for the previous four years, and the most recent assessed value of the property; d. All appraisals obtained within the previous three years by the owner in connection with the purchase, financing or ownership of the propert} ; e. Any listing of the property for sale or rent, price asked for and offers received, if any, within the previous two years; f. Fair market value of the property at the time of application; g. Whether theremainder of the site is capable ofeconomically viable development even if the structure is required to remain on the site. 3. Scaled architectural renderings, drawings and plans of sufficient detail showing the replacement buildings or structure proposed to be built on the site upon completion of demolition work. Sufficient detail means detail to allow conceptual review. C. Waiver. The director, following recommendation of HPC, may waive the requirements in this section pertaining to demolition, in advance and in writing of any demolition, if the removal of the structure will not be detrimental to the historic and architectural character of the historic overlay district, based on the criteria set forth in subsection (E)(4) of this section. An applicant seeking demolition shall be entitled to a determination whether the proposal is entitled to a waiver without having to submit drawings or plans of the proposed replacement or remodeled structure. In addition, an applicant may seek a determination whether a demolition constitutes a significant alteration of a structure, for purposes of determining if the demolition standards of PTMC 1730.085 apply. In these situations, the applicant shall submit such information as determined by the DSD director is necessary to review a proposed demolition. A decision by the city on this application shall be effective for aperiod offive years from the date ofthe city's decision and, if an application for a certificate of approval is filed within five years, such additional amounts of time as are necessary to process the application. Page ? of 23 Ordinance 3013 &xhibit A D. Applications fox Demolition. Applications for demolition, where no waiver as determined by the DSD director applies, shall be processed as follows: 1. The city manager shall appoint an independent expert to review and act with full authority as the director on the application. The independent expert shall be a person who has had at least 10 years' experience involved in a profession, business or organization, and who has devoted a substantial amount of his or her experience within those 10 years, to historic preservation issues and in reviewing structural and financial information with respect to older buildings. Examples of relevant professions, businesses, or organizations include, but are not limited to, certified real estate appraisers, architects,. bankers, and/or executives or persons in organizations or companies which are substantially involved in evaluating the economics of historic preservation matters. 2. The city managershall provide notice ofthe application fox demolition, and appointment of the independent expert, to each member of the city council, and shall direct the clerk to publish a notice of the pending application and opportunity to comment on the application. The comment period shall be at least 20 days before issuance of a decision on the application by the independent expert. 3. The independent expert shall review the application, and any written comments and any other information. 4. HPC shall provide recommendation on whether the demolition is detrimental to the character of the historic district, and a recommendation on design review for the replacement building or structure. 5. The independent expert shall issue a written decision, granting, granting with conditions, or denying the application. The decision shall contain an explanation ofthe independent expert's decision. 6. Notice of the independent expert's decision shall be mailed to any person who, prior to rendering the decision, made a written request to receive notice of the decision or submitted written substantive comments on the application. 7. The time limits set forth in PTMC 17.30.100 apply to this section. 8. The process relating to Type II decisions (administrative decision with appeal to hearing examiner) applies, except as modified by this section. A party of record may appeal the final decision of the independent expert to the hearing examiner in the manner provided by PTiVIC 17.30.130. A determination that the application is' or is not detrimental to the historic character of the district is appealable directly to the hearing examiner, without the applicant having to submit drawings or plans of the proposed replacement or remodeled structure, in the manner provided by PTMC 17.30.1.30. If the hearing examiner denies the applicant's appeal, then the process set forth in this section for demolition applies. If the hearing examiner upholds the applicant's appeal, then the process in this chapter for design review not involving demolition applies. E. Peer Review. The director may request peer review of any documents or reports where the director deems it to be reasonably necessary to insure the accuracy, effectiveness or obj ectivity of any of the documents, reports or measures proposed within them. A written determination from the director requiring peer review shall include the following information: 1. A statement giving the reason(s) peer review is necessary (e.g., errors of fact or law, eiror in judgment, objectivity, or information or new information); 2. A statement of the specific areas of the report believed to be inadequate or in en-or, or not sufficiently definite to allow meaningful analysis; 3. The specific information sought (such as confirmation ofthe structural deficiencies cited by the report, the adequacy of financial estimates given for the renovation, restoration or reuse of the building or structure, feasibility of the proposed replacement structure to actually be built, conflicting evidence, etc.); Page 8 of 23 Ordinance 30 ( 3 6shiGit A 4. The director may also consult with other agencies, requesting information on the proposal's impacts, and review of any report's contents which lie within the other agency's jurisdiction or expertise. Before requiring peer review, the director shall attempt to obtain clarification or new information from the applicant or author of the report addressing issues raised by the director. The city shall pay for the peer review; however, if the peer review establishes that the reports submitted by the owner were not accurate to a material degree, then the applicant shall pay fox the peer review. F. Certificate of Approval for Demolition -Criteria for Approval. l . An application for demolition of a building or structure regulated under this chapter shall be denied unless the application is based on the building being an imminent threat or the owner seeks to demolish and build a replacement structure. Demolition shall be approved if: a. Removal would not be detrimental to the historic character of the historic district, based on criteria set forth in subsection (E)(~l) of this section; and b. The applicant has received conceptual approval for a new replacement structure; and a The applicant has the financial ability and intent to build the proposed new structure as demonstrated by a guarantee agreement between the owner and the city. 2. If removal would be detrimental to the historic character of the historic district. then the application shall be denied unless: a. The denial or partial denial will deprive the owner of reasonable economic use of the property; b. The building, structure, or portion thereof to be removed cannot be adapted for any other use. whether by the owner or by a purchaser, which would result in a reasonable economic return; c. There is no viable or reasonable alternative which would have less impact; or d. The structure is so deteriorated, and there is so little historical fabric, that it would be impossible to retain the historic, cultural, and architectural significance of the structure though rehabilitation or renovation. 3. "Imminent threat" means the building, structure. or portion thereof to be removed constitutes a documented major and imminent threat or immediate danger to the public's health and safety, or is likely to partially or totally collapse and thereby injure persons or damageproperty, and said demolition or removal is the only reasonable wav to alleviate said threat. 4. The removal of a structure will be determined to be detrimental to the historic and architectural character of the historic overlay district if the structure is at least 50 years old, and meets three or more of the following criteria or is less than 50 years old and meets at least five of the following criteria: a. Is associated with events that have made a significant contribution to the broad patterns of national, state, or local history; b. Embodies distinctive architectural characteristics of a type, period, style, or method of design or construction, or represents a significant and distinguishable entity whose components may lack individual distinction; c. Is an outstanding work of a designer, builder, or architect who has made a substantial contribution to the art: d. Exemplifies or reflects special elements of the city's cultural, special, economic.. political, aesthetic, engineering, or architectural history; e. Is associated with the lives of persons signiticant in national, state or local history; f. Itis the only remaining, or one ofthe few remaining, structures of apvticular style, building type, design, material, or method of construction; Page 9 of33 Ordinance 3013 6xhiGlf a g. It is a conspicuous visual landmark in the community or neighborhood; h. It is an important or critical element in establishing or contributing to the continuity or character of the street, neighborhood or area. 5. The owner has the burden of proof to establish by clear and convincing evidence the necessary findings. 6. If application of the criteria results in a denial, but the proposed action is necessary to correct an unsafe or dangerous condition on the property, then the director may issue a permit strictly limited to correcting emergency conditions. G. Certificate of Approval for Demolition -Conditions. When a certificate of approval for the partial or complete demolition (as defined in subsection A of this section) of a building or structure regulated under this chapter is granted, or a waiver thereto is granted by the director, conditions maybe imposed that include, but are not limited to, the following: 1. A stay on issuance of the demolition permit by DSD for a period of up to 90 days to allow alternatives to demolition to be explored. A longer time period may be established, if agreed to by the applicant; 2. Certificate of approval for a replacement building design; 3. Establishment of a fmancial arrangement or assurance acceptable to the city that ensures or provides reasonable assurance the approved replacement structure will be built within three years of approval of the replacement design (provided the director for good cause may grant at any time an additional period oftime up to one additional year). Projects subject to the shoreline master program shall comply with applicable timeframes in those regulations. Said guarantee agreement must contain a covenant to construct the approved replacement structure, be recorded against the title of the land, and require the applicant to post a performance bond, letter of credit, escrow agreement or other arrangement or evidence acceptable to the city to ensure construction of the approved new structure; 4. Conditions which provide fox the owner to document the property in manner approved by the director and/or for rights of access to the property for the purposes of documentation or for agreed upon removal of materials or artifacts. H. Certificate of Approval for Demolition - Expiration. A cerCificate of approval for partial or complete demolition (as defined in subsection A of this section) expires if the work authorized by the certificate is not commenced within 180 days from the date of issuance of the demolition permit. The director may extend the time for commencement of work upon written request by the applicant showing circumstances beyond his or her control. Ifthe certificate ofapproval for demolition expires, a new application for such must be submitted and approval obtained before work can 6c commenced. (Ord. 2892 § 1, 2005; Ord. ?875 ~ 1, 2004; Ord. 2869 § 2, 2004; Ord. 2859 § 4, 2004). 17.30.090 Timing of application submittals. Immediately upon issuance of a determination of completeness for any permits required under any other chapters of this title, an environmental determination under PTMC Title 19, or a substantial development permit under the Port Townsend shoreline master program, an applicant for a development or municipal improvement regulated under this chapter shall submit an application for design review and certificate of approval. All such submittals shall be made at least 60 days prior to the first hearing of the hearings body conducting any open record public hearing on the proposed development. (Ord. 2859 § 4, 2004). Page 10 af23 Ordinance 3013 LxhiGit .A 17.30.100 HPC process -Review and recommendation to director required. A. Director's Responsibilities. Upon receipt of a completed application for a certificate of approval, the director shall: 1. Inform the applicant of the review requirements; 3. Report receipt of the application to the HPC and forward the application to its members; 3. Assist the HPC in considering the design guidelines, building, zoning, shoreline, sign and fire code and other regulatory requirements which may apply to the proposed development or municipal improvement; and 4. Refrain from issuing any building permit prior to issuance of a certificate of approval for the proposed development or municipal improvement, which shall occur only after consideration of the HPC's findings, conclusions and recommendation. B. HPC Meeting Required. The director, in consultation with the H PC, shall set a public meeting time and place as soon as possible to review the application according to the design review standards established in this chapter. The director shall request the applicant, and any design professionals assisting the applicant, to attend the meeting. If the applicant, or the applicants representative responsible fox project design, fails to attend the meeting, art alternate meeting shall be scheduled by the HPC within 30 days of the initial meeting, and the director shall provide the applicant with written notification of the continued meeting; provided, that in such event, the duration of time between the originally scheduled meeting and the continued meeting shall be considered time necessary for the city to obtain additional information on the application, in accordance with PTMC 20.01. ] 10. In the event the applicant fails to attend the continued meeting, the director, upon providing written notification to the applicant of the continued meeting, shall determine the application to be abandoned and withdrawn. Where the director deems an application to be abandoned and withdrawn, no permits shall be issued by the city on the project unless and until the applicant has applied anew for design review and obtained a certificate of approval under this chapter. C. Additional HPC Meetings. The HPC, in coordination with the applicant, may schedule additional meetings as it may find necessary and desirable to complete its review and formulate findings, conclusions and recommendations for the advice ofthe director. The HPC may, in the execution of its review, assign any portion of the review of any application to any member or subcommittee of the HPC; provided, that the vote approving the findings, conclusions and recommendation regarding the application for the certificate of approval shall be made by a majority vote of a quorum of the HPC. D. Phased Review. Upon approval of the DSD director, applications may be processed in phases; provided however, that phased review shall only be allowed if review of phases provides adequate review of the project. E. HPC Recommendations -Contents. When the HPC has completed its review, it shall forward its findings, conclusions and recommendation to the director. 1. The HPC's recommendation shall include, but not necessarily be limited to, the following information: the name of the applicant; the date the recommendation is issued; the location of the proposed development or municipal improvement; a brief narrative description of the development or municipal improvement; specific reference to any and all plans submitted by the applicant showing, if applicable, the design which the HPC has found to be consistent with adopted design standards; a statement as to whether or not the HPC finds the proposed development or municipal improvement to be contributing or not contributing to the historic overlay district and specific °v.~n subdistrict in which it is located, if applicable; and any and all specific design elements and/or conditions of approval Page I1 of 23 Ordznarrce30/3 Exhihi[ A recommended by the HPC. The HPC shall also document any voluntary revisions that the applicant has made as a result of the HPC review. Z. In the event the HPC recommends that the director attach conditions upon the certificate of approval that have not been agreed to by the applicant, or in the event that the HPC recommends denial of the application, the HPC's transmittal to the director shall include detailed findings and conclusions supporting the recommended conditions or denial, with specific reference made to the formally adopted design standards supporting the recommendation. For the purpose of this chapter, plans, policies, rules and design guidelines are `°formally adopted" when adopted by ordinance of the Port Townsend city council, or incorporated by reference within an ordinance of the city council. 3. Upon approval of HPC, HPC may appoint a subcommittee of its members to provide recommendation on matters involving clarifications of HPC recommendafions, or minor issues or matters that are not inconsistent with HPC recommendations. F. Time Limit for HPC Review and Recommendation. Unless an extension is authorized by the applicant, the HPC shall complete its review and forward its findings, conclusions and recommendation to the director within 45 days of receipt of a complete application for a certificate of approval, consistent with PTMC 20.OI.12b. In the eventthat the HPC fails to issue its recommendation within such period, the director shall issue a certificate of approval without the recommendation of the HPC. (Ord. 2892 § 1, 2005; Ord. 2859 § 4, 2004). 17.30.110 Certificate of approval -Director's decision. A. Director's Written Decision. Upon their receipt, the director shall deliberate upon the HPC's findings, conclusions and recommendations, according great weight to the same. The director shall then issue a written decision granting, granting with conditions, or denying a certificate of approvat based upon the HPC's recommendations, and shall provide a copy of the decision to the applicant not later than 14 days after receipt of the HPC°s recommendation. B. Certificate of Approval -Contents. The certificate of approval issued by the director shall include, at a minimum, the information contained within the HPC's findings, conclusions and recommendation, shall plainly state whether the HPC's recommendations are approved with, or without, modifications and shat] include a finding or findings that the decision is based upon formally adopted design standards and/or the voluntary agreement of the applicant. The director may request that the applicant sign the certificate acknowledging that the applicant agrees to accept the conditions of approval. (Ord. 2859 § 4, 2004). 17.30.120 Issuance of certificate of approval - Effect on other permits or approvals. A. Issuance of a certificate of approval by the director does not constitute or imply approval of any other permit or approval which may be required for the development. For Type Il and Type III applications requiring design review and issuance of a certificate of approval in accordance with this chapter, the certificate of approval shall be included in the staff report and recommendation transmitted to the decisionmaker or hearing body pursuant to PTMC 20.01.220. Upon approval by the designated decisionmaker or hearing body, the certificate of approval issued by the director shall be incorporated by reference within, and constitute a component of the conditions and requirements of any other permit issued by the city. B. No provision of this chapter shall be interpreted as limiting the authority of the hearing body or deeisionmaking body to impose conditions as authorized elsewhere in this title, or in accordance with any formally adopted plans, regulations or policies of the city, including but not limited to PTMC Title 19, Environmental Protection. Page 12 of33 Ordinance 3013 EahiGit A C. Any development or municipal improvements subject to the provisions set forth in this chapter shall also be subject to the use, bulk, dimensional and density requirements contained elsewhere in this title, all other applicable provision of this title, and any other applicable provisions of state or local laws, rules, regulations or ordinances. D. Nothing in this chapter shall be construed as delegating either the HPC or its committees with any quasi-judicial, executive or legislative power, authority or responsibility. (Ord. 2859 § 4, ?004). 17.30.130 Appeals. A. Process. Appeals of a decision of the director to grant, deny, or attach conditions to a certificate of approval shall be made in accordance with the appeal provisions set forth in Chapter 20_01 PTMC for Type I-A decisions (administrative approval, with appeal by applicant or party of record to the hearing examiner). B. Standard of Review. In making its decision on the appeal, the hearing examiner shall accord substantial weight to the decision of the director. In the event the hearing examiner denies the appeal and affirms the decision of the director, the hearing examiner shall adopt written findings of fact and conclusions in support of its decision. In order to grant any appeal from the decision of the director, the hearing examiner must find that the decision was clearly erroneous or that the director failed to adheie to the design standards established by this chapter. (Ord. 2859 § 4, 2004). 17.30.140 Historic overlay district -Design standards. 1n reviewing development or municipal improvements subject to this chapter, the HPC and the director shall apply, and development or improvements construction shall 'follow and conform with the following standards: A. The Secretary of the Interior's "Standards for the Treatment of I~Iistoric Properties, with Cntidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings" (1995); B. Developments or municipal improvements regulated by this chapter that are located in the downtown historic commercial GIII district should also be subject to the guidelines contained in "Water Street Historic District: A Field Report of the National Trust for Historic Preservation," reprinted in 1977; C. The waterfront subdistrict design review standards set forth in PTMC l 7.30.150; D, The Uptown Commercial subdistrict guidelines set forth in PTMC 17.30.155: and, E. The standards, where applicable, that are contained within the historic preservation design guidelines manual adopted pursuant to PTMC 17.30.160. (Ord. 287] § 2, 2004; Ord. 2859 § 4, 2004). 17.30.150 Waterfront subdistrict -Additional design standards. In its review of development or municipal improvements occurring within the waterfront subdish~ict of the historic overlay district, the HPC and the director shall apply the following design standards in addition to those set forth in PTMC 17.30.140. A. General Standards. 1. Citv f=orm. a. Designs should acknowledge the role of the shoreline and the bluff as the traditional determinants of the form of the city's development by preserving and continuing the linear organization of the city between the shoreline and the bluff. b. Designs should assist the redirection of the city°s focus to the waterfront by enhancing public access to the waterfront, creating public open spaces oriented to the waterfront, and encouraging Page 13 of 23 Ordinaiace 3013 ExhiGita waterfront uses and activities which are consistent with the carrying capacities of the aquatic environment. a New buildings or redeveloped buildings shall preserve and enhance the city's pyramidal form through compliance with the special height overlay district regulations setforth in Chapter t7?8 PTMC. d. New development or redevelopment shall follow and enhance the unique character of its environs through compliance with the design standards set forth fox the specific waterfront subdistricts set forth in subsection B of this section. e. New development should recognize the city's historic architectural heritage through the use ofbuilding materials, construction methods, building proportions and architectural devices compatible with those used in existing buildings, but should not attempt to replicate existinghistorical buildings. f. In the development of streets and parking areas, functional requirements fox vehiculaz movement and parking should not compromise the safety of or inhibit the movement of pedestrians. Streets should have easy and well-marked pedestrian crossings. Parking lots should he small, incremental, well-&t and secure. Pedestrian movement should be enhanced through the location of landscaping, lighting and signage. 2. City Connections. a. Property owners are encouraged to make available areas within and around developments where monuments and markers can be established by the city to commemorate historic people and events, mark places of urban celebration, and give visual orientation to users of the city. h. Designs shall protect views of the water and the bluff through compliance with the shoreline master program, the special height overlay district regulations set forth in Chapter 1228 PTMC, and other design standards established pursuant to this chapter. c. Any new development or redevelopment ofproperties adjacent to the shoreline shall comply with the policies and performance standards of the shoreline master program and the Washington State Department of Ecology Shorelands and Coastal Zone Management Program Shoreline Public Access Handbook, relating to visual and pedestrian access to and along the waterfront. In furtherance of those policies, public access to and along the waterfront should be coordinated and linked with other public access to create a continuous public walkway along the waterfront described in the plan as the "Waterwalk." d. Designs should include and incorporate visual and physical connections between pedestrian spaces and public access areas which encourage easy and inviting movement between adjoining spaces. Designs should incorporate views through developments, where feasible. e. Any redevelopment of existing publicrights-of--way artd public access connections along the bluff line should preserve, create and enhance velvcular and pedestrian connections between the downtown and uptown areas of the city. Where these conflict, pedestrian considerations should prevail. 3. Civic Spaces. a. Streets should be designed to function as public open spaces bordered by buildings, in addition to facilitating traffic movement. Buildings should be designed to enhance the pedestrian experience through the use of such features as building articulation (i.e., variations in building materials, surface texture, windows, doors, porches and other facade features), landscaping, lighting and signage without encumbering the efficient movement and parking of vehicles. b. Development at street intersections should enhance intersections in ways that extend beyond functional needs through the location of building entries and the incorporation of building details, street lighting, landscaping and signage which respect and conform to the character of existing structures at the intersection. Page 74 of 23 Ordinance 3013 Exhibit A c. Designs are encouraged to make natural areas and open space accessible to the public in ways that do not destroy or endanger wildlife habitats or water quality. Designs should utilize lighting, furniture and landscaping in a way that natural areas and open spaces can be used in a safe and secure manner. Where possible through publiciprivate partnerships, vacant lots within the city, until developed, should be made available as parks and courtyards which are accessible to citizens and visitors. d. Open spaces and enclosed or sheltered public spaces should be designed to be flexible and to accommodate a variety of functions, including both organized use, such as outdoor concerts and group gatherings, and casual use. e. Public open spaces created within the. urban waterfront area should incorporate appropriate landscape and hardscape elements in accordance with the character of the subdistrict and the natural environment within which the development is being designed. f. Street furnitare, lighting and signage should be designed in accordance with the character and predominant theme of the subdistrict in which it is located. 4. New Buildings. a. New construction should preserve and continue the traditional block development pattem of the city by creating buildings that follow in scale and proportion the traditional modularity of existing block faces with buildings constructed to street property lines and main access from the street lu areas immediately adjacent to traditional blocks where the traditional block pattern has not been followed, new development and redevelopment should be designed with the same scale and proportions as would be found within the traditional block pattern with buildings constructed to the property line and main access from the street. b. New structures built between or among existing structures should retlect the principles of design of the surrounding buildings in proportion, composition and detail. To accomplish these goals, building designs should adhere to the following: proportions of the facade should be similar to those of adjacent buildings; existing cornice lines should be continued; storefronts should be aligned; and windows, storefronts and other openings should be in the same proportions as those of adjacent buildings both on upper and ground floor levels. a Design facades for new buildings should build on the qualities of existing facades with predominant attention given to the design integrity of the vertical wall. d. Designs which incorporate artificial or synthetic decorative detail to replicate historic precedent are discouraged, while designs which utilize traditional materials and craftsmanship to create the same quality and detail that is fundamental to the historic buildings of the district are cncouraged. e. In new development or redevelopment building materials should be limited to those predominant materials used in the existing structures within the particular subdistrict as detlned in PTMC 17.30.040. Synthetic or artificial materials are discouraged in exterior applications. 5. New .Additions to Existing Buildings. a. New additions to existing buildings should be designed first to fit the context of the existing building to which they are attached and secondly into the block within which they are built. b. New additions to existing buildings should be good "background" additions, which respect and support the existing structure, rather than an "image" addition, which would depart sigtvficantly in architectural style. c. New additions to existing buildings should preserve significant historic materials and features by avoiding construction on a primary or other character-defining elevation. The loss of historic material comprising external walls, internal partitions and floor plans should be minimized. Page I S of 23 Ordinance 3013 E.xhiGtt A d. New additions to historic buildings should be compatible with the size, scale, massing and proportion of the historic building to ensure that the historic form is not expanded or changed to an unacceptable degree. Where possible, new additions should be placed on an inconspicuous side or rear elevation so that the new work does not result in a radical change to the form and character of the historic building. New additions, including additional stories, should be set back from the wall plane or roof line to preserve the historic building's form and to allow the new work to be distinguished from the existing. e. New additions to historic buildings should be designed in a manner that provides some differentiation in material, color, and detailing so that the new work does not appear to be part of the historic building. The character of the historic resource should be identifiable after the addition is constructed. B. Specific Subdistrict Standards. 1. Ferrv Retail Subdistrict. a. New development should ac-knowledge and continue the continuity of the street facade and the predominance of ground level street-front retail bays along Water Street and enclose or otherwise conceal parking facilities. b. Street landscaping shall be similar to existing landscaping on other areas of Water Street, including the planting of trees. Landscaping shall be used along the waterfront to screen utility structures, such as dumpsters, oil tanks, and service entrances, from public view. c. Towers of no larger than 100 square feet in plan may exceed the building height limit by a maximum of 10 feet; provided, that no building shall exceed a total of 50 feat. d. Brick and sheathing materials used in all new construction shall be compatible in color, texture and size with materials used in existing structures within the adjacent areas of the historic overlay district. e. Building color, signage, lighting and landscaping shall be compatible with, and similar to, those of existing structures within adjacent areas of the historic overlay district. f. Designs should encourage and facilitate public access on the water-side of the ferry retail district. g. New development shall provide a similar block pattern as found in the adj acent areas of the historic overlay district. Buildings should be built to the property line along the following view corridors: Water Street; Polk Street; Fillmore Street; Harrison Street; and Van Buren Street. Elements occurring in public rights-of--way, such as signs, fountains and monuments, shall be low in form with vertical elements limited to slender obelisks. 2. Historic Commercial District. a. Designs which provide water access, walkways and other water-side improvements are encouraged. b. Designs should preserve and restore public art and historic signage and art on existing buildings. c. Towers of up to 100 square feet in plan may exceed the height limit by 10 feet, excluding finials or other architectural features of not more than five feet; provided. that no building shall exceed a total of 50 feet. 3. Civic District. a. Streetscape design shall comply with the Streetscape DesigniMain Street Project Manua! adopted January 17, 1989, by Ordinance 2143, including any amendments. b. Brick that is compatible in color, texture and size with brick used in existing structures in this subdistrict should be the dominant building material used in any future construction. Page 16 ofl3 Ordinance 3013 Frhibil A c. Designs should protect the view corridors along the Water Street axis to Point Hudson and the Madison Street axis from Memorial Field to the City Dock through compliance with the height restrictions set forth in Chapter 17_28 PTMC. Buildings framing these view corridors are encouraged to be built to the street property lines. Elements occurring in public rights-of-way, such as signs, fountains and monuments, should be low in form with vertical elements limited to slender obelisks. d. City Ha11 should remain the dominant feature of the cityscape in this subdistrict No building shall be erected in this subdistrict that is greater in height than City Hall. Buildings adjacent to or adjoining City HaII shall be of lower height and building facades shall be designed with less detail and ornamentation than City Hall to defer to the architectural significance of City Hall. Buildings connected to City Hall shall not directly abut City Hal] at the street property line, but shall be set back at least five feet from the property line for a length of at least five feet. 4. Point Hudson Marina District. a. New development ox redevelopment should he compatible in style, height, size, proportions and material used with the former Coast Guard and shipyard buildings in this subdistrict However, new developments axe also encouraged to provide a transition to the civic district and the historic commercial district by incorporating features of those subdistricts, such as building materials and construction styles in the design. b. Buildings more than 30 feet in length or width shall be designed to give the appearance of groups of small buildings by varying building height, massing, setbacks, and facade features, such as windows and doors, every 30 feet along the length of the building. c. Towers of up to 100 square feet may exceed the height limit by 10 feet; provided, that no building shall exceed a total of 50 feet. d. Public access to and along the shoreline is encouraged in all new development in this subdistrict. e. Mixed use projects incorporating both water-dependent and water-related uses as those terms are defined in the plan are strongly encouraged. £ New parking facilities and additional roads should be minimized. 17.30.155 Uptown Commercial Subdistrict-Additional design standards. In its review of development or municipal improvements occurring within the Uptown Commercial Subdistrict of the historic overlay district, the HPC and the director shall apply the following design standards in addition to those set forth in PTMC 17.30.140. A. Uptown Form. 1. New development in the Uptown Commercial Subdistrict should assist in promoting the city's objectives to encourage economically-viable multi-story development. to foster additional housing in Uptown, and to minimize negative impacts of commercial development on adjacent single-family residences. 2. New development or redevelopment shall follow and enhance the unique character of Uptown through compliance with the design standards set forth for the Uptown Commercial Subdistrict. Redevelopment and/or additions ef-to existing buildings shall alse follow these guidelines, the Secretary of Interior's Design Guidelines and the guidance documents for addressin<= existing individual buildings. 3. New development or redevelopment must demonstrate that the proposal reflects the Uptown C-III district's~eeneral historic character that is typified by neighborhood oriented, vernacular, utilitarian architecture. Page I7 0123 Ordinance 3073 ExhiGit A 4. Proiects should be compatible with the scale of development of the surrounding buildings and should be sited and designed to provide a sensitive transition to near-bv, less intensive zones. Proiects on zone edges should be developed in a manner that creates a step in perceived height, bulk, and scale between the subject site and the development potential of the adiacent zones. 5. New development should recognize the city's historic architectural heritage through the use of building materials, construction methods, building proportions and architectural devices compatible with those used in existing buildings, but should not attempt to replicate existing historical buildings. While the intent is not to produce historic replicas or a false sense of historicism new buildings also should not include forms or features that dramatically conflict with surrounding buildings. In general, new buildings should reflect the following guidance: a. Avoid unique, attention seeking elements such as complex geometries, large non-rectangular windows_ fully glazed facades. etc. Buildin sg in Uptown are generally "background buildings" in that they are not ostentatious in themselves but together create a pleasant composition alone the street. New buildings should enhance that composition rather than disrupt it. b. Details and elements that are found in the district such as modest cornice articulation simple window groupings, multi-paned windows and standard wood millwork are encouraged where appropriate. c. A mix of contemporary and traditional materials and details for small elements such as signs, doors. lights, etc. may be appropriate. d. Although the traditional building configuration is the building facade facing directly on the street front with building modules reflecting a 55-foot property width other configurations, such as small courtvazds and gardens, recessed entries, notched or recessed building facades with small pedestrian open spaces are also present and ma~ppropriate for new buildings. e. Roof decks, roof gardens, and balconies mad be appropriate and have the advantage of increasing human activity and "eves on the street" for security- 6. Buildings with a public use or prominent community activity may deviate from the principles of 5(a-el, above, to add variety and local landmark qualities. It is recognized that the Uptown district will evolve over time. 7. In the development of streets and parking azeas, functional requirements for vehicular movement and parking should not compromise the safety of or inhibit the movement of pedestrians. Pedestrian movement should be enhanced through the location of lvidscaping, lighting and signage. B. Height, Bulk and Scale Compatibility. 1. Buildings shall be designed to ensure that building massing, height and scale provide sensitive transition to adjoining residential neighborhoods. 2. New commercial development in the Uptown Commercial Subdistrict should minimize negative impacts of the height and bulk of tall buildin sg on adiacent single-family residences. including impacts of shade, shadow and loss of privacy. C. Architectural Design. Elements and Materials 1. 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 lieht and to reduce energy costs Page 18 of 23 Ordinance 3073 ExhibitA ~ Building elements shall be included as part of building facade to "break up" the facade, not necessarily in a repetitive pattern, to reduce the perceived scale of larger buildings. "Building elements' shall consist of larger building pieces that affect the shape of the building envelope. and include balconies porches, turrets, bay windows, entrances, overhangs, dormers. inset entrances, etc "Building elements" are not the same as "building details" such as brackets, decorative elements, and wall lighting, etc_ 3 All buildings should be designed to have a clear top, middle, and base. Blank walls are not allowed nn front facades facing Lawrence Street. 4 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. D. Transparency 1 Buildings on Lawrence Street shall provide generous amounts of windows to create ground floors with a "transparent" quality in order to provide visual interest. 2 Windows shall cover at least 50 percent of the facade area (as measured from grade to eight feet above grade) facing the primary street and also the secondary street on corner lots. The standard shall be applied to each individual street facade. Windows are also encouraged on upper floors. 3 Windows shall not consist of reflective glass. d Windows should begin at least 12 inches above grade rather than continue down to grade level. 5 The city maypermit building facades with less transparency, provided the project features an exceptionally attractive pedestrian element, such as a special entry with plaza. marquee, or other element approved by the City. E. Protection from Elements. 1 Buildings on Lawrence Street should provide weather protection at least 5 feet wide along at least 75 percent of the building°s front facade along Lawrence Street. 2 Wider weather protection features are encoura eg d to provide for outdoor seating areas. 3 The weather protection may be in the form of awnings, marquees, canopies, or building overhangs. Gaps in the covering are allowed to provide for visual variety in the facade through the use of architectural features and/or landscaping components. F. Mechanical Equ~ment, Service Areas and Parking. ] mechanical eq>a~ment, loading areas, trash, and recycling containers shall be located and/or screened to minimize their visibility from residential neighbors and the public view from adiacent rights-of--way. 2. Refuse and storage containers shall be screened with built and/or landscaped confinements. 3. Refuse and storage areas should be located to the rear or side of the property and away from adjacent streets and residential property. 4. Service and loading areas should be located to the rear or sides of buildings away hom adiacent streets, but shall be designed for convenient use. 5. Rooftop mechanical equipment shall be concealed from view by a roof form integrated with the overall architecture of the building, either by locatin tg he equipment within the structure or concealing it from ground level view behind a parapet. 6. Views of rooftop equipment from nearby hillsides shall be minimized. Page 19 of 23 Ordinance 3013 ExhibitA 7 Noiseproducin¢ mechanical~uipment such as fans heat mumps etc should be located and/or shielded so that noise reaching_the ad~acentproperties and the public right-vf-way is - - -- .. 8 Parking access from Lawrence Street is not allowed if there is another alternative. 9. Allparkine lots immediately adjacent to residential properties shall be screened from view with sieht obscuring combination of fence, wall and/or landscaping. The Citv may consider alternate means of screeningprovided they meet the intent of providing a full visual screen. 17.30.160 Historic preservation design guidelines manual adopted -Purpose - Administration. A. Historic Preservation Standards Manual Adopted. The standards and requirements contained in the Port Townsend historic preservation design guidelines manual, as it now exists or is later amended, are hereby adopted, incorporated by reference herein, and made applicable to all developments and municipal improvements regulated under this chapter, except for projects that are exempted from the regulations of this chapter. The PorC Townsend historic preservation design guidelines manual currently contains the following sections: ] .Summary of Secretary's Standards for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings; 2. Design Review Guidelines -Overall; 3. Uptown Commercial subdistrict 4. Design Guidelines for Signs in the Special Overlay Design Review District and National Landmark Historic District; 5. Port Townsend's National Landmark Historic District Approved Color Palette; 6 Design Guidelines for Awnings in the Special Overlay Design Review District and National Landmark Historic District; 7. Design Guidelines for Murals in the Special Overlay Design Review District and National Landmark Historic District: S. Design Guidelines for Exterior Mechanical System Elements in the Special Overlay Design Review District and National Landmark Historic District; 9. Design Guidelines for Neon Signage in the Special Overlay Design Review District and National Landmark Historic District: 7 0. Port Townsend Historic District Streetscape Design, including any amendments thereto (adopted January 17, 1989, by Ordinance 2143; incorporated by reference in PTMC 1730.150(5)(3), Waterfront subdistrict- Additional design standards); except for the "East Downtown" area, bounded generally by Quincy Street, Washington Street, Hudson Point Marina and Port Townsend Bay, and more specifically described and shown in Figure 1 of the "East Downtown Streetscape Plan (January 29, 2007)" ("plan"), the standards in the plan, which is hereby adopted and incorporated by reference, shall apply to the "East Downtown' area, and the inconsistent provisions of Port Townsend Historic District Streetscape Design and Port Townsend Urban Waterfront Plea shall be superseded for the "East Downtown" area. The city clerk shall maintain a copy of the "East Downtown Streetscape Plan (January 29, 20b7)" available for public use, inspection and copying; 1 1. Water Street Historic District -A Field Report of the National Trust for Historic Presen+ation (1977) (incorporated by reference in PTMC 1730.140, Historic overlay district- Design standards). B. Purpose. The purpose of the historic preservation design guidelines manual is to cstablish, in one comprehensive document, prescriptive and performance standards and procedures for developments Page 30 of 23 Ordinance 3013 Exhi6it,4 and municipal improvements regulated under this chapter. The director may include in the manual, in addition to the adopted guidelines, other information applicable to the historic preservation design review process. C. Procedures for Changes to the Historic Preservation Standards Manual. Upon recommendation from the historic preservation committee (HPC), the director is authorized to make minor, nonsubstantial changes and administrative processes to the historic preservation design guidelines manual without further city council approval or adoption, as follows: Such changes shall be effective 30 days after filing with the city clerk, who shall immediately after filing forward such minor changes to the city council. Significant or substantive changes to the historic preservation design guidelines manual require approval by the city council, and are only effective upon such approval. The authority to initiate minor changes to the manual granted in this subsection is in addilion to the director's authority to interpret land development codes under Chapter 2002 PTMC. D. Copies Available for Review and Purchase. Copies of the historic preservation design guidelines manual and all revisions thereto shall be maintained in the city clerk's office and the development services department (DSD) and shall be available for use and examination by the public. and shat l be made available fox purchase at the DSD. (Ord. 2945 § 5?, 2007; Ord. 2911 § 1, 2007; Ord. 2871 ~ 1, 2004). 17.30.170 Port Townsend historic district -Pivotal, primary and secondary buildings. A. The following buildings are identified as pivotal, primary or secondary (see subsection B of this section for definitions) on the map which accompanied the certification of the Port Townsend historic district on May 17, 1976: Bnilding Name Classificatio n Kuhn Building Primary Pioneer Building Primary Capt. Tibbals Building Primary Old Lytle Building (western one-third only) Secondary Light House Cafe Buildiug (L H Cafe only) Primary James and Hastings Building Primary Water Street Deli Building Secondary Alley Building (922 Water St.) Secondary Sterming Bloclu'Lido Restaurant Primary Zee Tai Building Secondary i Mt. Baker Block Primary Admiralty Aparnnents Building Secondary Page ZI of 23 OrdinUnee 3013 Exhibit A McCurdy Building Primary Hastings $uildiug Pivofal Eisenbeis Building (Olympic Hardware} Primary Cracker Factory Building Primary Bartlett Building Primary Siedenbaum Building Primary Kinney's Closet Building Secondary First National Bank Building (810 Water Street) Primary C. F. Gapp Building Primary Waterman and Katy Building (three-story section) Primary Waterman and Katz Building (one-story addition) Secondary Alaska Power and Telephone Building Primary N. D. Hill Building Primary Franklin House Primary Fred Lewis Buildiug Primary Elevated Ice Cizam Building Secondar}' Port Townsend Police Station Secondary Port Townsend Cit}' Hall Primary Public Defender's Building Secondary Terry Building Primary Washington Street Cafe Building Secondary Washington Street Garage Secondary Bishop Block Primary Eagles Hall Secondary YliDer and Burkett Block (Elks Lodge) Primary First American National Bank Building Secondary Page 22 of 23 Ordinance 3013 ExfziGit A Showhouse Building Secondary 227 Taylor Street Building Secondary Che Duplex Building (632 Water) Secondary Athletic Club Building Secondary Fowler Building (Leader) Primary Union Wharf (Wharf only) Primary Union WharF (Building) Secondary N[arine Park Building Secondary Aldrich's Building Secondary Sunshine Cafe to Co-op Complex Secondary Fibrearts Building Secondary Printery Building Secondary Warm Windows Building Secondary Jack and JiII Building Secondary Odd Fellows Hall (Theater) Secondary Puffin Shoe Repair Building Secondary ~ B. The National Register of Historic Places used the following definitions of these three classes in the designation of the Port Townsend historic district: 1. "Pivotal" means buildings which were the landmarks of the district. hallmarks of architectural or historical distinction; on their own merits, these buildings are eligible for National Register listing. 2. "Primary" means buildings which have strong architectural or historical qualities and wtrich maintain good integrity but which may not be individually eligible fox National Register listing. 3. "Secondary" means buildings which have moderate historical or architectural qualities and which have maintained good (but not perfect) integrity. (Ord. 2859 § 4, 200q). Page 23 of 33 Ordinance 3013 ExhibitA Page 2d oj23 Ordinance 30]3 Exhibit A City of Port Townsend DESIGN GUIDELINES For the Uptown Commercial Subdistrict PURPOSE These Design Guidelines are established for the following purposes: OF PORT T~h~ -~ '~,p ti U 2 - ° ~~_.-_~ ~was~ 1. To supplement land use regulations which encourage and promote public health, safety and welfare of the citizens of Port Townsend. 2. To provide guidance to urban design decisions that will promote development of high environmental and visual quality throughout the City. 3. To assist applicants in the preparation of development applications. 4. To assist decision-making by the Historic Preservation Committee in the review of development applications. INTRODUCTION The design guidelines for the Uptown Commercial area of the Port Townsend Historic Overlay District are intended to be used as both an aid to appropriate design and not as a checklist for compliance. The purpose of the guidelines is to create awareness of the unique character of the Uptown Commercial Subdistrict during the design of new buildings or rehabilitation of existing ones. These guidelines identify the design elements deemed important in reviewing Uptown projects for appropriateness and are the basis for recommendations made by the City's Historic Preservation Committee (HPC). GUIDELINES FOR: Commercial development adjacent to residential zones. 1. Buildings shall be designed to ensure that building massing, height, and scale provide sensitive transition to adjoining residential neighborhoods. When abutting an residential zoning district, the project's landscaping plan must include provisions for vegetative screening between the project and the residential property. 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, Page 1 of 11 Ordinance 3013 Exhibit B-1 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 aneight- foot-wide buffer to create ayear-round visual screen of at least six feet in height. The buffer should be designed to avoid the appearance of a straight line or 'wall' of wziform plant material, and shall be wide enough to accommodate the planted species at maturation. Building Height, Shadow & Privacy Impacts 1. 50-foot buildings (where permitted by zoning) will be allowed on Lawrence,~lk. Fillm_ore and Tyler Streets provided that at least 60 percent of building facades that are over 40 feet high are set back at least I 0 feet. Figure 1. Fapade Setback over 40 feet 1P Se[beck+~a( oth~ ~ a $paco covN to ~~satl ~ or ao[door tl9ck 0r of gall a+~ ~Y l ee v tlp s ~ ~ ~~ : ~c~ yJ //\ ~A ~~ ~~ ~ ~~ ~ / V \ A ~~~ % ~~ ~ ~ ~~ i ~~ ~ ~ i V A ~V ~~ / ~\ ~~\ / \ \ / % /// \ \ \ \ f ! / 1 ~~ / \ Ir // 1~ At least 80°l0 of building tacatles over 40' along Lawrence antl Tyler Streets must be set back {rpm ROW at Veast M1O' 2. a. Buildings 20 feet in height or greater that are Located adjacent to single-family zoning districts shall be set back from the residential zone by no less than 20 feet. Figure 2. C-III Zone Building Setbacks from Single-family Zone (Table 17 20.030 PTMC re_auires a 10 foot rear setback when contieuous to a residential zone. This >?uideline would require an increased rear setback for new constructionl. Single Family i "" Residential zone ~ ' v i m1 i o IE ~ ~. o ~ `o i yip I~ i ~' ~ ~ ~: y . '1 S' min. 20' min. Page 3 ofll Ordrrra~ce 3013 Exhibit B-l b. A setback at ground-level is not required from the single-family residential zoned property if the back fagade is constructed of durable, low-maintenance material finish with no windows or doors (fire-rating per fire marshal), as approved through design review. Portions of any structure over 20 feet in height above grade must be set back at ]east 20 feet from the property line. u~s{rvr 4fw-^.~°n gG: }aCA rat mitts: 2~!, ;p : rr'_=rids? c!' f:3:;v :c`i rf^5k"3~:13$ ~nM ti .=na!e~ 31i~3ir~ pf rg5a9rxsk~A~ yr~Pfl~' (*!i:1;7i¢f;iCv't: FY4't.1:2?~. Mf4! ('ik1?fi`itzi"21 lit-y.ll ~,~~.,.~ ~..,~_.... ,vo- dxx", ujrr'a.n~~at tP"'sFy" 3.~~r!zwC?t ~' :Sf ~ ~' i G`kiA .~.~. s(S(1P':3Y`+I ~ x.~Je'~i t ~~ ~. ~ r t.i ~.~ t.a ;~ ~,~ a' Figure 3. C-III Zone Setback, Mechanical and Exterior Restrictions 3. Railings for all balconies facing single-family zoned properties should be solid (not see- through) in order to provide screening and to reduce visual contact between neighboring properties. 4. All exterior ]ighting, including that used to illustrate 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." Design measures to fulfill this requirement include, but are not limited to, pointing all exterior lighting downward and shielded from direct observation from the air, adjacent properties, and public rights-of--way. Lighting "spillover" to adjacent properties shall be minimized. 5. Building placement and design shall consider shadow impacts to adjacent properties and minimize these impacts where possible. For example, where building features are nonfunctional or decorative (parapets, unused attic space) such features should be reduced it scale where shadowing of adjacent properties will occur. Development on Clay Street shall include dense landscape screening of parking and service azeas along the right-of--way and require installation of street trees in accordance with adopted street development standazds. The screening must obscure the parking and service areas from view from the public right-of--way and adjacent properties. The fence should be constructed of a Page 3 of 11 Ordir7ance 3013 Exhibit B-7 durable material compatible with other fences in the district. Wood, concrete, and masonry are acceptable. Sheet metal, fiberglass, and sheet wood products are not acceptable. Street trees i~ '~~ 25' max. on ~~~ Opaque fence center. I (` ~i} and/or landscaping Species ti / at least 6' high or as approved by ~ ~ necessary to screen city Planting strip or tree pit parking ,service at least 24 SF in area and storage areas ~ (for tree survivability) Street improvement and screening standards along Clay Street Figure 4. Clay Street Screening Standards Architectural Design, Elements & Materials 1. To moderate the vertical scale of multi-story buildings, the design shall include techniques to clearly define the building's top, middle and bottom. The following techniques are suggested methods of achieving vertical articulation: a. Top: Sloped roofs, strong eave lines, cornice treatments, horizontal trellises or sunshades, etc. b. Middle: Windows, balconies, material changes, railings and similar treatments that unify the building design. c. Bottom: Pedestrian-oriented storefronts, pedestrian scale building details, awnings, and arcades. - - - -- TOP: Sloped roe _ t - - - i cornice, andlor ~ I i I ii ~ i ~ ~ MIDDLE: Windt railings, materi2 'i~i~~:: ~'~,~ ~ i , I I , r I treatments that and define itsu '~ BOTTOM: PedE andlor pedestrie r ,YC'Si„n u:~ 1 ~!I uc~'s ',~ { 11^ cnra v.&r5 n ~ co?y II with masonry ar materials. Figure 5. Vertical Articulation ifs, strong eave lines, parapet treatments. ,w details, balconies, I changes and similar help unify the building >e and character strian-scale details m-oriented facades ,d other permanent 2. "Building elements" shall be included as part of building fapade to "break up 'the fagade, not necessarily in a repetitive pattern, to reduce the perceived scale of larger buildings. "Building elements" shall consist of larger building pieces that affect the shape of the building Page 4 of l l Ordinance 3013 Exhibit B-1 envelope, and include balconies, porches, turrets, bay windows, entrances, overhangs, dormers, inset entrances, etc. Building elements°' are not the same as "building details" such as brackets, decorative elements, and wall lighting, eta 3. 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 and to reduce energy costs. 4. 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. a. Entrances shall be visible from the primary street frontage. b. Techniques that may be used to highlight primary building entrances include, but are not limited to, the following: i. Recessed entry; ii. Glazed door; iii. Roof line emphasis; iv. Windows above entry; v. Projecting sign above doorway, subject to sign code; vi. Canopy, marquee, or awning above entry; vii. Head molding or decorative lintel above doorway; viii.Contrasting. decorative finish materials; x. Street address posted prominently above or near the building entrance. 5. 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. 6. 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 encotraged. 7. Overhanging eaves are encouraged on sloped roofs. $. Buildings shall be ettlranced with appropriate details. Buildings shall include at least three of the following elements on their primary facades: a. Distinctive rooflines. Ornamental molding, entablature, frieze or other roofline device visible from the ground level are encouraged. lfthe roofline decoration is in the form of a linear molding or board, then the moldurg or baard shall be at Least 8 inches wide. b. Special treatment of windows and doors. T1ris includes: i. Prominent or decorative molding ! traming details around all ground floor windows and doors. If molding is used, then the molding should be consistent with the following: be wood framed (preferred); metal framed windows shall be powder- coated, darker colors are preferred; natural mill finished or clear anodized aluminum window frames are discouraged. ii. Ornamental or special glazing, or door designs located on facades facing streets or public parks or open spaces. Page .i of I1 Ordinance 3013 Fa'hiG ix S-1 iii. Display windows divided into a grid of multiple panes. iv. Smaller component windows reminiscent of traditional main street vernacular when adjacent to sidewalks or other pedestrian use areas. c. Recessed entry d. Ornamental paving and artwork near entry. e. Landscaped trellises or other decorative element that incorporates landscaping near the building entry. f Pedestrian-scaled light fixtures ruitlt a diffuse visible light source such as a globe or "acorn" that is non-glaring. g. Special building materials, including decorative masonry, shingle, brick, tile, stone, or other materials with decorative or textural qualities as approved through Design Review. h. Hand-crafted or decorative pedestrian-oriented signage, such as hanging or window sign. i. Other details that meet the objectives of enhancing buildings with appropriate details. 9. Building exteriors shall be constructed from high quality, durable materials. Preferred exterior building materials that reflect the citys desired traditional commercial design characterare as follows: a. Brick. b. Narrow horizontal wood siding (generally 5 inches or less); wider siding will be considered where there is a historical precedent. c. Other materials subject to approval through Design Review. 10. The following materials axe prohibited invisible locations unless an exception is granted by the Director based on the integration of the material into the overall design of the structure. a. Vinyl or plywood siding (including `f-111 or similar plywood). b. Highly tinted or mirrored glass (except stained glass) as a major building element. c. Corrugated fiberglass. d. Chain link fencing (except for temporary purposes such as a construction site or as a gate for a refuse enclosure). e. Crushed colored rock or crushed tumbled glass. f Non-corrugated and highly reflective sheet metal. g. Tilt-up concrete. 11. Special standards for concrete or concrete blocks [concrete masonry units (CMU) or "cinder blocks"]. «~hen used for walls that are visible from a street, public park or open space, or pedestrian route, concrete or concrete block construction shall be limited to 30 percent of the fa9ade area and architecturally treated in one or more of following ways: a. Use of textured surfaces such as split face or grooved. b. Use of other masonry types such as brick, glass block, or file in conjunction with the concrete or concrete blocks. c. lJse of decorative coursing to break up blank wall areas. d. Use matching colored mortar where color is an element of architectural treatment for any of the options above. Page 6 of l l Ordinance 3013 FxhiGit B-1 12. Special. standards for metal siding. When used for walls that are visible from a street, public park or open space, or pedestrian route, buildings shall have visible corner moldings and trim and incorporate masonry, stone, or other durable permanent material near the ground level (first 2 feet above sidewalk or ground level). Facades wider than 40 feet that employ metal siding shall incorporate multiple colors /other siding materials-to provide visual relief. 13. Special standards for Exterior Insulation and Finish System (EIFS) and other similar troweled finishes: a. Limited to no more than 30 percent of the fapade area. b. Shall be trimmed in wood or masonry. c. Should be sheltered from extreme weather by roof overhangs or other methods. d. Shall incorporate masomy, stone, or other durable permanent material near the ground level (first 2 feet above sidewallc or ground level). 14. Exterior siding consisting of wood, brick, and/or other materials with "natural" textures is encouraged, as are the use of recycled and "ecologically friendly" materials. 15. 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. Landscaping. Parking, storage areas and service areas, and other intrusive features as identified during Design Review must be screened from view of the public right-of--way using sight obscuring fencing, walls and/or landscaping as illustrated. Alternative means of screening may be considered provided it meets the intent of providing a full visual screen. Figure 6. Landscape Screening Evergreen ahrubs, he2s with ground cover at least 3'tell and Dense eve grEen &0 ra of ground cover within 2 screen of least 6' years of pl2a6ng . Gill within 7 ytae; ~ of planting ~` p s ~~ 1 ~1 ; 1, l '-i~l ~. ~~ ~i,~<~~ tc) ~~~~ r~A mears of rrtgat on ~' 1~~~c i+g ~o provide J mu>t be provY.fed ~~` . ~ ci nplete scrt.'e¢ng Two methods of screening for parking and storage or service areas Page 7 of 11 Ordinaraee 3013 Exhibit 8-I Lighting 1. All exterior lighting, including illuminated 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 flat lenses. Light fixtures, shall be "full cutoff' fixtures as defined by the Illuminating Engineering Society of North America. a.. Alternative. If use of fixtures which do not meet the "full cutoff' definition are proposed, other fix-lures may be used if it found that no significant light pollution or trespass will result and if the maximum initial lumens generated by each fixture does not exceed 1,500 lumens in total (approximately equivalent to an 18-watC compact fluorescent or 100-watt incandescent bulb). Lighting in exterior canopies shall be recessed so that the lens does not drop below the level of the canopy. 3. Exterior light poles shall not exceed a height of 17 feet above grade, including the base. 4. 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 aeeas may be lit during nighttime business hours, but such lighting shall be the minimum necessary for safety. Lighting in pazking lots should be of uniform intensity, since the eye cannot easily adapt to areas of darkness and brightness in proximity to one another. 6. Buildings shall not be outlined with neon or other lighting, except seasonal lighting. 7. 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. 8. Lighting shall be maintained to meet these standards at all times. 9. 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. Page 8 of 11 Oed(nar~ce 3013 Exhibif l3-1 Figure 7. Wall-mounted Lights. ^NACCEPTA HLE ACCEPTABLE ` z ~ ~~ ~~~ _ ~~ ~~ I Iu ~®' ~ V ArY~I ~r _ ~pv Figure 9. Accent Lighting IAi'ACCBPTAHF6 CCBPI`ABLS ~ A ~~ {{(( _1 Y~-WU. M~9Yt muwo ~~ ..~L_.~----L ~= n. - *. a w 11M14N1R iim WYtlMLU Figure 8. Freestanding Outdoor Lighting Fixtures. UN'ACC&PTABLE ACCEPTABLE ~YIYIIMIYpYY11111YIP 1 I bN11pY~ Figure 10. Outdoor Light Fixtures -cut off at property line t7NAEG8PTAHI~ r, qq ~tjli tea ~~ -r.... msMr ~~lMt(hYF+'Y srysvq ACC£P1'ABaS ursr is~i:r u yerel ii ~r~~ 11 p. .sr ~ r e -Your PteyYrlr •~"~~'~wIp1Y<ri MpsT Page 9 of l l Ordinance 3013 Exhibit B-I Pedestrian Environment. 1. Buildings on Lawrence Street shall provide generous amounts of windows to create ground floors with a "transparent" quality in order to provide visual interest. 2. Windows shall cover at least 50 percent of the facade area (as measured from grade to eight feet above grade) facing the primary street and also the secondary street on corner lots. The standard shall be applied to each individual street facade. Windows are also encouraged on upper floors. 3. Windows shall not consist of reflective glass. 4. Windows should begin at least 12 inches above grade rather than continue down to grade level. Building facades with less transparency may be permitted, provided the project Features an exceptionally attractive pedestrian element, such as a special entry with plaza, marquee, or other element is approved through Design Review. Figure 11. 'Chis building's transom windows, display windows, recessed entry and decorative door add visual interest at a pedestrian scale. Page 10 of 11 Ordinance 3013 Exhibit B-1 Protection from Elements -Lawrence Street. 1. Blank walls are not allowed on front facades facing Lawrence Street. 2. Buildings on Lawrence Street should provide weather protection at least 5 feet wide along at least 75 percent of the building's front fagade along Lawrence Street. 3. Wider weather protection features are encouraged to provide for outdoor seating areas. 4. The weather protection may be in the form of awnings, marquees, canopies, or building overhangs. Gaps in the covering are allowed to provide fox visual variety in the fapade through the use of architectural features and/or landscaping components. Mechanical Equipment and Service Areas 1. Mechanical equipment, loading areas, trash, and recycling containers shall be located and/or screened to minimize their visibility from public view from adjacent rights-of--way. Where practicable, refuse and storage containers should be located within a structure and moved out of the building to provide access for trash removal. 2. Refuse and storage containers shall be screened with built and/or landscaped confinements. 3. Where possible Rrefuse and storage areas should be located to the rear or side of the property and away from adjacent streets and residential property. If location to the rear and side is not possible. sceening shall be required. 4. Service and loading areas should be located to the rear or sides of buildings away from adjacent sheets, but shall be designed fox convenient use. 5. 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. 6. Views of rooftop equipment from nearby hillsides shall be minimized. 7. Noise producing mechanical equipment such as fans, heat pumps, etc., should be located and/or shielded so that noise reaching the adjacent properties and the public right-of--way is minimized. Parking 1. The applicant must demonstrate that this standard is achieved by providing equipment specifications and/or calculations of noise impacts. 2. Parking access from Lawrence Street is not allowed if there is another alternative. 3. All parking lots immediately adjacent to residential properties shall be screened from view with sight obscuring combination offence, wall and/or landscaping. Alternafive means of screening maybe approved provided they meet the intent of providing a full visual screen. Page 17 of l l Ordinance 3013 Exhibit 6-! ~ Pp RT TONY City of Port Townsend Ago yN Design Guidelines fur Signs ~ mo in the „y-~- `='-_ and ~wnsr~' Historic Overlay District Purpose These Design Guidelines are established for the following purposes: To supplement land use regulations which encourage and promote public health, safety and welfare of the citizens of Port Townsend. 2. To provide guidance to urban design decisions that will promote development of high environmental and visual quality throughout the City. To assist applicants in the preparation of development applications. 4. To provide for administrative review by the u..:u;^^ ^^a r'^w.w.....:.. n°„°'°.....°.,' ^°~^°'~°^~ ~Rr'r" Development Services Department (DSDI of routine sign permit applications that satisfy guidelines adopted by the Historic Preservation Committee. Introduction Sign guidelines are required to encourage appropriate graphic design that attracts business and contributes to the quality of the historic commercial environment. Signs have a legitimate function and place. They provide necessary information and directions. Smaller well-designed signs attract the eye; large, garish, obtrusive signs cause visual pollution. Well-designed signs complement each other and their buildings attract attention; poorly-designed signs compete with each other and cause visual confusion. Review Process All sign permit applications for signs not exceeding 20 square feet per sign face shall be reviewed by ~B DSD for compliance with the provisions of these sign guidelines and the Port Townsend sign code (PTMC 17.76). Signs•that are found to be consistent with these sign guidelines may be approved by GCB DSD without review by the HPC. 2. Signs that exceed 20 square feet per sign face and smaller signs that are found to be not consistent with the sign guidelines shall be referred to the HPC for review. 3. Applicants should identify where signage will be placed during architectural review so that signs are integrated with the architecture. Page 1 of8 Ordinance 3013 Exhibit B-2 Guidelines Signs in theme °,~eet Historic Overlay District shall be pedestrian-oriented in size and shape. Graphics should be simple and bold. Symbolic, three dimensional signs; such as a barber pole, are encouraged. Paper signs attached to the exterior or interior of store windows aze not allowed except for presentation of a temporary public notice. Wood is the preferred signing material, however, other durable materials that simulate wood and may be painted are acceptable. Lettering may be carved; routed, applied or painted. Lettering used during the period in which a building was built is appropriate for its signage. Simple modern lettering is also appropriate. Appropriate lettering in black or gold may also be applied to glass. Encouraged letter fonts are attached as Exhibits "A - L". The use of "encouraged" fonts may be administratively approved by l~B-DSD. The use of alternative fonts must be approved by the HPC. The use of borders is also encouraged, sample borders are attached as Exhibit "M". The use of less ornate borders than those shown in Exhibit "M" is also encouraged. Primary sign colors shall be chosen from the adopted HPC color palette (available at BCC DSD, "'^'°~^~^^ Q- "^«° n.,:'a:..^ City Hall, 3rd floor). The number of colors used on a sign should be minimal to maximize their effect. Period colors included gray, dark brown, dazk green, blue-gray, beige, brick red and terra cotta (see color palette for additional approved colors). Gold is an additional acceptable color for lettering. Black and bright colors are to be used sparingly. Signs shall be designed, and positioned, to complement the architecture of the building on which they are located. Signs shall not interrupt or overlap architectural features such as cornices, columns, and trim; and shall not extend beyond the edges of the wall on which they are mounted. New signs shall not be permitted above the sills of the windows of the second floor on two-story buildings. Signs on one-story buildings shall not project above the cornice line. 6. The necessary signage for those buildings with metal boxed canopies shall be confined to any of the sides of the canopies subject to public view. Lettering on the glass of such buildings will also be permitted. Graphics may be painted directly on the building surface when the wall surface already has been painted and is presently painted in• a uniform manner (i.e. - no evidence of old murals). The historic mural signs presently painted on the sides of some buildings in the Water Street Historic District make an important visual contribution to the historic commercial atmosphere and shall be preserved. They shall not be defaced or obscured. See "Design Guidelines for Murals." Sandwich board signs shall be designed and placed consistent with PTMC 17.76 and the "Design Guidelines for Sandwich Boards." Page 2 of8 Ordananee 3013 Fahibit /3-2 9. When lighting is necessary it shall be subdued and indirect. Back-lighting of signs, internally lit and neon signs shall be discouraged; moving and flashing signs shall be prohibited. Limited spot lighting of signs will be permitted. The use of neon signs shall be consistent with the "Neon Sign Guidelines. 10. Signs that display the symbol, slogan or trademark of national brands of soft drinks or other products that do not form the bulk of the business transacted on the premises shall be prohibited. 11. Businesses located in multiple-business buildings who share an entry or whose frontage is on an alley or a secondary street are encouraged to use some form of cooperative signage. 12. Signs mounted on canopies must not extend down or un above the canopy or awning front unless then are integrated into the awning design. 13. Backlit awnings (typically vinyl awnings with signs on them) are not allowed. Page 3 of 8 Ordinar+ce 3013 Exhibit B-2 Adopted by Ordinance 2871 November 29, 2004 G:ACity Attorney\2005\Misc~I-IP Design GuidelinesVDesign Guidaliiies Signs 825.99.doc HISTORIC PRESERVATION COMMITTEE ENCOURAGED FONTS As of July 6, 2004 All shown as 24 point Abadi Condensed: The quick red fox jumped over Arial: The quick red fox jumped over the Arial Black: The quick red fox Arial Narrow: The quick red fox jumped over the Arial Unicode: The quick red fox jumped Baskerville: The quick red fox jumped over the Batang: The quick red fox jumped over Page 4 of 8 Ordinance 3013 Exhibit B-2 Bell: The quick red fox jumped over the lazy Bernard: The quick red fox jumped over the lazy Book Antigua: The quick red fox jumped over Bookman: The quick red fox jumped Britannic: The quick red fox jumped over the Californian: The quick red fox jumped over Calisto: The quick red fox jumped over the CAST']E]L]LA][~: 'T~[]E Q,~IC~K R~~ ~E®X Centaur: The quick red fox jumped over the lazy Century The quick red fox jumped over Century Gothic: The quick red fox Century Schoolbook: The quick red aCamlaoa~nrna~: ~rh~'9[ua~clk ~redl iFaax ~jv~rin~~~dl aav~~r tlh-~ Cooper Black: The quick red fox COPPERPLATE: THE QUICK RED FOX COPPERPLATE LIGHT: THE QUICK RED Page 5 of 8 Ordinance 3013 Exhibit B-2 Courier: The quick red fox Elephant: The quick red fox jumped ENGRAVERS: THE QUICK RED Eras Bold: The quick red fox jumped Eris Medium: The quick red fox jumped FELIX TITLING: THE QUICK RED FOX Footlight: The quick red fox jumped over the Franklin: The quick red fox jumped over the Franklin Demi: The quick red fox jumped over the Franklin Heavy: The quick red fox jumped Garamond: The quick red fox jumped over Georgia: The quick red fox jumped Gill Sans: The quick red fox jumped over Bill Bold: the quick red fox Gloucester: The quick red fox jumped over the lazy brown dog Page 6 of 8 Ordi~iance 3013 Exhibit B-2 Goudy: The quick red fox jumped over the lazy Naettenschweiler: The qui~c red fox junn~ed oxer the lazy High Tower: The quick red fox jumped over Impact: The quick red fox lumped over the lazfl Ia~nprirnt: The quick red fox jurn~ped over the Lucida Bright: The quick red fox Maiandra: The quick red fox jumped over Modern: The quick red fox jumped over the lazy News Gothic: The quick red fox jumped Niagara Engraved: The quick red fox jumped over the lags brown dog Niagara Solid: The quick red fox jumped over the lagg brown dog Perpetua: The quick red fox jumped over the PERPETLIA TITLING: THE QUICK RED PmingLiU: The quick red fox jumped over Poor Richard: The quick red fox junz}~ecl over the lazy Page 7 of 8 Ordinance 3013 Exhi6il B-? Rockwell: The quick red fox jumped Rockwell Condensed: The quick red fox jumped Rockwell Bold: The quick red SimSun: The quick red fox jumped over Tahoma: The quick red foxjum ed over Times New Roman: The quick red fox jumped Trebuchet: The quick red fox jumped Tw Cen: The quick red fox jumped over the Verdana: The quick red fox amide Latin: The quicl~ Adopted by Ordinance 2871 November 29, 2004 Page 8 of 8 Ordinance 3013 ExhiGit B-2