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.
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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.);
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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
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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).
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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
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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.
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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
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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
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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.
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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
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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
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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~!,
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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
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andlor pedestrie
r ,YC'Si„n u:~
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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
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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
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Figure 8. Freestanding Outdoor Lighting Fixtures.
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Figure 10. Outdoor Light Fixtures -cut off at property line
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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