HomeMy WebLinkAbout2859 Historic Overlay District - Design Review
Ordinance No. 2859
AN ORDINANCE OF THE CITY OF PORT TOWNSEND REPEALING
CHAPTERS 17.30 PTMC, "WATERFRONT DESIGN GUIDELINES
OVERLAY DISTRICT," AND 17.80 PTMC, "DESIGN REVIEW --
NATIONAL REGISTER HISTORIC DISTRICT," AND ADOPTING A
NEW CHAPTER 17.30 PTMC, "HISTORIC OVERLAY DISTRICT -
DESIGN REVIEW"; ESTABLISHING DESIGN REVIEW WITHIN THE
PORT TOWNSEND HISTORIC OVERLAY DISTRICT, AS WELL AS
MORE DETAILED DESIGN STANDARDS APPLICABLE TO SPECIFIC
WATERFRONT SUBDISTRICTS WITHIN THE OVERLAY DISTRICT;
CLARIFYING THE PROCEDURES FOR HISTORIC PRESERVATION
AND DESIGN REVIEW.
SECTION I. FINDINGS AND RECITALS
The purpose and intent of this ordinance is declared in Section 17.30.010 of new Chapter
17.30, adopted by this ordinance.
NOW, THEREFORE, based upon the findings made in Section I, the City Council of
the City of Port Townsend ordains as follows:
SECTION II. REPEAL OF CHAPTER 17.30 PTMC
Chapter 17.30 of the Port Townsend Municipal Code is hereby repealed in its entirety.
SECTION III. REPEAL OF CHAPTER 17.80 PTMC
Chapter 17.80 ofthe Port Townsend Municipal Code is hereby repealed in its entirety.
SECTION IV. ADOPTION OF NEW CHAPTER 17.30 PTMC
A new chapter 17.30 of the Port Townsend Municipal Code is hereby adopted and shall
read as follows:
II
II
II
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Sections:
17.30.010
17.30.020
17.30.030
17.30.040
17.30.050
17.30.060
17.30.070
17.30.080
17.30.090
17.30.100
17.30.110
17.30.120
t 7.30.130
17.30.140
17.30.150
17.30.160
Chapter 17.30
HISTORIC OVERLAY DISTRICT - DESIGN REVIEW
Purpose and intent.
Applicability - Exemptions.
Historic overlay district - Official map.
Historic overlay district - District and subdistrict boundaries.
Mandatory design review - Certificates of approval binding.
Certificates of approval - Partial or complete demolition.
Preapplication conference mandatory.
Application for certificate of approval.
Timing of application submittals.
HPC process - Review and recommendation to director required.
Certificate of approval- Director's decision.
Issuance of certificate of approval- Effect on other permits or approvals.
Appeals.
Historic overlay district - Design standards.
Waterfront subdistrict - Additional design standards.
Historic preservation standards manual adopted - Purpose -
Administration.
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 historical, 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 ofthe citizens ofthe city. The 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 of this 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;
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F. Protect the attractiveness of Port Townsend to residents and visitors;
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 between
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. To 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 Port Townsend Urban Waterfront Plan subdistricts
located therein.
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 section 17.30.040, including those subdistricts that lie
within the boundaries of the 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 of approval shall constitute a Type I-A development permit
under Chapter 20.01 PTMC, and shall be construed 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 of approval.
B. Specific applicability. The requirements of this chapter shall apply to any
development or municipal improvement that:
1. Involves 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;
2. Involves any exterior changes, alterations, modifications, remodeling,
relocating, or removal of exterior features that would significantly affect any building or
structure located within the C-II, C-III, M-II(B), PIGS, P/OS(B), and P-I zoning districts ofthe
historic overlay district. Exterior changes includes the application of exterior 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
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 subdistricts that lie 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 17.30.160.
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C. Exemptions. The requirements of this chapter shall not apply to any development
or municipal improvement that involves the following, provided, prior to undertaking any
activity listed 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, (1) 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 of this Chapter; (2) such repairs shall be strictly limited to correcting emergency
conditions; and (3) that after cessation of the emergency condition, all permanent installations
shall be subject to design review and approval under this chapter;
5. Involves ordinary (i.e., non-emergency) maintenance and repair activities;
provided (1) that a waiver of design review has first been obtained from the director, and (2) 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 law, the provisions of this Chapter shall apply.
17.30.030 Historic overlay district - Official map.
The locations and boundaries ofthe historic overlay district 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 of this chapter, just as if such
information were fully described and set forth herein. In the case of any conflict between the
map and the text of this chapter, the text of this chapter shall prevail. The map shall be kept on
file in the office ofthe city clerk, and also be available for inspection by the public at the
building and community development department.
17.30.040 Historic overlay district - District and subdistrict boundaries.
The boundaries ofthe 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
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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 Van Buren Street, then northwest along Van Buren Street
to its intersection with the edge ofthe 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 along Walker to Blaine Street,
northeast along Blaine to Van Buren Street, southeast along VanBuren 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 Street, 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 comer of Quincy and Taft Streets,
retuning along Quincy to Taft and 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 Van Buren Street
to its intersection with the edge ofthe 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:
1. 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 of the bluff, then following the edge of the
blufftoward 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 between Polk 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
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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 ofthe Original Townsite of Port 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 Front Street right-of-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 ofthe bluff toward the northeast to its intersection with Lincoln
Street, then northeast along Lincoln Street to Admiralty Inlet.
5. Uptown Subdistrict [RESERVED]
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 section 17.30.020), 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.
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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,
except the following applies to the Uptown subdistrict. Certificate of approval is not binding for
any change, alteration, remodel or demolition within the Uptown subdistrict
E. SEPA authority. In addition to the requirements of this section, the city retains
substantive authority under the State Environmental Policy Act (RCW 43.21C) to review,
condition or deny any proposed development or municipal improvement based upon the
identification of probable, significant adverse environmental impacts of the proposal.
17.30.060 Certificates of approval- Demolition.
A. General requirements. Prior to the partial or complete demolition (as defined in
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 proposed replacement
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 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.
17.30.070 Preapplication conference mandatory.
All applications for design review and a certificate of approval under this chapter that
involve demolition or partial demolition (as defined in 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 pre application conference with building and community
development 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.
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 building and community development department.
B. General application submittal requirements. To be considered complete, an
application for a certificate of approval under this chapter shall include the following:
1. A completed application on a form prescribed by the building and
community development department, prepared in consultation with the HPC, accompanied by a
site plan showing the location of the building or buildings, parking, exterior lighting, signs and
landscaping; exterior elevations of the front, rear and side of the building or other improvements
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with a description of the 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 ofthe owner.
The BCD Director may limit the submittal requirements to only those necessary for review of the
proposal.
17.30.085 Demolition
No demolition of any building or structure subject to review under this chapter shall begin
without first obtaining design review by the HPC of the proposed replacement development and
obtaining a certificate of review. In the event the applicant has not determined a replacement
development, the HPC may, after reviewing the effects ofthe demolition, issue a waiver of
design review prior to demolition if it finds that the proposed demolition prior to design review
would not be detrimental to the purposes of this chapter. In the event of a finding by the city of
an unsafe condition, an abatement order may be issued by the city without compliance with this
subsection; provided, that all reasonable efforts have first been made to preserve and correct
unsafe conditions rather than damage or demolish valuable buildings, structures or objects.
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 Title 19 PTMC, or a
substantial development pennit 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.
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;
2. Report receipt ofthe 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.
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B. HPC meeting required. The director, in consultation with the HPC 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
applicant's representative responsible for project design, fails to attend the meeting, an 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 20.01.110. 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 of the 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 BCD 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 waterfront subdistrict in which it is located, if applicable;
and any and all specific design elements andlor conditions of approval recommended by the
HPC. The HPC shall also document any voluntary revisions that the applicant has made as a
result of the HPC review.
2. 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
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"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 ofHPC recommendations, 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 20.01.120. In the event that the
HPC fails to issue its recommendation within such period, the director shall issue a certificate of
approval without the recommendation of the HPC.
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 approval based upon the HPC's recommendations, and shall provide a copy of the
decision to the applicant not later than 14 days after receipt ofthe 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 shall 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.
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
II 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 decision-maker or hearing body pursuant to PTMC
20.01.220. Upon approval by the designated decision-maker or hearings 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
hearings body or decision making 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 Title 19 PTMC, Environmental Protection.
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.
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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.
17.30.130 Appeals.
A. Process. Appeals of a decision ofthe 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 adhere to the design standards established by this chapter.
Historic overlay district - Design standards.
In 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:
1. The Secretary of the Interior's "Standards for the Treatment of Historic
Properties, with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing
Historic Buildings (1995).
2. Developments or municipal improvements regulated by this chapter that
are located in the downtown Historic Commercial C-III 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;
3 The waterfront subdistrict design review standards set forth in PTMC
17.30.150, below; and
4. The standards contained within the historic preservation standards manual
17.30.140
as follows:
. Summary of the Secretary's Standards for Preserving, Rehabilitating, Restoring &
Reconstructing Historic Buildings
. PTMC Design Review Guidelines - Overall
. Port Townsend Historic District Streetscape Design
. Water Street Historic District - National Trust for Historic Preservation
17.30.150 Waterfront subdistrict - Additional design standards.
In its review of development or municipal improvements occurring within the waterfront
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, above.
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General standards.
1. City Form.
a. Designs should acknowledge the role ofthe shoreline and the bluff
as the traditional determinants of the form ofthe city's development by preserving and
continuing the linear organization of the city between the shoreline ffi1d 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 waterfront uses and activities which are consistent with the
carrying capacities of the aquatic environment.
c. New buildings or redeveloped buildings shall preserve and
enhance the city's pyramidal form through compliance with the special height overlay district
regulations set forth in Chapter 17.28 PTMC.
d. New development or redevelopment shall follow and enhance the
unique character of its environs through compliance with the design standards set forth for the
specific waterfront subdistricts set forth in subsection B, below.
e. 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.
f. In the development of streets and parking areas, functional
requirements for vehicular 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 be small, incremental, well-lit 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.
b. 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 17.28 PTMC, and other design standards established pursuant to this chapter.
c. Any new development or redevelopment of properties 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.
A.
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e. Any redevelopment of existing public rights-of-way and public
access connections along the bluff line should preserve, create and enhance vehicular and
pedestrian connections between the downtown and uptown areas ofthe 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.
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 public/private
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 furniture, 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 pattern 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. In 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
reflect 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.
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Ordinance 2859
c. 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 encouraged.
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 defined 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 significantly 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.
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. Ferry Retail Subdistrict.
a. New development should acknowledge 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 feet.
14
Ordinance 2859
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 adjacent 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 Design/Main
Street Project Manual adopted January 17, 1989, by Ordinance No. 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.
c. Designs should protect the view corridors along the Water Street
axis to Point Hudson and the Madison Street axis from Memorial Field and 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
tòrm with vertical elements limited to slender obelisks.
d. City Hall should remain the dominant tèature 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 Hall 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 Hall 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 or redevelopment should be compatible in style,
height, size, proportions and material used with the former Coast Guard and shipyard buildings
15 Ordinance 2859
in this subdistrict. However, new developments are 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.
f. New parking facilities and additional roads should be minimized.
Uptown District. [Reserved.]
5.
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:
Building Name
Kuhn Building
Pioneer Building
Capt. Tibbals Building
Old Lytle Building (western one-
third only)
Light House Cafe Building
(L H Cafe only)
James and Hastings Building
Water Street Deli Building
Alley Building (922 Water St.)
Sterming Block/Lido Restaurant
Zee Tai Building
Mt. Baker Block
Admiralty Apartments Building
McCurdy Building
Hastings Building
Eisenbeis Building (Olympic
Hardware)
Cracker Factory Building
Bartlett Building
Siedenbaurn Building
Kinney's Closet Building
Classification
Primary
Primary
Primary
Secondary
Primary
Primary
Secondary
Secondary
Primary
Secondary
Primary
Secondary
Primary
Pivotal
Primary
Primary
Primary
Primary
Secondary
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Ordinance 2859
First National Bank Building
(810 Water Street)
C. F. Clapp Building
Waterman and Katz Building
(three-story section)
Waterman and Katz Building
(one-story addition)
Alaska Power and Telephone
Building
N. D. Hill Building
Franklin House
Fred Lewis Building
Elevated Ice Cream Building
Port Townsend Police Station
Port Townsend City Hall
Public Defender's Building
Terry Building
Washington Street Cafe
Building
Washington Street Garage
Bishop Block
Eagles Hall
Miller and Burkett Block
(Elks Lodge)
First American National Bank
Building
Showhouse Building
227 Taylor Street Building
The Duplex Building
(632 Water)
Athletic Club Building
Fowler Building (Leader)
Union Wharf (Wharf only)
Union Wharf (Building)
Marine Park Building
Aldrich's Building
Sunshine Cafe to Co-op
Complex
Fibrearts Building
Printery Building
Warm Windows Building
Jack and Jill Building
Odd Fellows Hall (Theater)
Puffin Shoe Repair Building
Primary
Primary
Primary
Secondary
Primary
Primary
Primary
Primary
Secondary
Secondary
Primary
Secondary
Primary
Secondary
Secondary
Primary
Secondary
Primary
Secondary
Secondary
Secondary
Secondary
Secondary
Primary
Primary
Secondary
Secondary
Secondary
Secondary
Secondary
Secondary
Secondary
Secondary
Secondary
Secondary
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Ordinance 2859
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 which maintain good integrity but which may not be individually eligible for National
Register listing.
3. "Secondary" means buildings which have moderate historical or architectural
qualities and which have maintained good (but not perfect) integrity. (Ord. 2571 § 2, 1997).
SECTION V. AMENDMENTS TO CHAPTER 20.01 PTMC
Reserved.
SECTION VI. SEVERABILITY
If any clause, sentence, paragraph, section or part of this Ordinance or its application
to any person or circumstance is held to be invalid or unconstitutional by a court of competent
jurisdiction, such order or judgment shall not affect the validity or constitutionality of the
remainder of any part of this Ordinance. To this end, the provisions of each clause, sentence,
paragraph, section or part of this law are declared severable.
SECTION VII. SAVINGS
This ordinance shall take effect and be in force five days after the date of its
publication in the manner provided by law.
Passed by the City Council ofthe City of Port Townsend, Washington, at a regular
meeting thereof, held this seventh day of June, 2004.
r~.2¡~J-~
Catharine Robinson, Mayor
Attest:
Approved as to Form:
~
J hn W C. ~
0 atts, lty Attorney
~~F
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Ordinance 2859