HomeMy WebLinkAbout2920 Zoning, Commercial and Mixed Use Architectural and Site Design Standards and Process
Ordinance No. 2920
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PORT
TOWNSEND AMENDING CERTAIN SECTIONS OF TITLE 17 OF
THE PORT TOWNSEND MUNICIPAL CODE, ZONING,
COMMERCIAL AND MIXED USE ARCHITECTURAL AND SITE
DESIGN STANDARDS AND PROCESS
WHEREAS, on November 13, 2003 the Port Townsend City Council adopted
Ordinance No. 2840 establishing architectural and site design standards for property
development within the non-historic commercial and mixed use zoning districts and
establishing a process for design review of non-historic commercial, mixed use, and multi-
family development; and
WHEREAS, since their adoption, the design guidelines have been applied to a
number of development projects, and needed improvements to both the design standards and
the procedures for processing the design review applications have been identified; and
WHEREAS, the Port Townsend Planning Commission,was charged by the City
Council to review the design guidelines and make proposed recommendations for
amendments to the City. The following issues were identified: establish a "departure
process" to replace current alternative design process; review public notice procedures;
consider a process to allow filing of requests for "reconsideration" to the DSD Director;
consider use of on-street parking for Americans with Disabilities Act (ADA) requirements;
consider departure process to allow commercial signs to exceed 17- foot height limit; close
gap between design review and building permit review by allowing subcommittee of Design
Review Advisory Committee to review building permit applications and building permit
revisions for consistency with approved design review plans; consider extending process to
changes or alterations of street facades of buildings or exterior changes that trigger a permit;
consider need to incorporate proposed sidewalk and street improvements into design review
process; consider specific design guideline for redevelopment of existing structures to ensure
that project meets intent of design guidelines; consider adding a design guidelines to address
location of exterior electrical service equipment, minimum separation between large
buildings in the C-II zoning district; and consider the number of formula retail businesses
allowed on larger unplatted lots; and
WHEREAS, the City's non-historic Design Review Committee has reviewed a
number of commercial projects under the existing design guidelines and recommended that
the guidelines be amended to address a number of specific issues, including the alternative
design! departure process, enforcement and follow-up, and departures for maximum sign
height; and
WHEREAS, the Planning Commission held a public workshop on October 27,2005
and referred the issues to a subcommittee for further review and recommendation. The
Subcommittee held one public meeting on November 9, 2005; and
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Ordinance 2920
WHEREAS, following public notice, the Planning Commission held an open record
public hearing on December I, 2005 to take public testimony for and against the proposed
amendments to the Port Townsend Municipal Code; and
WHEREAS, the Planning Commission heard testimony from staff, the public, and
members of the design review committee that amendments were needed to the design
guidelines to address situations involving multiple commercial buildings on large (over I
acre) sites that may include unplatted parcels and that such guidelines should be configured
to be compatible with the predominant Port Townsend street and block pattern established in
the late 1800s; and
WHEREAS, the Planning Commission concluded that the separation standards for
multiple buildings exceeding a ground floor of 40,000 aggregate square feet should be
increased to reflect the width of street rights-of-way (60 foot minimum) with departures
allowed for narrower pedestrian rights-of-way; and
WHEREAS, the Planning Commission concluded that the proposed "departure"
process better serves the public interest and maintains greater consistency with the overall
spirit of the design guidelines than the existing "alternative design review" process, while
still encouraging the reuse and rehabilitation of existing commercial structures; and
WHEREAS, the Planning Commission concluded that amendments were needed to
the City's recently adopted formula retail regulations to address large parcels (over 20,000
s.f. in size); and
WHEREAS, the Planning Commission concluded that public notice should be posted
on site for projects that require review by the design review committee and that the design
review process should be modified to allow "reconsiderations" of the design review
committee's recommendation to be filed to the Development Services Department Director
by interested or aggrieved parties; and
WHEREAS, the Planning Commission voted 3-2 in favor of allowing departures for
signs to exceed the maximum sign height in the C-II zone (17 feet) through a supermajority
vote of the design review committee (instead ofa unanimous vote of the committee); and
WHEREAS, after hearing testimony regarding the proposed amendments to the
commercial and mixed use design guidelines, and after making a number of edits to the
proposed amendments, the Planning Commission voted 5-0 in favor of recommending the
proposed amendments be adopted by the Port Townsend City Council; and
WHEREAS, following public notice, the City Council held an open record public
hearing on December 12 and a continued public hearing on December 19,2005 to take public
testimony for and against the proposed Ordinance 2920; and
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WHEREAS, based upon that public and staff testimony and after due deliberation,
the City Council made a number of amendments including requiring that sign height
departures require a unanimous recommendation of the design review committee;
NOW, THEREFORE, based upon the above-referenced Findings, the City Council
of the City of Port Townsend ordains as follows:
Section I. The Port Townsend Municipal Code 17.46.080 Alternative Design is amended
(underlined added, strikeout deleted) as follows:
17.46.080 Desie:n Standard Departures ;\Iternatp/e design.
^- A "departure" is a request by the applicant to meet or exceed a particular design
guideline "obiective" through the use of a technique or standard not otherwise listed under
the applicable design guideline.
B. Departures from the architectural and site design standards of Chapters 17.34 Cottage
Housing Development, 17.36 Multifamily Residential Development, and 17.44 Commercial
and Mixed Use may be permitted for cottage housing, multifamily. commercial. and mixed
use proiects as part of the design review process. In order for a departure from development
standards to be allowed. an applicant must demonstrate that the overall development,
including departures from the design standards. would better serve the public interest and a
finding shall be made in the affirmative that each proposed departure meets or exceeds the
intent ofthe respective design guideline as compared to a strict application of the established
standard. It is pessible that an altematiye design may fulfill the illteHt of this chapter while
net cemplyiFlg with the previsions herein. f.ltemative designs may be particulad)'
apprepriate for soostaatial reHeyations of mdsting businesses. The decisionmaker may ref-er
any application using an alternatiye design to the design advisory committee for a
recemmcndation and may appro'/e or approve with modificatioFls an application fer an
alternati'/e commereial design (iFlcluding architectural or site design modificatiElns) lIpEln a
showing to his/ller satisfaction that: Through the design review process established by this
chapter. departures may be allowed from the following design guideline standards:
I. Building setbacks;
2. Window glazing and building transparency;
3. Off-street parking location;
4. Site grading and tree conservation;
5. Neighborhood scale;
6. Facade modulation and roof articulation;
7. Building exterior materials and colors:
8. Landscape and screening;
9. Pedestrian walkways;
10. Building (including canopy) design;
II. Lighting;
12. Location and design of support/mechanical elements;
13. Building height in cottage housing developments,
14. Minimum building/dwelling unit separation in cottage housing developments
(attached cottages);
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15. Open space (including private open space) requirements in cottage housing
developments;
16. Exterior building materials standards (including trim and roof eave design in
cottage housing developments):
17. Covered main entries in cottage housing developments;
18. Signs in C-I. C-II. and C-WH) zoning districts to exceed 17-foot height limit,
subiect to the unanimous recommendation of those advisorv committee members present;
19. Block sizes. building separation. and street layout in commercial and mixed use
short plats. subdivisions. and binding site plans;
20. Building height for towers of UP to 100 square feet in plan view. may be allowed
to exceed the height limit of the applicable zoning district by UP to 10 feel;
21. Minimum building separation in the C-II General Commercial zoning district
when multiple buildings, if attached. would exceed a ground floor area of 40.000 s.f. where
the separation is proposed to be less than 60 feet and will be used for pedestrian and
emergency vehicle use only.
C. Departure Approval Process. To be approved, all departures, with the exception of sign
height, must receive a supermaioritv recommendation of approval from the advisorv
committee as follows:
Advisorv Committee Members Present Number of Votes Necessarv to Annrove Denartnre
5 4
4 3
3 3
>to Note: Siu" heicl1t deoartures must be aooroved bv the unanimous recommendation of those advisory
committee members Dresent.
I. The decisionmaker (DSD Director or Hearing Examiner) may not approve a
departure unless supported by a supermaioritv recommendation of the design reyiew
committee as provided above. The decisionmaker may deny a departure ifhe or she
concludes that such departure does not meet the criteria specified above.
,^.. I. Due to the physieal eharaeteristies allEl/er eKisting buildings en the site or on
abutting properties, or due to lIniEJue ehamctefl3ties of the illtenaea use ofthe Building (such
as ellcesoive noise, light, storage needs, unHsllal vehicle turning movements, or emergency
access needs) striet adherence to the OBjectives set forth abo'/e '/IoHla be unsafe or
ullHeeessary to aeaieye the plll'pElses of this title Elr create aa unreasoaabJe hardship for the
applieaat; or
2. The alternative design is censistent .....ith the plll'pElses and intent of taese
design standards; and
B. :\pproval of the alternatiye design will not eonstitute a graat elf special privilegc
ineensistellt with the limitation lIpeln uses of other properties in the vicinity and zoaing
district in whieh the subjeet property is located; and
C. The alternative plan '""ill nelt be materially detrimeFltal tEl tae poolic welfare or
injrniellls to the pmperty er impm'lements in the vicinity and zoning district in ,,\'hich the
subject property is loeated; and
D. The alternati'/e design is the minimum necessary tel fulfill the purpose and the
Reed of the applieant; and
E. The alternative design is celRsistellt with the gElals and pEllicies Elf the Port
Townsend eomprehensi'/e plan.
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Section 2. The Port Townsend Municipal Code 17.44.130 Building design, materials, and
colors is amended (underlined added, strikeout deleted) as follows:
17.44.130 Building design, materials, and colors.
A. Objectiye. New development should recognize the city's historic architectural heritage
through the use of building materials and proportions compatible with those design principles
inherent in historic architecture, without replicating historical buildings.
I. Roof Design.
a. Roof design shall reduce the mass and scale of buildings, add visual interest
and prevent reflective glare. Flat roofs shall have parapets to conceal the roof and mechanical
equipment from ground level views. Sloping roofs shall have three or more roof planes.
b. When designing rooftops visible from hillsides, special attention shall be
given to preyention of reflective glare and placement/design of mechanical equipment. Roof
gardens or 'living roofs' may be considered and are encouraged.
2. Overhanging eaves are encouraged on sloped roofs.
3. Exterior siding consisting of wood, brick, and/or other materials with "natural"
textures is encouraged. The use of recycled and "ecologically friendly" materials is also
encouraged.
4. Exterior building materials shall be of similar type (e.g., wood or masonry) on all
sides of a building, except that embellishments and details proposed for the street side
frontage(s) of the building need not be carried through on other sides.
5. Exterior walls shall not be constructed of tilt-up concrete.
6. Building colors should be compatible with other buildings as well as natural and
topographic features in the vicinity. The use of colors that emphasize earth tones typical of
the Port Townsend area or those selected from the historic preservation committee's color
palette of tertiary colors are encouraged. Bright colors should be minimized or used for
minor architectural accents rather than on major portions of the building.
7. Building fascias shall not be used as sign platforms.
8. Departures from the sign code maximum height limit for signs in the C-I, C-IL and
C-II(H) zones to exceed 17 foot height limit. In reviewing such departure requests the
Committee shall recognize that signs should generally be pedestrian oriented. but that in
some cases good design may call for taller signage. All signage otherwise shall conform to
the provisions of Chapter 17.76 PTMC.
9. &. Buildings should be provided with a distinct "base" through the use of
materials, texture, or massing.
10. Towers of up to 100 square feet in plan view, which exceed the height limit of
the applicable zoning district by up to J 0 feet, may considered and approved through the
departure process.
(Illustration No. 11: not included)
11. 9, Multistory buildings are strongly encouraged. Residential development is
permitted outright on upper floors and is encouraged.
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lb.. -w,. When buildings include residences on upper floors, rooftop gardens and
upper floor terraces and decks are encouraged and may partially fulfill landscaping
requirements.
II -l+.- Walls shall appear to be composed of relatively small increments. No wall
segment on a street frontage shall be longer than 30 feet. Walls may be articulated in two or
more of the following ways:
a. Reveals;
b. Recesses (at least two feet in depth or five percent of wall length whichever
is larger);
c. Offsets;
d. Overhangs, porches and covered walkways;
e. Providing window and door openings with substantial trim elements;
f. Projecting bays or upper floors;
g. Stepped back upper floors;
h. Changes in roof form;
i. Changes in materials;
j. Permanently installed and maintained trellises or vegetation.
.l1, .J+..- New development should locate windows, skylights, open spaces, and decks
to take advantage of southern exposure. Buildings and canopies should be designed to utilize
natural light to reduce energy costs.
Q .g, Building placement and design shall consider shadow impacts to adjacent
properties and minimize these impacts to the extent reasonable and practicable. For example,
where building features are nonfunctional or decorative (parapets, unused attic space) such
features should be reduced in scale where shadowing of adjacent properties will occur.
14. .'\11 sigllage shall eonfurm to the jJFO'Iisions of Chapter 17.76 PTMC.
Section 3. Port Townsend Municipal Code, Signs, Subsection 17.76.050(B)(1) Mixed Use,
Commercial, and Public, Park and Open Space Districts outside the Historic District (C-
IIMU, C-I1IMU, C-I, C-II(H), C-III, P/OS(A), P/OS(B), and P-I), maximum sign heights, is
amended as follows (underlined added, strikeout deleted):
17.76.050(B) Maximum sign height is as follows:
I. Seventeen feet, but in no event may signs extend higher than the nearby surface of
the roof of the building;
a. Departures from the sign code maximum height limit for signs in the C-r.
C-I1. and C-Il(H) zones to exceed 17 foot height limit may be approved pursuant to PTMC
Chapters 17.44 and 17.46 Commercial and Mixed Use Design Standards and Process.
Section 4. Port Townsend Municipal Code 17.46.050 Notice requirements section is
amended as follows (underlined added, strikeout deleted):
17.46.050 Notice requirements.
A. Commercial, multifamily, and mixed use design review.
I. Notice of application for design review. including a notice oftime and place of the
design review committee meeting, a description of the proiect, a site plan and elevation, and
a listing of any requested departures, shall be posted on-site for 10 calendar days for projects
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Ordinance 2920
subiect to Track 2 administrative design reyiew with recommendation from the Advisorv
Committee pursuant to PTMC 17.46.030(B) and 17.46.070. Notice shall be posted in the
manner prescribed by PTMC 20.01.160(A)(l)(A) - (B).
LNotice of design review for commercial, multifamily, and mixed use projects shall
be included when notice is required for other applications, e.g., SEPA determination or
shorelines permit. Otaerwise, separate notice ef design revicw application or deeisiEln is net
reqllired. Meetings efthe design review advisElry committee require 21 Rom notice tEl the
neWGpaper ofreeord, but de not reqaire a legalnetiee er posting.
Section 5. Port Townsend Municipal Code 17.46.090 Outcome of review is amended as
follows (underlined added, strikeout deleted):
I7 .46.090 Outcome of review.
A. A completed review form or checklist will comprise the recommendation from staff
or the design advisory committee to the DSD director, or to the hearing examiner in the case
of Type III/CUP cottage housing developments, including whether the departure alternate
design provisions have been invoked.
B. The director, or hearing examiner for Type III/CUP cottage housing developments, shall
iSGlIe a certificate of re'/ie'N including any modifieations er conditions of apprElyal not act
upon the recommendation of the design review committee for a period of seyen (7) days.
During this seven (7) day period, interested citizens or aggrieved parties may request in
writing a "reconsideration" of the advisorv committee recommendation. Such
reconsideration requests shall be made in writing, shall state the reasons why a
reconsideration request is made, and the relief sought. Upon review of the advisory
committee's recommendation, and after reviewing any requests for reconsideration, the
director or hearing examiner. may:
I. Issue the certificate of review. including anY modifications, conditions, or denial
of approval; or
2. Return the proiect to the Advisorv Committee with directions for additional
reVIew.
C The decisionmaker (DSD Director or Hearing Examiner) mav not incorporate a
departure into a certificate of review unless supported by a supermaiority recommendation of
the design review committee per PTMC section 17.46.080. The decisionmaker may deny a
departure if he or she concludes that such departure does not meet the criteria specified
above.
~ ~ The certificate of review including any conditions shall be incorporated into the
SEP A staff report (if applicable), land use permit and/or building permit.
~-G,-No building permit shall be issued for a project subject to review under this chapter
until such a certificate has been issued.
Section 6. Port Townsend Municipal Code 17.08.020 Definitions is amended as follows
(underlined added, strikeout deleted):
"Certificate of review" means the report of the HPC described in PTMC Chapter 17.30
17.80.100 Historic Overlay District Design Reyiew and Chapter 17.46 Commercial.
Multifamily, Cottage Housing Developments, and Mixed Use Architectural and Site Design
Review Processes.
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Ordinance 2920
Section 7. Port Townsend Municipal Code 17.44.100 On-Street Parking is amended as
follows (underlined added, strikeout deleted):
17.44.100 On-street parking.
A. Objective. On-street parking is encouraged along the streets, access drives, and alleys
in order to provide convenient access and reduce the need for off-street parking lots.
I. The required number of off-street parking spaces shall be reduced by two spaces
for each developed on-street parking space pursuant to PTMC 17. 72. I 20(C).
2. Allow use of on-street parking for Americans with Disabilities Act (ADA)
requirements if such a location meets ADA design standards and would better serve the
public than off-street ADA parking.
Section 8. PTMC Table 17.72.120 On-Street Parking Spaces is amended (underlined added,
strikeout deleted) as follows:
17.72.120 On-street parking spaces.
A. If the proposed parking area plan submitted pursuant to PTMC 17.72.170 would
require elimination of one or more existing on-street parking spaces within the C- III zoning
district, the parking requirements prescribed in PTMC 17.72.080 are increased by two off-
street spaces for each on-street space to be eliminated; provided, that the building official
may waive all or part of any such increase upon a showing to his/her satisfaction that one or
more of the spaces to be eliminated had been created by permission of the applicant within
the six years preceding the proposed building, use or expansion.
B. If, however, such parking area plan would restore one or more existing on-street
parking spaces within the C-III zoning district by reducing existing curb cuts or other
conflicts, the off-street parking requirements prescribed in PTMC 17.72.080 are reduced by
two off-street parking spaces for each on-street parking space restored by said plan.
C. The required number of off-street parking spaces provided for commercial, mixed
use, and multifamily residential properties outside the C- III historic commercial district that
are being developed, redeveloped, or expanded shall be reduced by two spaces for
each on-street parking space provided adjacent to a site. The design, placement, and proposed
construction standard of on-street parking spaces will be reviewed and approved by the
public works director. Due to the high leyel oftraffic, on-street parking may not be possible
along Sims Way or other streets as determined by public works.
D. On-street parking spaces may be used to meet ADA (Americans with Disabilities Act)
parking requirements if such a location meets ADA design standards and would better serve
the public than off-street ADA parking.
Section 9. Chapter 17.46 Commercial, Multifamily, Cottage Housing Developments, and
Mixed Use Architectural and Site Design Review Processes, of the Port Townsend Municipal
Code is hereby amended to add a new section, 17.46.95 Advisory Committee Review of
Building Permits, and shall read as follows:
17.46.095 Advisory Committee Review of Building Permits.
Upon a receipt of a complete building permit application that has been previously reviewed
by the Advisory Committee, the Advisory Committee shall be contacted and afforded an
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opportunity to review the completed building permit application for conformity with the
certificate of review issued for the project. The purpose of this review is to identify any
inconsistencies between the final certificate of review and the completed building permit
application. Any inconsistencies shall be remedied prior to issuance of the building permit.
This review process shall not interfere with the normal processing timelines for building
permit applications.
Section 10. Port Townsend Municipal Code 17.46.030 Applicability is amended as follows
(underlined added, strikeout deleted):
17.46.030 Applicability.
All projects in the C-I, C-II, C-II(H), CVMU, and C-IIIMU zones, cottage housing
developments, as well as multifamily projects in any zone regardless of their location or form
of ownership that involve one of the following are subject to the design review process
contained within this chapter:
A. Track I - Administrative Review Pursuant to PTMC 17.46.060.
1. Commercial and Mixed Use Projects.
a. New buildings, canopies or other structures that exceed 1,000 square feet in
sIZe; or
b. Buildings, canopies, or other structures, the expansions of which either:
i. Exceed 1,000 square feet in size; or
ii. Comprise a ground floor expansion exceeding 50 percent of an existing
building's ground floor square footage; or
c. Substantial alterations of existing structures, where the existing structure
exceeds 1,000 square feet. for alterations, ',vlliell ear.net meet all standards, an alternative
design as speeified in PTMC 17.46.080 may be aeceptaele.
d. Alterations to exterior facades of buildings that require a building permit, not
including ordinary (i.e. nonemergency) maintenance and repair activities; proyided (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.
2. Multifamily projects including construction of apartments, townhouses, row
houses or other forms of multifamily housing containing five to 19 units.
3. Cottage housing developments located in the R-I, R-Il, or R-llI zoning districts
where a departure has not been requested not sueject to alternative design review per PTMC
17.46.080.
B. Track 2 - Administrative Review with an Advisory Committee Pursuant to PTMC
17.46.070.
1. All proiects which include requests for departure pursuant to PTMC section
17.46.080.
2.h All projects in all applicable districts exceeding the following thresholds are
further subject to administrative review with the design review advisory committee:
a. Any new building canopy or other structure with a ground floor exceeding
5,000 square feet in size; or
b. Any new building with more than two stories above grade, or any expansion
creating more than two stories above grade; or
c. Any building containing more than 20 or more dwelling units; or
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Ordinance 2920
d. Substantial alterations of existing structures, where the existing structure
exceeds 5,000 square feet of ground floor area; or
Lfh- Any project where the DSD BGJ;) director determines that the proposed
design has generated strong public interest, or is proposed for a sensitive or highly visible
site; the director may require that review with the advisory committee is warranted.
~;b-Cottage housing developments where a departure has been requested subject to
alternative design review per PTMC 17.46.080.
Section 1 I. PTMC 17.46.040(A) Application process is amended as follows (underlined
added, strikeout deleted):
17.46.040 Application process.
A. Applications for design review shall be submitted to DSD BGJ;) and shall consist of a
completed application on a form prescribed by DSD BGJ;), the appropriate fee, if any,
established by Chapter 20.09 PTMC, and all materials required pursuant to PTMC 20.01.100.
It shall also be accompanied by:
I, Preliminary architectural renderings (elevations required with details of
architectural features, but not construction documents).
2. The type and finished color of exterior siding, windows and roofing to be used,
signs and trim to the extent known.
3. Lighting plan showing the location, type, wattage, and light output of all exterior
light fixtures, height of standards and wall mounted fixtures, and glare reduction/control
devices. The plan shall also include proposed hours of lighting use, proposed use of any
timing! motion detection switches, and a statement of any expected light impacts to
neighboring properties.
4. Site plan (including landscaping details) sufficiently complete to show
comprehensive project design. Site plan shall include conceptual street frontage
improvements. including street and sidewalk cross sections.
5. All land, trees, and tree canopy to be cleared and the trees or tree canopy to be
preserved shall be identified. Criteria for trees to be retained shall be in conformance with
PTMC 17.44.080 and Chapter 19.06 PTMC, Tree Conservation.
6. The location of the proposed access to the site for clearing and grading during site
development and construction shall be shown on the site plan.
7. The DSD BGJ;) director may allow later submittal of certain requirements, such as
the lighting or landscaping plan, if the applicant wishes to first have conceptual review of the
overall project.
Section 12. PTMC sections] 7.46.060 Permit review process - Administrative review and
17.46.070 Permit review process - Review by design committee are amended (underlined
added, strikeout deleted) as follows:
17.46.060 Permit review process - Administrative review.
A Projects falling under the criteria ofPTMC 17.46.030(A) including cottage housing
developments where a departure has not been requested not requiring alternative design
review per PTMC 17.46.030(C) shall be reviewed administratively by DSD BGJ;) staff. Staff
shall work with the proponent to address design development as an integral part of the permit
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Ordinance 2920
review process. The director may require that review with the advisory committee is
warranted per PTMC 17.46.070.
B. DSD staff shall coordinate design review with review of infrastructure requirements and
street frontage improvements required for proiect.
17.46.070 Permit review process - Reyiew by design committee.
A. Projects meeting the criteria ofPTMC 17.46.030(B) and cottage housing developments
where a departure has been requested requesting alternatiye design rcyie',v per PTMC
17.46.030(C) shall be reviewed by a design review advisory committee established per
Chapter 2.73 PTMC. Projects shall be considered in the following manner:
I. Staff shall first meet with the applicant to identiry and work out design issues.
2. When the proposal has sufficiently addressed the design guidelines identified at
the pre-design meeting, staff shall schedule a meeting with the applicant and the advisory
committee. The meeting shall occur during business hours unless all participants agree to
an alternate time. DSD staff shall coordinate design review with review of infrastructure
requirements and street frontage improvements required for proiect.
3. The design review advisory committee shall meet once with the applicant or
his/her representative. The design review meeting shall consist of a presentation by the
project proponent that focuses on how the proposed design meets the criteria of the design
guidelines. The committee will ask clarirying questions and take public comment if it
chooses. The committee shall review how the proposed project meets the identified
guidelines, and if a departure from the standards or all alternative design has been requested,
ifit is appropriate. The committee shall provide a recommendation to the DSD ~ director
for approval, approval with conditions, or denial.
4. The meeting is open to the public; public testimony is not solicited but may be
accepted at the discretion of the committee.
5. Meetings will not be continued except at the request of the applicant. The
proponent may request additional meetings with staff and/or the committee, for instance, in
circumstances where all departure design has not been favorably received, and the applicant
has subsequently made extensiye revision and desires reconsideration of his request. Should
the proposed project be found to have one or more guidelines that have not been successfully
addressed, the committee or staffwill work with the applicant to remedy, if possible, the
identified circumstance. If it is not possible to come to a workable solution, the committee
may recommend denial ofthe proposal.
Section 13. PTMC section 17.44.190 Support Elements is amended (underlined added,
strikeout deleted) as follows:
17.44.190 Support elements.
A. Objective. Mechanical elements, loading areas, trash, and recycling containers shall
be located and/or screened to minimize their visibility from public view.
1. Refuse and storage containers shall be screened with built and/or landscaped
confinements.
2. Refuse and storage areas should be located to the rear or side of the property and
away from adjacent streets and residential property.
3. Service and loading areas should be located to the rear or sides of buildings away
from adjacent streets, but shall be designed for convenient use.
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4. On waterfront buildings, support facilities should not be located between the
building and the water but rather should be located to the side of the building.
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. Other outdoor mechanical equipment (such as ground mounted heat pumps and
wall ducted exhaust vents) and electrical service equipment (meter boxes, service lines, etc.)
shall be integrated with the oyerall architecture of the building or screened from ground level
view.
Section 14. PTMC Table 17.20.030 Commercial Zoning Districts - Bulk, Dimensional and
Density Requirements are amended (underlined added, strikeout deleted) as follows:
Table 17.20.030
Commercial Zoning Districts - Bulk, Dimensional and Density Requirements
DISTRICT C-I C-II C-[JrH) C-I1I
RESIDENTIAL Owner/operator residences Residences allowed Owner/operator Residences allowed
REQUIREMENTS allowed and residences above the ground residences allowed above Ihe ground
above conunercial uses floor subject (0 the above commercial floor
allowed subject to the requirements below uses subject to the
requirements below requirements below
MINIMUM LOT 5,000 sf 5,000 sf 5,000 sf 5,000 sf
SIZE
FRONT YARD None None None None
SETBACKS
REAR YARD 5' except: none when None unless None unless None, except: 10'
SETBACKS contiguous with another contiguous to R-I, II contiguous to R-I, II when contiguous with
commercial zoning district or III zoning district, or III zoning district, an R-II or R-III
then 15': or, 20' if then 15'; or, 20' if zoning district
building beight is building height is
>20' >20'
SIDE YARD sr except: none when None, unless None, unless None, unless
SETBACKS contiguous with another contiguous to R-I, II contiguous to R - I, II contiguous to R-I, II
commercial zoning district or III zone, then 15': or III zone, then 15'; or III zone, then 10':
or 20' if building or 20' if building or 15' if building
height is >20' height is >20' height is >20'
MAXIMUM 40,000 sf 40,000 sf 40,000 sf None
GROUND FLOOR
AREA Note #\
(in anyone
structure)
MAXIMUM None
GROSS FLOOR 60.000 sf 60,000 sf 60,000 sf
AREA
MAXIMUM 35' and 35' and 35' and 50' or as specified by
BUILDING as sDecified by Ch. as sDecified by Ch. as sDecified by Ch. Ch. 17.28 PTMC
HEIGHT 17.46.080 PTMC 17.46.080 PTMC 17.46.080 PTMC
MAXIMUM 8 feet, unless otherwise 8 feet, unless 8 feet, unless 8 feet. unless
FENCE authorized through otherwise authorized otherwise authorized otherwise authorized
HEI G HTNoto #2 applicable design review through applicable through applicable through applicable
Drocess desi gn review process desilln review orocess desien review nrocess
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Ordinance 2920
Note # I: Multiple structures on a single property or reviewed as a single development proposal may
not be attached to exceed 40,000 sf ground floor area. Such multiple structures must be separated by
the minimum separation standards as established by PTMC ] 7.44.040 at least I Q feet when their
combined ground floor area exceeds 40,000 sf.
Note #2: Maximum fence heights apply only within any required front, side, or rear setback area or
along the edge of any required yard. Fences over 6 feet and retaining walls may require a building
permit.
Section IS. PTMC Table 17.18.030 Mixed Use Zoning Districts - Bulk, Dimensional and
Density Requirements are amended (underlined added, strikeout deleted) as follows:
Table 17.18.030
Mixed Use Zoning Districts - Bulk, Dimeusional and Density Requirements
DISTRICT C-I/MU C-II/MU
MAXIMUM BUILDING 35' 45' except: (a) 2 stories, up to 35' within 100' 0
HEIGHT and as soecified bv Ch. an abutting R-I or R.1l district; or (b) 35' ifthe
17.46.080 PTMC development has no residential use component
35' and as snecified bv Ch. 17.46.080 PTMC
Section 16. The following amendments (underlined added) are proposed to Port Townsend
Municipal Code 17.50.040 Formula Retail and Restaurant Regulations.
A. The following regulations shall apply to all formula retail and formula restaurant
establishments:
] . A formula retail or formula restaurant establishment shall not have a street level
frontage of greater than 50 linear feet on any street or have its retail space occupy more than
two stories. For the purposes of this section, "street level frontage" shall include frontage on
private parking lots and access ways where the commercial building does not abut a public
street.
2. A formula retail or restaurant establishment may not exceed 3,000 square feet of
net total floor area.
3. No drive-through facilities are allowed.
4. Establishment or Relocation. A formula retail or restaurant establishment may
only be located or relocated subject to all of the following requirements:
a. On a site that is not located on a street comer except such formula retail or
restaurant establishment may be located on a street comer where the immediate prior use was
a formula retail or restaurant establishment.
i. For purposes of this section, "on a street corner" means the business
establishment or occupiable building space that is the closest business establishment or
occupiable building space within a block, tract, or parcel to the intersection of two streets
(whether the business establishment or occupiable building space is immediately adjacent to
the street comer or not, or fronts on the street corner or not, or whether the streets are
developed in connection with the business establishment). A business establishment is not
on a street comer ifthere is another business establishment or occupiable building space that
is closer to the corner. Street corner includes frontage on private parking lots and access
ways where the commercial building does not abut a public street.
13
Ordinance 2920
b. Where it would result in no more than one formula retail or restaurant
establishment of any type operating within a single building, whether or not the building is
located on more than one lot (i.e., two or more formula retail establishments requiring
separate business licenses, or displaying in a manner visible from public property separate
business trademarks, logos, service marks or other mutually identifying names or symbols,
for the daily or weekly conducting of business in the same building, is prohibited).
5. Any formula retail or restaurant establishment must be in a building that is shared
with at least one other business that is not a formula retail establishment of any type.
6. The number of formula retail establishments per lot and maximum formula retail
establishment density shall be as follows:
Lot Size Maximum Density of Formula Retail
Establishments
Lots with less than 20.000 s.f. One (]) Formula Retail establishment! lot.
oflot area
Lots with more than 20,000 s.f. One (]) Formula Retail establishment! 20.000
oflot area s.f. of lot area. \
I. . .
This provIsIOn allows larger lots to have multIPle formula retail
establishments (i.e. a 40,000 s.f. lot may have no more than 2 formula retail
establishments. etc) provided the siting and design of the formula retail
establishments meets all other applicable standards.
6. The number of furmula retail establishments per lot shall be limited to OHe.
Section 17. PTMC Chapter 17.44 Commercial and Mixed Use Architectural and Site Design
Standards is hereby amended to add a new section, 17.44.040 Commercial and Mixed Use
Short Plats, Subdivisions, and Binding Site Plans - Block Sizes and Street Layout, and shall
read as follows:
17.44.040 Commercial and Mixed Use Short Plats, Subdivisions, and Binding Site Plans
- Block Sizes, Building Separation and Street Layout.
A. Objective. New or modified commercial or mixed use short plats, subdivisions, and
binding site plans or new commercial or mixed use developments shall be designed to
provide safe and convenient yehicle, nonmotorized, and pedestrian access to individual lots
and building sites. All lots, blocks, and building sites shall be configured to be compatible
with the size, shape, and patterns of Port Townsend streets and blocks established in the late
1800's, including separation of blocks by street rights-of-way, while giying consideration to
unusual pre-existing property dimensions, topography, and landscape buffer requirements.
I. The maximum size for blocks in new or modified plats or binding site plans, or for
building sites on undivided land, shall not exceed 40,000 square feet.
2. Each block or building site shall be separated from other blocks or building sites
by a public right-of-way or public access easement so as to be surrounded on all sides by
such right-of-way or access easement.
3. The standard Port Townsend commercial block is square. However, new blocks
or building sites may vary in dimension (up to a maximum size of 40,000 square feet) to
allow for interior alleys or rectangular, triangular, or other geometric shapes as necessary.
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Ordinance 2920
4. For purposes of this section, a "block" shall mean "a group of lots, tracts or parcels
within well-defined and fixed boundaries surrounded by public rights-of-way or easements."
5. In the C-I, C-II, and C-II(H) General Commercial Zoning District, multiple
structures on a single property reviewed as a single development proposal, or built in phases,
may not be attached to exceed 40,000 s.f. of ground floor area. Such multiple structures must
be separated by at least 60 feet when their combined ground floor area exceeds 40,000 s.f.
Reductions in building separation may be considered through a departure when the space in
between the buildings will be used for pedestrian and emergency vehicle access only (i.e. -
not open to daily vehicle traffic).
SECTION 18. 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 19. Effective Date. This ordinance shall take effect and be in force five days
after the date of its publication in the manner provided by law.
Adopted by the City Council of the City of Port Townsend, Washington, at a regular
meeting thereof, held this nineteenth day of December, 2005.
C~.',?I-'~J'
Catharine Robinson, Mayor
Attest:
Approved as to Form:
~~Ao
John . Watts, Ci(y Attorney
15
Ordinance 2920