HomeMy WebLinkAboutRainier Street and Upper Sims Way Sub Area PlanOrdinance 3229 Exhibit D Page 1 of 155
Rainier Street & Upper Sims Way
SUBAREA PLAN
Port Townsend, Washington
Prepared for:
THE CITY OF PORT TOWNSEND
Prepared by:
AHBL, INC. | Tacoma, Washington
Ordinance 3229 Exhibit D
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artisan
1: a worker who practices a trade or handicraft: craftsperson
2: a person or company that produces something in limited quantities often using
traditional methods
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ACKNOWLEDGMENTS
City CouncilTask ForceConsultant Team
Michelle Sandoval - Position #1Magdalene Agneua AHBL, Inc. - Planning and Civil Engineering
Ariel Speser - Position #2Al Bergsteinwww.ahbl.com
Mayor Deborah Stinson - Position #3Patty Charnas
Robert Gray - Position #4 Jeremy LalaFehr & Peers - Transportation Planning
Pamela Adams - Position #5Mark McCauleywww.fehrandpeers.com
Amy Howard - Position #6Jamie Maciejewski
Deputy Mayor David Faber - Position #7Chris O’HigginsECONorthwest - Market Analysis
Milt Reimerswww.econw.com
Brent Shirley
Planning Commission
Imagery
Jake Soule
Ryan Trail
All images by AHBL, Inc. unless noted
Kirit Bhansali
Suzanne Tyler www.pexels.com
Robert Doyle
Teresa Verraes
www.unsplash.com
Rick Jahnke
James Lagergren
Sound Transit
Monica MickHager
Jefferson Transit
Aislinn Palmer
GoogleEarth
Paul Rice
David Timmons, City Manager
Cover and opposite page - Source: Unsplash
Lois Stanford
Kelly Graves, Executive Asst. to the City Manager
Lance Bailey, Development Services Director
Judy Surber, Planning Manager
John McDonagh, Senior Planner
Suzanne Wassmer, Land Use Specialist
Greg Lanning, Public Works Director
David Peterson, City Engineer
Samantha Harper, Assistant City Engineer
Tyler Johnson, GIS Coordinator
Belinda Graham, Special Projects
Hannah Burn, Special Projects
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CONTENTS
EXECUTIVE SUMMARY ................................................................................VII
Project Overview and Summary ..........................................................................viii
Subarea Plan and Strategy .......................................................................................x
INTRODUCTION ..............................................................................................1
1.1 - Introduction .........................................................................................................2
1.2 - Project Objectives .............................................................................................4
1.3 - Work Plan ............................................................................................................6
SUBAREA CHARACTERISTICS .......................................................................7
2.1 - Overview .............................................................................................................8
2.2 - Demographic Data .........................................................................................13
2.3 - Market Context ...............................................................................................16
COMMUNITY ENGAGEMENT AND DESIRES ..............................................21
3.1 - Engagement Plan ............................................................................................22
3.2 - Task Force Engagement ................................................................................23
3.3 - General Public Engagement .........................................................................27
SUBAREA PLANNING PROCESS AND VISION ..........................................35
4.1 - Vision and Guiding Principles ........................................................................36
4.2 - Gateway Plan Carry Over Themes ..............................................................38
4.3 - Site Considerations/Opportunities .............................................................40
4.4 - Subarea Land Use Concept Alternatives ....................................................44
SUBAREA CONCEPT PLAN .........................................................................47
5.1 - Subarea Concept Plan ...................................................................................48
5.2 - Makers and Artisan District ..........................................................................50
5.3 - Industry District ...............................................................................................52
5.4 - Work/Live District ...........................................................................................54
5.5 - Mixed-Use District ..........................................................................................56
5.6 - Neighborhood Commercial .........................................................................58
5.7 - Residential Neighborhoods .........................................................................60
5.8 - The Forest Blocks District .............................................................................62
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PLAN ELEMENTS AND IMPLEMENTATION FRAMEWORK ......................63
6.1 - Introduction and Element Structure ............................................................64
LAND USE ELEMENT ...................................................................................65
7.1 - Overview ..........................................................................................................66
7.2 - Current Land Use Context .............................................................................67
7.3 - Future Land Use Plan ......................................................................................75
7.4 - Land Capacity Analysis ...................................................................................78
7.5 - Land Use Catalyst Projects ...........................................................................82
7.6 - Goals and Policies ..........................................................................................84
TRANSPORTATION AND MOBILITY ELEMENT .........................................89
8.1 - Overview ..........................................................................................................90
8.2 - Current Transportation and
Mobility Context ......................................................................................................91
8.3 - Future Transportation and Mobility Plan ...................................................98
8.4 - Transportation and Mobility Catalyst Projects .........................................101
8.5 - Goals and Policies ..........................................................................................112
RECREATION AND OPEN SPACE ELEMENT .............................................115
9.1 - Overview ..........................................................................................................116
9.2 - Current Open Space Context ......................................................................117
9.3 - Future Recreation and Open Space Plan ..................................................121
9.4 - Recreation and Open Space Catalyst Projects ........................................125
9.5 - Goals and Policies .........................................................................................127
UTILITIES ELEMENT ....................................................................................129
Create
10.1 - Overview .......................................................................................................130
10.2 - Current Utilities Context .............................................................................131
10.3 - Future Utilities Plan.....................................................................................134
1: to bring into existence
10.4 - Catalyst Utilities Projects ...........................................................................139
2: to produce through
10.5 - Goals and Policies .......................................................................................140
imaginative skill
(Source: Pexels)
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LIST OF FIGURES
Figure 1. Subarea Boundaries and Vicinity ...............................................................3
Figure 2. Port Townsend State Vicinity Map ...........................................................8
Figure 3. Port Townsend Context and Destinations Map .....................................9
Figure 4. Port Townsend Subarea Plan Areas ......................................................38
Figure 5. Subarea Site Assessment Map ...............................................................40
Figure 6. Preferred Concept Alternative ................................................................46
Figure 7. Rainier Street & Upper Sims Way Subarea Concept Plan ...................49
Figure 8. Subarea and Vicinity Development Areas ...........................................66
Figure 9. Current Subarea Vicinity Map ................................................................69
Figure 10. Current Land Use Map ............................................................................71
Figure 11. Subarea Future Land Use Map ...............................................................76
Figure 12. Subarea Land Capacity Map (January 2018) .......................................80
..................90
Figure 14. Current Street and Trail Map ..................................................................93
Figure 15. Current Sidewalks Map ...........................................................................95
Figure 16. Future Streets and Trail Plan .................................................................99
Figure 17. Future Sidewalks Plan ...........................................................................100
Figure 18. Rainier Street North - Future Street Cross Section .........................104
Figure 19. 7th Street - Future Street Cross Section ............................................105
Figure 20. 7th Street - Conceptual Plan ...............................................................105
Figure 21. 9th Street Western Segment - Future Street Cross Section ..........106
Figure 22. 9th Street Eastern Segment - Future Street Cross Section ...........106
Figure 23. Howard (Festival) Street - Future Street Cross Section ..................107
Figure 24. Discovery Road - Future Street Cross Section .................................108
Figure 25. 15th Street - Future Street Cross Section ..........................................109
Figure 26. Spring Street - Near-term Section ......................................................110
Figure 27. Current Park and Open Space Map .....................................................119
Figure 28. Future Recreation and Open Space Plan ..........................................122
Figure 29. Current Utilities Map .............................................................................133
Figure 30. Future Water Utilities Plan ...................................................................135
Figure 31. Future Sanitary Sewer Utilities Plan....................................................137
Figure 32. Regional Stormwater Facility Plan .....................................................138
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Executive Summary
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Project Overview and Summary
The City developed the Rainier Street & Upper Sims Way Subarea Plan to articulate the community’s vision for the development of an area that serves
as a “gateway” to Port Townsend. The vision is to create a district that provides an economic hub of various artisan businesses, living wage jobs,
western gateway. The Plan draws upon community input, previous studies, and an analysis of existing assets to create a comprehensive growth and
redevelopment strategy for the subarea.
Project Objectives
The City undertook a year-long process to engage
citizens, property owners, and city leaders to
neighborhood planning is undertaken, and to identify solutions to community concerns. These
alternatives considered, and an implementation
objectives include:
strategy that lays the groundwork for developing
•VISION AND ASSETS
Port Townsend’s next great neighborhoods.
present) and incorporates the area’s existing assets.
The Rainier Street & Upper Sims Way Subarea
•COMMUNITY CHARACTER
terms of culture, values, and aesthetics.
acts as the “gateway” to Port Townsend by land.
Previously developed areas along Sims Way
•PLAN ORGANIZATION
are ripe for redevelopment; whereas, the large
– structure a plan that works well with other City policy documents,
vacant properties in the west are ready to be
codes, and standards.
developed with new housing and employment
•MEANINGFUL COMMUNITY ENGAGEMENT
– write a plan that responds to community
opportunities. In 2018, the City completed the
input and provide opportunities for the public to participate in the process.
Rainier Street connection between Discovery
•LOCAL OPPORTUNITIES
– develop a plan that promotes local employment and investment.
Road and Sims Way. By taking a proactive
role in completing this connection, the City
•JOBS/HOUSING BALANCE
– establish a plan to diminish the imbalance between
employment and housing.
pay dividends in enabling this corridor to grow
as a new business district. This plan has been
developed to ensure that this area grows and
redevelops in a way that achieves the City’s
vision.
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Fort Worden
State Park
Uptown &
City of
Downtown
Port Townsend
Existing
Residential
Future
Neighborhoods
Development
Subarea
Area
Vicinity
Vicinity and Location Map
Port Townsend
d
a
Business Park
o
R
y
r
e
v
o
c
s
i
D
Future
West Sims Way
Development
East Sims Way
Area
Area
Area
y
a
W
s
m
i
S
Mill Road
Area
Future Development Area
Port Townsend Vineyards represents the growing artisan/
craft industries in the subarea.
Unincorporated
Jefferson County
Subarea and Vicinity Development Areas
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Subarea Plan and Strategy
Vision and Guiding Principles
The vision for the subarea is to create a dynamic, vibrant, and authentic collection of districts that foster permanent, living-wage employment and
housing within the City of Port Townsend. A key facet of this vision is embracing the City’s artisan and traditional craft industry as a means of fostering
redevelopment along Sims Way and the abutting neighborhoods. The goals contained within this Subarea Plan establish guidelines for urban design,
character, and future uses for future neighborhoods that will develop within the subarea.
Six guiding principles were designed to keep the long-range strategy of the Subarea Plan aligned to the project vision. During the subarea planning
process, these principles served as the foundation for exploring alternatives and strategies.
I. CREATE OPPORTUNITIES FOR JOBS AND EMPLOYMENT
II. CREATE OPPORTUNITIES FOR A VARIETY OF HOUSING TYPES
III. CREATE AN INTERCONNECTED AND SAFE TRANSPORTATION NETWORK
IV. PROTECT AND ENHANCE NATURAL RESOURCES
V. PLAN FOR QUALITY AND VIBRANT URBAN DESIGN
VI. ALIGN REGULATORY CONTROLS WITH THE SUBAREA VISION
Subarea Concept Plan
The Subarea “Concept Plan” illustrates the spatial arrangement of the subarea’s future land uses,
transportation facilities and improvements, open spaces, and utilities. The Concept Plan includes
concept elements include:
• CHARACTER DISTRICTS:
designated areas planned to have common characteristics in
terms of land uses, urban design, and overall character.
• OPEN SPACE AREAS
: parks and open space areas intended for recreation and preservation.
• PRIMARY STREETS:
future streets are dashed, existing streets are solid).
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Rainier Street & Upper Sims Way Subarea Concept Plan
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Land Capacity
The Rainier Street & Upper Sims Way Subarea
totals approximately 175-acres of land exclusive
of street rights-of-way. As of January 2018,
approximately 28 percent of the subarea was
already developed, 56 percent was vacant,
nine percent was public or exempt, and six
development potential). Within the subarea,
approximately 109.7 acres are available to
tan on the Land Capacity Map). There is also
49.4 acres of developed land with the potential
the subarea, vacant and underutilized land
provides an opportunity to meet much needed
housing and employment needs within the City.
Realization of this Subarea Plan will take time,
and the approaches for redevelopment differ
from those for vacant land. As such, the Subarea
Plan includes separate land use strategies for
vacant areas and redevelopment properties.
Subarea Land Capacity Map (January 2018)
SUBAREA LAND CAPACITY TOTALS
(as of January 2018)
Count of ParcelsTotal AcresArea Percentage
DEVELOPMENT STATUS
10349.428%
DEVELOPED
11798.756%
VACANT
711.09.5%
UNDERDEVELOPED
3215.76.5%
PUBLIC OR EXEMPT
259174.8100%
TOTAL
(Source: ECONorthwest Market Analysis January 2018)
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Rainier Street extension / Construct future subarea streets with multimodal design elements.
Catalyst Projects
Catalyst projects will play an important role in the implementation of this Subarea Plan. The projects
contained within this plan include capital investments to be made by the City through joint funding
efforts of public/private partnerships that will entice investors, residents, and employers to locate
within the subarea. These projects are discussed in detail later in the Subarea Plan. The following
provides a summary of the most prominent catalyst projects.
• ADAPTIVE REUSE
many are in good condition to support new uses. The catalyst projects focus on repurposing
Repurpose existing buildings in the subarea for new uses.
• NEW STREETS AND TRANSPORTATION FACILITIES
– The Plan calls for several new
streets each with their own streetscape design character to serve the adjacent land uses. The
catalyst projects include new district streets, trail/multi-use pathway expansions, and transit
amenities.
• RECREATION AND OPEN SPACE FACILITIES
– The subarea will include new parks
and open space amenities on city-owned property and as part of new housing developments.
The projects include the Gateway Circle, the Forest Blocks, trail expansions, and future
neighborhood parks.
• UTILITY INVESTMENT
– Future development will require cost-effective utility service
pump station, and a regional stormwater facility.
Provide neighborhood parks concurrent with housing
developments.
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Future Recreation, Open Space, and Transportation Map
(this map illustrates existing and future facilities in the subarea)
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1.0
Introduction
IntroductionProject ObjectivesWork Plan
1.21.3
1.1
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1.1 - Introduction
W
ith
The City of Port Townsend and its residents have
the completion of the Rainier Street
The City’s objective with this plan is to draw
long held a vision for the area as an employment
extension, the City’s gateway on Upper
upon the community’s vision, previous studies,
hub with a beautiful, distinctive commercial
Sims Way is ripe to experience the investment
and assessments to create a strategic plan that
corridor along Sims Way. This vision was
long-envisioned for the area. New industry is
captures the City’s aspirations for the area. This
described in the 1993 Gateway Development
subarea plan represents a year-long process
emerging with a growing focus on craft trades.
Plan. City Council approved the Port Townsend
The City is in need of workforce housing and the
to engage citizens, property owners, and city
Business Park PUD in 1993. Recently, the
area is poised to satisfy this demand. The Sims
2016 Comprehensive Plan described the
Way corridor is redeveloping and circulation has
area as having the potential to support craft
been enhanced with the completion of Rainier
options, and strategy to develop Port Townsend’s
and light manufacturing and technologically-
Street. There is an entrepreneurial spirit
next great neighborhood.
sophisticated and environmentally-friendly
occurring within the area of the City and there is
incubator spaces. Existing policy documents
tremendous opportunity to leverage this energy
are somewhat dated or incomplete. Thus, this
into a well-coordinated plan for the community.
subarea plan provides a renewed vision and
The City of Port Townsend is focused on
action plan for the subarea.
In the past 25 years, the area has experienced
an implementation strategy for an emerging
positive improvements that have brought
mixed-use community at its western gateway.
The Rainier Street & Upper Sims Way Subarea
businesses and investment to the subarea.
Plan was created to articulate the community’s
R
the 1993 Gateway Plan have been constructed.
The area has a craft-industry focus; a winery,
implementation strategy for this growing
a
i
n
i
distillery, and brewery recently opened and a
area. The plan is rooted in the community’s
e
r
S
new creamery is in the planning stages. The
desire to assist and encourage economic
t
.
recently constructed Rainier Street extension
development that supports local trades, craft
creates a new transportation link and opens
and manufacturing while achieving a jobs/
opportunity for additional development. This
housing balance with new development. The
growth and momentum has reached a critical
plan also carries forward past visioning from
juncture where the community must decide how
the 1993 Port Townsend Gateway Development
the subarea will develop and how the City can
Plan while providing a renewed vision and action
support future investment.
plan.
Recently constructed Rainier Street (Source: GoogleEarth)
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Timeline
OF PLANNING EFFORTS
1993
Gateway Development Plan and
Port Townsend Business Park PUD
2007
Sims Way Streetscape
Form Based Study for Sims
Upper Sims Way StreetscapePort Townsend Vineyards
2010
Howard Street Planning
2014
2015
• Howard Street Corridor
(Formerly Howard St.)Rainier Street Expansion
Economic Feasibility Study
• Housing Inventory and
Needs Assessment Study
2017
Interim Land Use Regulations
for Upper Howard Street
2017-2018
Port Townsend Subarea Plan
• Community Visioning
• Subarea Plan document
• Development Regulations
• Howard Street Extension
97
Renamed Rainier Street
th
th
St Development
St Development
Future
• Capital Improvements
• Marketing
• Private Investment and
Development
Figure 1. Subarea Boundaries and Vicinity
3
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1.2 - Project Objectives
T
he
Rainier Street & Upper Sims Way Subarea has the potential to offer extensive opportunities for future employment, commerce, housing, and
pedestrian and bicyclist connections to improve the quality of life for current residents and meet the demand of future populations. The intent
of the Subarea Plan is to identify the subarea’s strengths, weaknesses, and opportunities and to provide options and solutions for equitable and
sustainable community growth. The idea of a new subarea was born out of a desire to create a plan that would guide the development of the area
now that the City has completed the Rainier Street extension.
Project
VISION AND ASSETS
The subarea has been a part of a long-term community vision, and infrastructure investment has
Objectives
been successfully implemented in the recent past. There is tremendous value in carrying forward
these goals well into the future. It is vital to provide the community with the opportunity to reassess
The Subarea Plan was
calls for the City to “plan and provide capital capital improvements in the Gateway Corridor to
attract new businesses and entrepreneurs, enhance existing businesses, and serve the retail
objectives to ensure
a holistic approach to
the Subarea Plan.
neighborhood planning
and to identify solutions to
COMMUNITY CHARACTER
initial community concerns.
People choose to visit downtown Port Townsend to experience its quaint sense of place and
The following lists the initial
community feeling. Many residents choose to live in Port Townsend for the opportunity to
project objectives that
apply their creative talents as artists, craftspeople, writers, and builders. The gateway area is
project commencement.
remarkable potential to knit together existing assets to form wonderful and captivating urban form
that provides a place for residents to live and work.
PLAN ORGANIZATION
improvements. The Subarea Plan is structured through a systematic implementation plan so that
the City can track progress. Furthermore, portions of the study area overlap into the 1993 Gateway
implementing regulations should be weaved into the City’s existing Comprehensive Plan and land
use controls. The resulting Subarea Plan should respond to this existing land use framework and
provide solutions for a seamless transition.
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MEANINGFUL COMMUNITY ENGAGEMENT
The general public and the City have invested tremendous time in the previous
planning processes in and around the study area. This Subarea Plan continued
plan and choose the implementation elements that would lead to a success.
LOCAL OPPORTUNITIES
The subarea is envisioned to provide economic and life-enrichment opportunities
for the local population in terms of jobs, investment, and experience. This can be
achieved by assessing the existing market clusters, determining local investment
interest, and identifying the resources needed to nurture economic growth.
The Subarea Plan should respond to market conditions while staying true to an
authentic, local economy.
JOBS/HOUSING BALANCE
The subarea is intended to help solve the imbalance between employment and
tradespeople. However, there is short supply of moderately-priced housing. The
community understands that its economic success is heavily dependent on its
ability to provide quality housing. The Subarea Plan includes analysis of need
versus supply. The plan is intended to expand residential opportunities and address
barriers to housing development.
Uptown District: walkable with local businesses.
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1.3 - Work Plan
The Rainier Street & Upper Sims Way Subarea
• ENGAGEMENT:
The project created opportunities to engage the general public, property
Plan is the result of a planning process and
documented vision for the area. The project
components, character, and design for the subarea. Engagement was planned to focus on
two groups: the general public to provide community preference and a set of stakeholders
and systematic approach to this community
to provide more detailed assessment and recommendations. The recommendations and
initiative. The work plan was followed to
• ANALYSIS:
The project was structured to review and analyze existing conditions to establish
the community’s aspirations for the area,
a baseline for planning and to plan for demographic change in the subarea. The analysis
reviewed land use, the physical environment, utilities, transportation, trails and open space,
demographics, and market conditions. The analysis also explored existing plans and regulations
creation of a dynamic community district. It is
that will affect growth and development within the subarea.
important to highlight the project work plan so
that future decision makers can understand the
• CONCEPT PLANNING:
The project examined how land uses, transportation, and open
methods that were applied in creating the plan.
space areas might develop within the subarea. Concept plans were created to translate the
The project work plan included the following
community’s desires into a physical form for the subarea. Multiple alternatives were created so
tasks:
that project stakeholders could select amongst the most preferred elements. A concept plan
connections, and pedestrian-focused areas.
• POLICY UPDATES:
This plan establishes renewed policy to guide future City action and
regulation in the subarea. The plan’s policies should be weaved into the City’s Comprehensive
Plan and capital improvement plans to ensure implementation.
• DEVELOPMENT STANDARDS UPDATES:
The project resulted in new and revised
development standards that are intended to enact land use controls to ensure the properties
develop/redevelop according to the long-range vision. The project team worked within the
existing City of Port Townsend zoning structure to incorporate new land use controls.
• PLAN ADOPTION:
The work plan included the formal adoption of this Subarea Plan as
process included several work sessions with the Planning Commission to help guide the plan
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2.0
Subarea Characteristics
OverviewDemographic Summary
2.2
Market Context
2.1
2.3
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2.1 - Overview
Port Townsend Context
The City of Port Townsend was founded in 1851 and remains the only incorporated city in Jefferson County. The City is located approximately 40 miles
northwest of the Seattle metropolitan region, at the northern tip of the Olympic Peninsula. The City is approximately 6.98 square miles and serves
as the county seat for Jefferson County. Transportation access is limited due to the City’s peninsular location. Highways 19 and 20 provide roadway
access from the south. Washington State Ferry service provides vehicular and walk-on passenger service to and from Whidbey Island.
The City was founded and developed on a
traditional street grid. The City and its environs
were platted to follow this town pattern. As the
city developed, the areas close to its center
maintained this strong urban grid; whereas the
pattern weakens in the outlying areas. Some
platted rights-of-way have never been improved.
Port Townsend has two main community nodes:
Downtown which is located on the bay front and
Uptown which rests atop the hill overlooking
Downtown. Both districts follow traditional town
planning urban design principles and possess
a strong pedestrian environment. Residential
neighborhoods and industry districts radiate out
from these community nodes. Sims Way has
developed over time with a mix of commercial,
residential, and light industrial uses. Urban
development is slowly stretching westward into
underdeveloped land. It is important to realize
Port Townsend’s context and urban form when
planning for an authentic mixed-use center at its
western gateway.
Figure 2. Port Townsend State Vicinity Map
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Fort Worden
49TH STREET
State Park
County
E
U
N
Fairgrounds
E
V
A
SAN JUAN AVENUE
K
O
O
C
Port Townsend has compact, walkable neighborhoods.
J
A
City of
C
K
S
O
N
S
Port Townsend
T
R
E
E
T
F
S
T
R
E
E
T
HASTINGS AVENUE
Point Hudson
Historic
Uptown
Port Townsend
Golf Course
T
E
D
Historic
E
A
O
R
R
T
Kah Tai Lagoon
YS
R
Downtown
R
E
V
E
MCPHERSON ST
OT
C
A
S
I
W
D
Boat Haven
Rainier Street/
Upper Sims Way
S
I
M
S
W
A
Y
Port Townsend Bay
Figure 3. Port Townsend Context and Destinations Map
Local retail shop in Port Townsend’s Uptown District.
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Subarea Context
The subarea is located in the southwestern portion of the City of Port Townsend. This location
the larger Jefferson County community. The following sections of this Subarea Plan will provide
detailed description and analysis of the area’s features. The following paragraphs describe some
NATURAL LANDSCAPE
The entrance into the subarea includes dense tree cover that is incorporated into an
established tree buffer that is located on both sides of Sims Way and Discovery Road up
to the 7th Street right-of-way. The areas that have not been developed are forested with
Natural forest areas (Source: Pexels)
deciduous and coniferous trees and shrubs. The portion of the subarea south of Sims
Way has descending slopes with varying steepness. North of Sims Way is relatively
north/south alignment which create barriers to overall connectivity.
EXISTING LAND USES
The subarea has a wide range of existing land uses; the area has several development
commercial in nature and include a mix of retail, restaurant, and automobile services.
The development between Rainier and Thomas Streets is mostly oriented close to the
street to create a walkable shopping environment; whereas the rest of the corridor
remains suburban highway commercial. The areas along Discovery Road still remain
rural in character with larger residential homesteads. The Port Townsend Business
Park is located central to the subarea and includes a variety of industry-oriented and
central areas of the subarea are starting to develop with artisan businesses. A new
winery has opened and a creamery is planned to the north. Several homes and small
manufacturing businesses are peppered through the outlying areas.
Port Townsend Vineyards in the subarea.
RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN
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VEHICULAR NETWORK
route), Discovery Road, and Rainier Street. Sites not situated along these corridors
are connected with smaller local streets and unimproved rights-of-way. Sims Way is
mostly a two-lane principal arterial roadway. Sims Way was recently redesigned to
include two roundabouts and streetscape improvements between Rainier and Thomas
Streets. Rainier Street is a new two-lane collector street with cycle track linking Sims
Way and Discovery Road. Discovery Road is a narrow two-lane minor arterial roadway.
A cycle track is proposed along its east side. Local roadways interconnect surrounding
neighborhoods and business enclaves.
Businesses in Downtown Port Townsend create an active
streetscape and oriented to pedestrians.
BICYCLIST AND PEDESTRIAN NETWORK
The subarea includes some bicycle and pedestrian facilities although there are several
missing links within the area. Bicycle lanes exist along Sims Way and a cycle track is
present along Rainier Street. A new cycle track is planned for Discovery Road. Sidewalks
exist on both sides of Sims Way between Rainier and Sheridan Streets although there
is a long sidewalk gap in the areas traversing the gulch. There are no sidewalks or
designated bicycle lanes for the Sims Way segment leading into the City. Sidewalks
line Rainier Street south of Discovery Road. Presently, there are no sidewalks along
Discovery Road. Sidewalks are scarce on local streets. On many local streets, non-
motorized travelers share the pavement with vehicles. There are a number of local
trails that traverse or terminate in the subarea.
CATALYST AREAS
The subarea has multiple sites and locations that have the potential to produce catalyst
subarea. The northwest portions of the subarea are mostly vacant and are ripe for
future residential neighborhoods, thus contributing to addressing the City’s housing
need. The internal blocks between Discovery Road and Sims Way have large spans
of undeveloped land and are primed for commercial/industry businesses. Several
properties along Sims Way are underdeveloped or have vacancies that provide
creates additional opportunity for catalyst development provided the land use mix is
conducive to the area’s topography and tree coverage.
New development sites along the Rainier Street
extension.
RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN
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Street & Upper Sims Way Subarea, has been
known by many names over time. The subarea
Corridor in the Gateway Development Plan that
the 1980’s to today. The City created the goal
in the 2016 Comprehensive Plan of preparing
the Howard Street Corridor Subarea Plan as
a strategy to address the jobs lost during the
recession. Due to the renaming of Howard Street
to Rainier Street and the inclusion of Upper
Sims Way, the subarea name was changed to
Rainier Street & Upper Sims Way Subarea. The
following plans/documents were instrumental
Port Townsend Gateway Concept Plan (1988)/Gateway Development Plan (1993)
in the previous area planning.
• PORT TOWNSEND GATEWAY
CONCEPT PLAN
!!
• PORT TOWNSEND GATEWAY
DEVELOPMENT PLAN
!
• PORT TOWNSEND: HOWARD
STREET CORRIDOR ECONOMIC
FEASIBILITY STUDY
!
• CITY OF PORT TOWNSEND
COMPREHENSIVE PLAN
!
• OTHER CAPITAL FACILITIES AND
UTILITIES STUDIES
RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN
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2.2 - Demographic Data
Demographic Summary
government. With a median age of 56, the workforce is limited. Although the population is growing slowly and steadily, the need to retain and
attract younger people and families is essential for long term economic growth. In addition, employment in the community is tied to lower wage job
sectors, and local incomes have come to depend more on investment, retirement, and transfer payment sources as retirees move to Port Townsend.
Population Growth
POPULATION GROWTH PROJECTION
(2010-2036)
Due to being the only incorporated city within Jefferson County, the City of Port
PopulationChange (2000 - 2036)
Townsend is a major economic engine in the region. As such, the population has
been constantly growing since the 1990’s. Port Townsend’s population is estimated
Projected
Compound
20102036NumberAnnual
2,665 more residents in the community than the OFM estimated population as of
Growth
2017. As the population grows, Port Townsend will face greater pressure to have Rate
quality housing, amenities, and well-paying jobs. The Rainier Street & Upper Sims Way
Port Townsend 9,11312,1653,0521.27%
Subarea can provide the land area to provide greater housing, economic investment,
Jefferson 29,87238,3498,4770.97%
and unique amenities for the community.
County (total)
As of 2015, more than 50% of the population of Port Townsend was 55 or older.
Washington 6,724,5408,966,9532,272,4131.27%
Additionally, 20.9 % of the population was 24 years old or younger. While the age of
State
the population greatly varies, one of the community greatest assets is the educational
attainment of its residents. The percentage of Port Townsend residents with a high
school diploma is 5.3% higher than the state average. The Port Townsend resident
1.27%
percentage holding a bachelor’s or higher degree is 13.2% greater than the state
12,165
average. Not depicted in the data are the trade schools that are training the next
generation of skilled craftspersons need in the city. The high number of college
graduate coupled with the skilled-craftspersons make the City an ideal place for
employers and entrepreneurs to start or grow a business.
2036 POPULATION
Port Townsend’s
Port Townsend is
average annual
projected to reach
growth rate is 1.27%
12,165 by 2036
Source: OFM And ECONorthwest Market Analysis Jan. 2018
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Age Characteristics
Population Distribution by Age (2011-2015)
Source: US Census Bureau, 2011-2015
Port Townsend has an older population than most places in Washington State. The median age of
13.6%
residents in Port Townsend is 56. The median age in Jefferson County is also about the same at 55
29.8%30.1%
years. The median age for the entire State of Washington however is 37. The largest age cohort in
Port Townsend and Jefferson County are those 45 to 64 years old, whereas the largest age cohort
26.6%
Percent of Population
in Washington is 25 years and younger. Port Townsend has the smallest share of people aged 25
and younger.
33.5%33.7%
27.4%
Household Characteristics
18.2%16.7%
Port Townsend has a smaller average household size than the State of Washington. The household
32.4%
make up in Port Townsend is different from the State of Washington average. Over 40 percent of
18.5%19.5%
Port Townsend households are one-person households as compared to 28 percent in the State. In
Port Townsend, one- and two-person households combine to make up 80 percent of all households.
Port Jefferson Washington
TownsendCountyState
households are one- or two-person households.
25 to 44
Under 25
Income Characteristics
65 and over
45 to 64
Port Townsend’s median household income is less than that of Jefferson County and Washington
Household Size (2011-2015)
State. Over the last decade and a half, incomes have not increased as much in Port Townsend
Source: US Census Bureau, 2011-2015
as the other geographies. The median household income for Port Townsend is $42,745 and is
11%
12%
22%
Townsend only experienced a 24% increase in median household incomes from 2000 to 2015; as
9%
9%
compared to Washington State at 33% and Jefferson County at 30%.
Percent of Households
15%
The majority of households in Port Townsend have a median income below $50,000. In Port
37%
Townsend, a little over 57% of households have median incomes below $50,000. In Jefferson
47%
35%
County, nearly 51% of households have median incomes below $50,000, compared with 41% in
Washington State. Over 85% of Port Townsend households have incomes below $100,000.
Port Townsend has a large population over 65, the typical age of retirement in the U.S. The
43%
33%
income statistics may not capture the complete picture of household wealth in Port Townsend. It
28%
purchase a second home in Port Townsend are a dominant force in the local economy. It is likely
Port Jefferson Washington
TownsendCountyState
population.
2 persons
1 person
4 or more persons
3 persons
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Average Household Size
Employment Characteristics
Source: ECONorthwest Market Analysis Jan. 2018
Port Townsend has a low labor participation rate. A little over 50 percent of the population is in
2.6
the labor force. The State of Washington has a much higher labor participation rate—exceeding
64 percent. Only 51.4% of Port Townsend’s population over the age of 16 is in the labor force.
2.1
64.4%. Educational, health care, and social assistance are the largest employment sectors in Port
WASHINGTON STATE
Townsend, Jefferson County, and Washington State. Arts, entertainment, accommodations and
PORT TOWNSEND
food service are also large employment sectors in Port Townsend.
Median Household Income
Unemployment in Jefferson County remains high, and above Washington State levels. In general,
Source: ECONorthwest Market Analysis Jan. 2018
Port Townsend’s economic performance tracks Jefferson County’s closely. Port Townsend usually
$42,745
leads Jefferson County slightly, so it could be expected that unemployment in Port Townsend
would be slightly lower than in Jefferson County.
Port Townsend
$49,279
Percent of Labor Force By Sector (2011-2015)
$
Source: Decennial Census 2000, Census 2016 Population Estimates
Jefferson County
$61,062
Educational Services; Healthcare & Social
Assistance
Washington State
Arts, Entertainment, Recreation,
Household Income (2011-2015)
Accommodations & Food Service
Source: US Census Bureau, 2011-2015
Other Service, (except Public Admin.)
2.6%
3.2%
5.7%
11%
14.1%
Professional, Scientific, & Management;
21.3%
Administrative & Waste Mgt Services.
Percent of Households
28.8%
Manufacturing
32.6%
32.0%
Retail Trade
Public Administration
30.4%
26.8%
22.0%
Transportation and Warehouse; Utilities
26.7%
Construction
23.9%
19.0%
Financing; Real Estate and Rental/Leasing
Port Jefferson Washington
Information
TownsendCountyState
$25,000 - $49,000
$200,000 and over
Agriculture; Fishing/Hunting; Mining
$100,000 - $199,000
> $25,000
Wholesale Trade
$50,000 - $99,000
0%10%20%30%
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2.3 - Market Context
Economic Summary
summary breaks down the Market Analysis into two market categories: Housing and Commercial.
Housing Market
SINGLE-FAMILY HOUSING (ATTACHED AND DETACHED):
Port Townsend single-family homes comprise 80% of all housing units in the City. The recent
trends of single-family home development have new building permit activity at pre-recession
levels. In addition, the housing vacancy rate has been declining the past 15 years to a current
Property values have increased over the past six years to a median price above $300,000. Overall,
Port Townsend new residential construction is focused on single-family homes and many of these
newly constructed homes are at the high end of the market. With a median household income of
$42,745, a $300,000 home would likely be out of range for many Port Townsend residents. In the
current market and with adequate infrastructure, single-family attached and detached units are
likely feasible in the subarea if the sale price better aligns with median household incomes.
MULTI-FAMILY HOUSING:
Single-Family neighborhood.
Port Townsend multi-family homes make up 20% of all housing units in the City. Median monthly
gross rent in Port Townsend is $807, which is $38 less than Jefferson County, and $207 less than
the state average. Rental housing demand is likely strongest at the workforce housing level – a
rent level that may not support new multi-family construction. Outside of age-restricted co-housing
development, there have been a small number of new, small-scale, multi-family building permits.
There have been no traditional apartment buildings constructed in Port Townsend in recent times.
likely harder to achieve. Additionally, construction costs are likely higher than average due to the
labor shortage. The public sector will need to consider how to support new multi-family housing
production to address housing demand in a manner that responds to the local income levels. The
City recently adopted a tax exemption program to incentivize new affordable housing projects. This
program can lower the ad valorem property tax for eligible projects.
Multi-family community.
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HOUSING CONSIDERATIONS
SINGLE-FAMILYMULTI-FAMILY
• Availability of undeveloped, • Ample availability of land that allows
residentially-zoned land.multi-family as either a primary or
secondary use.
• High market demand for attached/
OPPORTUNITIES
detached single-family housing.• Multi-family can drive
•
housing need and provide home • High market demand for multi-
owners with additional income.family and rental housing.
•
dwelling units.
•
from the local tax exemption
program.
• Perceived labor shortage.• Perceived labor shortage.
• Construction costs will result • Construction costs may result in
in home sales price that is rents that are proportionately higher
CHALLENGES
proportionately higher than the than the household income.
household income.
•
• Accessory dwelling unit standards
• Accessory dwelling unit standards
achieve.
achieve.
• The zoning code’s minimum density
requirements may be too dense for
market demand.
(Source: Pexels)
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Barriers to Residential Development
Although there has been a steady stream of single-family homes constructed in the City, there have been few multi-family housing units created in
recent years. Stakeholders noted that home affordability is increasingly becoming an issue for many Port Townsend households. For a community
with a large service and tourist-focused economic sector, continuing to provide a range of home choices will be essential for future economic growth.
Barriers to housing production in the City appear to a combination of market barriers, infrastructure challenges, and perhaps even regulatory hurdles.
CONSTRUCTION COSTS AND RENTAL RATES DO NOT ALIGN
As it applies to multi-family apartments, small cities like Port Townsend face several
market related issues with realizing more apartment construction. Despite high de-
mand for rentals, the local market rent ceiling may be too low to justify new construc-
tion. The local incomes in Port Townsend are lower than other parts of the State. The
2015 median household income for Port Townsend is $42,745 as compared to the
State of Washington at $61,062. These data sets indicate that rental housing demand
is likely strongest at the workforce housing level, which is a rent level that may not sup-
port new apartment construction without public subsidy.
FINANCING IS DIFFICULT
Financing a multi-family apartment project in an area that has not seen apartments
(Source: Pexels)
realm have little basis to determine the project’s value, leaving developers with few,
REGULATIONS MAY NOT ALIGN WITH MARKET CHARACTERISTICS
On the regulatory side, stakeholders noted that permitting and entitlement processes
the permit process is a hurdle for housing developers. This is common complaint in
to new development, it is worth tackling these perceptions as they can lead to less
development interest from the builder community.
INFRASTRUCTURE IS NOT IN PLACE TO SUPPORT DEVELOPMENT
We also heard from community stakeholders that there are infrastructure challeng-
es related to home construction. Port Townsend has the only public sewer system in
Jefferson County and some areas of the subarea do not currently have access to the
(Source: Pexels)
development supporting infrastructure where rents may not warrant the costs of the
off-site improvements.
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Commercial/Industry Market:
RETAIL
The subarea is located on a Port Townsend major retail corridor. The subarea features more
properties that are automobile oriented than the Historic Downtown area. Since 2008, the retail
benchmark for a healthy retail market. Like similarly sized cities, the majority of retail buildings
within the City are under 5,000 sq. ft. Average retail rents have slowly declined since 2007 to a
stable range between $12 to $14 per sq. ft. Overall, the retail market appears stable within Port
Townsend.
• GENERAL RETAIL:
Retail shop (Source: Pexels)
pull sales from brick and mortar stores. Given the relatively small size of the community,
modest local incomes, and seasonal nature of the tourist industry, only select tenants may be
able to establish themselves in the subarea in the near term. Longer term, there is a potential
for accelerated growth as the subarea becomes more established.
• GROCERY STORES:
There are currently four grocery stores within four miles of the subarea.
Additionally, the City has a few national brand grocers and at least one local specialty grocer.
It is unlikely that a traditional grocery store will locate to the subarea in short term. Related
specialty shops may be viable.
• RESTAURANTS/CAFES:
Restaurants and cafes will play an important role in the future
development of the subarea. Restaurants and cafes will be likely located in visible locations
Grocery/bakery (Source: Pexels)
Cafe (Source: Pexels)
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Commercial/Industry Market:
OFFICE AND INDUSTRIAL
industrial buildings or distribution warehouses in the City. The majority of industrial buildings are
Community stakeholders repeatedly mentioned the importance of artisan and farm-to-table
relatively stable rental market. A majority of private commercial permits issued in the past ten years
have been for new development in the subarea.
labor force. Future growth in the subarea, and within the City as a whole, may be hindered by the
lack of available labor. Overall, the subarea will likely not develop overnight, but will slowly mature
on a project by project basis.
• GENERAL OFFICE:
was estimated at 2.2%.
• GENERAL INDUSTRIAL:
Port Townsend’s industrial market is a mixture of contractors, boat
or marine oriented industries, and artisan/makers. While speculative industrial construction
Industrial (Source: Pexels)
remains unlikely, new construction for build-to-suit situations will likely continue. The subarea
presents an ideal location for small scale industrial development due to its easy access and
established pattern of industrial and artisan uses in the area.
• CRAFT INDUSTRIAL/MAKER SPACES/ ARTISAN STUDIO:
businesses. In the near term, there is likely a demand for this land use type, as it is aligned with
Port Townsend’s reputation as an artisan hub.
Artist studio (Source: Pexels)
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Community Engagement
3.0
and Desires
Engagement
Task Force
3.1
3.2
General Public
3.3
Plan
Engagement
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3.1 - Engagement Plan
The Rainier Street & Upper Sims Way Subarea Plan included a community engagement plan to ensure meaningful participation from diverse
perspectives. The project included a customized engagement plan tailored for various levels of involvement, including a task force group, the general
exercises, written comments, and surveys.
TASK FORCE
The City created a task force to serve as the primary technical and recommendation
body for the project. The Task Force was created through invitation and comprised
diverse community representation including property owners, business owners, real
estate professionals, the Chamber, government staff, and the city at large. The Task
Force was intended to serve as the representative sounding board to provide insight
on community needs and desires. The Task Force provided project input and made
recommendations on the project components.
GENERAL PUBLIC
The City created opportunities for the general public to participate and provide critical
input into the plan. The public was engaged through both community workshops and
online surveys. The engagement plan focused on public input that related to land
uses and building character and that helped identify key plan components.
PLANNING COMMISSION
The project team engaged the Planning Commission through work sessions at project
milestones to present the information obtained and to show the working pieces to
the plan. The Planning Commission provided guidance and recommendations on
engagement methods, plan components, and potential public policy.
Community Workshops were held to engage the public.
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3.2 - Task Force Engagement
The project team engaged the Task Force at
Task Force
four working meetings throughout the planning pedestrian mobility. The subsequent meetings
process. The meetings were structured to be were tailored to individual feedback of proposed
interactive and collaborative. At each meeting, concepts and policies.
the facilitators provided an agenda and a set
Task Force Feedback
MEETING DATES
of meeting objectives. The Task Force was
engaged in the form of roundtable discussions
The following summarizes key sentiments
and focused on categories that aligned with
and desires expressed by the Task Force. The
June 15, 2017
the project components. The initial Task Force
subsequent sections of the Subarea Plan
Task Force #1
meeting was focused on identifying individual
include Task Force recommendations pertaining
Objectives and Desires
interests, area challenges, and project
opportunities. The Task Force embarked on a
July 13, 2017
Task Force #2
Alternatives Analysis
Public Engagement
August 10, 2017
Task Force #3
October 12, 2017
Task Force #4
The Task Force provided guidance and
Consensus and Buy-in of
recommendations on the Subarea Plan components.Subarea Plan Concept Plan.
Plan Elements
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Subarea Assessment and Priorities
The Task Force members were asked to participate in exercises to assess the study area and also apply site observations. The purpose of these
exercises was to identify the high level of opportunities and challenges for the study area. It also helped identify some common themes and ideas
amongst the task force.
OPPORTUNITIESCHALLENGES
TASK FORCE OBJECTIVES
I. Establish working
• Provide housing options• Ability to attract/retain workforce
partnerships
• Create jobs• Expand awareness beyond Sims Way
II. Assess the subarea
• Create identity• Articulating the market intent for the
III.Identify planning focus
area
• Provide live/work space
IV. Provide recommendations
• Overcoming bureaucracy
• Provide mixed-use
and suggestions throughout
• Municipal implementation speeds
the project
• Improve walkability
• Providing signage in public spaces
• Promote community/collaboration
• Creating Rainier Street identity
• Create distractive building style
Realize/acknowledge development • Aligning vision with regulations
MEMBER MAJOR INTEREST
potential
• Ensuring ownership/buy-in to
TOPICS
• Provide food and drinking objectives
• Economic development
establishments
•
• Housing
• Provide retail
• Integrating old and new
• Affordability
• Design/construct 7th and 10th Streets
• Creating development incentives
• Labor
•
• Predictability
• Transportation and access
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SUBAREA PLACE IDENTIFIERS
Favorite Place:
Task Force members were asked to indicate their favorite
Most Potential Place
: Task Force members were asked to indicate the
areas within the study area that have the greatest potential by placing
a yellow dot on an aerial. Participants were also asked to explain their
The Task Force members used ‘slider maps’ to vote on
their preferred planning elements. Participants used dot
stickers to indicate individual preference.
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Subarea Recommended Planning Focus
participated in a ‘slider exercise’ to identify the level of importance that Task Force members rated particular planning elements/categories. It also
placement corresponded to the participant’s personal opinion of importance as it related to the Subarea Plan. The following summarizes the Task
Force’s recommendations for various planning elements:
ARCHITECTURE HOUSING
PARKS AND OPEN SPACE
• Establish architectural • Emphasize future residential
• Provide wider access to parks.
standardsdevelopment with the following
• Provide trail connections/
housing types:
• Focus on 1 and 2 story buildings
extensions
• Place less focus on 3 to 5 story
Apartments
• Ensure natural resources
buildings
preservation/conservation
Townhomes/duplex
• Require building orientation to streets
Single-family• Consider incorporating community
gardens into districts/neighborhoods
Live-work
• Allow traditional, contemporary, and
• Provide housing that accommodates
modern architectural styles
extended family, couples, roommates)
COMMERCIALINDUSTRY
TRANSPORTATION
• Emphasize future commercial • Emphasize future industry on
• Provide a street connectivity
services on the following types:the following types/categories:
between districts and
neighborhoods
Retail shops
• Build upon a traditional street grid
Specialty/craft items Manufacturing/maritime
pattern
Everyday/convenience items Food and beverage manufacturing
• Accommodate bicyclists/pedestrians
• Limit commercial/retail to small/ Leading edge technology
• Construct streets with on-street
medium scale; avoid large format,
Artisan/crafts/trade
parking at commercial nodes and
‘big box’ commercial buildings
Brewing/distilling/winemaking
within residential neighborhoods
• Plan for commercial/retail as part of Healthcare
• Design streets with landscaping and
mixed-use projects
shade trees
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3.3 - General Public Engagement
surveys were structured to be interactive and allow a variety of ways to provide feedback and recommendations. The surveys mirrored the workshops’
topics and questions. Surveys were hosted for the weeks following the corresponding workshops.
COMMUNITY WORKSHOP #2
occurred at
COMMUNITY WORKSHOP #1
was hosted at
the Towne Point community room located just
the Cotton Building in downtown Port Townsend
General Public
northeast of the subarea on August 16, 2017.
on June 28, 2017, and was planned with a
The engagement event was planned with a
welcome desk, interactive engagement stations,
ENGAGEMENT SUMMARY
welcome desk, a brief presentation, interactive
and a designated area for written comment.
engagement stations, and a designated area for
Facilitators circulated amongst the attendees
June 28, 2017
written comments. The subsequent workshop/
to welcome dialogue, answer questions and
survey was focused on seeking the community’s
#1 Engagement
Project Objectives
provide guidance on the engagement stations.
opinions relating to proposed planning schemes
Public Preferences
preferences for land uses and building design. It
Community Assessment
team provided design alternatives and concepts
was equally important for the public to provide
to how the subarea could be developed. The
its assessment of the subarea’s facilities and
June 27 - July 24, 2017
second workshop provided the project team
existing conditions. This initial public feedback
was used to establish the vision and narrow the
360 Responses
land use focus to align with common community
11 min. average length of
resulted in a locally preferred concept plan.
An online survey was hosted for three weeks
themes. An online survey was hosted for several survey session
following the workshop.
weeks following the workshop.
August 16, 2017
The following pages summarize the initial public
Community Workshop #1 Focus
desire and sentiments related to land use and
Alternatives Analysis
#2 Engagement
building design. The subsequent sections of
LAND USE
this Subarea Plan include public responses
Aug. 14 - Sept. 6, 2017
elements.
COMMUNITY ASSESSMENT
88 Responses
9 min. average length of
PARTICIPANT FEEDBACK survey session
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Participants at Community Workshop #1
Response Summary
Land Use: Housing
The following summarizes the public’s
Q1. WHAT ARE ACCEPTABLE HOUSING TYPES FOR THE SUBAREA?
responses at the community workshop and
the online survey. Data in the tables below
Total % of Online Meeting
ResponsesResponsesResponsesResponses
are weighted based on the total number of
responses. It is worth noting that the online
Single-Family/Houses19420.2%18410
survey ran from June 27, 2017 – July 24, 2017
Cottages/Small Houses with Shared Space28429.6%26123
and received a total of 360 responses. The in-
Townhouses/Duplex20921.8%19613
person workshop was held on June 28, 2017,
Apartments19920.7%18217
and attendees were directed to take the full
Other:747.7%686
online survey if they wished following the event.
TOTAL 960100.0%89169
The full online survey results were provided in a
memorandum to City staff.
Q2. WHAT STYLES OF APARTMENTS WOULD YOU LIKE TO SEE IN THE SUBAREA?
Total % of Online Meeting
ResponsesResponsesResponsesResponses
Garden-Style Apartments14522.6%1432
Urban-Style Apartments8413.1%768
Courtyard-Style Apartments14422.4%13113
4-Plex-Style Apartments17226.7%16210
Other: 9815.2%7820
TOTAL 643100.0%59053
Project information signs at Community Workshop #1
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Land Use: Commercial and Industry
Land Use: Housing (cont.)
Q3. WHAT ARCHITECTURAL STYLE Q5. WHAT TYPE OF BUSINESSES/COMMERCIAL WOULD YOU LIKE TO SEE IN THE
SHOULD BE APPLIED TO HOUSING IN THE SUBAREA?
SUBAREA?
Total % of Online Meeting
ResponsesResponsesResponsesResponses
Total % of Online Meeting
Resp.Resp.Resp.Resp.
Grocery Store/Produce Stand20411.6%18816
Traditional13338.0%1303
Clothing1035.9%1003
Modern144.0%122
Restaurants/Delis20211.5%18715
Mix of Styles15644.6%12828
Arts/Crafts/Artisan19511.1%17421
Other:4713.4%470
Coffee/Café/Bakery22012.5%20317
TOTAL350100.0%31733
1277.2%1225
Lounges/Bars1076.1%1007
Q4. WHAT SCALE OF HOUSING WOULD
Medical/Clinics1025.8%984
YOU LIKE TO SEE IN THE SUBAREA?
Banking603.4%591
Total % of Online Meeting
Maritime814.6%774
Resp.Resp.Resp.Resp.
Hardware Store/Building Supply724.1%702
1-2 Stories25557.2%23421
Manufacturing/Processing1669.4%15214
3-4 Stories15434.5%13519
Automobile Service/Fuel Station573.2%570
5+ Stories378.3%361
623.5%584
TOTAL446100.0%40541
TOTAL1758100.0%1645113
Q6. WHAT TYPE OF SHOPPING ENVIRONMENTS SHOULD BE CREATED IN THE
SUBAREA?
Total % of Online Meeting
ResponsesResponsesResponsesResponses
Mixed-Use Center25343.7%22429
Shopping Center315.4%310
Stand Alone6110.5%529
Artisan Studios20234.9%18220
325.5%320
TOTAL579100.0%52158
Participants providing comments on engagement boards
at Community Workshop #1
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Land Use: Commercial and Industry (cont.)
Q7. WHAT WOULD YOU LIKE TO SEE AS THE FUTURE SCALE OF MANUFACTURING AND
COMMERCIAL BUSINESSES IN TERMS OF SIZE?
Total % of Online Meeting
ResponsesResponsesResponsesResponses
Small: 5,000 SF 26658.6%23729
Medium: 5,001 - 39,000 SF 14932.8%13613
Large: Over 40,000 SF 398.6%381
TOTAL454100.0%41143
Q8. WHAT ARCHITECTURAL STYLE SHOULD BE ENCOURAGED FOR COMMERCIAL
BUILDINGS IN THE SUBAREA?
Total % of Online Meeting
ResponsesResponsesResponsesResponses
Traditional15647.0%1533
Modern319.3%283
14543.7%12817
TOTAL332100.0%30923
Land Use: Open Space/Recreation
Engagement boards at Community Workshop #1, dots
Q9. WHAT TYPES OF OPEN SPACE AND RECREATION AMENITIES SHOULD BE
represent a participant’s ‘vote’ for a particular item
CONSIDERED FOR THE SUBAREA?
(colors are irrelevant).
Total % of Online Meeting
ResponsesResponsesResponsesResponses
Trails/Trail Expansions/Trail Connections28826.2%25830
Active Green Space22120.1%19823
Passive Parks21619.6%19323
Dog Parks14713.4%12819
Community Gardens22820.7%20721
TOTAL1100100.0%984116
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Q10. WHERE DO YOU SHOP FOR SPECIFIC ITEMS/SERVICES? (WHERE DO PORT
TOWNSEND RESIDENTS SHOP?)
Shopping locations
Within Port
Townsend
Downtown (but not within Outside Port
Port Townsenddowntown)TownsendMeeting Response Summary
Grocery Store/3412.1%21275.2%3612.8%A vast majority of respondents indicated
Produce Standthat they shop within the City, but zero
respondents indicated they get these
items downtown
Banking5820.6%18064.1%4315.3%A vast majority of respondents indicated
they bank within the City, with a few votes
for downtown and outside of the City
Hardware Store/3211.5%18767.3%5921.2%A vast majority of respondents indicated
Building Supplythat they shop within the City, but zero
respondents indicated they get these
items downtown
Automobile 72.6%14753.6%12043.8%An even split of respondents indicated
Servicesthey get automobile services either within
indicated they go to Glenn Cove.
Clothing7326.8%3312.1%16661.0%A majority of respondents indicated
they shop for clothes either outside of
‘Where do you shop?’ engagement board at Community
Workshop #1, dots represent a participant’s ‘vote’ for a
approximately 6 responses for downtown
particular item (colors are irrelevant).
and 4 for shopping within the rest of the
City
Arts/Crafts/16262.8%4417.1%5220.2%A vast majority of respondents indicated
Artisanthey obtain these items either downtown
or elsewhere within the City
Medical/Clinics196.9%20674.4%5218.8%A vast majority of respondents indicated
that they shop within the City, but zero
respondents indicated they get this
service downtown
Other Comments: mentioned for obtaining some of these
items, along with online banking
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Community Assessment
The community workshop and the online survey included an opportunity for participants to provide
feedback relating to the existing conditions within the study area. The questions asked respondents
about their satisfaction with the existing amenities, aesthetics, safety, parking and transportation
following table provides the public’s assessment of the subarea.
COMMUNITY ASSESSMENT: HOW WOULD YOU RATE THE CONDITION OF THE
FOLLLOWING ELEMENTS/ITEMS/SERVICES IN THE SUBAREA?
(Indicate on a score of 1 - 100 (1 = Poor/100 = Excellent)
Online Average Meeting Average Cumulative Cumulative
Category
(SurveyMonkey)(approximate)AverageRating
AMENITIES (WITHIN THE SUBAREA)
Parks352835Fair
Preservation/Conservation Areas404240Fair/Neutral
Entertainment Venues284629Fair
Art321331Fair
Trees/Landscaping463245Fair/Neutral
AESTHETICS (WITHIN THE SUBAREA)
Sims Way Landscaping534853Neutral
Sims Way Sidewalks553954Neutral
Howard Street Landscaping412140Fair/Neutral
Howard Street Sidewalks412140Fair/Neutral
Buildings Along Sims Way402939Fair/Neutral
Buildings on Other Streets462046Fair/Neutral
Signage503950Neutral
Parking Areas465246Fair/Neutral
Roundabout637864Neutral/Good
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COMMUNITY ASSESSMENT: HOW WOULD YOU RATE THE CONDITION OF THE
FOLLLOWING ELEMENTS/ITEMS/SERVICES IN THE SUBAREA?
(Indicate on a score of 1 - 100 (1 = Poor/100 = Excellent)
Online Average Meeting Average Cumulative Cumulative
Category
(SurveyMonkey)(approximate)AverageRating
SAFETY (WITHIN THE SUBAREA)
Crime595058Neutral
Walking494048Fair/Neutral
Driving585158Neutral
Bicycling463045Fair/Neutral
Weather/Natural Disasters606960Neutral
PARKING (WITHIN THE SUBAREA)
Vehicle Parking Availability495850Neutral
Vehicle Parking Location505750Neutral
Vehicle Parking Accessibility505250Neutral
361735Fair
Bicycle Parking Location391938Fair/Neutral
TRANSPORTATION (WITHIN THE SUBAREA)
493848Fair/Neutral
Roadway/Pavement Conditions465346Fair/Neutral
Route Options431941Fair/Neutral
Transit Service/Coverage442743Fair/Neutral
Transit Accessibility/Stops452644Fair/Neutral
Walkability453344Fair/Neutral
Sidewalk Conditions 423241Fair/Neutral
Sidewalk Connectivity341733Fair
Trail Network and Connectivity443744Fair/Neutral
Bicycle Facilities421640Fair/Neutral
Roundabout Function607862Neutral/Good
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Subarea Planning
4.0
Process and Vision
Vision and Guiding Principles
Site Considerations and Opportunities
4.3
4.1
Gateway Plan Carry Over
Subarea Land Use Concept
4.24.4
Themes
Alternatives
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4.1 - Vision and Guiding Principles
The vision for the subarea is to create a dynamic, vibrant, and authentic collection of districts that foster quality employment and housing for Port
ARTISAN INDUSTRY
The vision centers on artisan trades as the foundation for jobs and industry. There is a desire to create a place that is both supportive
and adaptable for entrepreneurial investment. There is a desire to cultivate businesses that are rooted in the traditional skills and crafts
and a mail order customer base.
HOUSING
The City’s economic prosperity is dependent upon its ability to provide quality affordable workforce housing. The vision is to create
neighborhoods that are integrated and diverse providing housing choices from rental to ownership and from multi-family to clustered
single-family. There is a desire to provide housing choices that cater to individual household size, income, and family structure. The
GREAT STREETS
The vision includes creating great streets that will connect the community to neighborhoods and businesses within the subarea. The
notion of great streets is focused on creating special public environments within the new roadways that will be built in the subarea.
Streets will be attractive and multi-functional. Streets should safely accommodate pedestrians and non-motorized transportation
modes.
INFILL AND REDEVELOPMENT
development should occur on vacant and underdeveloped parcels along the corridor. Furthermore, there is a desire for adaptive reuse
standards to facilitate a vibrant streetscape.
IDENTITY AND MARKETING
The vision is oriented toward creating a community identity that can be effectively marketed to entice investors, residents, and visitors.
The subarea represents the birth of new districts within the City. Growth of the area in alignment with its planned identity will result in
a thoughtful, well-orchestrated area that can be marketed as a quality investment region.
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Guiding Principles
equity to the community and property owners. These principles served as the foundation for exploring alternatives and strategies through the subarea
planning process.
1. CREATE OPPORTUNITIES FOR JOBS 3. CREATE AN INTERCONNECTED 5. PROTECT AND ENHANCE NATURAL
AND EMPLOYMENT AND SAFE TRANSPORTATION RESOURCES
NETWORK
There is a desire to build upon the The subarea is envisioned to respond to
established business and industry areas The subarea area is envisioned with and embrace its natural resources. The
within the subarea to create opportunities an interconnected and multimodal subarea will carry forward the City’s policies
for additional quality jobs and employment. transportation network. The subarea for resource conservation and protection.
The Subarea Plan should retain the should be designed with streets and
6. ALIGN REGULATORY CONTROLS
employment potential in existing industry pathways that weave together the
WITH THE SUBAREA VISION
areas and create opportunities to establish individual neighborhoods, districts, and
There is a need to ensure that the City’s
businesses in other parts of the subarea. open space areas to provide individual
standards and regulations are amended to
choices of modes and routes.
2. CREATE OPPORTUNITIES FOR
align with the subarea vision to streamline
HOUSING AND VARIETY4. PLAN FOR QUALITY AND VIBRANT
investment and focus predictability in
URBAN DESIGN
There is a local desire to address the the subarea. The subarea project should
community’s housing challenges with new The Subarea Plan is expected to produce include a strategy to amend land use
residential development. The Subarea a thoughtful and captivating community regulations as necessary to implement the
Plan should designate areas for future design that carries forward the type of plan.
residential development and create community character found in other
opportunities to provide a wide range of districts within the City. The subarea
housing types including single-family, multi-plans for walkable districts that are
family, and mixed-use. distinctive, connected, and desirable to
the community. The plan should allow
complementary uses.
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4.2 - Gateway Plan Carry Over Themes
community vision for Sims Way between the City’s western corporate boundary and the Historic Commercial District. The Rainier Street & Upper Sims
Way Subarea includes the Forest Corridor and Upper Commercial District “rooms” of the Gateway Plan. Many of the recommendations and capital
improvements discussed in the Gateway Plan have been completed. Other elements of the Gateway Plan are appropriate to continue forward in this
Subarea Plan.
Completed Elements:
The following capital improvements, policies, and recommendations have been employed in the
Sims Way corridor. It is important to acknowledge these achievements and ensure that future
plans within the subarea complement these assets.
• A 200-FOOT FOREST BUFFER
created along a portion of Upper Sims Way to preserve the
“carved out of the wilderness” character.
• BICYCLE IMPROVEMENTS
have been made along Upper Sims Way, Rainier Street, and
Discovery Road with the construction of bike lanes, cycle tracks, and multi-use trails.
• PEDESTRIAN IMPROVEMENTS
have been made along Upper Sims Way and Rainier
Street with the construction of sidewalks, pedestrian facilities, and marked cross walks. These
pedestrian improvements are focused between the two roundabouts along Sims Way.
• ROADWAY IMPROVEMENTS
with roundabouts and stormwater management at Upper
intersections.
Ongoing Recommendations:
The following policies, improvements, and planning ideas are adopted in the Gateway Plan and are
appropriate to be carried forward in this new Subarea Plan.
Figure 4. Port Townsend Subarea Plan Areas
• FOREST BUFFER:
Continue to preserve the Forest Buffer along a portion of Upper Sims Way
to preserve the “carved out of the wilderness” character and a conifer backdrop. This forested
throughout the city. The Gateway Plan was adopted in
buffer is an appropriate aesthetic and urban design element for the subarea and as a sense-
1993 and applies to most of Sims Way.
of-arrival into the City.
• GATEWAY INTERSECTION:
Redesign the short link between Sims Way and Discovery
Road at the City’s western entrance. This will improve circulation and could create a signature
gateway feature.
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• SHERIDAN/SIMS WAY INTERSECTION:
Explore design solutions to improve the
circulation and function for Sheridan Street and Sims Way. This may include signalization,
street realignment, or a combination of the two.
• PEDESTRIAN SIGNALS:
Construction of a pedestrian signal at Sims Way and Hancock
Street. This will improve the pedestrian circulation within this segment of Sims Way and provide
a safe connection between businesses on both sides of the street.
• MOBILITY SAFETY:
Correct the pedestrian, bicyclist, and vehicular safety issues existing
at the Sims Way and Sheridan Street intersection. The intersection remains unsignalized and
creates an opportunity to improve the circulation/access at this primary intersection within the
1
corridor.
• SIDEWALKS AND TRAILS:
Continue to expand existing sidewalk and trail connectivity as Gateway Plan: Sheridan Alignment Option 1
throughout the gateway corridor. The subarea includes several trails that traverse and terminate
in the subarea. There are opportunities to provide additional connections and linkages to
ensure a connected trail network that will facilitate recreational and commuter travel.
• RAVINES:
Protect and preserve the ravines along the gateway corridor. The subarea should
develop a land use and street network plan that responds to topography. This is an appropriate
policy that should carry forward in the subarea.
• RETAIL AND COMMERCIAL:
Encourage retail development with storefronts adjacent to
23
districts with beautiful streetscapes. This existing urban design policy related to building
orientation is appropriate to carry forward.
Gateway Plan: Sheridan Alignment Options 2 and 3
Sheridan
S
i
m
s
W
a
y
Sims Way/Sheridan Intersection in 2018
(Source: GoogleEarth)
Gateway Plan: Gateway Corridor Improvements (western portions)
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4.3 - Site Considerations/
Opportunities
The subarea has several design considerations
and opportunities that shaped the land use plan.
These considerations and opportunities were
to create the project base to shape the various
design alternatives. These characteristics are
Figure 5.
Key Site Considerations
COMMERCIAL CORRIDOR:
Sims Way
is an established commercial corridor with
existing structures and viable businesses. The
segment between Rainier Street and Thomas
Street resembles a more traditional ‘main
street’ with buildings oriented to the street with
generous sidewalk amenities. The eastern
corridor resembles ‘highway commercial’ with a
more auto-oriented development pattern. Many
buildings are set back from the street with large
surface parking lots.
ACCESS:
The subarea has opportunity for
multimodal access in and around its boundaries.
Three primary streets serve the subarea;
Sims Way, Discovery Road, and Rainier Street
streets within the subarea that connect into
existing neighborhoods. The City was originally
Figure 5. Subarea Site Assessment Map
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platted with a continuous street grid and portions extend into the subarea. When the Business
Park was developed, the original street grid was interrupted. The subarea contains several miles
of unpaved rights-of-way that are aligned on the original grid. The subarea also has several miles
of trails.
DEVELOPABLE SITES OPPORTUNITY AREAS:
The subarea includes several sizable
properties that can support future development. The western areas and north of Sims Way
opportunities. The vacant areas south of Sims Way include several large tracts for development
REDEVELOPMENT AREAS
: The Sims Way corridor has tremendous redevelopment potential.
Traditional-style development along Sims Way
Several of the sites are underutilized and there is existing street/utility infrastructure. There are
opportunity for smaller-scale residential and commercial development. Furthermore, there are
older homes and structures that can be re-purposed to support start-up businesses that are
are neccessary to accommodate redevelopment and adaptive reuse projects.
BUSINESS PARK:
The subarea includes the Port Townsend Business Park that is developing
with new businesses and limited government services. The Business Park was approved with a
and development standards that differ from current zoning requirements. There is an opportunity to
better integrate the business park into the surrounding areas with additional street and pedestrian
connections that would create more cohesion amongst businesses and create a distinct business
district.
Existing development in the Port Townsend
Business Park
PARKS AND OPEN SPACE
: The subarea includes multiple public parks and designated open
spaces. The Business Park includes a private park with public access. The park is wooded with
a small pond. The Forest Corridor is a natural area along Sims Way. It has large evergreen tree
stands and a thick understory. Howard’s End is a wetland preserve located at the south end of
Rainier Street. It has trail connections and natural areas for passive recreation. Bishop Park is
located in the northern ravine midway along the Sims Way corridor. This is an established park
with neighborhood connections. Many of these areas can be enhanced for additional community
access and enjoyment.
TOPOGRAPHY:
The subarea has varying topography. The southernmost areas slope quickly to
the south and include some steep areas that preclude most development. Two ravines extend
across the subarea; one extends along Cliff Road south of Sims Way and the other extends across
New Rainier Street connection with bicycle/pedestrian
amenities
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Subarea Opportunities
NEW STREETS:
The subarea will require the design and construction of new streets in order to
provide local connections and to open property for development. There is a local opportunity to
develop new streets in a way that strengthens the intended community character and ensures a
level of quality for the public realm.
ACTIVE STREETS
: There is a community desire to create vibrant business districts that are
streets and corridors that will be focused for activity and function as ‘Main Streets’ with active
ground-level uses.
Active streets with businesses and bicycle/pedestrian
TRAIL AND PEDESTRIAN CONNECTIONS:
The subarea has the potential to possess strong
facilities (Source: Unsplash)
bicycle and pedestrian activity. There is an opportunity to link trail connections with future links to
create an expanded, interconnected network. Furthermore, there is opportunity to extend sidewalk
connections and close broken links so that the entire area is safe and convenient for pedestrians.
DISTRICTS:
The subarea can be developed as a series of unique and distinctive districts that
each have their own character and land use mix. There is opportunity to plan the subarea as a
be tailored for each area.
LAND USE FLEXIBILITY
: The subarea will grow with both new development and incremental
changing market characteristics and housing demands. The subarea can be planned as a series of
mixed-use districts and the City’s development standards can provide for more land use options.
Trails and pedestrian connections (Source: Pexels)
UTILITY EXTENSIONS:
The subarea includes several large vacant areas for future development.
In doing so, there is opportunity to perform utility planning that will ensure that future uses have
utilities to these areas while considering the topographic challenges present within the subarea.
Distinctive mixed-use districts (Source: Pexels)
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Context Opportunities
GATEWAY:
The subarea presents the gateway to the City from the southwest. The subarea is the
There is opportunity to establish an identity for the subarea and to capitalize on the passerby trips
moving through the area for commerce.
INNOVATION CORRIDOR
: The subarea is understood to be the next area within the City
for substantial planning and investment. There is an opportunity to build excitement about the
subarea that will result in meaningful investment.
PARTNERSHIPS:
There is opportunity to build close partnerships amongst businesses, economic
development organizations, and local government to align efforts towards building the subarea.
First, there is opportunity to adopt a district brand so that businesses, the Chamber, and tourism
agencies can articulate and sell the vision to visitors and investors.
The new Rainier Street corridor creates opportunity for a new innovative business district and multimodal transportation.
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4.4 - Subarea Land Use
Concept Alternatives
There are several ways the subarea can be designed and developed to implement the project vision and guiding principles. In the early planning
stages, several conceptual plan alternatives were created to explore various spatial arrangements for the subarea. These were used to engage the
Site ElementsAlternatives Assessment
CONCEPT A.1 “MAKERS/ARTISAN GATEWAY”
Each concept alternative includes similar site : this concept places the City’s artisan and
elements that are provided in differing spatial
arrangements. These site elements are a key entry into the City and ties together Sims Way and Discovery Road. Sims Way is planned as
essential to address the project vision and to a mixed use corridor. The areas to the south and far northwest are planned for future residential
follow the guiding principles. neighborhoods. A neighborhood commercial district is planned at Discovery Road and Rainier
Street.
I. DISTRICTS:
includes designated
CONCEPT B.1 “LIVE/WORK/SHOP”:
areas that are planned to have common this concept is an adaptation of the current zoning and
characteristics in terms of land uses, urban designates distinct areas for residential, industrial, and commercial uses. A large commercial
design, and overall character.
II. OPEN SPACE AREAS:
includes parks
sizeable neighborhood commercial area is located around Discovery Road and Rainier Street with
and open space areas that are intended for
residential density radiating from this center.
recreation and preservation.
CONCEPT C.1 “TOWN CENTER”:
this concept ties Discovery Road and Sims Way together in
III. PRIMARY STREETS:
a mixed use Town Center. All the other districts within the subarea radiate out from this center. The
the primary streets within the subarea
Town Center District will include destination shopping and multi-family uses. This complements
that would be constructed in the built out
the adjacent Makers/Artisan District and surrounding residential. Residential neighborhoods are
scenario. Proposed future streets are
designated for the land south of Sims Way and include the hillsides.
dashed, while existing streets are solid.
CONCEPT C.2 “ARTISAN VILLAGE”
: this concept ties Discovery Road and Sims Way together
in the Artisan Village. All the other districts and neighborhoods within the subarea radiate out
from this center. The Artisan Village includes a mix of manufactured goods, retail showrooms,
and tasking rooms. The Artisan Village will also include destination shopping and multi-family.
Residential neighborhoods are designated for the land south of Sims Way and include the hillsides.
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Concept Alternative A.1 - “Makers/Artisan Gateway”Concept Alternative B.1 - “Live/Work/Shop”
**These are generalized land use areas
LEGEND
Mixed-Use OR Commercial Areas
Residential (apartments/townhouses)
Residential
Employment
Parks / Open Space
Future Streets
Concept Alternative C.1 - “Town Center”Concept Alternative C.2 “Artisan Village’
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Preferred Alternative
The Task Force reviewed and assessed the
concept alternatives. The Task Force used the
vision and the guiding principles in conducting
its assessment. There was consensus amongst
concept plan that combined Concept A.1 and
C.2 and incorporated the following key ideas:
• ARTISAN/MAKERS VILLAGE
: develop
an Artisan/Makers Village between
Discovery Road and Sims Way.
• GATEWAY
: create a signature gateway
feature at the western entry to the City
intersection.
• NW RESIDENTIAL:
plan the areas to
the northwest as residential with a mix of
housing types that generally align with
existing zoning standards.
• NEIGHBORHOOD COMMERCIAL:
create/retain the neighborhood commercial
node along Discovery Road and just south
B.1).
• TRAIL EXTENSIONS:
include logical trail
extensions into and through the subarea.
Figure 6. Preferred Concept Alternative
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5.0
Subarea Concept Plan
Vision and Guiding Principles
Districts
5.25.8
5.1
thru
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5.1 - Subarea Concept Plan
Concept Plan Elements
The Subarea Concept Plan Figure 7 was created from individual districts, streets, trails, and open
space. Six individual districts were created to guide development and the urban form within the
subarea. This allows the subarea to be planned at the neighborhood level and acknowledges that
I. DISTRICTS:
designated areas that are
planned to have common characteristics
in terms of land uses, urban design, and
building styles. It is intended that the City will revise the Comprehensive Plan Future Land Use Map
overall character.
II. OPEN SPACE AREAS:
parks and open
A number of key features are planned to implement the vision and guide development within the
space areas that are intended for recreation
subarea. The Concept Plan establishes streets, trails, and open space areas that solidify the
and preservation.
intended vision for the subarea and tie together the individual districts. These features are catalyst
III. PRIMARY STREETS:
primary streets
projects that will support development and investment within the subarea. While each district will
within the subarea that would be constructed
be described in this section, the plan elements in this document will further describe the projects
in the built out scenario. Proposed future
and policies that will need to take place in order to implement the Subarea Plan.
streets are dashed, existing streets are
solid.
DistrictsOpen Space AreasPrimary Streets
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Figure 7. Rainier Street & Upper Sims Way Subarea Concept Plan
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5.2 - Makers and Artisan District
The Makers and Artisan District is located in the inner block between Discovery
Land Use Focus
Road, Sims Way, the Gateway Circle, and Rainier Street. Rainier Street is
envisioned as the primary commercial spine that knits together the district.
PRIMARY USES:
Manufacturing and Industry
The intent is to provide a unique district within the City that will support job-
creating businesses, promote artisan innovation and collaboration, and be a
SECONDARY USES:
distinctive community draw. The area currently supports a winery, agriculture,
Housing
Scale and Urban Form
and other businesses rooted in traditional trades. The district will evoke
(Source: Unsplash)
an atmosphere where a crafts-person uses traditional methods to create
HEIGHT:
2 to 4 stories
tangible items in limited qualities and sell items on-site as part of the business programming.
BUILDING ORIENTATION:
Close to streets.
In planning for the Makers and Artisan District, the primary land uses will include manufacturing
and industry. Secondary uses will include small-scale retail, eating/drinking venues, apartment-
BUILDING FACADES:
Wood, stone and
painted metals. Generous window coverage.
space. Buildings should be designed using traditional materials including wood and stone façades
streets.
with wood and metal accents. The urban form should be borrowed from the Uptown and Downtown
STREETSCAPE:
On-street parking, wide
districts in terms of building orientation and walkability.
sidewalks, street trees, street furniture.
The urban form is to be focused on a pedestrian scale with a tight urban street grid radiating out
ESTIMATED GROSS AREA:
from Rainier Street. The district is envisioned with a vibrant streetscape. Designated roadways will +/-38.36 acres
access and frontage for future uses. Street parking is envisioned along local streets so that patrons
can park once and walk to multiple destinations. Surface parking lots will be minimized and located
to the side or rear of buildings. Howard Street will be designed as a convertible ‘festival street’ that
essential to create a compact, walkable urban environment. The City’s existing tree buffer should
be maintained along Sims Way and portions of Discovery Way to retain the sense of entry into the
community.
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Makers and Artisan Key Components
RAINIER STREET COMMERCIAL CORRIDOR
: There is opportunity to create Rainier Street
as the district ‘Main Street.’ This will require buildings to be oriented to the street and provide
ground-level commercial/active uses along the frontage. Manufacturing and industrial businesses
should have customer use areas and showrooms along Rainier Street. Façades should be designed
with window coverage and distinctive architectural elements. Surface parking lots should be located
to the side or rear of buildings. Portions of Rainier Street are designated as a “Commercial Focus
NEW STREETS AND CONNECTIONS
: The district is designed with a tight urban street grid.
The plan includes construction of new roadways involving 7th, 9th, and Howard Streets. All streets
will include sidewalks, on-street parking, street trees, and provisions for bicyclists. Streets will be
Artisan destination, brewery and events courtyard
developed per cross section designs as funding sources for construction become available.
(Source: Flickr, Lars Plougmann)
ARTISAN DESTINATIONS
: The district will develop with a collection of artisan enterprises that
focus on the making and selling of locally sourced products. These enterprises are envisioned to
include customer/visitor components including tasting rooms, show rooms, studios, shop space,
and eateries that complement the manufacturing and processing activities on site. Entertainment
and commercial components will be allowed to encourage prolonged visits.
PERFORMING ARTS AND ARTIST STUDIOS:
This district will support performing arts venues
and artist studios. These venues promote creativity and should welcome outside spectators.
Additionally, these uses may have a retail component to sell associated merchandise. The district
should provide affordable rent and shared space for artists. Studios may double as the artists’
residences. Workforce development may be co-located with performance or other gallery/studio
space.
PUBLIC AMENITIES
: The district will include public amenities and services for patrons within
Artisan destination, winery (Source: Pexels)
the district. Public restrooms, water fountains, and bus shelters will be provided within the district.
Strategic roadway segments will be designed as convertible ‘festival streets’ that can be periodically
DISTRICT SIGNAGE AND GATEWAY
: The area represents the birth of a new commercial
district and transportation corridor. New gateway signage and features are proposed to identify the
area and direct patrons to it from surrounding thoroughfares.
INTERIM USES
art installations, and event space to occupy and activate the area in the near-term while the district
is being built-out with permanent structures.
Interim use, food truck (Source: Unsplash)
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5.3 - Industry District
The Industry District is planned for the area and parcels within the Port
Townsend Business Park. The district is situated adjacent to the Makers
and Artisan District, the Sims Way commercial corridor, and residential
neighborhoods. The Industry District encompasses Park Avenue. There are
two roadway connections at the southern portions at Cliff Street and Rainier
Street. The district has a diverse land use mix ranging from light manufacturing
to government services. There are several vacant lots. Roadway and utility
infrastructure are in place to support future development. The area is under
(Source: Unsplash)
Land Use Focus
uses and development standards under the approval. The long-term vision for the Industry District
is to retain its present character and support future development as allowed by the PUDA. The
PRIMARY USES:
Manufacturing and
Industry District can be better integrated into the overall city with additional street and pedestrian
connections. Industry
Industry District Key Components
SECONDARY USES:
Commercial and
NEW STREETS AND CONNECTIONS
: The Industry District is envisioned to complement the
Scale and Urban Form
adjacent Makers/Artisan District with like uses and established manufacturing uses. There is
opportunity to better link the two districts with a 9th Street roadway connection between Rainier
HEIGHT:
1 to 3 stories.
Street and Park Avenue. Furthermore, there is opportunity to tie into the area trail system with
BUILDING ORIENTATION:
Close to streets.
permanent facilities.
STREETSCAPE:
Sidewalks with street trees.
DISTRICT SIGNAGE/MONUMENTATION
: The district is located behind other parcels along
Sims Way and Rainier Street. Given this location, the Industry District may appear hidden from
ESTIMATED GROSS AREA:
+/-27.58 acres
to direct patrons to the businesses and destinations within the Industry District. This is planned to
spur economic vitality and to build equity amongst businesses across the subarea.
GOVERNMENT SERVICES ENCLAVE
: The district includes several existing health and
The northwest corner of the Industry District possesses an opportunity to establish a government
services node to serve the greater community and to serve as a catalyst to complement surrounding
commercial services.
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Future Development Area
Future Development Area
New brewery within the Port Townsend Business Park
Business
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Gardens
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t
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Small-scale manufacturing (Source: City of Port Townsend)
t
A
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.
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S. Park Avenue
.
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Existing Port Townsend Business Park Circa January 2018 (Source:GoogleEarth)
Government/Public Uses
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5.4 - Work/Live District
The Work/Live District is planned along the southern portions of the subarea
Land Use Focus
generally underdeveloped. Portions of the land area are wooded and there
PRIMARY USES:
Manufacturing, Industry
district and steep slopes are located along the southern boundary. The
SECONDARY USES:
Commercial and
district is planned for a mixture of both employment-generating uses and
Housing
workforce housing. Light-manufacturing, research and development, and
(Source: Pexels)
to include multi-story apartments and attached residential to complement
Scale and Urban Form
the businesses within the district. Small-scale neighborhood commercial and accessory retail are
intended to serve the primary uses and provide services within a close, walkable distance.
HEIGHT:
1 to 3 stories.
The urban form will include a collection of multi-purpose buildings with diverse architecture.
BUILDING ORIENTATION:
Close to streets
Buildings should be oriented towards the interior streets. A forest buffer should be maintained
BUILDING FACADES:
Wood, stone and
along Sims Way. Parking, loading, and service areas should be heavily screened to minimize their
painted metals. Generous window coverage.
appearance. Building heights will likely vary between one and three stories and should include
window cover and architectural elements on street-facing facades. Future development should
STREETSCAPE:
Wide sidewalks with street
extend and tie into the city-wide trail system. Projects should frame the Forest Blocks that front
trees.
Sims Way and should provide pedestrian and bicycle connections to this community asset. The
ESTIMATED GROSS AREA:
+/-41.56 acres
Work/Live District should be designed to meld into the adjacent mixed-use areas and commercial
corridors; this follows a vision to focus commerce on the main thoroughfare and provide housing
and industry on the adjacent blocks.
Mix of employment and housing (Source: GoogleEarth)Multi-family/workforce housing
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Small-scale manufacturing/assembly (Source: AHBL)
Live/work townhouse units
Work/Live Key Components
NEW STREETS AND CONNECTIONS
: The district is designed with an interconnected street
network to tie the future uses into the surrounding area. There are large areas of the district
that have no roadway access, thus, new roadway extensions will be required to support future
employment-generating uses and housing. The plan includes a southern Rainier Street extension
that will provide a second intersection with Sims Way further to the west. The plan anticipates
Cliff and McPherson Streets will be extended to the south. Two new east-west local roadways are
envisioned to further interconnect the district.
PARKS AND OPEN SPACE
: There is opportunity to make Howard’s End a recreational focus
District-oriented retail as seen in Historic Uptown
for the district by enhancing park access, signage, and trail connections. The plan calls for trail
extensions through the district to complete city-wide linkages. Future district development should
embrace and tie into the Forest Blocks.
JOBS/HOUSING BALANCE:
The district is intended to provide employment-generating
Open space areas
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5.5 - Mixed-Use District
Land Use Focus
The Mixed-Use District is located along Sims Way between Rainier Street and
Hendricks Street. The majority of the existing land uses are mostly commercial
PRIMARY USES:
Commercial
intent of the Sims Way Mixed-Use District is to encourage a range of land use
SECONDARY USES:
activity and to focus on property redevelopment. Other goals for the Mixed-
manufacturing, and attached residential
Use District are to build upon the established development along the Sims
properties located on side streets and adjacent blocks.
Scale and Urban Form
(Source: Pexels)
The primary land use focus for the district is commercial and mixed-use. Secondary uses could
HEIGHT:
2 to 4 stories.
district is more focused on the urban form than land use. The ideal urban form is centered on creating
BUILDING ORIENTATION:
Close to streets.
multi-story buildings along the Sims Way frontage with parking located at the rear of the building.
BUILDING FACADES:
Mix of traditional
and modern architecture. Generous window
coverage.
transition between the mixed use district and the surrounding neighborhoods and manufacturing
STREETSCAPE:
Wide sidewalks, street trees,
enclaves. The building style should be a mixture of traditional and modern architecture to create a
street furniture, and on-street parking.
diverse urban character. The existing Sims Way streetscape should strengthen as redevelopment
ESTIMATED GROSS AREA:
+/-29.78 acres
occurs through the construction of wide sidewalks, street trees, landscaping, and street furniture.
Mixed-Use District Key Components
SIMS WAY COMMERCIAL CORRIDOR
: The mixed-use district plans will continue and build
upon the community’s efforts for Sims Way to function as a commercial ‘Main Street’ with vibrant
to orient buildings to the street frontage, minimize the appearance of surface parking lots, and
provide attractive building façades along the corridor. Portions of Sims Way are designated as a
and similar uses.
REDEVELOPMENT FOCUS
: The district is intended to experience redevelopment throughout
the corridor. There is opportunity to promote adaptive reuse for existing buildings to support new
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CREATIVE START-UP ENCLAVE
: The existing buildings and vacant lots along 4th Street provide
an opportunity for adaptive reuse to support a collection of creative start-up businesses. The
that require affordable accommodations and creative working atmosphere. The vacant lots provide
corridor. Support for the start-up enclave can occur by relaxing site development standards related
minimized.
PEDESTRIAN IMPROVEMENTS
: The Mixed Use District can become a highly walkable enclave
within the City by completing an array of pedestrian improvements to provide a connected sidewalk
network and enhanced pedestrian crossings. Several of the side streets require sidewalks to
close the gaps within the overall network. Sims Way requires pedestrian crossing improvements
Build upon existing commercial venues.
to enhance the perception of safety and to alert motorists to yield. This will include additional
crossings and user-activated signal devices at strategic locations along the corridor. There is also
an immediate need to complete a designated sidewalk or pathway across the ravine at the district’s
eastern boundary to provide continuous pedestrian connections through the corridor.
CLIFF STREET IMPROVEMENTS
connects the Business Park directly to Sims Way. The existing right-of-way within this segment
is substandard and portions of the street have been constructed outside of the right-of-way. This
should be remedied by right-of-way acquisition. Cliff Street is also planned to extend south of Sims
Way to tie together the southern mixed-use blocks and provide access to the planned Work/Live
District.
BISHOP PARK EXPANSION
: There is opportunity to expand Bishop Park with the ravine and
south of Sims Way. There are parcels that could be designated and improved for public recreational
use and to provide a greenway connection that ties together the north and south neighborhoods.
Adaptive use of older buildings.
Active street life (Source: Pexels)Existing buildings have potential for reuse.
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5.6 - Neighborhood Commercial
Neighborhood Commercial Districts are planned at two locations within
Land Use Focus
Sims Way between Hendricks Street and Sheridan Street. The intent of the
PRIMARY USES:
Commercial
Neighborhood Commercial District is to provide commercial services to
SECONDARY USES:
immediately surrounding neighborhoods and districts. The primary land
residential
use focus is retail, restaurant, and service-oriented business. Attached
residential is an appropriate secondary use. The intended urban form is
Scale and Urban Form
neighborhood-scaled commercial, mixed-use and residential buildings. The
(Source: Unsplash)
built environment should focus on creating a walkable environment that
HEIGHT:
1 to 3 stories.
complements and is compatible with the adjacent neighborhoods. The Neighborhood Commercial
Districts require streetscape improvements that include pedestrian amenities, landscaping, and
BUILDING ORIENTATION:
Close to streets.
access management.
BUILDING FACADES:
Mix of traditional
Neighborhood Commercial #1 District is currently vacant land and is nestled around a future
and modern architecture. Generous window
residential area and across from the Makers/Artisan District. It is envisioned that future commercial
buildings will be oriented to Discovery Road and transition into abutting areas. It is contemplated
STREETSCAPE:
Wide continuous sidewalks,
that attached residential may occur along its periphery to provide a compatible shift in land uses
street trees, street furniture, designated
pedestrian/bicyclist crossings.
that provides local services and complements the surrounding districts.
ESTIMATED GROSS AREA:
+/-23.20 acres
Neighborhood Commercial #2 District is a developed area along Sims Way and includes an array of
existing development and businesses that serve the immediate vicinity. An existing shopping center
anchors the district at Sheridan Street. The center is suburban in character and includes a grocery
store, shops, government services, and a bank. The outbuildings are situated close to Sheridan
Street although their main storefronts are oriented to the interior parking lot. The façades along
Sheridan Street are perched above the frontage and appear as service entries. Other properties
are reminiscent of highway commercial uses. Many sites include freestanding commercial buildings
with surface parking lots. There is tremendous opportunity for adaptive reuse of existing buildings,
Neighborhood Commercial #2 requires substantial streetscape improvements to strengthen
theme. The vision includes a continuous sidewalk network, additional pedestrian crossings, and
landscaping enhancements. The intersection at Sims Way and Sheridan Street should be improved
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Neighborhood Commercial Districts Key Components
SIMS WAY COMMERCIAL CORRIDOR
: Neighborhood Commercial #2 will continue and
build upon the community’s efforts for Sims Way to function as a distinctive commercial corridor.
The City will continue urban design requirements to orient buildings to the roadway, minimize the
appearance of surface parking lots, and promote active commercial uses along the frontage.
STREETSCAPE ENHANCEMENTS
: The roadways around the neighborhood commercial
districts will be improved with streetscape elements including wide sidewalks, street trees, and
hardscape to promote walkable commerce and to create a distinctive shopping environment.
PEDESTRIAN/BICYCLE FACILITY IMPROVEMENTS
: Sims Way will receive sidewalk
extensions, enhanced pedestrian crossings, and bicycling parking facilities. Discovery Road will
Retail buildings oriented to streets (Source: GoogleEarth)
add a sidewalk and cycle track. A dedicated pedestrian crossing will occur at 9th Street and the
Rainier Street roundabout.
SHERMAN STREET GREENWAY
: The unimproved Sherman Street right-of-way north of Sims
Way will be enhanced as a pedestrian/bicycle greenway to provide non-motorized connectivity
between the commercial uses and the surrounding residential neighborhoods. This greenway will
tie into the existing trail network and include lighting and landscaping enhancements.
SHERIDAN STREET/SIMS WAY INTERSECTION
: The City will explore solutions and
strategies to improve the circulation and functionality of the intersection of Sims Way and Sheridan
Street. Alternatives may include signalization, pavement improvements, and/or street realignment.
Neighborhood-scaled shopping street.
Attached residential as a transitional use between
commercial and single-family neighborhoods.
Commercial retail building (Source: Flickr NNECAPA)
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5.7 - Residential Neighborhoods
Land Use Focus
PRIMARY USES:
Medium/high density multi-
eastern edge of the subarea. The intent of the Residential Districts are to
family
provide high-quality and affordable housing for the community. The preferred
land use of this district is both single-family and multi-family housing. The
SECONDARY USES:
Single-family detached,
primarily urban form of this district is to provide a mixture of single-family
single-family attached, and accessory dwelling
detached, attached, and multi-family housing that would decrease in density
units
as the district transitions outward from the adjacent commercial district. The
(Source: Pexels)
Scale and Urban Form
housing style will be a mixture of traditional and modern styles that range
from one to four stories. The streetscapes will be residential in character and designed to promote
HEIGHT:
1 - 3 stories and 2 - 4 stories for
pedestrian/bicyclist use and connectivity.
multi-family
Residential Neighborhood A is vacant and is envisioned to support a collection of new housing
BUILDING ORIENTATION:
Close to streets,
communities. The neighborhood will include a variety of housing options including single-family
open space areas, and courtyards.
housing, attached residential, and small-scale multi-family. Multi-family is planned along Discovery
Road and surrounding the adjacent neighborhood commercial enclave. The district will become
BUILDING FACADES:
Mix of traditional
an interconnected collection of neighborhoods. Park and open space amenities will be provided
and modern architecture. Generous window
concurrent with housing development to create a complete community. The street network and trail
coverage. Limits on front-loading garage.
connections will be extended to interconnect with the larger subarea.
STREETSCAPE:
Sidewalks, on-street parking,
Residential Neighborhood B is located amongst an established housing community and adjacent
and street trees.
to an active commercial node. The neighborhood is presently developed with apartments and a
ESTIMATED GROSS AREA:
+/-45.30 acres
mobile home park. The vision is to acknowledge this area as an important residential enclave and
to support housing redevelopment over the long-term. As redevelopment occurs, streets, sidewalks,
and trails will be improved to knit together the surrounding neighborhood and commercial uses.
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Residential Neighborhoods Key Components
HOUSING VARIETY
variety to appeal to family structures, household size, income, and personal living preferences.
The neighborhoods will be developed/redeveloped with housing diversity that includes multi-family
and single-family detached and attached.
PARKS AND AMENITIES
: Future neighborhoods will emerge with neighborhood parks to serve
the residents and provide equitable recreational amenities. Parks and amenities will be provided
on a variable scale to serve the intended population. Both public and private park spaces will be
provided concurrent with neighborhood development.
Neighborhoods with diverse housing types and park space
(Source: GoogleEarth)
Housing oriented to neighborhood streets
Neighborhood with housing variety (Source: Pexels)Neighborhood parks
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5.8 - The Forest Blocks District
The Forest Blocks District is approximately 5.62 acres and located on the
south side of Sims Way mid-block between Mill Road and Rainier Street. The
City-owned parcels are heavily forested and include several unmaintained,
user-created trails that connect to other nearby trails. The vision is to
designate the Forest Blocks District as the recreational centerpiece for the
subarea as a passive, wooded park, and managed area. The Forest Blocks
District will serve as the premier trailhead by which the area’s trail network
(Source: Pexels)
will originate.
SIGNATURE PARK
: The Forest Blocks District is envisioned to be the signature natural park
within the subarea. The park will be the centerpiece of the subarea’s development and serve as
an iconic civic gathering place along the Sims Way corridor. Park improvements should be subtle
and retain much of the site’s natural vegetation and ecological character. The park will be formally
incorporated in the City’s parks and recreational programming.
TRAILHEAD AND CONNECTIONS:
trailhead for the area’s trail network. Trails will be designed to tie into the Forest Blocks District and
radiate out to a larger regional network. Parking and service facilities will be developed to enhance
Hiking trails in the Forest Blocks (Source: Unsplash)
MANAGED RESOURCES:
The City will employ long-term management of natural resources
within the Forest Blocks District to balance safety, aesthetics, and environmental health. The City
management program for the subarea’s quintessential natural park.
Proposed Forest Blocks preserve along highway (Source: Unsplash)
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Plan Elements and
6.0
Implementation
Framework
Introduction and
6.1
Element Structure
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6.1 - Introduction and
Element Structure
Plan Elements
To realize the community’s vision for the subarea, the City will establish and commence an
implementation strategy to ensure the subarea develops and prospers according to this vision. The
Subarea Plan includes the following elements:
LAND USE, TRANSPORTATION AND MOBILITY,
andThe plan elements provide information and
OPEN SPACE AND RECREATION, UTILITIES.
recommendations that can be addressed, particially, through City of Port Townsend Comprehensive
Plan, Municipal Code, Capital Improvement Plans, and other policy documents. The plan elements
recommendations for implementation.
Implementation Methods
environment and character as envisioned. The Subarea Plan requires a combination of three
explained below:
I.DEVELOPMENT REGULATIONS
will be amended to ensure that future development is
CAPITAL
PROJECTS
designed according to the plan’s vision and strengthens the intended community character.
include standards governing land use, building scale, and architectural design.
DEVELOPMENT
II.CAPITAL PROJECTS
by government agencies and private developers will serve as important
REGULATIONS
support future development and create the desired urban form.
III.MANAGEMENT AND MARKETING
will be necessary to attract investment. Coordinated
MANAGEMENT
community service activities, public policies, and administrative structure will facilitate
AND
businesses and development envisioned in the plan.
MARKETING
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7.0
Land Use Element
OverviewLand Capacity Analysis
7.17.4
Current Land Use ContextLand Use Catalyst Projects
7.27.5
Future Land Use PlanGoals and Policies
7.37.6
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7.1 - Overview
The Land Use Element guides future development
within the Rainier Street & Upper Sims Way
Subarea Plan. This element will facilitate
actions pertaining to future land use plans,
zoning, capital projects, and public programs
aimed towards plan implementation. This was
completed by examining the current land use
Existing
Residential
identify policies and regulations that will be
Future
Neighborhoods
Development
needed to support the community vision as
Area
established in this Subarea Plan. The Land
Use Element provides a future land use plan,
recommends catalyst projects, and establishes
goals and policies that align with the vision.
Port Townsend
d
a
Business Park
o
R
y
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v
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Future
West Sims Way
Development
East Sims Way
Area
Area
Area
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W
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m
i
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Mill Road
Area
Future Development Area
Unincorporated
Jefferson County
Figure 8. Subarea and Vicinity Development Areas
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7.2 - Current Land Use Context
Existing Land Uses
The developed areas can be further divided according to individual blocks. In contrast, the
underdeveloped areas to the west can be summarized as large parcels with limited urban services.
DEVELOPED AREAS
:The properties generally east of Rainier Street and north of 4th Street are
characterized as developed land. There is a small commercial node at Mill Road, west of Rainier
Street. The developed areas can be further described as individual blocks along the Sims Way
Commercial development along Sims Way.
support adaptive reuse.
•WEST SIMS WAY
: Sims Way is an established commercial corridor. The majority of the
properties are developed with a range of non-residential uses. The segment between Rainier
and Logan Streets follow a traditional development pattern with commercial buildings sited
close to the street with parking and services oriented to the property rears thereby supporting
a walkable commercial district. The properties on the side streets and interior blocks include
a mix of commercial and industrial uses. Some residential buildings are situated in the area.
Generally, the buildings are in good condition and there are some vacancies. Few buildings
Existing buildings on Sims Way.
possess a traditional architectural style that mimics historic buildings in Port Townsend. Most
of the structures have no particular architectural style. There are several structures that were
constructed as single-family houses, but given their location on a commercial corridor it is
anticipated that these buildings may experience adaptive reuse to support non-residential
•EAST SIMS WAY:
The Sims Way segment to the east of Logan Street is an established
set back from the street with surface parking lots; several sites have low building coverage.
Generally, this segment follows a more auto-oriented development pattern. A shopping center
Overall, most of the buildings are single story and are in good condition, but most buildings have
a nondescript architectural style. Since many of the sites are underdeveloped, it is assumed
Streetscape elements on Sims Way.
that properties along Sims Way are ripe for redevelopment and/or adaptive reuse to support
future uses.
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R
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i
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s
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Sims Way corridor (Source: GoogleEarth)
• PORT TOWNSEND BUSINESS PARK
: The Port Townsend Business Park is developing
Many of the developed sites have mid to high building coverage, meaning structures generally
cover at least half of their respective lot. All the buildings are in good condition and there is a
wide range of architectural styles. Many of the industry-based structures are metal buildings;
and paint colors). There are several vacant parcels available to support future development.
• MILL ROAD
: There are several commercial properties clustered at Mill Road. These include
a commercial building and one motor vehicle sales lot. One building is a two story structure
oriented close to the street. One appears to be a converted service station and the others are
generally simple in style. There is potential for adaptive reuse for all buildings. There is also
opportunity for substantial redevelopment given the low lot coverage.
Port Townsend Vineyards along Sims Way.
FUTURE DEVELOPMENT AREAS
: The large central block north of Sims Way between Discovery
structures are clustered at the southeast corner. A new winery, and associated agricultural
activities, have been established along Sims Way. A future creamery is planned at Rainier Street
and undeveloped 7th Street. The areas to the west of Discovery Road are comprised of large lot
residential properties. Several sites have homes with large spans of undeveloped land. There are
large tracts of undeveloped property on the south side of Sims Way. The undeveloped areas north
steep slopes.
Vacant land along Rainier Street.
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Figure 9. Current Subarea Vicinity and Natural Features Map
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• C-II - GENERAL COMMERCIAL
: This designation has been applied to commercial areas
Current Land Use
located outside neighborhood and mixed use areas. The General Commercial designation
Designations
accommodates a wide range of general commercial uses such as retail businesses, professional
The City of Port Townsend Comprehensive Plan
outright.
has goals and policies that guide development
• M/C - MIXED LIGHT MANUFACTURING AND COMMERCIAL
within the subarea. The Comprehensive Plan
: This designation allows
small scale manufacturing businesses along with associated and subordinate on-site retailing.
is designed to help the City achieve its vision
The purpose of this designation is to provide for manufacturing and commercial enterprises
of maintaining or improving the community’s
character, environment, employment base, and
quality of life while accommodating projected
employment based manufacturing activities.
growth and improving community resilience and
• C-II/MU - COMMUNITY MIXED USE CENTER
: This designation accommodates a
adaptability to changing circumstances. The
broad range of commercial uses and higher residential densities. Additionally, this designation
Land Use Element includes a map that assigns
accommodates a wide range of residential densities that approach those found in the R-IV
land use designations to each property within
designation. The C-II/MU designation has been applied to areas that are closer to the City’s
the City. The map is the City’s “blueprint” for
existing east/west commercial corridor. The C-II/MU district is intended to promote transit or
action and graphically depicts where various
pedestrian-oriented development patterns.
land uses should be located.
• P/OS - EXISTING PARK AND OPEN SPACE
: This designation includes City, County, and
The goals and policies found within the
State owned parks and recreation areas. City-owned lands that provide valuable natural and
Comprehensive Plan serve as the foundation
open space functions are also designated P/OS.
for the land use designations. Each land use
designation allows certain land uses and aims
• P-I - PUBLIC/INFRASTRUCTURE
: The designation is applied to lands that provide public
utilities, facilities, and services. Allowable uses include schools, libraries, public utilities, and
the land use designations dictate how land
government buildings.
may be used and developed in the future. The
• R-III - MEDIUM DENSITY MULTI-FAMILY
: The R-III designation accommodates multi-
following land use designations are presently
family structures at a minimum density of 10 units per 40,000 square feet and a maximum
assigned to the subarea and described in the
density of 16 units per 40,000 square feet of land area. Although multi-family development is
Comprehensive Plan:
encouraged in these areas, single-family residences continue to be an allowed use where the
parcel and/or contiguous ownership is less than 12,000 square feet in area.
• R-IV - HIGH DENSITY MULTI-FAMILY
: This designation accommodates larger scale multi-
40,000 square feet of land area or more than 24 units per 40,000 square feet of land area. A
land for lower density, single-family development.
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Figure 10. Current Land Use Map
(as of Jan. 2018)
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Current Zoning
TABLE 7.2.a - ZONING DISTRICT USE SUMMARY
Development Type/Use
Port Townsend is divided into zoning districts
that are consistent with and implement the
Restriction on Ground Floor
City of Port Townsend Comprehensive Plan
Single-Family ResidentialSingle-Family Residential
Mixed-use DevelopmentMulti-Family Residential
Retail and Restaurants
Artisan and Craft Uses
areas of the community. Each zoning district
Light Manufacturing
subdivided, and developed.
Residential
ALLOWED USES
: The zoning code estab-
Detached
Attached
lishes which land uses are allowed within each
-
ZONING DISTRICT
PCPPPP
C-II
summarizes whether a particular development
type/use is allowed within each of the current
LPPPPNO
C-II/MU
subarea zoning districts.
PPLN/A
M/C
PPPN/A
R-III
PN/A
R-IV
Not applicable
P/OS AND P/I
P: Mostly Permitted Uses AllowedL: Limited Permitted/Conditional Uses Allowed
C: Mostly Conditional Uses Allowed
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(Source: Unsplash)
DESIGN STANDARDS
In addition to land use and dimension standards, the City of Port Townsend requires that multi-
on architectural elements, urban form, and building orientation to adjacent streets. The intent of
character. The following is a summary of the design standards for each building type.
• MULTI-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS
: The multi-family
building façade, roof articulation, building size, landscape, etc.) with some focus on the
standards require design elements such as windows and architectural articulation.
• COMMERCIAL AND MIXED USE ARCHITECTURAL AND SITE DESIGN
STANDARDS
: The design standards for commercial and mixed-use development design
level transparency, weather protection, amenity and access requirements, etc.), while also
Corridor buffer, off- and on-street parking, building design, etc). These design standards apply
to the use rather than the location of the development. These standards can be adjusted to
BULK AND DIMENSIONAL STANDARDS
can be subdivided and developed. The zoning districts have a minimum lot area and width to control
how property is divided in the future. Also, each zoning district includes dimensional standards
that regulate how a structure is constructed and sited on a parcel. The standards are intended to
ensure compatibility with adjacent structures and to implement the planned urban design for the
area. Bulk and dimensional standards should correspond to the desired neighborhood character
that the community wants to achieve.
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Addressing Regulatory Challenges
Existing land use and development regulations are intended to achieve a quality urban form and promote compatibility amongst surrounding land
uses. In most cases, the current regulatory framework aligns with the community’s vision for the subarea. However, some regulations complicate the
process to achieve quality urban form and opportunities for housing/employment. These challenges are summarized below.
• ACTIVE COMMERCIAL STREETS
: There is opportunity to use the City’s zoning regulations to create active commercial streetscapes along
Sims Way and Rainier Street. While the City regulates uses and establishes design guidelines, there is a challenge to ensure certainty that the
corridors will redevelop as active commercial streets. There is opportunity to amend zoning and design standards to require that buildings along
accomplished with an overlay district to require some commercial uses along designated corridors.
• RESIDENTIAL ADAPTIVE REUSE AND INFILL
with additional residential development along the Sims Way corridor. Most of the area is zoned C-II which allows multi-family uses but precludes
allow stand-alone residential on side streets and blocks.
• WORKFORCE HOUSING
: There is an opportunity to address the City’s housing needs and to support future employment uses with nearby
workforce housing. The City should provide information to developers on local, state and federal housing incentives. The City may want to consider
uses but does not allow residential development. While it is acknowledged that the community should reserve land for employment uses, the M/C
could be amended to allow workforce housing.
• ATTACHED RESIDENTIAL PLATS
fee-simple lots. In this arrangement, individual units are constructed in a single building, units share a common wall with the adjacent residents,
units in a fee-simple arrangement are generally narrower and shallower than typical lots. Many of the City’s zoning standards require minimum lot
areas and widths that far exceed the typical market standards for attached residential. There is opportunity to amend the dimensional standards
to better support a platted, attached residential product.
• SITE SUITABILITY
: Much of the area south of Sims Way is located on sloped sites that are problematic for industry-based uses. There is
mixed-use and manufacturing to make available additional land to support industry-based development.
• UNDEFINED USES
: Opportunity exists for the City to amend its zoning controls to accommodate innovative uses that are new in concept and
align with the community’s vision. The zoning regulations include a long list of land uses and specify where each is allowed. Any use that is not
list of uses established in code. Establishing a formal review procedure to make similar use determinations would allow the City to respond to
innovative new uses.
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7.3 - Future Land Use Plan
The purpose of the Future Land Use Plan is to
TABLE 7.3.a: LAND USE DESIGNATION SUMMARY
designate the properties within the subarea to
Source: ECONorthwest Market Analysis Jan. 2018
implement the community’s vision and goals.
The Future Land Use Plan utilizes the land Land Use DesignationPrimary UsesSecondary Uses
Acres
use designations already established in the
Commercial and 35.5
GENERAL COMMERCIAL
City of Port Townsend Comprehensive Plan but
Redevelopment activitiesManufacturing/Industry
(C-II(S))
Housing - Attached
with the Subarea Plan. In turn, the City of Port
CommercialHousing – Attached4.7
COMMUNITY MIXED-USE
Townsend Comprehensive Plan, zoning map,
CENTER (C-II/MU)
and Municipal Code will need to be amended to
Manufacturing/IndustryHousing – Attached98.3
MIXED LIGHT
be consistent with this Subarea Plan.
Commercial
MANUFACTURING AND
The Future Land Use Plan for the subarea
COMMERCIAL (M/C)
implements the subarea districts. In some cases,
Open Space and N/A5.4
PARK AND OPEN SPACE (P/
the same designation is used to implement
Recreation
OS)
multiple districts. Table 7.3.a provides a
summary of the intended uses for each land use
ResidentialN/A19.4
MEDIUM DENSITY MULTI-
designation. The Primary Uses are the emphasis
FAMILY (R-III)
within each land use designation. However,
ResidentialN/A10.7
HIGH DENSITY MULTI-FAMILY
Secondary Uses) are allowed as
(R-IV)
well.
TOTAL:
174.8
Notes:
Secondary Users do not dominiate a particular Land Use Designation. This will require code amendments.
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Figure 11. Subarea Future Land Use Map
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Key Amendments
LAND USE BOUNDARY ADJUSTMENTS
that are implemented with land use designations. Through the subarea planning process, it was
designation boundary amendments to the City’s Future Land Use Map across the subarea.
• C-II TO R-IV
: The southeast corner of Hancock Street and 7th Street is characterized by
existing residential development. Through the subarea planning process it was acknowledged
that this area should be formally designated as residential to retain these properties for
residential uses. As a result, the future land use designation will be amended from C-II to R-IV
to support future residential uses.
• C-II TO M/C
: The subarea includes the C-II designation spanning much of the area along
Street are within the Makers/Artisan District. The areas south of Sims Way near Mill Road are
the plan’s vision.
• C-II/MU TO M/C
: The subarea includes the C-II /MU designation south of the Discovery
Road/Rainier Street roundabout. The areas between Discovery Road and Rainier Street are
within the Makers/Artisan District; it was determined that the M/C designation best implements
the goals for this area.
LAND USE DESIGNATION DESCRIPTIONS
: The Subarea Plan establishes a new vision and
purpose for some land use designations in order to accommodate a more diverse array of uses.
additional land uses. (Note: The City should decide whether these changes will apply city-wide or
just to the subarea.)
• C-II - General Commercial
: The designation description should be amended to allow some
stand-alone multi-family residential. The City’s zoning standards can be amended to enact land
• M/C - Mixed Light Manufacturing and Commercial
: The designation description
should be amended to allow for workforce housing to complement industry-based employment
uses. The City’s zoning standards can be amended to ensure the designation is not dominated
by residential development.
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7.4 - Land Capacity Analysis
A land capacity analysis is a spatial exercise used to evaluate availability of buildable lands within a
given district or area. This exercise is useful for calibrating the land use designations and to make
future projections on available land to support desired uses. This will help the City monitor land
intended to compare the current and future land use designations in terms of area and available
land for development.
Land Capacity Analysis Methodology
For the land capacity analysis of the Rainier Street & Upper Sims Way Subarea, the following
methodology was employed.
STEP 1: GENERATE A “LAND BASE.”
This involves selecting all of the parcels in the study
subarea. Parcel data was obtained from the Jefferson County GIS Department.
STEP 2: CLASSIFY LANDS.
Classify each parcel into one of the following categories.
•
•
•
or further developed.
•
•
lots, etc.) but not including the land.
STEP 3: TABULATION AND MAPPING.
The results are then presented in tabular and map
by land use designation.
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Land Capacity Analysis
The Rainier Street & Upper Sims Way Subarea contains approximately 175 acres of land. Street
right-of-way was excluded from this calculation. For this analysis, right-of-way includes areas that
are currently in use, or are designated for transportation or other non-developable infrastructure
uses. As of January 2018, 28 percent of the land in the subarea is developed, 56 percent is
Many of the parcels adjacent to Sims Way are already developed. Areas to the northwest and
to the south are primarily vacant. Several properties in the middle of the subarea have been
underdeveloped properties throughout the subarea that possess additional capacity to intensify
and support future development. This information provides baseline data of the developable land
that is available at the time the Subarea Plan was prepared. The City can use this data to monitor
and adjust its available land supply in the upcoming years to accommodate/attract an intended
user.
TABLE 7.4.a: SUBAREA LAND CAPACITY TOTALS
(as of January 2018)
Source: ECONorthwest Market Analysis Jan. 2018
Count of 0.5 – 2.0 Total
DEVELOPMENT STATUS> 2.0 Acres< 0.5 Acres
ParcelsAcresAcres
1035.225.219.049.4
DEVELOPED
11733.347.218.298.7
VACANT
70.011.00.011.0
UNDERDEVELOPED
328.63.43.815.7
PUBLIC OR EXEMPT
25947.186.941.0174.8
TOTAL
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Figure 12. Subarea Land Capacity Map (January 2018)
Source: ECONorthwest Market Analysis Jan. 2018
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Land Capacity by Land Use
TABLE 7.4.b: LAND CAPACITY: CURRENT LAND USE DESIGNATION
(as of January 2018)
Source: ECONorthwest Market Analysis Jan. 2018
Designation
LAND USE Underdevel-Public or
The land use capacity analysis was also
DESIGNATIONDevelopedVacantopedExemptTotal
calculated based on land use designation to
33.030.93.63.370.9
C-II
assist with the monitoring of supply and to
0.05.73.30.09.0
C-II/MU
ensure that land is available to support future
uses. This analysis is provided in the current
12.841.90.06.961.6
M-C
and future land use plan scenarios to provide
0.00.80.00.00.8
P-I
comparisons and to help the City plan its land
supply into the future.
0.00.00.05.45.4
P/OS
The recommended land use actions will
3.611.64.10.019.4
R-III
increase the M/C and C-II/MU and reduce
0.07.70.00.07.7
R-IV
the C-II and R-IV designations. However, the
recommended regulatory changes will increase
49.498.711.015.7174.8
TOTAL
residential and mixed-use potential in the M/C
and C-II/MU designations.
TABLE 7.4.c: LAND CAPACITY: FUTURE LAND USE DESIGNATION
(as of January 2018)
Source: ECONorthwest Market Analysis Jan. 2018
LAND USE Underdevel-Public or
DESIGNATIONDevelopedVacantopedExemptTotal
21.79.31.23.335.5
C-II(S)
0.02.42.30.04.7
C-II(S)/MU
21.166.93.46.998.3
M-C
0.00.80.00.00.8
P-I
0.00.00.05.45.4
P/OS
3.611.64.10.019.4
R-III
3.07.70.00.010.7
R-IV
49.498.711.015.7174.8
TOTAL
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7.5 - Land Use Catalyst Projects
The Land Use Element can be partially implemented through a series of related yet independent catalyst projects. These projects include capital
investments, City programs, and public/private initiatives. These catalyst projects are planned to provide additional momentum for subarea
tenants/residents to the region. The following land use related catalyst projects are recommended for the subarea.
ADAPTIVE REUSE
Adaptive reuse describes the renovation and reuse of pre-existing structures for new purposes such
Many buildings need some tenant improvements to tailor the space to meet the tenant’s needs.
Existing buildings provide relatively less expensive lease options for small businesses and start-
ups. Improvements could include exterior enhancements such as paint, molding, landscaping and
other architectural additions. Flexibility should be allowed through zoning regulations that are usu-
ally triggered with a change of use; this could include parking and landscaping.
INTERIM/TEMPORARY USES
Adaptive reuse of older buildings/sites.
The subarea may take many years to fully build out with new buildings, contrary to the public’s de-
sire to create a vibrant commercial district in the near term. Interim and temporary uses could be
instrumental to bring activity to the subarea in the short term and allow economic use of the proper-
restaurants in storage containers as used in Montreal). This allows the subarea to build its brand
well before permanent structures are completed. Other temporary uses may include a tiny home
and recreational vehicle community to temporarily address the City’s housing needs. The commu-
recruitment strategy. Amendments to the zoning code may be necessary to facilitate this strategy.
COMMERCIAL FOCUS OVERLAY
The City should create a Commercial Focus Overlay District over portions of Rainier Street and Up-
Pop-up vendors interim uses (Source: Pexels)
ensure that these corridors develop/redevelop with active uses such as restaurants, shops, and
services. This will require amendments to the zoning regulations and map.
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PUBLIC BUILDINGS
Local governments can show their commitment to the subarea with new public buildings. Public
buildings can set the tone for development in terms of material quality, building design, and
can help anchor a commercial district and bring a certain level of activity to the area that can
Townsend School District, and the State of Washington to identify potential new facilities that would
District.
DISTRICT MONUMENTATION AND WAYFINDING
Public buildings.
signs, maps, markers, and other graphic or audible methods used to convey location and directions
the community’s vision for the subarea.
The subarea includes several distinctive districts that will have their own role, identity, and land
should install monumentation at each end of the new Rainier Street corridor to physically identify
the new commercial district and to direct customers to the corridor. A new welcome monument
should be constructed within the proposed Gateway Circle to welcome visitors to the City of Port
Townsend.
Community entry signage.
Additionally important, the Port Townsend Business Park is emerging with a wide range of
manufacturing and commercial businesses; many including a retail/service component. It is
located behind other commercial properties along Rainier Street and Sims Way making its access
less apparent to passerby consumers. The community should construct signage and/or directional
features to guide patrons to the Port Townsend Business Park. The community should also plan
Street to assist motorists, pedestrians, and bicycles to identify and reach local destinations.
Entry signage
(Source: Flickr C. Harrison)(Source: Flickr Mack Male)
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7.6 - Goals and Policies
The following goals and policies should guide future development and decision-making within the subarea. These goals and policies should be
integrated into other policy documents, development regulations, and technical standards.
7.6.a - FUTURE LAND USE GOALS AND POLICIES
Goal/PolicyDescription
Goal LU.1Ensure the City’s long-range planning documents and development standards align with the Subarea Plan vision.
LU 1.1Review the City’s Comprehensive Plan and amend as necessary to align with the Subarea Plan vision.
LU 1.2Review the City’s development regulations and amend as necessary to implement the Subarea Plan.
LU 1.3Review and amend the City’s design manuals and technical drawings to accommodate the desired streetscapes described in the
Subarea Plan.
Goal LU.2Encourage and facilitate reinvestment in existing buildings.
LU 2.1Add policies that promote adaptive reuse of existing buildings within the subarea.
LU 2.2
LU 2.3Establish design standards to ensure building redevelopment results in attractive, pedestrian-oriented streetscapes.
LU 2.4
LU 2.5Create programs to support start-up businesses.
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7.6.a - FUTURE LAND USE GOALS AND POLICIES
Goal/PolicyDescription
Goal LU.3Create vibrant, pedestrian-oriented commercial corridors along portions of Rainier Street and Sims Way.
LU 3.1Designate commercial focus overlay areas along primary street corridors that are intended to develop as key commercial districts.
LU 3.2
Require design guidelines that require entrances, windows, and other architectural features along these corridors to create
pedestrian-friendly commercial corridor.
LU 3.3
LU 3.4Actively recruit developers to construct projects that promote the intended urban form. Develop an economic development strategy
to entice private developers and future business tenants.
LU 3.5Identify and plan for future public buildings/uses to locate within the designated corridors to help create an active community node.
Ensure that future public buildings follow the same building design standards that are required of private developers.
LU 3.6Develop standards to reduce parking and loading standards within the corridor where proposed uses will contribute to a vibrant
walkable commercial district that will lessen the need for private automobiles.
LU 3.7
destinations. Create monumentation or other entry features as key gateways to orient visitors and strengthen the districts’ identities.
LU 3.8Explore the feasibility of new public buildings within the subarea as part of the City’s public facility planning. Partner with Jefferson
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7.6.a - FUTURE LAND USE GOALS AND POLICIES
Goal/PolicyDescription
Goal LU.4Ensure a variety of housing options and living environment choices are provided throughout the subarea.
LU 4.1Allow for a wide variety of housing types through the subarea that includes single-family detached, attached, and multi-family.
LU 4.2Amend the district dimensional standards to provide special lot size and setback standards based on the housing type. Provide
smaller lot widths, lot sizes, and setback standards for single-family attached units.
LU 4.3Allow for and promote variations in multi-family design.
LU 4.4
LU 4.5Allow for accessory dwelling units as part of single-family detached and attached, fee-simple units. Exempt accessory dwelling units
from density standards.
LU 4.6Allow live/work units within all non-residential districts within the subarea.
LU 4.7Promote work force housing to occur concurrently with future manufacturing development.
LU 4.8Establish density standards in commercial and mixed-use districts to accommodate residential land uses.
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7.6.a - FUTURE LAND USE GOALS AND POLICIES
Goal/PolicyDescription
Goal LU.5Provide family-wage employment by promoting a variety of manufacturing and commercial uses across the subarea.
LU 5.1Encourage and recruit industries that employ clean and sustainable manufacturing practices.
LU 5.2Promote and encourage the development of artisan manufacturing that is focused on the creation of goods and products that are
created in limited quantities and generally use traditional methods.
LU 5.3
challenges.
LU 5.4Focus design requirements on building façades that are directly oriented to public streets and areas of high pedestrian activity.
LU 5.5Allow accessory retail as part of the manufacturing businesses.
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Transportation and
8.0
Mobility Element
OverviewFuture Transportation and
8.18.3
Mobility Plans
Current Transportation
8.2
Catalyst Projects
8.4
and Context
Goals and Policies
8.5
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8.1 - Overview
The Transportation and Mobility Element plans
for the street, trail, transit, and pedestrian
networks. This element will guide future
actions pertaining to capital improvements
and service standards in the subarea. This
element explores the current transportation/
mobility characteristics to establish the baseline
conditions for the subarea. The element
provides future transportation and mobility
planning recommendations, catalyst projects,
and establishes goals and policies to align with
the subarea vision.
Figure 13. Current Comprehensive Plan
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8.2 - Current Transportation and
Mobility Context
The subarea is located at the southwestern gateway to the City of Port Townsend. State Highway 20
TABLE 8.2.a: CURRENT SUBAREA
STREET CLASSIFICATIONS
Street and Sheridan Street provide north/south circulation within the subarea and provide local
connections to established neighborhoods. Since the subarea acts as a gateway to the City, it is
Subarea Streets
important to identify the existing transportation characteristics and gaps that shape the connectivity
McPherson StreetCollector
of the region. The current transportation characteristics are summarized below.
9th StreetCollector
Sheridan StreetMinor Arterial
Discovery RoadMinor Arterial
Rainier Street Minor Arterial
• PRINCIPAL ARTERIALS:
Street)
arterials.
Sims Way Principal Arterial
• MINOR ARTERIALS
Other StreetsLocal Access
• COLLECTORS
: Streets that provide connections between arterials and local acess streets.
• LOCAL ACCESS STREETS:
Streets providing access to abutting residential properties.
principal arterial street.
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Established
Subarea and future
Neighborhoods
development areas
Uptown
Downtown
Port Townsend city layout 2018 (Source: Google Earth)
Roadway Connectivity
The subarea is well-served with collector and arterial streets that provide connections to other
districts within the City. Sims Way links the Port Townsend peninsula with greater Jefferson County.
Sims Way and Discovery Road serve as the primary east/west connections. Rainier Street,
McPherson Street, and Sheridan Street serve as the primary north/south connections. Several
local streets provide access to individual neighborhoods and business districts.
New/Developing
Like much of Port Townsend, a majority of the subarea is platted with a grid street pattern. However,
Neighborhoods
many of the rights-of-way are not improved or in use. As development occurs, it is anticipated that
new streets will be constructed to provide local access and will result in a well-connected traditional
urban grid. Currently, there is a lack of local street connections amongst the individual districts in
the subarea. In most cases, motorists must utilize arterials and collectors to move between districts.
Over time, the area will become increasingly congested if alternative routes are not constructed.
The streets within the subarea are constructed with a variety of cross section designs. Rainier Street
and most of Sims Way are designed as urban sections with paved travel lanes, curbs, sidewalks,
and landscaping. Rainier Street and Sims Way, in particular, include additional urban streetscape
Existing
Neighborhoods
amenities including on-street parking and bicycle lanes. Sheridan Street includes bicycle lanes and
intermittent on-street parking. The portion of Sims Way leading into the City from the west remains
as a rural section without curbs, sidewalks, or landscaping elements. Discovery Way is currently a
rural section, but, there are immediate plans to construct a cycle track along the east side of the
street. The other streets exist as hybrids. Some segments have curbs and sidewalks and others
do not.
Interconnected neighborhoods/incremental street grid
development with new subdivisions (Source: Google Earth)
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Figure 14. Current Street and Trail Map
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Non-Motorized Mobility
The subarea area is served with a variety of non-motorized mobility facilities that serve pedestrians
and bicyclists. The City’s Non-Motorized Transportation Plan establishes the various facility types
planned in and around the subarea. To date, most projects have been constructed. Pending projects
are focused on bicycle/pedestrian improvements along Discovery Road and sidewalk projects along
Sims Way near Sheridan Street. This subsection provides a narrative of the existing non-motorized
facility characteristics of the subarea.
PEDESTRIAN INFRASTRUCTURE
The main sidewalk facilities in the subarea are located along Sims Way and Rainier Street. These
Pedestrian routes and pathways (Source: Pexels)
streets generally possess the highest degree of pedestrian infrastructure. There are currently
no sidewalks along Discovery Road and most of the local access streets. Sims Way has two
unsignalized pedestrian crossings between Rainier Street and Thomas Street. Two signalized
crossings are located between the gulch and Sheridan Street. Local interviews revealed concerns
for their effectiveness to alert motorists. Filling sidewalk gaps and enhancing pedestrian crossings
are needed throughout the subarea to provide a safe and comfortable pedestrian environment.
BICYCLE INFRASTRUCTURE
The main bicycle facilities in the subarea are the bike lanes on Sims Way. A dedicated cycle track
was recently completed along Rainier Street between Discovery Road and Sims Way. Additionally,
a cycle track is in the early construction phase along Discovery Road. There are no other bicycle
facilities within the subarea. Providing additional bikeway connections and bicycle parking facilities
are needed in the subarea to provide a better connected transportation network. The City’s Non-
Streets for a variety of users (Source: Pexels)
Motorized Transportation Plan lists several types of bicycle facilities that are planned within the
City, including on-street facilities, shared facilities, and separated facilities.
MULTIUSE TRAILS
The subarea has several connections and access points to the Larry Scott Trail which is part of
the regional Olympic Discovery Trail system. The Olympic Discovery Trail starts at the Port of Port
Townsend Boat Haven trailhead, and continues across the Olympic Peninsula, ending in the City of
La Push. The primary access to the Larry Scott Trail in the subarea is from Howard’s End. Additional
trail improvements and trail connections are warranted to provide greater connectivity.
Trails and multi-use pathways (Source: Pexels)
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Figure 15. Current Sidewalks Map
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Transit Access
TABLE 8.2.b: CURRENT SUBAREA TRANSIT ROUTES
routes within the subarea. Six transit routes
RouteService to:Service Connection Type
Brinnon and Quilcene via the Tri-Area
Hill Loop) skirts the subarea along the eastern
#1Jefferson County Connection
boundary with its closest stop at 7th Street and
#3Castle Hills/Cook AvenuePort Townsend Connection
Loop) is a new transit route that started in 2018
and circulates the subarea. The majority of its
#4Port Townsend Connection
east directions). Routes #1 and #6 provide
connections to other areas within Jefferson
County. Routes #1, #7, and #8 provide transit
#6Tri-Area LoopJefferson County Connection
connections to surrounding counties.
Poulsbo and Port Ludlow via the Tri-Area
Sims Way provides access and transfers to
#7Regional Connection
multiple routes. Transit line transfer locations
#8Regional Connection
an accessible and affordable transportation
pedestrian activity and walking commerce for
nearby businesses. Riders can access routes
#1, #4, #6, #7, and #8 via the stops between
Sheridan Street and Rainier Street. Riders can
transfer to Route #3 along Sheridan Street at
7th Street, this is one block/750-ft north of
Sims Way.
The Sims Way stops include pull out areas so
that buses can pick up riders outside of the
vehicle travel lanes. No transit shelters are
provided along Sims Way. There is little refuge
or shelter for riders waiting for buses. The
Rainier Street project was constructed with bus
Jefferson Transit bus (Source: Jefferson Transit)
pull outs and concrete pads. Rainier Street has
transit shelters.
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Current Mobility Needs
The current transportation and mobility network provides a good foundation to support future
growth and redevelopment. However, there are system improvements that are needed to provide
a complete multimodal and interconnected network. Future streets are needed to provide vehicle
access to future development areas. In other areas, sidewalk connections and trail extensions are
the safety, convenience, and comfort for transit riders. This provides an opportunity for the City to
adequately plan for transportation and mobility improvements within the subarea. The mobility
needs are summarized below.
I. ROADWAY EXTENSIONS AND CONNECTIONS
platted rights-of-way that continue the grid street pattern found in the traditional areas of the City.
There is a need to develop streets concurrent with development to provide an interconnected
subarea that serves motorists, bicyclists, and pedestrians.
II. SIDEWALK GAPS
: Many of the neighborhood streets have only intermittent sidewalk coverage.
III. TRANSIT FACILITIES
: Sims Way supports several transit lines. The stops include signage
and seats attached to the poles. There is a need to provide shelters at the Sims Way transit
stops and to provide route timetables and system maps to assist riders.
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8.3 - Future Transportation and
Mobility Plan
The Transportation and Mobility Plan is intended
to guide the expansion of the transportation
network within the subarea into a complete
and interconnected system. The plan includes
multiple transportation choices for a variety
of users. The new transportation network will
provide greater internal circulation between the
districts and connections to the established
streets, sidewalks, trails, and bicycle facilities
that will create greater connectivity in the
subarea.
Include bicyclists and pedestrians in mobility planning (Source: Unsplash)
Street design that serves a variety of users including
vehicles, bicyclists, and pedestrians.
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Figure 16. Future Streets and Trail Plan
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Figure 17. Future Sidewalks Plan
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8.4 - Transportation and Mobility
Catalyst Projects
The Transportation and Mobility Element can be implemented through a series of catalyst projects to provide connections and access throughout the
subarea. These projects include capital investments, City programs, and public/private initiatives that, collectively, bring the subarea vision towards
full implementation. Responsibility for these catalyst projects should be shared by both public and private entities. The City must create local policy
to establish who builds and maintains each of the catalyst projects. The catalyst projects are intended to create local connections to support private
investment and future tenants/residents to the region. The following mobility-related catalyst projects are recommended for the subarea.
SIDEWALK CONNECTIONS
the sidewalk network as part of its Capital Improvement Plan. The City should continue to require
sidewalks to be constructed as new development/redevelopment occurs within the subarea. The
be prioritized.
PEDESTRIAN CROSSINGS
Designated and functional pedestrian crossings should be prioritized on major streets within
pedestrian crossing strategy should be developed for Discovery Road, Rainier Street, Sims Way,
District sidewalks.
planned for higher pedestrian activity. The strategies for each roadway will identify and prioritize
key pedestrian crossings that should be in place as the subarea develops. This will be instrumental
when planning for future roadway connections and intersections. The pedestrian crossing strategies
should identify areas where user-activated signalization should be installed to alert drivers and
Designated pedestrian crosswalks.
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BICYCLE PARKING AND AMENITIES
transportation culture. Bicycle racks create the opportunity to safely and securely lock bicycles
while patronizing nearby businesses and/or working within the subarea. They also protect existing
public amenities such as light poles, signs, and trees from improper locking. Fix-it stations provide
a means for riders to conduct minor repairs that may be needed on their commute and make it
possible to ensure safer travel. It is recommend that the City provide bicycle amenities at logical
and convenient locations along Sims Way, Rainier Street, Discovery Road, and Sheridan Street.
Amenities should be readily visible to promote alternative modes of travel. The City currently
requires outside bicycle racks as part of new developments. The City should also require that new
Bicycle parking (Source: Flickr Elvert Barnes)
bicycle lockers, and similar facilities).
CLASS III BIKE ROUTES
The subarea includes extensive bike lanes and paths along the major thoroughfares. There is
Motorized Transportation Plan, 1998; updated in 2011) where vehicles and bicyclists share a
common travel lane. Bike routes are usually designated with signage and/or painted sharrows on
the travel lane pavement to denote a shared facility. This is important to provide local connections
to area businesses and residential neighborhoods and to provide alternate bicycle routes across
the subarea. Bike routes should link to other roadways with bicycle lanes and to the City’s trail
system.
TRANSIT SHELTERS
New class III route along Bicycle Fix-it station
Sims Way, Rainier Street, and Sheridan Street are important transit routes and transfer locations
Rainier St
where transit riders can change from one bus line to another. The community should strengthen
transit viability in the subarea through premium transit amenities including shelters, lighting, paved
access, and signage. Shelters could be planned with enhanced landscaping, decorative paving,
and lighting. Benches and trash receptacles should be provided and maintained. Shelters should
be planned at locations that align with designated pedestrian crossings. They should also be sited
in logical, safe locations to minimize riders’ trips from one line to another. Finally, the transit rider’s
experience can be enhanced with digital transit arrive time signs, informational mobile apps, and
posted system maps and timetables.
Transit shelter Transit customer info signs
(Source: Sound Transit)
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CLIFF STREET RIGHT-OF-WAY ACQUISITION
Portions of Cliff Street between Sims Way and S. Park Avenue do not include full right-of-way
and portions of the paved areas are located on private property. Cliff Street is a vital vehicular
connection into the Port Townsend Business Park. The City should develop a strategy to acquire
the adequate right-of-way to accommodate travel lanes and sidewalks to ensure public access is
secured in perpetuity.
CLIFF STREET SOUTH EXTENSION
Cliff Street currently serves as a local connection to the Port Townsend Business Park. The areas
to the south of Sims Way are planned within the Work/Live District with future employment and
P
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workforce housing. The City should plan for a Cliff Street southern extension to connect the future
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transportation plan maps so that it can be a part of the City’s capital improvement plans and/or be
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MCPHERSON STREET SOUTH EXTENSION
Acquisition
Area
McPherson Street currently serves as a local connection within the subarea that connects existing
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areas south of Sims Way are planned as a Work/Live District with future employment and housing.
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The City should plan for a McPherson Street southern extension to tie into the planned Work/Live
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existing right-of-way to ensure McPherson is extended concurrent with development.
Extension
Cliff Street
Extension
Subarea location map for (i) the Cliff Street right-of-way
acquisition area, (ii) the Cliff Street south extension, and
(iii) the McPherson Street south extension.
Rainier Street designed for multimodal transportation
and green stormwater management.
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RAINIER STREET NORTH IMPROVEMENTS
Rainier
The portion of Rainier Street extending north of the roundabout at Discovery Road remains as a rural
(north)
to future residential neighborhoods to the north. The City should adopt an implementation plan to
improve Rainier Street into a multimodal corridor that services vehicle, bicyclists, and pedestrians.
Through the subarea planning process a conceptual section was developed that includes two-way
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travel lanes, a multiuse path on the east side and a sidewalk along the west. A planter strip and a
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stormwater swale are planned along the pavement edges.
RAINIER STREET SOUTH EXTENSION
subarea. The roadway currently terminates one block south of Sims Way. The City should adopt
an implementation strategy to develop the Rainier Street South Extension. The subarea Concept
Park
Plan depicts Rainier Street as a new east-west extension that ties into Sims Way just west of
the Forest Blocks District. This planned roadway segment is an alternative transportation route
to Sims Way and interconnects the planned Work/Live District to the others districts with the
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street is constructed concurrent with future development.
Rainier
(south)
Rainier Street (north and south segments) Subarea Location
Figure 18. Rainier Street North - Future Street Cross Section
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7TH STREET
7th Street is a vital component to the creation of a commercial node within the subarea. The
existing right-of-way is undeveloped and there is a tremendous opportunity to develop a new district
street to create a tight urban street grid around the planned commercial node in the Makers/
Artisan District. The City should establish a strategy to construct 7th Street from Rainier Street
to Discovery Road. This will provide addition multimodal access in the district. The surrounding
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found in the newly completed Rainier Street. This would include sidewalks, a cycle track, on-street
parking, and landscaping/street trees. 7th Street will tie into the existing roadway stub on Rainier
7th Street
Street.
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7th Street Subarea Location
Figure 19. 7th Street - Future Street Cross Section
Figure 20. 7th Street - Conceptual Plan
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9TH STREET
9th Street is an important component to
connect the Makers and Artisan District with
the surrounding neighborhoods and districts.
The right-of-way is mostly in place and remains
undeveloped. There is an opportunity to develop
a new district street that builds an urban street
grid while connecting Rainier Street to the Port
Townsend Business Park. The City should
establish a strategy to construct 9th Street
to extend eastward and westward of Rainier
Street. The western portion will be highly
urban in character and include wide sidewalks,
street trees, on-street parking, and travel lanes.
Due to topographic conditions, the 9th Street
vehicle travel lanes will not connect to Discovery
Road, although pedestrian connections will
Figure 21. 9th Street western segment - Future Street Cross Section
tie into the surrounding network. The eastern
portion will also be urban in character and will
include bicycle lanes to tie into the cycle track
along Rainier Street. Right-of-way acquisition
or access easements will be needed across a
County-owned parcel to provide a link to Park
Avenue in the business park. 9th Street will tie
into roadway stubs that were provided as part of
the Rainier Street construction.
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Figure 22. 9th Street eastern segment - Future Street Cross Section
9th Street Subarea Location
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HOWARD (FESTIVAL) STREET
Howard Street will create direct access to
businesses along Rainier Street and provide
an area for periodic events and gatherings.
The right-of-way presently exists and it remains
undeveloped. Rainier Street was constructed
with a cycle track along its east side. No vehicle
driveways will be permitted to access properties
along this frontage. There is opportunity to
develop Howard Street as a convertible festival
Port Townsend street along waterfront.
street that can provide access/service to
adjacent properties but can be periodically
closed to host outdoor events. The City should
adopt an implementation plan to develop the
Howard Festival Street. The street will be urban
in character and include on-street parking,
sidewalks, and a travel lane. The paved areas
may be curbless and the vehicle use areas may
be separated with bollards or textured pavement.
Given the narrow right-of-way, Howard Street
Festival Street (Source: Pexels)Curbless street with bollards (Source: Unsplash)
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Figure 23. Howard (Festival) Street - Future Street Cross Section
Howard (Festival) Street Subarea Location
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DISCOVERY ROAD
Discovery Road is designated as a minor arterial and serves as a primary east-west thoroughfare.
The roadway presently exists as a narrow rural section with a vehicle travel lane in each direction.
There are no sidewalks, shoulders, or landscaping. The surrounding areas are planned to support
future residential neighborhoods and employment uses. Long-term, the area will generate
additional vehicle trips and pedestrian/bicycle activity. In the near term, a cycle track is planned
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along the Discovery Road’s east side. The community should develop an implementation plan to
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improve Discovery Road to accommodate a variety future users and to support the intended urban
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character that is envisioned in the Subarea Plan. The conceptual buildout design will retain the
the west side travel lane, and add west side sidewalks. A landscaping strip and a stormwater
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swale will be provided along the pavement edge and between the sidewalk/multi-use pathway. The
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segment of Discovery Road just west of the roundabout may include on-street parking to support
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the designated Neighborhood Commercial Character District to emerge as a pedestrian-scaled
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Discovery Road Subarea Location
Figure 24. Discovery Road - Future Street Cross Section(Conceptual Option)
Multi-use path along travel lanes
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15TH STREET
15th Street will serve as a primary roadway
connection to future residential neighborhoods
in the northwest portion of the subarea. The
street is planned to extend between Rainier
Street and the Spring Street right-of-way located
along the subarea western limits. Currently,
15th Street is an unimproved roadway located
within a narrow, 34-foot right-of-way. The
future street design includes two travel lanes,
on-street parking on both sides, sidewalks , and
street trees. The roadway project will include
new underground utilities to support future
development. Future street construction will
require right-of-way acquisition/dedication from
adjacent properties along the northern edge of
the existing right-of-way.
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Neighborhood collector street with street parking, trees, and sidewalks.
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15th Street Subarea Location Figure 25. 15th Street - Future Street Cross Section
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SPRING STREET IMPROVEMENTS
The Spring Street project is an unimproved right-
of-way extending along the City of Port Townsend
southwest city boundary and is located in the
planned Residential Neighborhood District.
There is opportunity to use the Spring Street
sanitary sewer) to support future residential
development. Near-term, the City plans to
construct a multi-use pathway and wet utilities
within this corridor. Long-term, this right-of-
way will be intergrated into future neighborhood
designs.
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Multi-use pathway within residential neighborhoods.
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Figure 26. Spring Street - Near-term Section
Spring Street Subarea LocationMulti-use pathway.
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SHERIDAN STREET
The Sheridan Street and Sims Way intersection
has long been troublesome from a transportation
circulation stand point; this was originally
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reexamine the design solutions and select a
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preferred alternative for implementation. The
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to address the intersection at Sheridan Street
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a signalized or roundabout at the current
Gateway
Circle
Street to connect to Grant Street.
Sheridan Street and Gateway Circle Subarea Locations
GATEWAY CIRCLE
The City of Port Townsend should develop
a signature gateway that welcomes visitors
to the community. Furthermore, the current
intersections where Discovery Road, Sims Way,
and Mill Street converge is awkward for vehicle
circulation. The Mill Street block depth is
shallow between the two streets creating vehicle
back up during peak travel times. The City
should construct a large roundabout to better
manage point impacts at these intersections.
The circumference could be centered atop
an existing city-owned parcel and create a
distinctive urban design feature. A roundabout
intersection and several vehicle stops thereby
Gateway roundabout (Source: Unsplash)Gateway roundabout (Source: Unsplash)
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8.5 - Goals and Policies
The following goals and policies should guide future transportation and mobility enhancements
within the subarea. The City should integrate these goals into other plans and technical standards.
8.5.a - TRANSPORTATION AND MOBILITY GOALS AND POLICIES
Goal/PolicyDescription
Goal TM.1Ensure the Port Townsend transportation and mobility plans support the Subarea Plan vision.
TM 1.1Review the City’s Comprehensive Plan Transportation Element and amend as necessary to support the Subarea Plan vision.
TM 1.2Review the City’s Transportation Functional Plan and update as necessary to align with key Subarea Plan transportation projects.
TM 1.3Review the City’s Non-Motorized Transportation Plan and amend where appropriate to include the Subarea Plan sidewalk, trail, and
bicycle projects.
Goal TM.2
TM 2.1Adopt technical standards for 7th Street, 9th Street, Rainier Street, Discovery Road, Cliff Street, and McPherson Streets that coincide
with the ideas and vision established in the Subarea Plan.
TM 2.2
Goal TM.3 Ensure the City achieves a connected, continuous, and safe pedestrian network throughout the subarea.
TM 3.1
Plan.
TM 3.2Continue to require sidewalk construction along the frontages of private developer projects. Provide incentives to extend sidewalk
projects beyond property frontages to close network gaps.
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8.5.a - TRANSPORTATION AND MOBILITY GOALS AND POLICIES
Goal/PolicyDescription
TM 3.3Study the subarea and identify key locations for future pedestrian crossings. Create a plan and implementation strategy to develop
the appropriate pedestrian crossing facilities for each location.
TM 3.4Ensure adequate public restrooms are provided and accessible to serve the public. Restrooms could be provided by public entities
or as a part of private development
Goal TM.4Ensure the City achieves a connected and continuous street network within the subarea.
TM 4.1Require street development as part of private development on adjacent properties.
TM 4.2Establish an implementation strategy to develop the future streets as depicted on the Subarea Future Street Plan and concept plan.
TM 4.3Develop local policies to retain existing right-of-way.
TM 4.4 Explore opportunities to extend local street connections into the Port Townsend Business Park to provide better integration with
other business areas.
TM 4.5Require that future plats include street connections to surrounding areas; require street stubs at practical locations to ensure that
future adjacent developments are connected. Ensure that future plats mimic the street and block size patterns found in the more
established areas of the City.
Goal TM.5Provide for a safe, convenient, and functional transit network to serve the subarea.
TM 5.1Plan for transit shelters along Sims Way.
TM 5.2Provide system maps and indicate arrival times at transit stops. Alternatively, list a data link to obtain information on bus routes and
timetables.
TM 5.3Work closely with Jefferson Transit to identify and plan for future transit routes within the subarea.
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Recreation and Open
9.0
Space Element
OverviewFuture Recreation and Open
9.19.3
Space Plan
Current Recreation and
9.2
Catalyst Projects
9.4
Open Space Context
Goals and Policies
9.5
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Natural areas with passive recreation trails (Source: Unsplash)
9.1 - Overview
needs within the planning area. The subarea will support neighborhoods and mixed-use districts
recreation and open space amenities like the Forest Blocks, trail connections, and new parks.
space areas and plan for new recreation facilities.
The Current Context section below provides information about the existing conditions of parks,
The Future Plan describes a strategy to provide facilities within subarea while bringing the community
closer to its citywide service level goals. By blending the existing conditions and future initiatives,
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9.2 - Current Open Space Context
The City of Port Townsend has great parks and open space and it’s important that the subarea grows with quality recreational amenities. Future
residential neighborhoods will emerge in the western portions of the subarea. Additional housing may develop along the Sims Way corridor as mixed-
use and stand-alone multi-family projects. The City of Port Townsend adopted recreation/open space goals to ensure residents enjoy a high quality
of life. The project team inventoried the current open space areas and reviewed the City’s adopted recreation and open space plans to understand
future needs. This research also examined the equitable distribution and access to parks across the community. This information serves as a
baseline for future recreation and open space planning for the subarea. “Figure 27. Current Park and Open Space Map” on page 119 illustrates the
current recreation and open space features in and around the subarea.
Current Recreation and Open Space Plan
the City’s vision and strategy plan for parks/open space development for the near-term and beyond.
The Functional Plan guides public policy and development direction for the delivery of parks/open
space services across the City. The Functional Plan, organized to satisfy State Recreation and
Facility Types
categorizes parks/open space areas into the following facilities types:
•URBAN POCKET PARKS:
Primarily located in the downtown/uptown urban core and in
outlying commercial and industrial areas, pocket parks provide an open area where people can
rest, watch and eat in pleasant surroundings with a few simple amenities.
•NEIGHBORHOOD PARKS:
Neighborhood parks serve the needs of an immediate residential
neighborhood. Neighborhood parks may be developed with highly landscaped areas and
amenities; maintained in near natural state with primitive public trails as the primary amenity;
or a combination of the two.
Port Townsend Parks, Recreation, and Open Space
Functional Plan (2014)
•COMMUNITY PARKS:
Community parks tend to be larger than neighborhood parks and
draw residents from a wider distance than do neighborhood parks. Their features are generally
Park). They can be highly developed or remain in a more natural state.
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Current Park and Open Space Areas
The subarea has few existing formal parks and open space areas, but there are park facilities just
Howard’s End
outside the subarea boundaries. Several public trails pass through or terminate at the subarea.
Wetland
Additionally, there are several planned recreational facilities in and around the subarea. The City’s
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active parks are located outside of the subarea.
PORT TOWNSEND FACILITIES
There are three city-owned open space sites within the subarea. These sites are undeveloped and
the City only includes one of these properties in its park inventory for the purposes of determining
levels of service. The existing city-owned open space properties within the subarea include:
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Forest Corridor
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– The 0.59-acre City Entrance urban pocket park is located at Mill Road
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sign at the municipal limits. The site is adjacent to the forest corridor buffer along the north
side of Sims Way. The City includes this property in its park inventory.
•FOREST CORRIDOR
– The 4.76-acre forested property is located along Sims Way on the
City Entrance
south side midway between Rainier Street and Mill Road. The property is unimproved and
Property
there are no formal public access points to the property. The property is city-owned but not
included in the City’s park inventory for the purposes of meeting recreational service goals.
N
•HOWARD’S END WETLAND
– The 0.53-acre wetland property is one block south of Sims
Way at Rainier Street. The City acquired the site to mitigate the CT-Pipeline impacts. Two
City-owned open space properties with approximate
trails terminate at the site. The property remains undeveloped and includes restored buffers
boundaries (Source: Google Earth)
that serve as wildlife habitat. The property is not included in the City’s park inventory for the
purposes of meeting recreational service goals.
OTHER FACILITIES
There are several non-municipal recreation and open space facilities around the subarea. These
•BUSINESS PARK’S ENFIELD GARDENS
- The 3.8-acre park is located within the Port
Townsend Business Park at the junction of Cliff Street and East Park Avenue. The park includes
open green space with trees, a pond, informal trails, barbecues, and picnic tables. The park is
privately owned and is a part of the Business Park’s stormwater tract.
•LARRY SCOTT MEMORIAL TRAIL
- Jefferson County owns and manages the 7.3-mile non-
motorized, multi-use Larry Scott Memorial Trail extending from Port Townsend Boat Haven to
Trail near the Howard’s Existing bicycle routes in
Milo Curry Road in the Four Corners Area of Discovery Bay. Two trail spurs terminate in the
End wetland property.the subarea.
subarea. The City’s Non-Motorized Transportation Plan and the Functional Plan recognize the
linear park as an important transportation and recreation link to Jefferson County.
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Figure 27. Current Park and Open Space Map
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Recreation and Open Space Level of Service
acres per 1,000 municipal residents. The City implements the LOS as its minimum standard and
employs a management plan that considers function, equitable distribution, and access to parks.
The LOS standard focuses only on city-owned park facilities even though there are several county
and state facilities located within the municipal limits.
By 2036, the City estimates its population to be 12,165. By this time, the LOS standards require
92.45 usable acres for recreation and open space. When planning for future population, the City is
on track meet its LOS goals in terms of gross acreage but falls short when considering submerged
lands within its parks. The City currently has 117.35-acres of designed parkland; however,
submerged land in the Kah Tai Lagoon Nature Park encompasses 44.74 acres leaving the City with
72.61 acres of upland open space.
Table 9.2.a summarizes the needs analysis for recreation and open space. The table lists the city-
owned park acreage but excludes the golf course, Forest Corridor and Howard’s End properties.
Additionally, Kah Tai Lagoon Nature Park has a large lagoon and wetland coverage; thus, totals
open space. In order to provide the LOS of 7.6 acres/1000 population, the City must plan for 19.84
acres of additional upland open space. There is opportunity to provide additional parkland within
the subarea to address the future city-wide demand.
TABLE 9.2.a – RECREATION AND OPEN SPACE NEEDS ANALYSIS (CURRENT)
Acres Needed Net Reserve
City Acres Available/
Year(@ 7.6 per Existing LOS
PopulationProjected
1,000 people)Acres
20159,63473.22117.35 gross parkland12.18/1,00044.13 gross parkland
\[Tot-water* 72.61\]\[7.54/1,000\]\[-0.61 net parkland\]
202510,76681.82117.35 gross parkland10.90/1,00035.35 gross parkland
\[Tot-water* 72.61\]\[6.74/1,000\]\[-9.21 net parkland\]
203612,16592.45117.35 gross parkland9.65/1,00024.90 gross parkland
\[Tot-water* 72.61\]\[5.97/1,000\]\[-19.84 net parkland\]
The Subarea Plan includes open space to
*Tot-water is total park acreage excluding lagoon water acreage in Kah Tai Lagoon Nature Park
accommodate future residential demand
Sources: Port Townsend Parks, Recreation, and Open Space Functional Plan 2014, City of Port Townsend
(Source: Pexels)
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9.3 - Future Recreation and Open
Space Plan
The Future Recreation and Open Space Plan will guide park and recreational service expansion
There is some overlap with the Transportation and Mobility Element related to trail expansion.
The recreation and open space strategy will require both public and private participation in facility
development. The City will develop larger community parks; whereas, developers could provide
neighborhood parks as part of their housing projects. “Figure 28. Future Recreation and Open
Space Plan” on page 122 serves as the Future Recreation and Open Space Map.
Key Recreation and Open Space elements
The Future Recreation and Open Space Plan includes the following key recreation and open space
elements:
• COMMUNITY PARKS:
The Forest Corridor property and the Howard’s End property will
develop as formal community parks. The Spring Street right-of-way will transform into linear
greenway. Bishop Park will extend southward into the subarea and create a larger open space
Community parks serve a larger city-wide population.
resource. The City Entrance property will redevelop as Gateway Circle. All of these properties
will be included in the city-wide park inventory.
• NEIGHBORHOOD PARKS:
The residential districts within the western portions of the
subarea shall include neighborhood parks concurrent with housing projects. The exact
locations of the neighborhood parks will be determined at the time of development approval.
• TRAILS:
The trail network is planned to extend across the subarea. New trails will emerge
along Discovery Road and Rainier Street. The Spring Street right-of-way will support a new multi-
use pathway with local connections for future residential neighborhoods. This trail project is
Plan. A new trail within unimproved Sherman Street will connect Sims Way and 7th Street.
Trails and markers.Neighborhood parks.
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Figure 28. Future Recreation and Open Space Plan
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Proportionate Recreation and Open Space Demand
Through the subarea planning process, the City examined the recreation and open space demand based on future population growth within the
subarea.
MIXED-USE AREAS
WESTERN RESIDENTIAL NEIGHBORHOODS
In the western areas, future residential neighborhoods will develop and will create new demand for The subarea plan includes several mixed-use
parks. The R-III and R-IV residential land use designations in this area encompass approximately districts that may also support residential
23.4 acres of vacant and undeveloped land. These areas will generate approximately 141 to 226 development. Housing may emerge within the
additional housing units. This growth equates to a population increase of approximately 297 to mixed-use districts as secondary uses and
475 new residents when using the City’s typical 2.1-person household size. The adopted LOS
predict how much residential demand for open
population in this area. Table 9.2.b lists the future recreational and open space demand for the space will be generated within the mixed-use
residential land use designations. As a means to achieve the LOS standards, developers may be areas given the multitude of uses permitted
required to provide their proportional share of parks and open space as part of individual housing
projects.space demand was not generated for the mixed-
use districts. Multi-family projects can provide
private recreational amenities to absorb some
TABLE 9.2.b – FUTURE RESIDENTIAL DISTRICT RECREATION AND OPEN SPACE
demand for parkland. Furthermore, the City
DEMAND (WESTERN SUBAREA)
will develop additional community parks within
Total Area Future Recreation
the subarea to address the future recreation
Household
Land Use Density Range Unit Yield and Open Space
(vacant and
demands.
Population
DesignationDemand
underdeveloped (min. / max.)(min. / max.)(min. /
(min. / max.)
EASTERN RESIDENTIAL
land)max.)
NEIGHBORHOODS
R-III15.710 – 16 DU/A81 to 130171 to 2741.30 to 2.08
The designated residential enclave at Hancock
acres
Street and 7th Street includes an existing
R-IV7.715 – 24 DU/A60 to 96126 to 2010.96 to 1.53
apartment community and a mobile home
acres
park. This area may redevelop in the future with
Totals141 to 226297 to 4752.26 to 3.61
new housing types. Since the area has existing
acres
residents, a redevelopment scenario may not
overwhelmingly increase residential population
and may have minimum impacts to city-parks.
Redevelopment projects can provide private
on-site recreational amenities to absorb the
increased demand for parkland.
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Future Recreation and Open Space Availability
(Levels of Service)
The Future Recreation and Open Space Plan includes future park facilities that will bring the entire
City closer to its LOS standards for the 2036 population. The Subarea Plan includes 9.87-acres
population. Table 9.2.c shows how the planned subarea facilities will affect the citywide park
demand.
TABLE 9.2.c – POTENTIAL RECREATION AND OPEN SPACE LOS ANALYSIS
2036 city population12,165
Parkland acres needed 92.45
Current parkland acres117.35 gross parkland
\[Tot-water* 72.61\]
New parkland acres within the subarea9.87
Future parkland acres127.22 gross parkland
\[Tot-water* 82.48\]
\[Tot-water* 6.78 per 1,000\]
34.77 gross parkland
\[Tot-water*-9.97\]
*Tot-water is total park acreage excluding lagoon water acreage in Kah Tai Lagoon Nature Park
Sources: Port Townsend Parks, Recreation, and Open Space Functional Plan 2014, City of Port Townsend
Neighborhood park with a variety of use areas
(Source: Unsplash)
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9.4 - Recreation and Open Space
Catalyst Projects
Catalyst projects will help implement the goals and ideas expressed in Recreation and Open Space
reet
th St
9
as growth occurs. The City anticipates that both public and private entities will share responsibility
in these projects. The City must create local policy to establish who builds and maintains each
Bishop
project. The Subarea Plan includes the following catalyst projects:
Park
BISHOP PARK SOUTH
Parkside
Park
in size and extend into the city-owned property south of Sims Way. The 0.94-acre property is heavily
wooded and it rests within a ravine. The City should designate this property for park use and create
an improvement plan. Park development should include a means for pedestrians and bicyclists to
cross Sims Way. Overall, the property should retain much of its natural vegetation and topographic
Potential
S
i
m
s
W
features. a
y
Bishop Park
(South)
GATEWAY CIRCLE
N
The City should create a plan to transform the City Entrance property into a formal park. The City
Bishop Park and potential south extension (Source: Google
should rename the park ‘Gateway Circle’ as the property lies inside a large future roundabout at
Earth)
a key entryway. Park improvements should be modest and focus on passive use, landscaping,
Transportation and Mobility catalyst project.
NEIGHBORHOOD PARKS
Future neighborhood development should provide its proportionate share of parks and recreation.
The residential zones on the west side will produce population growth and generate a demand
for additional parks. The City should adopt requirements to ensure developers construct parks
and open spaces as part of individual housing projects. Neighborhood parks should be evenly
distributed across the residential districts while maintaining adequate sites to support meaningful
recreation.
Neighborhood parks with playgrounds.
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THE FOREST BLOCKS
The City has an opportunity to transform the
Forest Blocks into a premier trailhead by which
many of the area’s trail network can originate.
larger tail system with sidewalks and pathways
tying into the adjacent land uses. The Forest
Blocks can showcase the region’s natural
setting by maintaining the passive wooded
park while allowing the community access to
this asset. The Forest Blocks property needs
parking, restrooms, and day-use rest areas/view
points. The park’s design and programming
will preserve the dense tree canopy and native
vegetation.
SPRING STREET CORRIDOR
The Forest Blocks are planned as a natural park (Source: Top and Bottom: Park and regional trails (Source:
Pexels)Unsplash)
from trail expansions that tie into the larger
regional network. The unimproved Spring
Street right-of-way extends along the subarea’s
western boundary and abuts large residential
zones. The City should improve Spring Street
as a continuous multi-use greenway complete
with a paved path, landscaping, and signage.
As residential plats develop, local trail spurs will
tie into neighborhoods. Spring Street is also a
Transportation and Mobility catalyst project.
The Spring Street corridor is planned for a multi-use Top and Bottom: Multi-use pathways designed for bicyclist
pathway to interconnect neighborhoods.and pedestrian users.
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9.5 - Goals and Policies
The following goals and policies should guide future recreation and open space development within the subarea. These goals and policies should
be integrated into other policy documents, development regulations, and technical standards. The goals and polices in the City of Port Townsend
9.5.a - RECREATION AND OPEN SPACE GOALS AND POLICIES
Goal/PolicyDescription
Goal ROS.1Ensure the City’s long-range planning documents and capital improvement plans align with the Subarea Plan vision
for recreation and open space.
ROS 1.1Review the City’s Comprehensive Plan and amend as necessary to align with the Subarea Plan vision for recreation and open space.
ROS 1.2Review the City’s 6-year Parks, Recreation, and Open Space Functional Plan 2014 and update as necessary to align with key
Subarea Plan recreation and open space projects.
ROS 1.3Review the City’s Non-Motorized Transportation Plan and update where appropriate to include new trails facilities.
ROS 1.4Ensure adequate public restrooms are provided and accessible to serve the public. Restrooms could be provided by public entities
or as a part of private development
Goal ROS.2
the subarea.
ROS 2.1Adopt technical standards for the Spring Street right-of-way that coincide with the vision established in the Subarea Plan.
ROS 2.2Explore opportunities within the zoning code to require park development/dedication as part of new housing projects.
Goal ROS.3Ensure the City plans for and provides enough upland open space to meet its adopted level of service standard.
ROS 3.1Require developers to provide new Neighborhood Parks concurrent with new housing projects in Residential Neighborhood A.
ROS 3.2
and Open Space Map.
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Utilities
10.0
Element
OverviewUtilities Plan
10.3
10.1
Current Utilities Context
Catalyst Projects
10.210.4
Goals and Policies
10.5
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10.1 - Overview
The Subarea Plan Utilities Element outlines necessary future capital improvements and
considerations to support development within the Rainier Street & Upper Sims Way Subarea.
The City seeks to create a vibrant employment center with workforce housing within the western
development on vacant properties. The Current Context section below provides information about
the existing conditions of utility infrastructure within the subarea while Future Plans describes
development within the subarea. This section focuses on water, sanitary sewer, and stormwater
management. No analysis of power, gas, or phone services was completed as a part of this Subarea
Plan.
Subarea development requires on water availability and
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10.2 - Current Utilities Context
As a part of the subarea planning process, the City’s 2008 Water System Plan and 2014 Water System Plan Update were reviewed to understand the
future service needs and to identify key capital improvements that are planned in the vicinity. Most existing development is located within the eastern
east of Rainier Street. Moreover, future development will occur on the large areas of underdeveloped property west of Rainier Street and north and
south of Sims Way.
overcome the topography of the City. Most of the
Current Water Utilities
construction of a pump station to lift water
east. The western-most portion of the subarea
The Rainier Street & Upper Sims Way Subarea
the “low” pressure zone to the 1-MG reservoir
is located within the City of Port Townsend’s
serving the “high” pressure zone and the west and will require engineering solutions to tie
Water Service Area. This system provides water
into the larger city sanitary system. At the time
the Subarea Plan was prepared, information
Domestic water service generally describes
potable water service for consumption; this
may exist in the capacity or service within the
is required over the next 20 years to serve the
anticipated development within the subarea.basin’s existing sewer network.
includes showers, sinks, toilets and irrigation.
Fire suppression service describes a dedicated
Current Sanitary Sewer
Utilities
through pipe pressure and/or water towers.
Public water main lines exist throughout the
The subarea is also located within the City of
established eastern portions of the subarea.
Port Townsend’s Sanitary Sewer Service Area.
In the western portions, public water mains are
present within arterials and a few local streets.
eastern portion) sanitary sewer lines serve the
“Figure 29. Current Utilities Map” on page 133
existing parcels. The western portion of the
depicts the existing utilities in the subarea.)
subarea has very few existing sanitary sewer
lines, primarily at intermittent points along
Rainier Street. Future development will require
Rainier Street & Upper Sims Way Subarea is
sewer service extensions.
located within the “high” pressure zone. The
In general, the City’s sewer system consists of a
water system that serves the subarea has
gravity collection system. Several basins within
the collection network use pump stations to
(Source: Unsplash)
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Bioretention facilities along Rainier Street (Source:AHBL)
Current Stormwater Management Facilities
Much of the subarea’s stormwater infrastructure was constructed prior to the City’s adoption of
the Washington State Department of Ecology’s Stormwater Management Manual for Western
design stormwater management facilities consistent with the Ecology Manual, most of the facilities
There are existing storm sewer conveyance facilities within rights-of-way throughout the eastern,
swales capture stormwater runoff and convey it to various outfall locations throughout the city.
There are no public stormwater pipes in the underdeveloped areas to the west.
that may exist in the capacity or service within the basin’s existing storm conveyance network. It is
expected that the existing conveyance system has limited capacity and the system will be upgraded
concurrent with future development.
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Figure 29. Current Utilities Map
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10.3 - Future Utilities Plan
necessary to serve the future development and redevelopment envisioned in the subarea. The
City should also explore the capital improvement options to extend utilities into portions of the
subarea. This will ensure that the City plans utility expansions in a coordinated manner and assigns
a timeline for service delivery.
As development occurs, it is normal practice to require developers to extend utility lines to their
individual projects. Utility extension may occur under the vehicle of a latecomers agreement. In the
proportionate to their use of the facility, which can be based on frontage, area, land use, or other
factors.
Future Water Utilities
Before development can occur, water main lines must extend into the proposed Residential
Neighborhood District A, the Work/Live District, and the Makers and Artisan District. Water line
extension will generally occur within existing right-of-way and as part of new roadway construction.
“Figure 30. Future Water Utilities Plan”depicts key utility extensions and improvements necessary
to accommodate future development.
Additionally, the City’s 1998 Water System Plan and 2014 Water System Plan Update identify a
the “high” pressure zone. The pump station’s exact location is undetermined and may be located
outside the subarea boundaries.
Port Townsend’s stormwater investments serve to protect
the fragile ecosystems of its water bodies
(Source: Unsplash)
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Figure 30. Future Water Utilities Plan
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Future Sanitary Sewer Utilities
Sanitary sewer lines and supporting infrastructure are needed to serve the urban-scale development
west of Rainier Street and along the southern subarea boundaries. Sanitary sewer line extension
will generally occur within existing right-of-way and as part of new roadway construction.
sewage to the larger municipal system to the east. The City’s 1999 Wastewater Sanitary Sewer
Road and Mill Road. Furthermore, the sloped areas along the subarea southern boundaries are
downstream from the main sewer lines and require pumps to move wastewater. “Figure 31. Future
Sanitary Sewer Utilities Plan” on page 137 depicts key utility extensions and improvements
necessary to accommodate future development.
Future Stormwater Management Facilities
New development and redevelopment within the subarea will need to construct stormwater
management facilities consistent with the criteria in the Ecology Manual and Stormwater
Management Manual for Western Washington.
As a development incentive to portions of the subarea, the City is constructing a regional facility to
pond southwest of the subarea along Mill Road in Jefferson County. While the pond will manage
stormwater volume, individual projects must treat stormwater on-site prior to discharge to the
Figure 32 for the Regional Stormwater Facility and the eligible
properties).
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Figure 31. Future Sanitary Sewer Utilities Plan
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Figure 32. Regional Stormwater Facility Plan
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10.4 - Catalyst Utilities Projects
in those areas, projects that can help minimize upfront costs to developers should be considered
for inclusion in the City’s Capital Improvements Plan. This would be similar to how Rainier Street
was recently improved.
FIRE FLOW IMPROVEMENTS
limitations do not delay or hinder future development within the subarea.
SOUTH WEST SEWER PUMP STATION
The City should construct the South West Sewer Pump Station at the intersection of Discovery
Road and Mill Road to facilitate development of the subarea, per the City’s Wastewater Sanitary
Sewer Comprehensive Plan and Capital Improvement Plan.
RAINIER STREET REGIONAL STORMWATER FACILITY
Road). The sites within the designated area will be permitted greater use of the property since
the stormwater quantity requirements will be handled off-site. The City should also determine the
proportionate cost for each property to fund the regional facility and establish a payment schedule
as part of the building permit process.
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10.5 - Goals and Policies
10.5.a - UTILITIES GOALS AND POLICIES
Goal/PolicyDescription
Goal UT.1WATER - Provide safe, reliable and economical water to residents and businesses within the subarea.
UT 1.1Require new development within the subarea to connect to the City’s water system. New development is required to construct water
system improvements necessary to serve the development consistent with the City engineering design and construction standards
UT 1.2Allow latecomers agreements for the costs of water line extensions, paid for by the developer, to be recouped from future development
UT 1.3
and toilets.
UT 1.4Examine opportunities for new development to utilize rain water harvesting and water reuse as an approach to reducing water supply
demands.
Goal UT.2WASTE WATER - Develop the City’s wastewater collection and treatment system to service the subarea.
UT 2.1Ensure that all existing and new development within the subarea has adequate wastewater collection and treatment facilities and
that connection to the sanitary sewer system is available.
UT 2.2Require new development within the subarea to connect to the City’s wastewater collection and treatment system. This policy shall
not apply to agricultural uses.
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10.5.a - UTILITIES GOALS AND POLICIES
Goal/PolicyDescription
UT 2.3Ensure adequate public restrooms are provided and accessible to serve the public. Restrooms could be provided by public entities
or as a part of private development
Goal UT.3 STORMWATER - Manage stormwater quantity and quality within the subarea in a way that mimics the natural hydrologic
habitat and public health.
UT 3.1The City’s adopted Stormwater Management Plan, Engineering Design Standards and the Department of Ecology’s Stormwater
Management Manual will be applied to all new development within the subarea to ensure increases in stormwater runoff do not
result in a degradation of water quality.
UT 3.2Utilize the subarea planning process in addition to requirements of individual parcel development to preserve natural surface and
subsurface drainage systems to the maximum extent possible.
UT 3.3Ensure that private property owners maintain stormwater facilities in accordance with Best Management Practices.
UT 3.4Establish fees and charges for developments on the south end of Rainier Street who discharge to the regional stormwater detention
system.
UT 3.5
designs.
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