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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 Page 2 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN ii Ordinance 3229 Exhibit D Page 3 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN iii Ordinance 3229 Exhibit D Page 4 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN iv Ordinance 3229 Exhibit D Page 5 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN v Ordinance 3229 Exhibit D Page 6 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN vi Ordinance 3229 Exhibit D Page 7 of 155 Executive Summary RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN vii Ordinance 3229 Exhibit D Page 8 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN viii Ordinance 3229 Exhibit D Page 9 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN ix Ordinance 3229 Exhibit D Page 10 of 155 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). RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN x Ordinance 3229 Exhibit D Page 11 of 155 Rainier Street & Upper Sims Way Subarea Concept Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN xi Ordinance 3229 Exhibit D Page 12 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN xii Ordinance 3229 Exhibit D Page 13 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN xiii Ordinance 3229 Exhibit D Page 14 of 155 Future Recreation, Open Space, and Transportation Map (this map illustrates existing and future facilities in the subarea) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN xiv Ordinance 3229 Exhibit D Page 15 of 155 1.0 Introduction IntroductionProject ObjectivesWork Plan 1.21.3 1.1 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 1 Ordinance 3229 Exhibit D Page 16 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 2 Ordinance 3229 Exhibit D Page 17 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN | INTRODUCTION Ordinance 3229 Exhibit D Page 18 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 4 Ordinance 3229 Exhibit D Page 19 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 5 Ordinance 3229 Exhibit D Page 20 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 6 6 Ordinance 3229 Exhibit D Page 21 of 155 2.0 Subarea Characteristics OverviewDemographic Summary 2.2 Market Context 2.1 2.3 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 7 Ordinance 3229 Exhibit D Page 22 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 8 Ordinance 3229 Exhibit D Page 23 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 9 Ordinance 3229 Exhibit D Page 24 of 155 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 10 Ordinance 3229 Exhibit D Page 25 of 155 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 11 Ordinance 3229 Exhibit D Page 26 of 155 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 12 Ordinance 3229 Exhibit D Page 27 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 13 Ordinance 3229 Exhibit D Page 28 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 14 Ordinance 3229 Exhibit D Page 29 of 155 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% RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 15 Ordinance 3229 Exhibit D Page 30 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 16 Ordinance 3229 Exhibit D Page 31 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 17 Ordinance 3229 Exhibit D Page 32 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 18 Ordinance 3229 Exhibit D Page 33 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 19 Ordinance 3229 Exhibit D Page 34 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 20 Ordinance 3229 Exhibit D Page 35 of 155 Community Engagement 3.0 and Desires Engagement Task Force 3.1 3.2 General Public 3.3 Plan Engagement RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 21 Ordinance 3229 Exhibit D Page 36 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 22 Ordinance 3229 Exhibit D Page 37 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 23 Ordinance 3229 Exhibit D Page 38 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 24 Ordinance 3229 Exhibit D Page 39 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 25 Ordinance 3229 Exhibit D Page 40 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 26 Ordinance 3229 Exhibit D Page 41 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 27 Ordinance 3229 Exhibit D Page 42 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 28 Ordinance 3229 Exhibit D Page 43 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 29 Ordinance 3229 Exhibit D Page 44 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 30 Ordinance 3229 Exhibit D Page 45 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 31 Ordinance 3229 Exhibit D Page 46 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 32 Ordinance 3229 Exhibit D Page 47 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 33 Ordinance 3229 Exhibit D Page 48 of 155 The authors intentionally left this page blank. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 34 Ordinance 3229 Exhibit D Page 49 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 35 Ordinance 3229 Exhibit D Page 50 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 36 Ordinance 3229 Exhibit D Page 51 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 37 Ordinance 3229 Exhibit D Page 52 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 38 Ordinance 3229 Exhibit D Page 53 of 155 • 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 39 Ordinance 3229 Exhibit D Page 54 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 40 Ordinance 3229 Exhibit D Page 55 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 41 Ordinance 3229 Exhibit D Page 56 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 42 Ordinance 3229 Exhibit D Page 57 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 43 Ordinance 3229 Exhibit D Page 58 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 44 Ordinance 3229 Exhibit D Page 59 of 155 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’ RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 45 Ordinance 3229 Exhibit D Page 60 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 46 Ordinance 3229 Exhibit D Page 61 of 155 5.0 Subarea Concept Plan Vision and Guiding Principles Districts 5.25.8 5.1 thru RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 47 Ordinance 3229 Exhibit D Page 62 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 48 Ordinance 3229 Exhibit D Page 63 of 155 Figure 7. Rainier Street & Upper Sims Way Subarea Concept Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 49 Ordinance 3229 Exhibit D Page 64 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 50 Ordinance 3229 Exhibit D Page 65 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 51 Ordinance 3229 Exhibit D Page 66 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 52 Ordinance 3229 Exhibit D Page 67 of 155 Future Development Area Future Development Area New brewery within the Port Townsend Business Park Business R Gardens a i n i e e r u S t n r e e v e Small-scale manufacturing (Source: City of Port Townsend) t A k r a P . W S. Park Avenue . t S f f i l C Existing Port Townsend Business Park Circa January 2018 (Source:GoogleEarth) Government/Public Uses RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 53 Ordinance 3229 Exhibit D Page 68 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 54 Ordinance 3229 Exhibit D Page 69 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 55 Ordinance 3229 Exhibit D Page 70 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 56 Ordinance 3229 Exhibit D Page 71 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 57 Ordinance 3229 Exhibit D Page 72 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 58 Ordinance 3229 Exhibit D Page 73 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 59 Ordinance 3229 Exhibit D Page 74 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 60 Ordinance 3229 Exhibit D Page 75 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 61 Ordinance 3229 Exhibit D Page 76 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 62 Ordinance 3229 Exhibit D Page 77 of 155 Plan Elements and 6.0 Implementation Framework Introduction and 6.1 Element Structure RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 63 Ordinance 3229 Exhibit D Page 78 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 64 Ordinance 3229 Exhibit D Page 79 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 65 Ordinance 3229 Exhibit D Page 80 of 155 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 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 Unincorporated Jefferson County Figure 8. Subarea and Vicinity Development Areas RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 66 Ordinance 3229 Exhibit D Page 81 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 67 Ordinance 3229 Exhibit D Page 82 of 155 R a i n i e S r h S e t r . i d a S i n m s W a y y a W s m i S 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 68 Ordinance 3229 Exhibit D Page 83 of 155 Figure 9. Current Subarea Vicinity and Natural Features Map RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 69 Ordinance 3229 Exhibit D Page 84 of 155 • 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 70 Ordinance 3229 Exhibit D Page 85 of 155 Figure 10. Current Land Use Map (as of Jan. 2018) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 71 Ordinance 3229 Exhibit D Page 86 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 72 Ordinance 3229 Exhibit D Page 87 of 155 (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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 73 Ordinance 3229 Exhibit D Page 88 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 74 Ordinance 3229 Exhibit D Page 89 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 75 Ordinance 3229 Exhibit D Page 90 of 155 Figure 11. Subarea Future Land Use Map RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 76 Ordinance 3229 Exhibit D Page 91 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 77 Ordinance 3229 Exhibit D Page 92 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 78 Ordinance 3229 Exhibit D Page 93 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 79 Ordinance 3229 Exhibit D Page 94 of 155 Figure 12. Subarea Land Capacity Map (January 2018) Source: ECONorthwest Market Analysis Jan. 2018 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 80 Ordinance 3229 Exhibit D Page 95 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 81 Ordinance 3229 Exhibit D Page 96 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 82 Ordinance 3229 Exhibit D Page 97 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 83 Ordinance 3229 Exhibit D Page 98 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 84 Ordinance 3229 Exhibit D Page 99 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 85 Ordinance 3229 Exhibit D Page 100 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 86 Ordinance 3229 Exhibit D Page 101 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 87 Ordinance 3229 Exhibit D Page 102 of 155 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 88 Ordinance 3229 Exhibit D Page 103 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 89 Ordinance 3229 Exhibit D Page 104 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 90 Ordinance 3229 Exhibit D Page 105 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 91 Ordinance 3229 Exhibit D Page 106 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 92 Ordinance 3229 Exhibit D Page 107 of 155 Figure 14. Current Street and Trail Map RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 93 Ordinance 3229 Exhibit D Page 108 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 94 Ordinance 3229 Exhibit D Page 109 of 155 Figure 15. Current Sidewalks Map RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 95 Ordinance 3229 Exhibit D Page 110 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 96 Ordinance 3229 Exhibit D Page 111 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 97 Ordinance 3229 Exhibit D Page 112 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 98 Ordinance 3229 Exhibit D Page 113 of 155 Figure 16. Future Streets and Trail Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 99 Ordinance 3229 Exhibit D Page 114 of 155 Figure 17. Future Sidewalks Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 100 Ordinance 3229 Exhibit D Page 115 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 101 Ordinance 3229 Exhibit D Page 116 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 102 Ordinance 3229 Exhibit D Page 117 of 155 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 ark workforce housing. The City should plan for a Cliff Street southern extension to connect the future n o s r transportation plan maps so that it can be a part of the City’s capital improvement plans and/or be e s h a P m constructed by private entities concurrent with development. c o M h T R.O.W MCPHERSON STREET SOUTH EXTENSION Acquisition Area McPherson Street currently serves as a local connection within the subarea that connects existing r e i neighborhoods to the north with a commercial/employment enclave south along 4th Street. The n i a R y a W s im S areas south of Sims Way are planned as a Work/Live District with future employment and housing. f f The City should plan for a McPherson Street southern extension to tie into the planned Work/Live i l C McPherson St. 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 103 Ordinance 3229 Exhibit D Page 118 of 155 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 y r r e e v i o travel lanes, a multiuse path on the east side and a sidewalk along the west. A planter strip and a n c i s ia D R 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 y a W s im S 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 104 Ordinance 3229 Exhibit D Page 119 of 155 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 y r r e e v i o n c i s ia D R 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. Park y a W s im S 7th Street Subarea Location Figure 19. 7th Street - Future Street Cross Section Figure 20. 7th Street - Conceptual Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 105 Ordinance 3229 Exhibit D Page 120 of 155 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. y r e v o r c s e i i D n i a R 9th St. Pa rk Figure 22. 9th Street eastern segment - Future Street Cross Section 9th Street Subarea Location RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 106 Ordinance 3229 Exhibit D Page 121 of 155 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) y r r e e v i o n c i . s ia t D R S d r a w o H Park Figure 23. Howard (Festival) Street - Future Street Cross Section Howard (Festival) Street Subarea Location RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 107 Ordinance 3229 Exhibit D Page 122 of 155 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 r along the Discovery Road’s east side. The community should develop an implementation plan to e i n i a improve Discovery Road to accommodate a variety future users and to support the intended urban R 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 . d swale will be provided along the pavement edge and between the sidewalk/multi-use pathway. The R y r segment of Discovery Road just west of the roundabout may include on-street parking to support e P ark v the designated Neighborhood Commercial Character District to emerge as a pedestrian-scaled o c s i retail center. D y a W s im S Discovery Road Subarea Location Figure 24. Discovery Road - Future Street Cross Section(Conceptual Option) Multi-use path along travel lanes RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 108 Ordinance 3229 Exhibit D Page 123 of 155 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. 15t h S tre et Neighborhood collector street with street parking, trees, and sidewalks. t e e r t S g n i r p S Park y a W s m i S 15th Street Subarea Location Figure 25. 15th Street - Future Street Cross Section RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 109 Ordinance 3229 Exhibit D Page 124 of 155 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. 15 th St reet Multi-use pathway within residential neighborhoods. t e e r t S g n i r p S Par k Pathway y a W s m i S Utilities Figure 26. Spring Street - Near-term Section Spring Street Subarea LocationMulti-use pathway. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 110 Ordinance 3229 Exhibit D Page 125 of 155 SHERIDAN STREET The Sheridan Street and Sims Way intersection has long been troublesome from a transportation circulation stand point; this was originally Sheridan St. . d R reexamine the design solutions and select a y r e v Park o . preferred alternative for implementation. The t c s S i r D City should identify an implementation strategy e i n i a to address the intersection at Sheridan Street S i R m s W a y y a W s m i S 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 111 Ordinance 3229 Exhibit D Page 126 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 112 Ordinance 3229 Exhibit D Page 127 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 113 Ordinance 3229 Exhibit D Page 128 of 155 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 114 Ordinance 3229 Exhibit D Page 129 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 115 Ordinance 3229 Exhibit D Page 130 of 155 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, RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 116 Ordinance 3229 Exhibit D Page 131 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 117 Ordinance 3229 Exhibit D Page 132 of 155 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 . St r ie in Ra 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: S i D m Forest Corridor i s•CITY ENTRANCE – The 0.59-acre City Entrance urban pocket park is located at Mill Road cs o Property W v e r a y y R d . 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 118 Ordinance 3229 Exhibit D Page 133 of 155 Figure 27. Current Park and Open Space Map RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 119 Ordinance 3229 Exhibit D Page 134 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 120 Ordinance 3229 Exhibit D Page 135 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 121 Ordinance 3229 Exhibit D Page 136 of 155 Figure 28. Future Recreation and Open Space Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 122 Ordinance 3229 Exhibit D Page 137 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 123 Ordinance 3229 Exhibit D Page 138 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 124 Ordinance 3229 Exhibit D Page 139 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 125 Ordinance 3229 Exhibit D Page 140 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 126 Ordinance 3229 Exhibit D Page 141 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 127 Ordinance 3229 Exhibit D Page 142 of 155 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 128 Ordinance 3229 Exhibit D Page 143 of 155 Utilities 10.0 Element OverviewUtilities Plan 10.3 10.1 Current Utilities Context Catalyst Projects 10.210.4 Goals and Policies 10.5 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 129 Ordinance 3229 Exhibit D Page 144 of 155 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 RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 130 Ordinance 3229 Exhibit D Page 145 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 131 Ordinance 3229 Exhibit D Page 146 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 132 Ordinance 3229 Exhibit D Page 147 of 155 Figure 29. Current Utilities Map RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 133 Ordinance 3229 Exhibit D Page 148 of 155 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) RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 134 Ordinance 3229 Exhibit D Page 149 of 155 Figure 30. Future Water Utilities Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 135 Ordinance 3229 Exhibit D Page 150 of 155 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). RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 136 Ordinance 3229 Exhibit D Page 151 of 155 Figure 31. Future Sanitary Sewer Utilities Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 137 Ordinance 3229 Exhibit D Page 152 of 155 Figure 32. Regional Stormwater Facility Plan RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 138 Ordinance 3229 Exhibit D Page 153 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 139 Ordinance 3229 Exhibit D Page 154 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 140 Ordinance 3229 Exhibit D Page 155 of 155 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. RAINIER STREET & UPPER SIMS WAY SUBAREA PLAN 141