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HomeMy WebLinkAbout3229 Adopting Amendments to the Comprehensive plan Related to the Rainier St./Upper Sims Way Subarea Plan and Amending Chapter 4 (Land Use) of the Port Townsend Comprehensive Plan and the Land Use Map Ordinance 3229 Page I of 4 Ordinance No. 3229 AN ORDINANCE OF THE CITY OF PORT TOWNSEND, WASHINGTON, ADOPTING AMENDMENTS TO THE COMPREHENSIVE PLAN RELATED TO THE RAINIER ST./UPPER SIMS WAY SUBAREA PLAN AND AMENDING CHAPTER 4 (LAND USE) OF THE PORT TOWNSEND COMPREHENSIVE PLAN AND THE LAND USE MAP WHEREAS, The City of Port Townsend ("City") has adopted a Comprehensive Plan as required in RCW Chapter 36.70, with the following adoption history: 1. After extensive public review and a recommendation from the Port Townsend Planning Commission (the "Planning Commission"), the City's current Comprehensive Plan (the "Plan") was adopted by the City Council (the "Council") on July 15, 1996 (Ordinance No. 2539), to comply with the Washington State Growth Management Act (GMA) of 1990 (RCW Chapter 36.70A), and to facilitate the orderly and coordinated growth and development of the City. 2. After public review and a recommendation from the Planning Commission, the City adopted its current Zoning Code (Title 17 PTMC) on April 7, 1997 (Ordinance No. 2571), to comply with the GMA and to implement the Plan. 3. Council adopted the City's current Plan/Development Regulations Amendment Process codified in Chapter 20.04 PTMC on December 16, 1996 (Ordinance No. 2559). Adoption of this chapter implemented the GMA requirement to establish procedures for plan and development regulation amendments (RCW 36.70A.130 and 36.70A.470). 4. As permitted and required by the GMA, the City has considered and adopted several amendments to its Plan and development regulations through the annual update and mid- cycle amendments, with the most recent amendments being adopted by Ordinance 3154; and WHEREAS, in 2017 City Council passed Resolution 17-023 authorizing the City Manager to Negotiate and Execute an Agreement with AHBL for Development of a Subarea Plan for Howard Street & Upper Sims Way; WHEREAS, City Council passed Ordinance 3193 that amended the procedure for the adoption of subarea plans and adopted minor clarifying amendments to PTMC 20.04; WHEREAS, City Council passed Resolution 17-012 that anticipated the need to create new zoning classifications to implement the Rainier St./Upper Sims Way Subarea Plan and also required a change to the Plan; NOW THEREFORE,the City Council of the City of Port Townsend does ordain as follows: Section 1. Findings. Based on the record forwarded from the Planning Commission and public testimony, the City Council makes the following findings of fact: Ordinance 3229 Page 2 of 4 1. In accordance with Port Townsend Municipal Code (PTMC) 20.04.030(3), Comprehensive Plan amendments may be adopted outside of the regular annual amendment process when adopting a subarea plan that clarifies, supplements, or implements jurisdiction-wide Comprehensive Plan policies. 2. Consistent with the requirements of Section 20.04.080 PTMC, the Planning Commission is authorized to make a recommendation to the City Council after holding at least one open record public hearing. PTMC Section 20.04.080(3) establishes specific criteria for the review of proposed Comprehensive Plan amendments. 3. The Planning Commission held a public hearing on May 23, 2019, to consider the Comprehensive Plan amendments related to the Rainier St./Upper Sims Way Subarea Plan. At the conclusion of the hearing, the Planning Commission adopted a set of Findings/Conclusions and a Recommendation (Exhibit A)to City Council to adopt the comprehensive plan amendments necessary to implement the subarea plan. 4. On February 25, 2019, City Council and the Planning Commission held a joint workshop to discuss the Draft Rainier St./Upper Sims Way Subarea Plan. 5. Consistent with the requirements of both Chapter 43.21C RCW and PTMC 20.04.070, State Environmental Policy Act (SEPA) environmental review is required for the adoption of Comprehensive Plan amendments. On June 26, 2019, the SEPA Responsible Official issued a Determination of Non-Significance (DNS) for the proposed Comprehensive Plan amendments. No comments nor appeals to the Threshold Determination were received during the comment/appeal period. 6. Consistent with the requirements of the GMA, Planning Department staff forwarded the proposed amendments to the Comprehensive Plan and Zoning Code to the State of Washington Department of Commerce (DOC) for review and comment on March 12, 2019. No comments were received from DOC. Section 2. Conclusions. Based on the record forwarded from the Planning Commission, the public testimony, and the findings contained in Section 1 of this Ordinance, the Council makes the following conclusions. 1. The review and needed revisions have been prepared in conformance with applicable law, including Chapter 36.70A RCW, Chapter 43.21C RCW and Chapter 20.04 PTMC. 2. Based on its review of the requirements of Chapter 36.70A RCW, the analysis and proposed revisions prepared by City staff, the recommended findings and conclusions reviewed and forwarded by the Planning Commission, and the public comments received, the Council concludes that the revisions to the Comprehensive Plan and the future Land Use Map as revised by this Ordinance comply with the requirements of Chapter 36.70A RCW. 3. Pursuant to PTMC 20.04.020, the amendments have been considered concurrently, Ordinance 3229 Page 3 of 4 and the Council has considered the cumulative effect of all items. 4. This ordinance has been prepared in conformance with the goals and requirements of the GMA (Chapter 36.70A RCW), and the Council concludes that it is externally consistent and compatible with the 14 state-wide planning goals contained within the GMA (RCW 36.70A.020). Having adopted findings and conclusions as provided for in Chapter 36.70A RCW and Chapter 20.04 PTMC, the Council adopts the following amendments: Section 3. Comprehensive Plan Update. 1. The City Council adopts the Findings, Conclusions, and Recommendations of the Port Townsend Planning Commission dated May 23, 2019 (Exhibit A). 2. The 1996 Comprehensive Plan is amended to read as set forth in Exhibit B. 3. The Land Use Map is amended as set forth in Exhibit C. 4. The 1996 Comprehensive Plan is amended to include the Rainier St./Upper Sims Way Subarea Plan as Appendix 6 as listed in Exhibit D. Section 4. Severability. If any sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase or work of this ordinance. Section 5. Transmittal to Department of Commerce. The City Clerk shall transmit a copy of this Ordinance to the State Department of Commerce within ten(10) days of adoption of this ordinance. Section 6. Notwithstanding any provisions to the contrary in PTMC 1.01.015, staff and the Code Reviser are authorized to update and incorporate changes adopted in this Ordinance into the Port Townsend Comprehensive Plan and the Port Townsend Municipal Code including but not limited to changes to the Land Use Map and Zoning Map. Staff and the Code Reviser are further authorized to make non-substantive edits related to numbering, grammar, spelling, and formatting consistent with this Ordinance. Section 7. The City Manager or designee is authorized to implement such administrative measures as may be necessary to carry out the directions of this Ordinance. Section 8. Effective Date. This ordinance shall take effect and be in force five days following its publication in the manner provided by law. The amendments to the Comprehensive Plan and Development Regulations shall take effect as provided for in RCW 36.70A.106. Ordinance 3229 Page 4 of 4 ADOPTED by the City Council of the City of Port Townsend, Washington, at a regular meeting thereof, held this 15 day of July 2019. Deborah S. Stinsoi Mayor Attest: Approved as to Form: Joanna Sanders, MMC Heidi Green ood City Clerk City Attorney Ordinance 3229 Exhibit A Page I of 6 Cityof Port Townsend To: Port Townsend City Council From: Paul Rice,Port Townsend Planning Commission Chair Date: May 23, 2019 Subject: Planning Commission Findings and Conclusions & Recommendation for the Comprehensive Plan Amendments related to the Rainier St/Upper Sims Way Subarea Plan Pursuant to Port Townsend Municipal Code (PTMC) 20.04.030(3), Comprehensive Plan amendments may be adopted outside of the regular annual amend process when adopting a subarea plan that clarifies, supplements, or implements jurisdiction-wide Comprehensive Plan policies. Review Process and Criteria Consistent with the requirements of Section 20.04.080 PTMC, the Planning Commission is authorized to make a recommendation to the City Council after holding at least one open record public hearing. PTMC Section 20.04.080(3) establishes specific criteria for the review of the proposed amendments. The Planning Commission held a public hearing on May 23, 2019 to consider the Comprehensive Plan amendments related to the Rainier St/Upper Sims Way Subarea Plan. The Planning Commission received and considered public testimony regarding the amendments. Upon close of the public hearing, Planning Commission reviewed the record, deliberated and issued a recommendation. SEPA Environmental Review Consistent with the requirements of both RCW 43.21 C and Section 20.04.070 PTMC, State Environmental Policy Act (SEPA) environmental review is required for approval of Comprehensive Plan amendments. SEPA review is currently in progress and it is anticipated that a Determination of Non-significance will be issued. Ordinance 3229 Exhibit A Page 2 of 6 Findings, Conclusions, &Recommendations of the Planning Commission Rainier St/Upper Sims Way Subarea Plan Comprehensive Plan Amendments Page 2 Rainier St/Upper Sims Way Subarea Plan (LUP 19-066) This application is a request initiated by the city in order to adopt the Rainier St/Upper Sims Way subarea plan. This item is considered legislative. Proponent: The proponent is the city Description of the Formal Amendment: The city proposes to revise Chapter 4 (Land Use) of the Comprehensive Plan to: 1. Amend the Land Use Map 2. Revise the description of the M/C (Mixed Light Manufacturing and Commercial) zoning district 3. Add a description of the C-II(S) zoning district to the Commercial Designations Location: The boundaries of the subarea are shown on the "Future Land Use"map exhibit. Recommendation: The Planning Commission, by a vote of 6-0, recommended adoption of the proposed amendments and adoption of the Subarea Plan narrative as appendix to the Comprehensive Plan. Findings and Conclusions. The subject application has been evaluated for consistency with the review criteria contained in Port Townsend Municipal Code (PTMC) Section 20.04.080(3). The following analysis and conclusions cite the applicable approval criteria and the Planning Commission's findings: PTMC Section 20.04.080(3) PTMC: For all amendments, the planning commission shall develop findings and conclusions and a recommendation which consider: PTMC Section 20.04.080(3)(a): Whether the amendment will adversely affect the public health, safety and welfare in any significant way; Public health, safety and welfare will not be adversely affected. The area within the subarea plan has access to full city services. Properties without existing services will be required to provide that infrastructure as a part of any future development. The city has made substantial investment in infrastructure within the boundary of the subarea. Rainier Street has been extended north to Discovery Rd, with associated water/sewer lines, sidewalks and a cycle track for bicycles. The city is in the process of providing a regional stormwater facility that will facilitate development at densities that will allow for viable commercial, light manufacturing and residential development. In 2010 the city completed substantial street-front improvements along upper Sims Way, including the installation of two roundabouts. The surrounding road network has adequate capacity to accommodate both existing and future development within the planning horizon. Therefore, this criterion has been satisfied. Ordinance 3229 Exhibit Page 3 of 6 Findings, Conclusions, &Recommendations of the Planning Commission Rainier St/Upper Sims Way Subarea Plan Comprehensive Plan Amendments Page 3 PTMC Section 20.04.080(3)(b): Whether the proposed amendment is consistent with the UMA and adopted county-wide planning policies; The proposed rezone is located within an established Urban Growth Area and is consistent with anticipated urban uses as envisioned through the GMA and the adopted Countywide planning policies. There are no known inconsistencies with the proposal and any other applicable interjurisdictional policies, plans, or agreements, and any other state or local laws. Therefore, this criterion is satisfied. PTMC Section 20.04.080(3)(c): Whether the proposed amendment reflects current widely held community values or resolves inconsistencies in the city's Comprehensive Plan; The Comprehensive Plan reflects the values and interest of the residents of Port Townsend in regards to the future of their community. The Comprehensive Plan supports the establishment of appropriately sized and located commercial areas. The city has made substantial investment in infrastructure within the boundary of the subarea. Rainier Street has been extended north to Discovery Rd, with associated water/sewer lines, sidewalks and a cycle track for bicycles. The city is in the process of providing a regional stormwater facility that will facilitate development at densities that will allow for viable commercial, light manufacturing and residential development. In 2010 the city completed substantial street-front improvements along upper Sims Way, including the installation of two roundabouts. Therefore, this criterion has been satisfied. PTMC Section 20.04.080(3)(d): Whether the proposed amendment would maintain the appropriate balance of land uses within the city; The Land Use Map changes will add to the acreage covered by the M-C Mixed Commercial/Light Industrial zoning district. The modified M-C zone will incorporate current uses allowed in both the C-II General Commercial zone as well as multi-family residential uses. The intent of the M-C zone is to provide primary land uses that include manufacturing and industry. Secondary uses will include small-scale retail, eating/drinking venues, apartment-style residential, and supporting office space. The district is intended to provide employment- generating businesses and new workforce housing projects. The district will provide the land use flexibility to allow industry, office, and multi-family residential uses. The creation of the C-II(S) zone within the subarea will expand the current uses of the C-II zone to include additional opportunities for residential development. The result of the map changes will create expanded areas for commercial, manufacturing and industrial and apartment scale residential within the boundaries of the subarea. Therefore,this criterion has been satisfied. PTMC Section 20.04.080(3)(e): Whether the proposal implements the Comprehensive Plan; There are numerous references within the Comprehensive Plan to the eventual development and adoption of a subarea plan for the "Howard Street Corridor". The development of the Howard Ordinance 3229 Exhibit A Page 4 of 6 Findings, Conclusions, &Recommendations of the Planning Commission Rainier St/Upper Sims Way Subarea Plan Comprehensive Plan Amendments Page 4 Street Corridor is specifically called out as a strategy to address job loss from the recession and match anticipated countywide population growth over the next 20 years. The adoption of the subarea plan is consistent with the following policies contained in the Comprehensive Plan: Residential Lands Policy 9.5: Ensure that implementing regulations allow experimentation in newer forms of residential development where clustering,density bonuses and other incentives help to achieve affordable housing and open space goals. Policy 9.11: Establish maximum housing densities for residential districts, and minimum densities for the highest density multi-family residential district. Establish a variety of densities for residential areas to accommodate a variety of lifestyles and income levels. Commercial Lands Policy 10.2: Encourage appropriately located neighborhood-oriented commercial development of a type and scale intended to serve nearby residents. Policy 10.4: Where possible, allow the Gateway Commercial Corridor to be increased in depth to enable development of integrated commercial projects which depart from commercial strip development. Prohibit the expansion of such areas where it would significantly diminish the livability or viability of an adjoining neighborhood. Policy 10.9: Transform the Howard Street/Discovery Road Corridor into a vital, attractive local shopping and commercial services district. Mixed Use Centers Policy 12.1: Establish a neighborhood-serving mixed use designation which provides for a compatible mix of small scale commercial uses and medium density multi-family housing in multi-story buildings. Policy 12.1.5 Ensure that neighborhood-serving mixed use centers are of sufficient size to promote an appropriate mix of residential and commercial uses. Policy 12.2: Establish a community-serving mixed use center designation to be applied to areas which are in proximity to the City's existing east/west commercial and transportation corridor(e.g., both sides of Discovery Road from 7th Street to 12th Street; and the east side of Kearney Street from Garfield to Franklin Street). [Ord. No. 2670, § 1.7 (December 7, 1998)]. Land Use Goals and Policies in the Housing Element: Policy 1.1: Provide sufficient, suitably-zoned vacant land for development of all housing types to accommodate the future needs for each type of housing, including single-family, multifamily and manufactured homes. Ordinance 3229 Exhibit A Page 5 of 6 Findings, Conclusions, &Recommendations of the Planning Commission Rainier St/Upper Sims Way Subarea Plan Comprehensive Plan Amendments Page 5 Policy 2.2: Evaluate existing land use regulations and identify measures to increase the variety of affordable housing types throughout Port Townsend. Examples of potential code revisions include: smaller single-family lot sizes; more liberal allowance of single-family attached dwellings (i.e., duplexes,triplexes and fourplexes); increase multi-family density, zero lot line development, conversion of larger homes to multi-family units; smaller homes; and micro-units). Goals and Policies of the Economic Development Element: Policy 4.7: Encourage the location or relocation of small scale clean industry (e.g., high technology and other light manufacturing, subscription fulfillment, catalogue sales, consulting, etc.)that has minimal impact on environmental quality. Policy 10.1: When revising the Port Townsend Municipal Code (PTMC)to implement this Plan, identify the types of commercial and manufacturing uses that are consistent with community values, estimate the demand for those types of uses, and scale the amount of commercial and manufacturing land available to projected demand and need. Policy 10.7: Achieve a greater balance between housing and employment opportunities. Therefore, this criterion has been satisfied. Section 20.04.080(3)(0 PTMC: Whether circumstances related to the proposed amendment and/or the area in which it is located have substantially changed since the adoption of the Port Townsend Comprehensive Plan,- The-city lan;The-city has made substantial investment in infrastructure within the boundary of the subarea. Rainier Street has been extended north to Discovery Rd, with associated water/sewer lines, sidewalks and a cycle track for bicycles. The city is in the process of providing a regional stormwater facility that will facilitate development at densities that will allow for viable commercial, light manufacturing and residential development. In 2010 the city completed substantial street-front improvements along upper Sims Way, including the installation of two roundabouts. Therefore, this criterion has been satisfied. Ordinance 3229 Exhibit A Page 6 of 6 Finrlirrvs, Conclusions, &Recommendations of the Planning Commission Rainier St/Upper Sims Way Subarea Plan Comprehensive Plan Amendments Page 6 Respectfully submitted on behalf of the Port Townsend Planning Commission, Paul Rice, Chair Date Ordinance 3229 Exhibit B Exhibit B The following Land Use Designations contained in Chapter 4—Land Use Element are being amended as follows(deleted language in strikeeand new language underlined): Commercial Designations C-II - General Commercial: This designation has been applied to commercial areas outside neighborhood and mixed use areas. This designation accommodates a wide range of general commercial uses. Uses located within this designation include retail businesses, professional offices, hotels, restaurants, and personal services shops. Upper-story residential units are permitted outright. This designation has been applied to more areas of the City than any other commercial designation and occurs in various locations along Sims Way and Water Street and-in-the-triaegelaFarea bounded by cQ 20 to the Beeth, Howard Street to 4#e east, and4 scevery-Read to th o4hwest-. C-1115)-The C-ll(S) district is considered a subdistrict of C-I I. General Commercial in the Rainier Street 1 Upper Sims Way Subarea.This district Rrimarily allows for manufacturing and industrial uses as well as office space, small-scale retail, and eating/drinking venues. Multifamily and attached residential are allowed, however, certain restrictions apply within the zoning district for those areas located within the Commercial Focus Overlay District (PTMC Chapter 17.31). Sims Way serves as the main commercial spine within the district buildings will be oriented to the street with ground floor active commercial uses.The district occurs along Sims Way and in the triangular area bounded by SR ZQ to the south. Rainier Street to the east and Discovery Road to the northwest. Marine-Related and Manufacturing Designations M/C - Mixed Light Manufacturing and Commercial:Th"istrict mmedates srnal�s ale manufaetur ng-businesses aleng--with asseeiated-and-suberd+nate-en-si-te retailiRg-The purpose of this designation is to provide for manufac4u-ring-and-EemmeK4al-eRterprises-that-dG-net4it-neat4y ender either-the4igh�ht manu#aEW4Rg--or cemmeK4aNabel:a mix of-commercial, light manufacturing with on-site retailing, and workforce housing. These are uses which may have mixed uses or combine aspects of both on-site manufacturing and retailing (e.g.. specialty crafts or artisans). Manufacturing to commercial floor area ratios are necessary within this designation to ensure that certain uses do not dominate at the expense of others. The M/C designation has been applied to areas south of Sims Way,-and west of Thomas Street and along Rainier St west to Discov Rd. s e _ :P ':w ': (n -■ �a., . 1111 a s i `15th St. ' 1111 � �N L _ 70 --------1.5th St. • � '' 1111 . .■ ■Ili■ 1111 111101 ■ �■ 0 St. 15th L • Area Preferred - - 15th St: 15th St. '' �■ ■■ ■■ 1111 1111 ^ �■;1111 1111 1�4th�St. 11oil �1 Preferred � 5 � � ��� ' U■■ o 11 1111■ ��� PRE ■■ ■11R-111 (MF) 11■ ®1■ 3 ��' 1oil � 1111 ■�'_ 13th St: 13th St. ■ 1111 ■■ �® ®■ 1111 1■ ■11 U) `��■W' ■ ®■ ■� 13th st. ■1 1111 1111 0 CUoil �� 3:■■ ® ■® �� ,1111 ■ 1111■ 1111 X �; �z�■ U 12th St. �' 12th Mixed . St. - . . 12th St. I ■ t:t �■ ®� I'. . ': 1111 1111 1111 1111 � P-1 Public/Infrastructure ■ ■■ I�� �� 1111 �. _ �,.-� �� �® ■® dgwdsiCommercial Focus Overlay District _ `0th• �Oth•St. �� ® j NoraMay 16,2019 St. � \ 1111 ■ ■ ■ 1111 �- � ■■ r ■■ �® a ®�c� ■ . N. Pak Ave. . .. .. 9th St. ui , :i �! 1 ®■ ■® 1■ �:��� � \ o�J� .■ice ■�■■ Ile.:.f,��� ® ■ �■ � .. .,�o \ \_ � �' a� ■�:■ � o� � '•iin' uniC�+se Pl.■I � ��� 2 Q ■ ■ s ■■ 11 , \�\ ��'�Y ¢ � ■ , 8th St ; „�c�".. . � ��: •Y � 8th St. * . ' , 7th St. �• � c`a ' ■�y■. � ;.* � ;:�':� o ®�®� �E ,'�. � \\ ,� � ` o�aE�,� �[■ �� • -� � :�� M 1111. _ =.�"� �� 1111 N ��■ it �', ■� �-� _,� ��aQ�u■� � 1111`x ;� 1111 6this St. a ■ ■� �' 7thtSt �.. . 6th St:y,, S. Park Ave. ■ 1��~ ;T k�1,•< a 6th . N - \\ . ,r :. `:;�,�. .• .i�` \ \ Sims Way..� \\ �� \\ ■ �•• ,:+� 3rd rd St.- `St 3 � \\ 4th Jr 1■\ 1111 .� W�� II, �■ � ���► ��� 1111 �■ 1111 1111 \ �\_ 1111 ■� ■ .-rr 1111 \�_��.+��■111. �� �� 4� ■� 1111 1111 11■ 1111 J ;2ndStCo . �' .` � � ^� °'''�!"'� "- ` 3rd St, ��1■ ■� ■! � '�. M � �■ ■w■11 1111 .��■ 1111 ::V A ;• ;. . ,'- �. 2nd•St. _. 2nd St. �a� 2nd St . 4?'nd St. Ou •. '� , `staSt 1st St.Bit U) � `E �' 1No'rkman PI. , Larry Scott ' CU m a Mem aI ® / Rainier Street & Upper Sims Way U AR A LAN Port Townsend, Washington - '�:. ern• ' r - x « -rte- . • A H B L 1 •. I A, Ordinance 3229 Exhibit D Page 2 of 155 el I rip" r, PI ++ a �l3 53 ✓ ;`Yy. artisan is a worker who practices a trade or handicraft: craftsperson ?: a person or company that produces something in limited quantities often using traditional methods Ordinance 3229 Exhibit D Page 3 of 155 ACKNOWLEDGMENTS City Council Task Force Consultant Team Michelle Sandoval- Position #1 Magdalene Agneua AH BL, Inc.-Planning and Civil Engineering Ariel Speser- Position #2 AI Bergstein www.ahbi.com Mayor Deborah Stinson-Position #3 Patty Charnas Robert Gray- Position #4 Jeremy Lala Fehr& Peers-Transportation Planning Pamela Adams- Position #5 Mark McCauley www.fehrandpeers.com Amy Howard - Position #6 Jamie Maciejewski Deputy Mayor David Faber- Position #7 Chris O'Higgins ECONorthwest-Market Analysis Milt Reimers www.econw.com Brent Shirley Planning Commission Jake Soule Imagery 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 www.flickr.com James Lagergren Sound Transit Monica MickHager City Staff Jefferson Transit Aislinn Palmer GoogleEarth Paul Rice David Timmons, City Manager Cover and oppositepage-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 C1,y0fport Suzanne Wassmer, Land Use Specialist Greg Lanning, Public Works Director Townsend David Peterson, City Engineer Samantha Harper,Assistant City Engineer Tyler Johnson, GIS Coordinator Belinda Graham,Special Projects Hannah Burn,Special Projects RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN 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 ® RAI NI ER STREET&U P PE R S I MS WAY SU BAREA PLAN Ordinance 3229 Exhibit D Page S 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 F 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 ' MobilityContext......................................................................................................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 " r 9.4 - Recreation and Open Space Catalyst Projects........................................125 r 9.5 - Goals and Policies......................................................................................... 127 UTILITIES ELEMENT....................................................................................129 10.1 Overview 130 - - 10.2 Current Utilities Context 131 10.3 - Future Utilities Plan.....................................................................................134 - . 10.4 - Catalyst Utilities Projects...........................................................................139 10.5 - Goals and Policies .......................................................................................140 - (Source:Pexels) RAI NI ER STREET&U PPE R SI MS WAY SU BAREA PLAN 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 Figure 13. Current Comprehensive Plan Street Classification Map..................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 ® RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN r Executive Summary Amy Ordinance 3229 Exhibit D Page 8 of 155 Proi* eact 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, affordable housing, and local services.The Subarea Plan explores alternatives and defines an implementation strategy for achieving this vision for its 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. The City undertook a year-long process to engage project Objectives citizens, property owners, and city leaders to define a vision. The plan includes a description Several specific objectives were identified as being necessary to ensure a holistic approach to of the subarea planning process, findings, 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 Port Townsend's next great neighborhoods. VISION AND ASSETS - develop a plan that reflects the community's vision (past and present) and incorporates the area's existing assets. The Rainier Street & Upper Sims Way Subarea COMMUNITY CHARACTER - create a plan that reflects the community's character in acts as the "gateway"to Port Townsend by land. Pterms of culture, values, and aesthetics. Previously developed areas along Sims Way are ripe for redevelopment; whereas, the large • PLAN ORGANIZATION - 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 Road and Sims Way. By taking a proactive • LOCAL OPPORTUNITIES -develop a plan that promotes local employment and investment. role in completing this connection, the City . JOBS/HOUSING BALANCE - establish a plan to diminish the imbalance between has put forth significant investment which will 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. ® RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 9 of 155 e Fort Worden State Park ' 1 E 7 ++y l Uptown& w ; ,Y Downtown e — �* Subarea. Vicinity s .._ Vicinity and Location Map . Y Port Townsend .T,. Business Park West Sims Way' s .e, �ElSt Sim t r1° F Y* ' Area - e.• ILI& 1 Port Townsend Vineyards represents the growing artisan/ craft industries in the subarea. e ee -e ,43 Subarea and Vicinity Development Areas RAI NI ER STREET&U PPE R SI MS WAY SU BAREA PLAN 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 embracingthe City's artisan and traditional craft industry as a means of fostering employment growth, economic development, and tourism. To facilitate this, the goals focus on establishing a flexible regulatory framework for 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 Gonceiht 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 specific site elements to achieve the project vision and to align with the guiding principles. These 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: primary streets within the subarea in the build-out scenario (proposed future streets are dashed, existing streets are solid). 9 RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 11 of 155 r—— ! ! i— —— —- I4th Street I 15th street rn I a RESIDENTIAL , NEIGHBORHOOD - DISTRICT NEIGHBORHOOD I COMMERCIAL#1 I � r � I 0 w Ln I 9 9th Stree; o I nCL f rD ro I M Street d 3 rtfield - � — r o harden = Bishop � RESIDENTIAL I Park Bishop I NEIGHBORHOOD DISTRICT o' Play Park $_ I � i THE MAKERS&ARTISAN r 4 DISTRICT - EIGHBORHOOD I MERCIAL Fit r Park —0 , f Nawar 9 -rhe Forest Bloc WORKILIVE4I Legend End DISTRICT C- Existing Parcels := ORKILIV a DISTRICT- ORLIV �ratewa WKITRICT- I Existing Streets �[ird I I oo Future Streets s Existing Trails / Sourc,,:i.ity of Port Towrisend GIS p ov i - I Rainier Street&Upper Sims Way Subarea Concept Plan RAI NI ER STREET&U PPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 12 of 155 Land Ga aCZt� ❑EVEL(}PMENTSTATUS J04M DEVELOPED The Rainier Street & Upper Sims Way Subarea """"" ............... PUBLIC OR EXEMPT totals approximately 175-acres of land exclusive vacANT of street rights-of-way. As of January 2018, UNDERDEVELOPED approximately 28 percent of the subarea was SUBAREA PLAN BOUNDARY already developed, 56 percent was vacant, CITY LIMITS AND UGA nine percent was public or exempt, and six ' percent was partially vacant (has additional development potential). Within the subarea, b ' �` approximately 109.7 acres are available to A?0jt 1,A rI support new development(shown as brown and �� tan on the Land Capacity Map). There is also No 49.4 acres of developed land with the potential ....................... to redevelop (mapped gray areas). Within 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) DEVELOPMENT STATUS Count of Parcels Total Acres Area Percentage DEVELOPED 103 49.4 28% VACANT 117 98.7 56% UNDERDEVELOPED 7 11.0 9.5% PUBLIC OR EXEMPT 32 15.7 6.5% TOTAL 259 174.8 100% (Source:ECONorthwest Market Analysis January 2018) ® RAINIERSTREET&UPPERSIMS WAY SUBAREA PLAN fli di ' e 3229 Exhibit D te13o 5 4 XfllmhI I I Rainier Street extension/Construct future subarea streets with multimodal design elements. Catalyst Projects *441 1 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 - The Sims Way corridor has a significant stock of existing buildings and - many are in good condition to support new uses. The catalyst projects focus on repurposing existing structures in the subarea and providing land use flexibility. • NEW STREETS AND TRANSPORTATION FACILITIES - The Plan calls for several new Repurpose existing buildings in the subarea for new uses. 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. J " The projects include the Gateway Circle, the Forest Blocks, trail expansions, and future neighborhood parks. ' �* VM2 • UTILITY INVESTMENT - Future development will require cost-effective utility service - extensions. The catalyst projects include fire flow improvements(water pressure), a new sewer - pump station, and a regional stormwater facility. Provide neighborhood parks concurrent with housing developments. RAI NI ER STREET&U PPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 14 of 155 Legend Existing Parcels o Existing Streets 'F——l————— 14t IL�I 15th Str a o Future Streets II 14 Existing Structures I I 'l I Existing Recreation and Open Space e I� Future/New Recreation and Open Space Existing Trails II Future Trails Ir { Future Neighborhood Park(General location) v Source:City of Port Townsend GIS 9th street ,�`,� 1" - 9th 5treej a �- Il Il t Gardens I Enfield Bishop - -r_ —,——— _r Perk Bishop l t L w—————_A% Play Park j Park � Sims waY 4th Street r;------ � SimsWall„ _ _ I / — r 00- -the ForestBfocks Howard's End I Future Recreation,Open Space, and Transportation Map(this map illustrates existing and future facilities in the subarea) 0 RAIN IERSTREET&UPPERS IMSWAY SUBAREA PLAN Ordinance 3229 Ex Pa Introduction Introduction Project Objectives Work Plan i F _ i +I Ordinance 3229 Exhibit D Page 16 of 155 1 .1 - Introduction Wextension, "" the completion of the Rainier Street The City of Port Townsend and its residents have The City's objective with this plan is to draw the City's gateway on Upper long held a vision for the area as an employment upon the community's vision, previous studies, Sims Way is ripe to experience the investment hub with a beautiful, distinctive commercial and assessments to create a strategic plan that long-envisioned for the area. New industry is corridor along Sims Way. This vision was captures the City's aspirations for the area. This emerging with a growing focus on craft trades. described in the 1993 Gateway Development subarea plan represents a year-long process The City is in need of workforce housing and the Plan. City Council approved the Port Townsend to engage citizens, property owners, and city area is poised to satisfy this demand. The Sims Business Park PUD in 1993. Recently, the leaders to define the future vision.This subarea Way corridor is redeveloping and circulation has 2016 Comprehensive Plan described the plan establishes the process, the findings, the been enhanced with the completion of Rainier area as having the potential to support craft options,and strategyto develop PortTownsend's Street. There is an entrepreneurial spirit and light manufacturing and technologically- next great neighborhood. occurring within the area of the City and there is sophisticated and environmentally-friendly tremendous opportunity to leverage this energy incubator spaces. Existing policy documents into a well-coordinated plan for the community. are somewhat dated or incomplete. Thus, this _ The City of Port Townsend is focused on subarea plan provides a renewed vision and action plan for the subarea. reaffirmingthe community's vision and creatingE J an implementation strategy for an emerging In the past 25 years, the area has experienced mixed-use community at its western gateway. positive improvements that have brought The Rainier Street & Upper Sims Way Subarea businesses and investment to the subarea. Plan was created to articulate the community's Many of the streetscape elements identified in vision, explore alternatives, and define an the 1993 Gateway Plan have been constructed. r r implementation strategy for this growing The area has a craft-industry focus; a winery, area. The plan is rooted in the community's distillery, and brewery recently opened and a - desire to assist and encourage economic new creamery is in the planning stages. The development that supports local trades, craft recently constructed Rainier Street extension and manufacturing while achieving a jobs/ creates a new transportation link and opens housing balance with new development. The opportunity for additional development. This plan also carries forward past visioning from growth and momentum has reached a critical the 1993 Port Townsend Gateway Development juncture where the community must decide how ,/ f Plan while providing renewed vision and action the subarea will develop and how the City can plan. support future investment. Recently constructed Rainier Street(Source:GoogleEarth) © RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 17 of 155 limeline OF PLANNING EFFORTS Iii I' 1993 Gateway Development Plan and Port Townsend Business Park PUD IN 4 L. 2007 - Form Based Study for Sims Upper Sims Way Streetscape Port Townsend Vineyards Way(Design Standards) , .. 2010 Howard Street Planning Analysis(now Rainier Street) x40 2014 1 ' 2015 " Howard Street Corridor Economic Feasibility Study �. Housing Inventory and F�=+ Needs Assessment Study I.r 1 2017 Interim Land Use Regulations for Upper Howard Street 2017-2018 �3 Port Townsend Subarea Plan • Community Visioning • Subarea Plan document • Development Regulations • Howard Street Extension • Renamed Rainier Street Future • Capital Improvements •� ^, • Marketing • Private Investment and Figure 1. Subarea Boundaries and Vicinity Development RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN INTRODUCTION Ordinance 3229 Exhibit D Page 18 of 155 1 . 2 - Proj* emct lie Rainier Street& Upper Sims Way Subarea has the potential to offer extensive opportunities for future employment, commerce, housing, and 1 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 Ob 'ecti�es 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 opportu n ity to reassess The Subarea Plan was this past vision and affirm which aspects continue as part of this plan. The Comprehensive Plan created to address specific calls for the City to "plan and provide capital capital improvements in the Gateway Corridor to objectives to ensure attract new businesses and entrepreneurs, enhance existing businesses, and serve the retail a holistic approach to needs of the community." Just as important, existing assets should be identified and woven into neighborhood planning ® the Subarea Plan. 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 were identified prior to the an important, albeit underutilized, area that can allow businesses to flourish. The area has the 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 The City assesses its success and effectiveness by completing specific objectives and capital improvements. The Subarea Plan is structured through a systematic implementation plan so that the City can track progress. Furthermore, portions ofthe study area overlap into the 1993 Gateway Plan.To ensure local understanding and efficient implementation,the Subarea Plan's policies and 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. RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 ExhibitD N � 1 � • t & MEANINGFUL COMMUNITY ENGAGEMENT RE ti'1 s l l— 000 The general public and the City have invested tremendous time in the previous r planning processes in and around the study area. This Subarea Plan continued f these conversations and proceeded as a collaborative process to define the future f 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 t The subarea is intended to help solve the imbalance between employment and housing. Presently, there is a growing demand for qualified professionals 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 r barriers to housing development. Uptown District.walkable with local businesses. RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN 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 owners, and City leaders (City Council and Planning Commission) to define the desired documented vision for the area. The project components, character, and design for the subarea. Engagement was planned to focus on followed a specific work plan to ensure a holistic 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 feedback obtained through engagement shaped the final plan and implementation strategy. create a Subarea Plan that: (i) responds to ANALYSIS: The project was structured to review and analyze existing conditions to establish the community's aspirations for the area, the existing assets, (iii) ensures a baseline for planning and to plan for demographic change in the subarea. The analysis implementation, and (iv) leads is the reviewed land use, the physical environment, utilities, transportation, trails and open space, realistic i creation l dynamic community district. It is demographics,and market conditions. The analysis also explored existing plans and regulations important to highlight the project work plan so that will affect growth and development within the subarea. 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 was prepared that identified future land uses, open space areas, and potential transportation 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 an official policy document to guide future development and capital improvements. This process included several work sessions with the Planning Commission to help guide the plan components and refine the elements therein. RAINIERSTREET&UPPERSIMS WAY SUBAREA PLAN .0116 F " .2) Oqoq— Ordinance .,: 2 . 0 Subarea arac eris ics F//y/I�ii+w; J' 2.1 Overview 2.2 Demographic Summary 2.3 Market Context Ordinance 3229 Exhibit D Page 22 of 155 23 - 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 Arlington city developed, the areas close to its center Port Townsend maintained this strong urban grid; whereas the 31 mi.11 hr pattern weakens in the outlying areas. Some Sequim 31 mi-/l.5hr Marysville platted rights-of-way have never been improved. Langley Port Townsend has two main community nodes: Downtown which is located on the bay front and Uptown which rests atop the hill overlooking r f Downtown. Both districts follow traditional town 35 mi.11 hr 3mi.12hr. t10, planning urban design principles and possess a strong pedestrian environment. Residential neighborhoods and industry districts radiate out 1 ` from these community nodes. Sims Way has developed over time with a mix of commercial, residential, and light industrial uses. Urban 1740 Mi 661. development is slowly stretching westward into Poulsbo underdeveloped land. It is important to realize Port Townsend's context and urban form when planningfor an authentic mixed-use center at its Bainbridge Island Seattle western gateway. - Figure 2. Port Townsend State Vicinity Map RAI NI ER STREET&U PPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 23 of 155 -I ��' Fort Worden IIS L 49TH STREET State Park ` MT F �J� �LL County �� II r-d �� �P _ Fairgrounds p � - ° �_ 'z LHo�oLH�r�m®moo - �EDUM z Port Townsend has compact,walkable neighborhoods. I1-Ir__• IFIMED - < �s M 1P 11 SFT � - oLF� — � FSTREET _ _:FT7HASTINGS AVENUE Point Hudson Historic ��= ®_� f �� L 'lig I--f`"; Uptown �� ����� Port Townsend _ Golf Course Esc°J�3��L°PoHistoric �P��� Kah Tai Lagoon Downtown o n x z - _ m p Boat Haven X40 Rainier Street/ Upper Sims Way SIMS WAY - P P Y Port Townsend Bay d Figure 3. Port Townsend Context and Destinations Map Local retail shop in Port Townsend's Uptown District. RAI NI ER STREET&U P PE R S I MS WAY SU BAREA PLAN 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 acts as "The Gateway"to the City and provides the first images of Port Townsend for tourists and �i the larger Jefferson County community. The following sections of this Subarea Plan will provide s detailed description and analysis of the area's features. The following paragraphs describe some of the key characteristics of the subarea that influenced the plan: 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 Natural forest areas(Source:Pexels) to the 7th Street right-of-way. The areas that have not been developed are forested with 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 flat. Three drainage corridors extend across the southern portions of the subarea in a north/south alignment which create barriers to overall connectivity. EXISTING LAND USES �Q The subarea has a wide range of existing land uses;the area has several development areas with a specific land use character. The developed areas alongSims Way are mostly 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 1 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 office uses. In the past few years,the Business Park has experienced growth. The west 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 _ I manufacturing businesses are peppered through the outlying areas. Port Townsend Vineyards in the subarea. MRAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 25 of 155 VEHICULAR NETWORK i The subarea includes three main roadway corridors: Sims Way (a Washington State I 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 p BICYCLIST AND PEDESTRIAN NETWORK streetscape and oriented to pedestrians. D 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 ;t 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 projects that will address community needs and influence future investment in the 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 opportunity for small-scale infill development. Finally, the subarea's southwest corner 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&UPPERSIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 26 of 155 Previous Planning Efforts ` The general area now defined as the Rainier Street & Upper Sims Way Subarea, has been A known by many names over time. The subarea , �x - �� -7, , � ` was fi rst refe re n ced as pa rt of th e I a rge r G ateway 3 nrl ❑❑ Ell �� ®�� �� � iu x. Corridor in the Gateway Development Plan that " E ! `� - iH1 [rl ! �, { *'a,• e has played a major role in definingthe area from �ec,11 � '� �u :• ` s res r• _ awl the 1980's to today. The City created the goal anpnaa in the 2016 Comprehensive Plan of preparing the Howard Street Corridor Subarea Plan as �=,-�"` a strategy to address the jobs lost during the 1f� F. ` ;l•:F;� gin' ' �(� :1 iil1J recession. Due tothe renamingof Howard Street e to Rainier Street and the inclusion of Upper F r r - ..-= �= :__�_. Sims Way, the subarea name was changed to f F` oRFsx I �TUPPERCp MAL Scup g � � R ��� g CORRTORI DISIWCr Cam 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 (adopted 1988) PORT TOWNSEND GATEWAY PART TOWNSEND: '''�'of port • Howard Street Corridor Townsend DEVELOPMENT PLAN (adopted 1993) Economic Feasibility Study • PORT TOWNSEND: HOWARD 1 STREET CORRIDOR ECONOMIC FEASIBILITY STUDY(March, 2015) COMPREHENSIVE PLAN • CITY OF PORT TOWNSEND COMPREHENSIVE PLAN (adopted 2016) • OTHER CAPITAL FACILITIES AND UTILITIES STUDIES r Prepared for: . City of Port Townsend qn1' AW January 30,2015E.D.HaVee&Com n,LIC Oilpl.ally odoWmd July 1996,and NWude=n Jo Compnh—lye Plan updafl al .7616[CKdnanev�. Frewmknm Pmur^dvnnnf 4.ri:^.n ..v T LgwW. wi!"a44Mr 246.ndson 44°sJee 39v1ivrvrmM.WA riA-�"T0.'1W7 rmw,etyolpl.ic ® RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 27 of 155 2 . 2 - Demographic Data Demographic Summary Port Townsend's demographic and economic profile reflects an aging community with an economy that is focused on services, tourism, and 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 Source:Washington Office of Financial Management Townsend is a major economic engine in the region. As such, the population has Population Change(2000-2036) been constantly growing since the 1990's. Port Townsend's population is estimated Projected by the Office of Financial Management (OFM) to reach 12,165 by 2036. There are Compound 2010 2036 Number Annual 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-payingjobs.The Rainier Street&Upper Sims Way Port Townsend 9,113 12,165 3,052 1.27% Subarea can provide the land area to provide greater housing, economic investment, and unique amenities for the community. Jefferson 29,872 38,349 8,477 0.97% County(total) As of 2015, more than 50% of the population of Port Townsend was 55 or older. Washington 6,724,540 8,966,953 2,272,413 1.27% Additionally, 20.9 % of the population was 24 years old or younger. While the age of state the population greatlyvaries, one of the community greatest assets isthe 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 (1.4270% percentage holding a bachelor's or higher degree is 13.2/o greater than the state 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 RAI NI ER STREET&U P PE R S I MS WAY SU BAREA PLAN Ordinance 3229 Exhibit D Page 28 of 155 Population Distribution by Age(2011-2015) Age Characteristics Source:US Census Bureau,2011-2015 Port Townsend has an older population than most places in Washington State. The median age of 29.8% 30.1% 13.6% residents in Port Townsend is 56.The median age in Jefferson County is also about the same at 55 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 in Washington is 25 years and younger. Port Townsend has the smallest share of people aged 25 Q and younger. 0 a Household Characteristics Port Townsend has a smaller average household size than the State of Washington. The household CL 49 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 Jefferson Washington Port Townsend, one-and two-person households combine to make up 80 percent of all households. Townsend County State Again, this is also significantly different from the State of Washington where only 63 percent of all Under 25 25 to 44 households are one-or two-person households. -45 to 64 65 and over Income Characteristics 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,2011-2075 as the other geographies. The median household income for Port Townsend is $42,745 and is 12% 11% below the median income for Washington State ($61,062) and Jefferson County ($49,279). Port 22/ Townsend only experienced a 24% increase in median household incomes from 2000 to 2015; as compared to Washington State at 33% and Jefferson County at 30%. The majority of households in Port Townsend have a median income below $50,000. In Port Townsend, a little over 57% of households have median incomes below $50,000. In Jefferson w 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. v _ CL 43% Port Townsend has a large population over 65, the typical age of retirement in the U.S. The 33% 28% income statistics may not capture the complete picture of household wealth in Port Townsend. It was confirmed through local interviews that retirees seeking to move out of other urban areas or Port Jefferson Washington purchase a second home in Port Townsend are a dominant force in the local economy. It is likely Townsend County State that income statistics, which appear low, do not fully reflect the purchasing power of the local 1 person 2 persons population. -3 persons 4 or more persons RAI NI ER STREET&UPPE RSIMSWAY SUBAREAPLAN Ordinance 3229 Exhibit D Page 29 of 155 Average Household Size Employment Characteristics Source:ECONorthwest Market Analysis]an.2018 Port Townsend has a low labor participation rate. A little over 50 percent of the population is in the labor force. The State of Washington has a much higher labor participation rate—exceeding Z7V 2.6 64 percent. Only 51.4% of Port Townsend's population over the age of 16 is in the labor force. Washington State has a significantly higher percentage of this population in the labor force at 64.4%. Educational, healthcare, and social assistance are the largest employment sectors in Port WASHINGTON STAT' 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]an.2018 Port Townsend's economic performance tracks Jefferson County's closely. Port Townsend usually $429745 leads Jefferson County slightly, so it could be expected that unemployment in Port Townsend Port Townsend would be slightly lower than in Jefferson County. 00%4 i1 $49,279 Percent of Labor Force By Sector (2011-2015) ^kk ;1� Jefferson County Source:Decennial Census 2000,Census 2016 Population Estimates $61,062 Educational Services;Healthcare&Social Washington State Assistance Arts, Entertainment, Recreation, Household Income (2011-2015) Accommodations&Food Service Source:US Census Bureau,2011-2015 Other Service,(except Public Admin.) 11% 14.1% Professional,Scientific,&Management; 21.3% Administrative&Waste Mgt Services. v 32.6% Manufacturing - 0 t �• v Retail Trade - 0 11 Public Administration 0 Transportation and Warehouse; Utilities 0. 26.7% Construction 19.0% sk Financing; Real Estate and Rental/Leasing llllll� Port Jefferson Washington Townsend County State Information _ $25,000-$49,000 $200,000 and over Agriculture;Fishing/Hunting; Mining � >$25,000 $100,000-$199,000 -$50,000-$99,000 Wholesale Trade 0% 10% 20% 30% RAI NI ER STREET&U PPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 30 of 155 2 .3 - Market Context Economic Summary To provide a greater understanding of the economic profile forth e subarea and the City of Port Townsend, a Market Analysis was completed in January 2018. The Market Analysis reviewed and analyzed the community profile, residential and commercial real estate markets, and land capacity. This 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 ° rate of 7.8%. This pattern suggests that it is becoming more difficult to find available housing. jsProperty 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 n , $42,745, a $300,000 home would likely be out of range for many Port Townsend residents. In the e - 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. _ Due to the lack of comparable projects in the City, the financing of traditional apartments is id like) harder to achieve. Additionally, construction costs are like) higher than average due to the Y Y Y g g 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 i�1 - �) i program can lower the ad valorem property tax for eligible projects. Multi-family community. RAI NI ER STREET&U P PE R S I MS WAY SU BAREA PLAN Ordinance 3229 Exhibit D Page 31 of 155 HOUSING CONSIDERATIONS SINGLE-FAMILY MULTI-FAMILY "h • Availability of undeveloped, Ample availability of land that allows residentially-zoned land. multi-family as either a primary or • High market demand for attached/ secondary use. LU detached single-family housing. Multi-family can drive ~ • Accessory dwelling units can fill a redevelopment and infill. ; Z housing need and provide home High market demand for multi- owners with additional income. family and rental housing. f O CL Retrofit existing buildings for a ,,''� 43' O dwelling units. '- • Multi-family projects can benefit _ from the local tax exemption - program. • Perceived labor shortage. • Perceived labor shortage. w - • Construction costs will result • Construction costs may result in in home sales price that is rents that are proportionately higherp": N proportionately higher than the than the household income. V household income. Z Project financingCA- • Accessory dwelling unit standards Accessory dwelling unit standards Q in the R-III district are difficult to achieve. in the R-III district are difficult to ■ �� achieve. U • The zoning code's minimum density requirements may be too dense for market demand. (Source:Pexels)" 1:4 RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN 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, continuingto provide a range of home choices will be essential for future economic growth. Barriers to housing production in the City appearto 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 Yr y D market related issues with realizing more apartment construction. Despite high de- Y' r,t + — mand for rentals, the local market rent ceiling may be too low to justify new construe- x = tion. The local incomes in Port Townsend are lower than other parts of the State. The td'vw,- 2015 median household income for Port Townsend is $42,745 as compared to theme ,v 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 in recent years faces underwriting risk. Banks, appraisers, and others in the financing realm have little basis to determine the project's value, leaving developers with few, y �_, 116L,PF19ts) and usually expensive, financing options. REGULATIONS MAY NOT ALIGN WITH MARKET CHARACTERISTICS On the regulatory side, stakeholders noted that permitting and entitlement processes � 1 are difficult to navigate. Specifically, we heard that the time required to go through the permit process is a hurdle for housing developers. This is common complaint in cities of all sizes. Whether or not the regulatory environment is a significant barrier 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 I 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 system. It can be a major financial hurdle for the private sector alone to pay for new development supporting infrastructure where rents may not warrant the costs of the off-site improvements. RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN 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 1. properties that are automobile oriented than the Historic Downtown area. Since 2008, the retail vacancy rate within Port Townsend has not risen above five percent, a nationally recognized 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. a • GENERAL RETAIL:The national retail market is currently in a state of flux as online retailers 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 currentlyfour 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 along or near Sims Way or well-defined commercial nodes. `y v Grocery/bakery(Source:Pexels) r I I i Cafe(Source:Pexels) RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 34 of 155 f Commercial/Industry Market. ILI OFFICE AND INDUSTRIAL t t The City of Port Townsend office and industrial sectors are smaller than the retail sector. The _ largest industrial node is located south of the City in the Glen Cove area. There are no sizeable flex industrial buildings or distribution warehouses in the City. The majority of industrial buildings are under 10,000 sq. ft. The smaller building size provides flexible options for artisans and "makers." 4 �. Community stakeholders repeatedly mentioned the importance of artisan and farm-to-table r.= movements within the City. Similarly, Port Townsend's office sector is modest in size, and has a _ relatively stable rental market.A majorityof private commercial permits issued in the pastten years Office(Source:Pexels) have been for new development in the subarea. One of Port Townsend's major barriers to new retail, office, and industrial development is its small 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: Port Townsend has a relatively small office market. A new office == development is likely to be built by an established local firm as a new facility. While the demand -!!!r- is currently low for new office space, the subarea is an attractive location for new development due to easy auto access and the emergence of manufacturing. The 2016 office vacancy rate was estimated at 2.2%. • GENERAL INDUSTRIAL: Port Townsend's industrial market is a mixture of contractors, boat Industrial(Source:Pexels) or marine oriented industries, and artisan/makers. While speculative industrial construction 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: Makers sometimes find it difficult to find financing. New construction for craft industrial, maker spaces, and artisan ' studios in the subarea will require either significant private funding or established tenant 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) mRAINIERSTREET&UPPERSIMS WAY SUBAREA PLAN qw 11W do So 0% 1 x2% 16 qw%0 4% 490k Community � 4 3eO .� if ky Desires , qw and . - 0 ; _ —_ ate 1 i i ' .. 11% • 3•� Engagement 3.2 Task Force 3.3 General Pubic Pan Engagement Ordinance 3229 Exhibit D Page 36 of 155 33 - 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 public, and City leaders. The engagement plan identified multiple ways that people could participate including meetings, workshops, interactive exercises, written comments, and surveys. TASK FORCE 1 � 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 000 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 OME recommendations on the project components. Howard 5treet/UpperSimswaysubarea',::, SGENERAL PUBLIC Community*orkshop91 The City created opportunities for the general public to participate and provide critical June 2"17 input into the plan. The public was engaged through both community workshops and 5:30 PM-7:3,PM Sonline surveys. The engagement plan focused on public input that related to land uses and building character and that helped identify key plan components. h„ PLANNING COMMISSION O The projectteam engaged the Planning Commission through work sessions at project milestones to present the information obtained and to show the working pieces to l 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. ® RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 37 of 155 3 . 2 - Task Force Engagement The project team engaged the Task Force at of land uses, building conditions, traffic, and 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 rask Force interactive and collaborative. At each meeting, concepts and policies. the facilitators provided an agenda and a set of meeting objectives. The Task Force was Yask Force Feedback MEETING DATES engaged in the form of roundtable discussions and focused on categories that aligned with The following summarizes key sentiments the project components. The initial Task Force and desires expressed by the Task Force. The June 15, 2017 meeting was focused on identifying individual subsequent sections of the Subarea Plan Task Force#1 interests, area challenges, and project include Task Force recommendations pertaining Objectives and Desires opportunities. The Task Force embarked on a to specific project elements. walking tour to provide a firsthand perspective July 13, 2017 Task Force#2 Alternatives Analysis August 10, 2017 a r Task Force#3 Plan Refinement a 1 , ' _. �Y 1 1 1 1 1 1 , 1 .tee i lyyf� 1 October 12, 2017 Task Force#4 The Task Force provided guidance and The Task Force worked collaboratively to refine the Consensus and Buy-in of recommendations on the Subarea Plan components. Subarea Plan Concept Plan. Plan Elements RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN 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. TASK FORCE OBJECTIVES O OPPORTUNITIES CHALLENGES I. Establish working • Provide housing options 0 • 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 and suggestions throughout Provide mixed-use the project • Improve walkability Municipal implementation speeds • Promote community/collaboration • Providing signage in public spaces • Create distractive building style • Creating Rainier Street identity MEMBER MAJOR INTEREST an Realize/acknowledge development • Aligning vision with regulations TOPICS potential Ensuring ownership/buy-in to • Provide food and drinking objectives • Economic development establishments • Creating a local flavor • Housing • Provide retail • Integrating old and new • Affordability • Design/construct 7th and 10th Streets • Creating development incentives • Labor • Promote infill/redevelopment • Predictability • Transportation and access RAINIERSTREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 39 of 155 SUBAREA PLACE IDENTIFIERS 0 Housing Favorite Place:Task Force members were asked to indicate their favorite • ■+ r ■, r place(s)within the study area by placing a red dot on an aerial. Participants were also asked to explain why they chose that area. (Red dots) Most Potential Place: Task Force members were asked to indicate the - • ease •■'+' ' - areas within the study area that have the greatest potential by placing - f a yellow dot on an aerial. Participants were also asked to explain their reasoning. (Yellow dots) ■ ■ •'.■ ■ 'loam, 00 J. a T h1, 7i.w ? PORT TOWNSEND SUBAREA PLAN F—A Task Fore.Meeting 411 AdMty VA47 The Task Force members used`slider maps'to vote on , '- = their preferred planning elements.Participants used dot ice- stickers to indicate individual preference. } rte e. Task Force-Subarea Place Identifiers Map RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 40 of 155 Subarea Recommended Planning Focus The Task Force identified the level of importance for specific planning elements as they relate to the subarea plan. To achieve this, the Task Force participated in a `slider exercise' to identify the level of importance that Task Force members rated particular planning elements/categories. It also identified areas of consensus. Task Force members were asked to place a dot on a sliding scale under a variety of urban element categories.The dot 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 o0o HOUSING PARKS AND OPEN SPACE °° o00 ° o00 °° o00 ° • Establish architectural °° u•• ° • Emphasize future residential 0 0 0 . Provide wider access to parks. standards °° ° development with the following o 0 0 • Provide trail connections/ • Focus on 1 and 2 story buildings housing types: extensions • Place less focus on 3 to 5 story » Apartments • Ensure natural resources buildings » Town homes/duplex preservation/conservation • Require building orientation to streets » Single-family • Consider incorporating community (small setbacks) » Live-work gardens into districts/neighborhoods • Allow traditional, contemporary, and Provide housing that accommodates modern architectural styles a variety of household structures (e.g. extended family, couples, roommates) TRANSPORTATION u u COMMERCIAL o 0 0 0 ° INDUSTRY • Provide a street connectivity u n Emphasize future commercial °0° o Emphasize future industry on 0000000 between districts and services on the following types: the following types/categories: neighborhoods » Retail shops » Office • 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 mRAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 41 of 155 3 .3 - General Public Engagement The project team engaged the general public through workshops and surveys at two milestones within the planning process; (i) at the beginning to establish community preferences and (ii) mid-way through the planning process for the public to respond to concept alternatives. The workshops/ 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. COMM UNITYWORKSHOP#1 was hosted at COMMUNITY WORKSHOP #2 occurred at the Cotton Building in downtown Port Townsend the Towne Point community room located just on June 28, 2017, and was planned with a northeast of the subarea on August 16, 2017. Genual Public welcome desk,interactive engagement stations, The engagement event was planned with a and a designated area for written comment. welcome desk, a brief presentation, interactive ENGAGEMENT SUMMARY Facilitators circulated amongst the attendees engagement stations, and a designated area for to welcome dialogue, answer questions and written comments. The subsequent workshop/ June 28, 2017 provide guidance on the engagement stations. survey was focused on seekingthe community's COMMUNITY WORKSHOP#1 It was first important to identify the community's opinions relatingtoproposed planningschemes Project Objectives preferences for land uses and building design. It and components. Specifically, the planning Public Preferences was equally important for the public to provide team provided design alternatives and concepts Community Assessment its assessment of the subarea's facilities and to how the subarea could be developed. The L----- 27 - July 24, 2017 existing conditions. This initial public feedback second workshop provided the project team ONLINE SURVEY#1 was used to establish the vision and narrow the with public guidance to make refinements that 360 Responses land use focus to align with common community resulted in a locally preferred concept plan. 11 min. average length of themes.An online survey was hosted for several An online survey was hosted for three weeks survey session weeks following the workshop. following the workshop. ____ The following pages summarize the initial public 16 20 August 17 Community Workshop #1 Focus COMMUNITY WORKSHOP#2 desire and sentiments related to land use and Alternatives Analysis op� LAND USE building design. The subsequent sections of Plan Refinement o this Subarea Plan include public responses ; and comments pertaining to specific project :_____Aug. 14 - Sept. 6, 2017 ® COMMUNITY ASSESSMENT elements. ONLINE SURVEY#2 88 Responses 9 min. average length of PARTICIPANT FEEDBACK survey session ...................................................................... RAI NI ER STREET&U P PE R S I MS WAY SU BAREA PLAN ance 3229 Exhibi age 42 of 155 X— err Participants at Community Workshop#1 Response Summary Land Use: Housing The following summarizes the public's responses at the community workshop and Ql.WHAT ARE ACCEPTABLE HOUSING TYPES FOR THE SUBAREA? the online survey. Data in the tables below Total %of Online Meeting are weighted based on the total number of Responses Responses Responses Responses responses. It is worth noting that the online Single-Family/Houses 194 20.2% 184 10 survey ran from June 27, 2017 - July 24, 2017 Cottages/Small Houses with Shared Space 284 29.6% 261 23 and received a total of 360 responses. The in- Townhouses/Duplex 209 21.8% 196 13 person workshop was held on June 28, 2017, Apartments 199 20.7% 182 17 and attendees were directed to take the full online survey if they wished following the event. other: 74 7.7% 68 6 The full online survey results were provided in a TOTAL 960 100.0% 891 69 memorandum to City staff. Q2.WHAT STYLES OF APARTMENTS WOULD YOU LIKE TO SEE IN THE SUBAREA? Total %of Online Meeting Responses Responses Responses Responses Pas[Planning Efforts TI—lino _--' w Garden-Style Apartments 145 22.6% 143 2 Urban-Style Apartments 84 13.1% 76 8 Courtyard-Style Apartments 144 22.4% 131 13 4-Plex-Style Apartments 172 26.7% •�,-°°..,..,.w" 162 10 Other: 98 15.2% 78 20 TOTAL 643 100.0% 590 53 Project information signs at Community Workshop#1 mRAINIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 43 of 155 Land Use: Housing (cont.) Land Use: Commercial and Industry 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 Total %of Online Meeting Responses Responses Responses Responses Resp. Resp. Resp. Resp. Grocery Store/Produce Stand 204 11.6% 188 16 Traditional 133 38.0% 130 3 Clothing 103 5.9% 100 3 Modern 14 4.0% 12 2 Restaurants/Delis 202 11.5% 187 15 Mix of Styles 156 44.6% 128 28 Arts/Crafts/Artisan 195 11.1% 174 21 Other: 47 13.4% 47 0 Coffee/Cafe/Bakery 220 12.5% 203 17 TOTAL 350 100.0% 317 33 Offices 127 7.2% 122 5 Lounges/Bars 107 6.1% 100 7 Q4.WHAT SCALE OF HOUSING WOULD Medical/Clinics 102 5.8% 98 4 YOU LIKE TO SEE IN THE SUBAREA? Banking 60 3.4% 59 1 Total %of Online Meeting ° Resp. Resp. Resp. Resp. Maritime 81 4.6/° 77 4 1-2 Stories 255 57.2% 234 21 Hardware Store/Building Supply 72 4.1% 70 2 Manufacturing/Processing 166 9.4% 152 14 3-4 Stories 154 34.5% 135 19 Automobile Service/Fuel Station 57 3.2% 57 0 5+Stories 37 8.3% 36 1 Other(specify): 62 3.5% 58 4 TOTAL 446 100.0% 405 41 TOTAL 1758 100.0% 1645 113 JW Q6.WHAT TYPE OF SHOPPING ENVIRONMENTS SHOULD BE CREATED IN THE SUBAREA? Total %of Online Meeting Responses Responses Responses Responses Mixed-Use Center 253 43.7% 224 29 _- Shopping Center 31 5.4% 31 0 Stand Alone 61 10.5% 52 9 Artisan Studios 202 34.9% 182 20 Other(specify): 32 5.5% 32 0 TOTAL 579 100.0% 521 58 Participants providing comments on engagement boards at Community Workshop#1 RAI NI ER STREET&U PPER SIMS WAY SUBAREA PLAN 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? *What are acceptable housing types for the subarea?—,., Total %of Online Meeting Responses Responses Responses Responses Small:5,000 SF(e.g. Boutique-style shops) 266 58.6% 237 29 Medium:5,001-39,000 SF(e.g.Henery Hardware) 149 32.8% 136 13 0 �• • Large:Over 40,000 SF(e.g.Safeway) 39 8.6% 38 1 0 _ TOTAL 454 100.0% 411 43 !" * or as �� t Q8.WHAT ARCHITECTURAL STYLE SHOULD BE ENCOURAGED FOR COMMERCIAL What styles of apartments would you liketosee isnthe subarea? BUILDINGS IN THE SUBAREA? _..,�.... Total %of Online Meeting • Responses Responses Responses Responses Traditional 156 47.0% 153 3 Modern 31 9.3% 28 3 bmw • Mix of Styles(Traditional and/or Modern) 145 43.7% 128 17 TOTAL 332 309 100.0% - ' ° 23 Land Use: Open Sface/Recreation 3. Q9.WHAT TYPES OF OPEN SPACE AND RECREATION AMENITIES SHOULD BE Engagement boards at Community Workshop#1,dots represent a participant's `vote'for a particular item CONSIDERED FOR THE SUBAREA? (colors are irrelevant). Total %of Online Meeting Responses Responses Responses Responses Trails/Trail Expansions/Trail Connections 288 26.2% 258 30 Active Green Space 221 20.1% 198 23 Passive Parks 216 19.6% 193 23 Dog Parks 147 13.4% 128 19 Community Gardens 228 20.7% 207 21 TOTAL 1100 100.0% 984 116 mRAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 45 of 155 Q10.WHERE DO YOU SHOP FOR SPECIFIC ITEMS/SERVICES? (WHERE DO PORT nM�-sow TOWNSEND RESIDENTS SHOP?) ' Where uo you usually shop/go for services?a ..w Shopping locations Within Port ■ ■ $ r _ # ■ Townsend Y Downtown (but not within Outside Port e e Port Townsend downtown) Townsend Meeting Response Summary ■ Grocery Store/ 34 12.1% 212 75.2% 36 12.8% A vast majority of respondents indicated up Produce Stand that they shop within the City,but zero ■■ �, ■, 06 respondents indicated they get these items downtown WW •# # ■• Banking 58 20.6% 180 64.1% 43 15.3% A vast majority of respondents indicated . • •• • they bank within the City,with a few votes for downtown and outside of the City ■ Hardware Store/ 32 11.5% 187 67.3% 59 21.2% A vast majority of respondents indicated '� ;„_ ■`' Building Supply that they shop within the City, but zero respondents indicated they get these �, ■ ■ items downtown Automobile 7 2.6% 147 53.6% 120 43.8% An even split of respondents indicated Services they get automobile services either within •• the City(but not downtown)or outside of the City.One respondent specifically indicated they go to Glenn Cove. BOARD fi.1 Clothing 73 26.8% 33 12.1% 166 61.0% A majority of respondents indicated they shop for clothes either outside of where do you shop?'engagement board at Community the City or online(Amazon).There were 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/ 162 62.8% 44 17.1% 52 20.2% A vast majority of respondents indicated Artisan they obtain these items either downtown or elsewhere within the City Medical/Clinics 19 6.9% 206 74.4% 52 18.8% A vast majority of respondents indicated that they shop within the City, but zero respondents indicated they get this service downtown Online retailers(Amazon)were specifically Other Comments: (see summary column) mentioned for obtaining some of these items,along with online banking RAI NI ER STREET&U PPE R SI MS WAY SUBAREA PLAN 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 in the subarea. Respondent satisfaction was ranked 1- 100 (poor = 1 and excellent = 100). The 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) Category Online Average Meeting Average Cumulative Cumulative (SurveyMonkey) (approximate) Average Rating AMENITIES(WITHIN THE SUBAREA) Parks 35 28 35 Fair Preservation/Conservation Areas 40 42 40 Fair/Neutral Entertainment Venues 28 46 29 Fair Art 32 13 31 Fair Trees/Landscaping 46 32 45 Fair/Neutral AESTHETICS(WITHIN THE SUBAREA) Sims Way Landscaping 53 48 53 Neutral Sims Way Sidewalks 55 39 54 Neutral Howard Street Landscaping 41 21 40 Fair/Neutral Howard Street Sidewalks 41 21 40 Fair/Neutral Buildings Along Sims Way 40 29 39 Fair/Neutral Buildings on Other Streets 46 20 46 Fair/Neutral Signage 50 39 50 Neutral Parking Areas 46 52 46 Fair/Neutral Roundabout 63 78 64 Neutral/Good ® RAI NI ER STREET&U PPE R SI MS WAY SU BAREA PLAN 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) Category Online Average Meeting Average Cumulative Cumulative (SurveyMonkey) (approximate) Average Rating SAFETY(WITHIN THE SUBAREA) Crime 59 50 58 Neutral Walking 49 40 48 Fair/Neutral Driving 58 51 58 Neutral Bicycling 46 30 45 Fair/Neutral Weather/Natural Disasters 60 69 60 Neutral PARKING(WITHIN THE SUBAREA) Vehicle Parking Availability 49 58 50 Neutral Vehicle Parking Location 50 57 50 Neutral Vehicle Parking Accessibility 50 52 50 Neutral Bicycle Parking Availability(racks) 36 17 35 Fair Bicycle Parking Location 39 19 38 Fair/Neutral TRANSPORTATION(WITHIN THE SUBAREA) Automobile Traffic 49 38 48 Fair/Neutral Roadway/Pavement Conditions 46 53 46 Fair/Neutral Route Options 43 19 41 Fair/Neutral Transit Service/Coverage 44 27 43 Fair/Neutral Transit Accessibility/Stops 45 26 44 Fair/Neutral Walkability 45 33 44 Fair/Neutral Sidewalk Conditions 42 32 41 Fair/Neutral Sidewalk Connectivity 34 17 33 Fair Trail Network and Connectivity 44 37 44 Fair/Neutral Bicycle Facilities 42 16 40 Fair/Neutral Roundabout Function 60 78 62 Neutral/Good RAI NI ER STREET&U PPER SIMS WAY SUBAREA PLAN Ordinance 3229 ExhibitD Page 48 of 155 The authors intentionally left this page blank. RAI NI ER STREET&U PPE R SI MS WAY SU BAREA PLAN 4 � h1 F4 * 0 I Subarea annin • • Process and V 4.� Vision and Guiding Principes 4.3 Site Considerations and Opportunities 4.2 Gateway Plan Carry Over 4.4 Subarea Land Use Concept Themes Alternatives Ordinance 3229 Exhibit D Page 50 of 155 4.1 - Vision and GuidingPrinciples The vision for the subarea is to create a dynamic, vibrant, and authentic collection of districts that foster quality employment and housing for Port Townsend. This vision is also intended to provide a flexible framework for redevelopment to occur along Sims Way and the abutting neighborhoods. The vision is to carry forward Port Townsend's community values of creativity, equity, and authenticity. The vision is rooted in five main themes. ARTISAN INDUSTRY The vision centers on artisan trades as the foundation forjobs 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 that reflect Port Townsend's distinctively creative community and can flourish in a specialty market supported by a local storefront 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 housing vision includes new residential neighborhoods and thoughtfully-designed urban infill projects. 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 There is a clear desire to facilitate infill and redevelopment along the Sims Way corridor and immediate surrounding areas. Infill development should occur on vacant and underdeveloped parcels alongthe corridor. Furthermore,there is a desire for adaptive reuse of existing buildings to support new uses. The plan provides land use flexibility within the corridor while maintaining strong design standards to facilitate a vibrant streetscape. IDENTITY AND MARKETING The vision is oriented toward creating a community identitythat 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. mRAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 51 of 155 Guiding Princ' les The Subarea Plan was pursued by following specific guiding principles to keep the long-range plan true and aligned to the project vision and to ensure 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 There is a desire to build upon the NETWORK 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 2. CREATE OPPORTUNITIES FOR choices of modes and routes. align with the subarea vision to streamline HOUSING AND VARIETY 4. PLAN FOR QUALITY AND VIBRANT investment and focus predictability in There is a local desire to address the URBAN DESIGN 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 land use flexibility to support a variety of complementary uses. RAINIER STREET&UPPERSIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 52 of 155 4. 2 - GatewayCarry Plan Over Themes The Port Townsend Gateway Development Plan (Gateway Plan) was adopted by City Council in 1993. This plan set the guiding principles and 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 NORTH plans within the subarea complement these assets. BEACH A 200-FOOT FOREST BUFFER created along a portion of Upper Sims Way to preserve the WINONA "carved out of the wilderness" character. FORT TOWNSEND BLUE IR EN • BICYCLE IMPROVEMENTS have been made along Upper Sims Way, Rainier Street, and HERON, 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 z ,uPxvWR Street with the construction of sidewalks, pedestrian facilities, and marked crosswalks.These w .r pedestrian improvements are focused between the two roundabouts along Sims Way. W ;: ROADWAY IMPROVEMENTS with roundabouts and stormwater management at Upper _-� CAS Sims Way and Rainier Street (formerly, Howard St.) and Upper Sims Way and Thomas Street UWAR intersections. STREET o,..,,,,,, 5411TH Ongoing Recommendations: BAY A1ppat—V,❑1@1Vme The following policies, improvements, and planning ideas are adopted in the Gateway Plan and are Q Gateway UevNopmeM Alan d993 Urban Waterfront Mn 1990 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 The City has identified several subarea planning areas to preserve the "carved out of the wilderness" character and a conifer backdrop. This forested throughout the city. The Gateway Plan was adopted in 1993 and applies to most of Sims way. buffer is an appropriate aesthetic and urban design element for the subarea and as a sense- 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. mRAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 53 of 155 SHERIDAN/SIMS WAY INTERSECTION: Explore design solutions to improve the _ r-- circulation and function for Sheridan Street and Sims Way. This may include signalization, I street realignment, or a combination of the two. F �a • 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 IAP15 creates an opportunity to improve the circulation/access at this primary intersection within the corridor. }� • SIDEWALKS AND TRAILS: Continue to expand existing sidewalk and trail connectivity as Gateway Plan:Sheridan Alignment Option 1 the Upper Sims Way area develops. Continue to develop a safe and well-defined bike route throughoutthe gateway corridor.The subarea includesseveral trails that traverse and terminate _ [ in the subarea. There are opportunities to provide additional connections and linkages to1W ❑ 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 ---- I - U develop a land use and street network plan that responds to topography. This is an appropriate policy that should carry forward in the subarea. qg i j __� r t P I ! I • RETAIL AND COMMERCIAL: Encourage retail development with storefronts adjacent to N! ' + - sidewalks and streets. The community has confirmed its desire to create walkable business districts with beautiful streetscapes. This existing urban design policy related to building _2j + — _ i{3 r------- orientation is appropriate to carryforward. Gateway Plan:Sheridan Alignment Options 2 and 3 Z- I 1 r J I)ABtMRF mc-muKo.o Gwnarrrs arawne 5' R /.a.n pF,rtGw� .n.avm �.. .aea.�c��was mma+•! Sims Way/Sheridan Intersection in 2018 Gateway Plan:Gateway Corridor Improvements(western portions) (Source:GoogleEarth) RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 54 of 155 4.3 - Site Considerations/ Opportunities The subarea has several design considerations rat'x and opportunities that shaped the land use plan. 41I These considerations and opportunities were identified early in the process and were used to create the project base to shape the various r — design alternatives. These characteristics are identified in the Site Assessment Map Figure 5. ' r Key Site Considerations COMMERCIAL CORRIDOR: Sims Way is an established commercial corridor with f - existing structures and viable businesses. They, segment between Rainier Street and Thomas Street resembles a more traditional `main ` street' with buildings oriented to the street with - M ;; I– ;f generous sidewalk amenities. The eastern onwm»m corridor resembles `highway commercial' with a LpN1MfAC1ALCfl4R40�R �'F more auto-oriented development pattern. Many – � E/ buildings are set back from the street with large surface parking lots. ' i ACCESS: The subarea has opportunity for multimodal access in and around its boundaries. f u� _4 Three primary streets serve the subarea; _ ~- — - — Sims Way, Discovery Road, and Rainier Street - Y (formerly Howard Street). There are some local - streets within the subarea that connect into existing neighborhoods. The City was originally Figure S. Subarea Site Assessment Map RAINIERSTREET&UPPERSIMS WAY SUBAREA PLAN 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 _ are relativity flat and are well connected. These sites possess a wide range of development opportunities. The vacant areas south of Sims Way include several large tracts for development ll but are somewhat limited by topography in some finite areas. REDEVELOPMENT AREAS: The Sims Way corridor has tremendous redevelopment potential. Several of the sites are underutilized and there is existing street/utility infrastructure. There are Traditional-style development along Sims Way several vacant infill properties peppered through the neighborhoods along Sims Way. This creates 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 budget sensitive but desire a more creative neighborhood setting. Zoning controls with flexibility are neccessary to accommodate redevelopment and adaptive reuse projects. tiv BUSINESS PARK: The subarea includes the Port Townsend Business Park that is developing wilt with new businesses and limited government services. The Business Park was approved with a Property Use and Development Agreement (PUDA) which vested the project for certain land uses and development standards that differfrom currentzoning requirements.There is an opportunityto 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 PARKS AND OPEN SPACE: The subarea includes multiple public parks and designated open Business Park 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 p 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. r'f, 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 Sims Way east of Logan Street. The balance of the subarea is predominately flat. 111 New Rainier Street connection with bicycle/pedestrian amenities RAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 56 of 155 �1 Subarea 0PP ortuuities 1 ¢ NEW STREETS: The subarea will require the design and construction of new streets in order to v`. 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 ` '., � ^ ,yT`'• ` level of quality for the public realm. s ACTIVE STREETS: There is a community desire to create vibrant business districts that are walkable, interesting, and possess commercial vitality. There is opportunity to designate specific 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 opportunityto extend sidewalk r 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 collection of specific districts so that planning occurs at the neighborhood scale and attributes can .. be tailored for each area. LAND USE FLEXIBILITY: The subarea will grow with both new development and incremental _- redevelopment activities. There is opportunity to create land use flexibility to respond to the changing market characteristics and housing demands. The subarea can be planned as a series of Trails and pedestrian connections(Source:Pexels) mixed-use districts and the City's development standards can provide for more land use options. UTILITY EXTENSIONS:The subarea includes several large vacant areas forfuture development. jwl In doing so, there is opportunity to perform utility planning that will ensure that future uses have adequate water and sewer service. There is opportunity to develop a financing strategy to extend utilities to these areas while considering the topographic challenges present within the subarea. Distinctive mixed-use districts(Source:Pexels) WRAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN 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 first impression of the community. It is located closer to the larger Jefferson County population. 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 opportunityto 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. 46 - A The new Rainier Street corridor creates opportunity for a new innovative business district and multimodal transportation. RAINIER STREET&UPPER SIMS WAY SUBAREA PLAN Ordinance 3229 Exhibit D Page 58 of 155 4A - 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 Task Force and City staff to identify preferred elements to help define the desired design for the subarea.These alternatives were also created so that future readers can reference back to specific design scenarios to better understand the reasoning for the inclusion of certain design elements in the final plan. The final Master Plan reflects a layering of the ideas generated during the development of alternatives. Site Elements Alternatives Assessment Each concept alternative includes similar site CONCEPT A.1 "MAKERS/ARTISAN GATEWAY": this concept places the City's artisan and elements that are provided in differing spatial craft trades at its gateway along Sims and Discovery.A Gateway Circle (a large roundabout)creates 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 I. DISTRICTS: includes designated Street. areas that are planned to have common CONCEPT B.1 "LIVE/WORK/SHOP": 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. area is planned along Sims Way at the gateway. This concept identifies a start-up enclave south II. OPEN SPACE AREAS: includes parks of Sims Way along 4th Street (the buildings provide affordable rent for start-up businesses). A and open space areas that are intended for sizeable neighborhood commercial area is located around Discovery Road and Rainier Street with residential density radiating from this center. recreation and preservation. III. PRIMARY STREETS: includes defining CONCEPT CA "TOWN CENTER": this concept ties Discovery Road and Sims Way together in the primary streets within the subarea a mixed use Town Center. All the other districts within the subarea radiate out from this center. The that would be constructed in the built out Town Center District will include destination shopping and multi-family uses. This complements scenario. Proposed future streets are the adjacent Makers/Artisan District and surrounding residential. Residential neighborhoods are dashed, while existing streets are solid. designated for the land south of Sims Way and include the hillsides. 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. mRAI NIER STREET&UPPER SIMS WAY SUBAREA PLAN