HomeMy WebLinkAbout2705 Interim Architectural and Site Design Standards for Property Development within C-II General Commercial Zoning District - Establishing Process to Adopt Permanent Design GuidelinesOrdinance No. C~ ~-
AN ORDINANCE OF THE CITY OF PORT TOWNSEND ADOPTING INTERIM
ARCIHTECT~ AND SITE DESIGN STANDARDS FOR PROPERTY
DEVELOPMENT WITHIN THE C-II GENERAL COMMERCIAL ZONING
DISTRICT, AND ESTABLISHING A PROCESS TO ADOPT PERMANENT DESIGN
GUIDELINES
SECTION I. FINDINGS
1. On August 2, 1993 the Port Townsend City Council'adopted the Gateway
Development Plan (hereinafter referred to as the "Gateway Plan") whose purpose was to enhance
the functionality and visual appearance of the Sims Way commercial corridor by providing
recommendations for future transportation improvements, pedestrian amenities, landscaping,
signage, parking lots, and building design and placement; and
2. The recommendations of the Gateway Plan were partially implemented in 1991
through adoption of a new sign code and in the spring of 1997 through adoption of the
Engineering Design Standards Manual which included street, sidewalk, street tree, and general
right-of-way improvement standards for the entire city including the Gateway corridor; and
3. In the fall of 1998 the Port Townsend City Council recognized that increasing
commercial development was occuring in the C-II General Commercial Zoning District within the
Gateway Corridor and that design standards were needed to ensure that such development
enhanced the visual quality and identity of Port Townsend; and
4. The City formed an twelve person ad hoc commitee (the "C-II Design
Committee"), consisting of two City Council Members, representatives from the Historic
Preservation Committee and Planning Commission, five Port Townsend citizens (including a
realtor, a commercial property owner, an architect, and a builder), a City Planner, and the City
Engineer; and
5. The C-II Design Committee held eight public meetings over a period of two
months and developed a set of drat~, interim design standards to be considered for ordinance
adoption by the Planning Commission and City Council; and
6. This Ordinance is intended to implement the following goals, policies and
directives from Port Townsend's Comprehensive Plan:
Maintaining Our Small Town Character
"The overriding objective of the Plan is to maintain and enhance Port Townsend's special
character and small town atmosphere. As our community grows, the very character that attracted
residents here in the first place is threatened.' (Comprehensive Plan, Page II-4).
Commercial Lands
Goal 8: "To provide adequate commercial land to conveniently serve community needs while
maintaining Port Townsend's small town atmosphere."
Policy 8.1:
"Provide appropriately sized and located commemial areas to prevent retail leakage,
reduce vehicle trips out of town, enhance the tax base, and improve the livability of
Policy 8.2:
"Encourage appropriately located neighborhood-oriented commercial development
of a type and scale intended to serve nearby residents,"
Policy 8.3:
"Encourage new commercial areas to locate along the street edge of medals with
shared access and parking towards the back or side of the lot. Provide convenient
pedestrian access to and between businesses to increase the businesses overall sales
potential."
Policy 8.4:
"Where possible, allow the Gateway Commercial Corridor to be increased in depth
to enable development of integrated commercial projects which depart fi.om
commercial strip development. Prohibit the expansion of such areas where it would
significantly diminish the livability or viability of an adjoining neighborhood."
Policy 8.5:
"Identify opportunities for infill or redevelopment in commercial areas. Work with
the development community to identify and construct streetscape or infrastructure
improvements (e.g., wider sidewalks, landscaping, benches) needed to achieve
commercial or mixed use development in appropriate locations."
Policy 8.6:
"Require safe, direct, and convenient pedestrian access to commercial and public
building entrances from sidewalks and parking lots."
Policy 8.7:
"Reduce vehicle/pedestrian conflicts and disruptions in traffic flow. Consider
adopting access and circulation requirements that restrict or prohibit drive through
and drive in facilities in certain locations?
8.7.1 "Encourage public and private development proposals to enhance the
street-side environment to maximize safety and comfort for pedestrians,
bicyclists, and transit users."
Policy 8.10:
"Transform the Howard Street/Discovery Road Corridor into a vital, attractive local
shopping and commercial serviees district. Prepare a corridor master plan for
intensive commercial development of the area..."
(Comprehensive Plan, Page IV-24-25)
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Economic Development Element Policy 9.8:
"Promote development of planned office, business and industrial parks, while conserving
unique physical features of the land and maintaining compatibility with other land uses in the
surrounding area."
(Comprehensive Plan, Page VIII-7); and
7. This Ordinance is intended to implement the following goals, policies and
directives from Port Townsend's Gateway Development Plan:
Corridor Concept
1.1 Character & Theme
Guideline: "Proposed development should be consistent with the following Statement of Purpose of
the Port Townsend Gateway Concept Plan. The Gateway Concept Plan was adopted by the Port
Townsend City Council through Resolution 88-43 on May I 1, 1988."
"TO IMPROVE AND PRESERVE THE OVERALL QUALITY OF LIFE AND
FACILITATE THE CREATION OF A GRACEFUL COMMUNITY FOR BOTH
RESIDENTS AND VISITORS.
A. To create a community that provides continuity of positive visual quality and
enhances the overall beauty of the community of Port Townsend.
B. To enhance the economi~ vitality of the corridor, its business and the community as
a whole.
C. To provide a safe corridor to and through the community for motor vehicles,
pedestrians and bicycles.
D. To maintain continuing dialogue and involvement of the community in thc
development of the corridor.
E. To ensure that the corridor concept is implemented in a timely, cost-effective and
efficient way."
(Gateway Plan, Page 51)
1.2 A Corridor of Multiple Activities
Guideline: "New development and redevelopment should foster diverse uses and activities that are
active, vibrant, people-oriented and family -focused. New development should encourage a mix of
activities on the ground level which enhance the commercial opportunities and diversity of the
Corridor and provide needed community services." (Gateway Plan, Page 52).
2.2 Parking
Issue: "Port Townsend is predominantly a single-family residential community with retail and
commercial office centers located to be easily accessible by car. The reliance on the automobile as
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the pr/mary mode of transportation will continue, but the way the car interacts with businesses can
be modified from "the bumper in the window" syndrome. New and existing development must be
served by convenient and attractive parking opportunities. Consolidated parking, serving more than
one use or building, should be innovatively integrated with development to provide easy and safe
access and security within an attractive setting."
Guideline: "Vehicular parking should be considered as a significant design element of all new
developments. New development should seek shared parking opportunities in existing parking lots
and [previously] vacated streets where applicable. Parking lots should provide access to the "front
doors" of buildings, but should not visually block nor dominate the face of buildings exposed to Sims
Way. Appropriately sealed landscaping that is consistent with.., the Port Townsend Municipal
Code should be provided to screen parking areas."
(Gateway Plan, Page 58)
2.3 Pedestrian Circulation
Issue: "Pedestrian circulation in the Gateway Corridor is unstructured, with intermittent sidewalks
along streets and undeveloped pathways. The Gateway Corridor must foster a fully developed
pedestrian system. The construction of the walking surface is only the initial step. Sidewalks and
pathways need to be enhanced with street furniture, landscape and art objects, activity in abutting
buildings, to provide a variety of experiences throughout the Gateway Corridor. The pedestrian
system needs to include places to pause, rest and watch the activities of the corridor with provisions
for both indoor and outdoor circulation. Pedestrian ways should connect buildings and activity areas
of the Gateway in Port Townsend, but should also provide information, orient the pedestrian, ensure
safe and secure "defensible" space and allow for handicapped access." (Gateway Plan, Page 59).
4.1 Site/Building Organization
Issue: "The mass and bulk of new buildings to be constructed in the Gateway in Port Townsend will
vary according to the demands of the private marketplace. The character of the corridor however,
could be greatly affected by the size, height and setback of new structures. The Corridor concept
· assumes that the majority of new construction would be one to two stories in height, whereby the
placement of the building and the overall site organization become critical. The site would be
organized in a hierarchical relationship of customer use to service function. New development
should begin at the front yard setback line and incorporate parking to the side of the building. The'
location of the building and a front, low landscape buffer and deciduous street trees should be used to
define the public right-of-way. Vehicle service areas should be to the rear of buildings, with service
elements (garbage, power) shielded by fences or landscaping. The rear of the property should have a
tall conifer tree 15 ~. buffer as a backdrop to the development." (Gateway Plan, Page 68).
4.2 Building Form
Issue: "Individual buildings are basic elements of the Gateway in Port Townsend. To date,
buildings have been designed as "stand-alone" structures. New construction in the Corridor should
be a combination of"stand-alone" structures and "background" buildings that weave together to
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form the streets and public spaces, defining boundaries, volume, and character. "Stand-alone"
buildings should be used for special places or functions in the Gateway Corridor structure.
"Background" buildings should be used for supportive mixed uses for the Corridor, supporting retail,
commercial, and office." (Gateway Plan, Page 69).
4.3 Building Character
Issue: "The Historic District and "uptown" buildings have a unique architectural quality based on
traditional design principals. The existing Gateway area is a conglomeration of styles and types of
structures that have been built over a span of years, unimpeded or influenced by the historic context
of the early city development. As such, the building design quality varies greatly, with some
buildings being quite successful while others do not contribute to Port Townsend's sense of place (or
historic architecture). It would be wrong to superimpose a "style" or "period" requirement on
Gateway development or redevelopment, but the basic design principles inherent in historic
architecture should be followed. Key issues to be considered:
1. Modularity: repetitive facade elements;
2. Form: rectangular facades;
3. Proportion: vertical window breakup;
4. Detail: developed from the "craft" of construction;
5. Roof or Cornice: separate element terminating the wall, not dominating the smlcture;
6. Wall: importance of the facade wall as the dominant element of the building;
7. Materials: wood, brick masonry, "natural" textures"
Guideline: "New development and remodeling should recognize the city's historic architectural
heritage through the use of building materials, building proportions form, and details, and other
architectural devices compatible with those design principles inherent in historic architecture, without
replicating historical buildings."
(Gateway Plan, Page 70)
4.4 Transitions
Issue: "Building and open space designs are frequently oriented to a specific site, without a great
deal of thought or analysis of the effect of the design on neighboring properties. Design attention
should focus on transitions between different buildings. The edges of the Gateway Corridor are
undefined. Buildings along the Gateway Corridor should define the street and promote a
pedestrian/friendly shopping activity, and also serve as a transition to adjacent residential and park
Guideline: "Design buildings that create appropriate transitions to neighboring properties, both
within and adjacent to the gateway corridor. Appropriate transitions area defined as those which do
not have an abrupt change in architectural stylebuilding massing, volume and height."
(Gateway Plan, Page 71)
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4.5 Inside and Outside
Guideline: "Encourage retail development that presents an interesting and enticing storefront to the
adjacent sidewalk and street. Blank walls (walls without windows, showcases, displays and
pedestrian entries) should not be allowed in any first-story building wall abutting public pathways,
exept as required for the structural integrity of the building. Service elements for buildings and
storage yards should be placed away from pedestrian ways, preferably to the rear of properties and
screened with physical barriers or landscape." (Gateway Plan, Page 72).
4.6 Building Entrances
Issue: "Buildings containing more than one use require separate entrances for each use. Where
offices and housing are located above retail space, care should be taken to place entrances to uses,
other than retail, in locations that do not disrupt the flow of retail space as perceived by the
pedestrian. In buildings containing only one use, entrances should be open and well-lighted to
indicate points of accerss to the pedestrian. All building entrances should be accessible to parking,
but be oriented to pedestrian areas." (Gateway Plan, Page 73).
8. This Ordinance is intended to implement the following goals, policies and
directives from Port Townsend's Non-Motorized Transportation Plan (NMTP):
NMTP Policy 1.4: "Where appropriate to mitigate the impacts of a development, require
development to dedicate easements and/or construct portions of the lion-Motorized System which
may include: neighborhood connectors, the Multi-Use Trail, shortcuts, sidewalks or pathways."
NMTP Policy 1,7: "Require pedestrian and bicycle friendly design features to be incorporated into
development so as to minimize the potential for pedestrian and vehicle conflicts."
(Nonmotorized Plan, Page 98)
9. This Ordinance is intended to be consistent with and assist with the implementation
of the Port Townsend Engineering Design Standards Manual; and
10. Port Townsend is a unique place, with historic structures and a fragile marine
environment of national importance. The Council finds that the protection and preservation of
these attributes is not geographically confined to the historic and maritime districts of the
community, but extends into the areas of town which provide a "gateway" into Port Townsend.
It is essential to the successful preservation, restoration and economic development of Port
Townsend that the "gateway" area of the City develop in a fashion which is compatible with the
character, design and motorized and non-motorized circulation of other vicinities of Port
Townsend; and
11. This Ordinance is adopted as a policy and regulation for the exercise of substantive
authority under the State Environmental Policy Act, Chapter 43.21C RCW. The State
Environmental Policy Act and implementing regulations recognize that the built environment is an
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aspect of the "environment," subject to review under SEPA. Further, WAC 197-11-444
(2)(b)(vi) provides that historical and cultural buildings and amenities constitute an element of the
"environment," subject to protection under SEPA; and
12. In accordance with the GMA, the City forwarded this proposed Ordinance to
the State of Washington Department of Community Trade and Economic Development for
review and comment on June 11, 1999.
13. Review of this Ordinance has been conducted in accordance with Chapter
43.21C RCW, the State Environmental Policy Act (SEPA); and
14. The Planning Commission held an open record public hearing on this Ordinance
on June 24, 1999 and held a public workshop to deliberate regarding the Code on June 10,
1999 to consider and approve all revisions as directed by the Commission, and to craft final
recommendations on this Ordinance. The Commission recommended to City Council that this
Ordinance be adopted as amended on a vote of 4 in favor and I opposed; and
15. The City Council considered this Ordinance for final adoption at the regular
City Council meeting held on July 19, 1999. The City Council adopts the findings and recitals
contained within this Ordinance in response to presentations and testimony presented, and all
deliberations occurring at the Planning Commission public hearing and workshop,
NOW, THEREFORE, based upon the above-referenced Findings, the City Council of
the City of Port Townsend ordains as follows:
SECTION H. INTERIM C-H GENERAL COMMERCIAL ZONING DISTRICT
ARCItlTECTURAL AND SITE DESIGN STANDARDS ADOPTED
The following Interim Design Standards are adopted, with applicability within the C-II
zoning district, with such thresholds of applicability, scope and criteria as stated below, and shall
read as follows:
INTERIM C-H ARCHITECTURAL AND SITE DESIGN STANDARDS
Section 2.1 Purpose and intent.
The general purposes of the interim C-II General Commercial design standards are as follows:
A. To help implement the City of Port Townsend's Comprehensive Plan, Gateway
Development Plan, and Non-Motorized Transportation Plan;
B. Promote development in the City's C-H General Commercial Zones which is compatible
with the historic character and pedestrian-orientation of Port Townsend, encouraging and
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requiring commercial development which enables the safe circulation of pedestrians with minimal
vehicle-pedeStrian conflicts, softens the auto-dominated nature of the C-II zoning district, and
provides a regional design which invites the pedestrian into ground floor commercial
establishments;
C. Enrich the quality of the C-II General Commercial zone's built and natural environment;
D. Foster development that is compatible with and implements the City's Community
Direction Statement, Chapter III of the Comprehensive Plan;
E. Promote distinct communities and senses of place that strengthen the C-II General
Commercial district as a commercial service destination for Port Townsend's residents and
visitors;
F. Provide clear directions to public and private decision makers regarding the City's
property development expectations; and
G. Require building design which is compatible with adopted requirements, while allowing
design professionals guidance that is flexible and encourages creative solutions.
Section 2.2 Definitions.
For purposes of this Ordinance, the terms listed below shall have the following meanings:
All definitions contained within Chapter 17.08 PTMC shall apply, and are incorporated herein by
this reference. In the event a term, word or phrase stated within this Ordinance has a different
meaning than that stated in Chapter 17.08 PTMC, the meaning stated in this Ordinance shall
prevail.
"Decisionmaker" -- The "Decisionmaker" is the BCD Director, or his/her designee; provided,
however, in cases where the development proposal requires a Type II or Type III permit, the
provisions of PTMC 20.01.030 shah apply.
"Objective" -- An "objective" is the goal or desired end result of a specific design standard or set
of design standards. Mandatory compliance with objectives is identified by the use of the terms
"shall" or "shall not". Where some flexibility is possible to achieve desired objectives the terms
"should", "may", "encouraged", or "discouraged" are used.
"Primary street" -- Street with the highest traffic classification abutting a project site, as described
by Port Townsend's Engineering Design Standards Manual.
"Primary intersection" -- Intersection of the two streets with the highest traffic classifications
abutting a project site, as described by Port Townsend's Engineering Design Standards Manual.
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"Secondary street" -- Where a property fronts on two streets, the "secondary street" is the street
with the second highest traffic classification.
Section 2.3 Applicability - Permit required; Projects Subject to Permit.
A. Applicability. The interim commercial design standards contained within this Ordinance
shall apply to all developments proposed within the C-II General Commercial District regardless
of their location or form of ownership, that involve one of the following:
1. Construction of new commercial buildings that exceed 2,000 square feet in size,
2. Commercial buildings, the expansions of which either:
i. exceed 4,000 square feet in size; or
ii. comprise a ground floor expansion exceeding 50% of an existing building's
ground floor square footage.
B. Permit Required. Prior tO obtaining a building or other development permit for a project
proposed within the C-II General Commercial District, the applicant shall first obtain a
commercial design permit in accordance with this Ordinance.
Section 2.4 Application process; Application fees.
A. Applications. The application for a commercial design permit shall be submitted to BCD
on forms provided by the department, along with the appropriate fees established by this Section.
The application shall include all materials required pursuant to PTMC 20.01.100 and shall also
include preliminary architectural renderings and site plans (including landscaping details)
sufficiently complete to show comprehensive project design.
B. Approval Process. Applications for commercial development permits shall be processed
according to the procedures for Type I-A land use decisions established in Chapter 20.01 PTMC,
Land Development Administrative Procedures. The decisionmaker shall enter findings and
conclusions supporting the decision.
C. Alternative Design Plan. Where site constraints or other property development limitations
render~ compliance with all requirements of this chapter impracticable, an applicant may apply for
an alternative design in accordance with Section 2.17 and/or a variance in accordance with
Section 2.18 below.
D. Application Fees. As this ordinance imposes interim design standards, no fee will be due
upon application submittal and fees shall not be required for permits which do not exceed four
hours of staff time. Permits which require more than four hours of staff time shall be charged a
fee of $50 per hour upon permit issuance.
Section 2.5 Maximum Building Setback From Primary Street Frontage.
A. Objective: Commercial buildings shall be oriented towards the primary street frontage and
public paths and/or sidewalks. Commercial buildings on corner lots should be oriented towards
the primary intersection.
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1. Where properties front one or more streets, new buildings shall be located no more
than 25 feet from the primary street frontage.
Illustration No. 1:
a. Exception: This maximum front yard setback does not apply where a
property fronts on Sims Way or Discovery Road in the "forest corridor" designated in the
Gateway Development Plan where a vegetative buffer of existing trees and/or infill plantings will
screen all or a portion of a commercial site from Sims Way.
b. Exception: Accessory and secondary buildings need not comply with the
maximum setback standards where a primary building occupies the available street frontage.
2. Buildings on comer lots should be oriented toward the primary intersection and the
primary and secondary street frontages, with parking and auto access located away from the lot
corners.
Illustration No. 2:
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a. The use of lot comer entrances, plazas, signage, and/or landscaping is
encouraged to accentuate comer sites.
Illustration No. 3:
Section 2.6 Plazas, Landscaping, and other Pedestrian Amenities.
A. Objective: Where commercial buildings are separated from the public sidewalk along the
primary street frontage, the space should contain public and pedestrian amenities.
1. Buildings may be separated from the sidewalk by plazas, landscaping, benches, 'bicycle
racks, trash cans, and other pedestrian amenities.
Illustration No. 4:
Section 2.7 Off-Street Parking Lots.
A. Objective: Commercial buildings shall minimize the impact of parking on the building(s)'s
relationship to the street and pedestrian-oriented character.
1. Off-street parking shall be located to the side or rear of buildings (waterside
properties see #4 below).
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frontage.
New parking lots shall not be located between the building and the primary street
3. Off-street parking should.not occupy more than 30 percent of the primary street
frontage nor more than 75 percent of any secondary street frontage for comer lots.
4. In the event that a commercial building is located on a waterfront lot, parking
should be located to the side of the building, and not between the building and the water.
5. Adjacent developments are encouraged to link parking areas and access ways in
order to encourage combining of shopping trips and pedestrian activity and to reduce redundant
driveways.
Illustration No. $:
I
1
Parking location he.de or behind structures
Section 2.8 On-Street Parking.
.NOT ACC£PTABLE
A. Objective: On-street parking is encouraged along the streets, access drives, and alleys in
commercial areas in order to provide convenient aCcess and reduce the need for off-street parking
lots.
Illustration No. 6:
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Ord.
1. The required number of off-street parking spaces provided for commercial
properties that are being developed, redeveloped, or expanded shall be reduced by one space for
each developed on-street parking space provided adjacent to a site. The design and placement of
on-street parking spaces will be reviewed and approved by the Public Works Director. Due to the
high level of traffic, on-street parking may not be possible along Sims Way.
Section 2.9 Pedestrian friendly commercial development.
A. Objective: Provide safe, pedestrian-friendly commercial development.
1. Walkways shall be provided between the primary abutting street and the main
pedestrian entrance(s) to building(s). (Note: If building entrances front directly on a public
sidewalk, this standard is not applicable.)
2. The interruption of sidewalks by driveways should be minimized. Where
driveways cross sidewalks, the sidewalks should remain raised with a curb cut and ramp over the
sidewalk provided so cars may pass over the sidewalk rather than requiring pedestrians to step
down to an interrupting driveway.
3. Pedestrian access shall be provided between commercial sites and adjacent areas.
Walkway locations shall be determined by existing informal pathway locations and future
walkway locations shown in the Non-Motorized Transportation Plan.
Section 2.10 Pedestrian Walkways Through Off-street Parking Lots.
A. Objective: Provide safe walkways for pedestrians through off-street parking lots.
1. Pedestrian walkways in off-street parking lots shall be physically separated from
vehicle travel lanes. In large parking lots with parallel multiple parking lanes, pedestrian
walkways shall be provided between the parking stalls.
Illustration No. 7:
Pedestrian path in parking lot
2. Pedestrian crossings should be short and well marked.
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Section 2.11 Building Design, Materials, and Colors.
A. Objective: New development should recognize the city's historic architectural heritage
through the use of building materials, building proportions, forms and details, and other
architectural devices compatible with those design principles inherent in historic architecture,
without replicating historical buildings.
1. Roof lines shall reduce the massive scale of buildings, add visual interest and
prevent reflective glare. Flat roofs shah have parapets to conceal the roof and mechanical
equipment from ground level views. Sloping roofs should have three or more roof planes.
2. Overhanging eaves are encouraged on sloped roofs.
3. The use of wood, brick, and/or other materials with "natural" textures is
encouraged. The use of recycled and "ecologically friendly" materials are also encouraged.
4. Exterior walls shall not be constructed of tilt-up concrete.
5. Building colors should be compatible with other buildings as well as natural and
topographic features in the vicinity. The use of colors that emphasize earth tones typical of the
Port Townsend area and colors selected from the Historic Preservation Committee's color palette
are encouraged. Bright colors should be minimized or used for minor architectural accents rather
than on major portions of the building.
6. Commercial buildings should be provided with a distinct "base" through the use of
materials, texture, or massing.
Illustration No. 8:
7. The street frontages of large buildings, with walls longer than 40 feet shall appear
to be composed of relatively small increments in two or more of the following ways:
a. Reveals
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bo
g.
h.
i.
Recesses (at least 2 feet in depth)
Offsets
Overhangs
Providing window and door openings
Projecting bays
Stepped back upper floors
Changes in roof form
Changes in materials
Section 2.12 Bulk and Scale.
A. Objective: Commercial buildings shall be designed to ensure that building massing, height,
and scale provide sensitive transition to adjoining residential neighborhoods.
1. New commercial developmems whose bulk and scale may negatively impact
adjacent residemial areas shall mitigate the effect through careful site planning and architectural
design. Possible mitigation techniques include, but are not limited to the following:
a. Locating open space on the site's edge to further separate the building
from less intensive uses;
b. Stepping down the massing of the building along the site's edge;
c. Limiting the length of, or articulating building facades to reflect adjacent
residential patterns; and
d. Creative use of landscaping, such as berms, mounds, rockeries, living
fences, and swales.
Illustration No. 9:
This mo,14-1.a,/~ ~,~,¢,,:al. building "steps back" to conform to the abutting lower density
property. This use of modulation helps the ~.,~,~L[ building fit into the neighborhood.
Section 2.13 Building entrances.
A. Objective: The primary emrances of commercial buildings shall be idemified and
highlighted through architectural details, lighting, and signage. The design of commercial
buildings shall enhance the relationship between buildings and streets by creating easily identifiable
building entrances.
1. Entrances shall be visible from the adjoining primary street.
2.
are not limited
Entrances shall be visible from the adjoining primary street.
Techniques that may be used to highlight primary building emrances include, but
to the following:
a. Recessed entry;
b. Glazed door;
c. Roof line emphasis;
d. Windows above entry;
e. Projecting sign above doorway;
f. Canopy, marquee, or awning above entry;
g. Head molding or decorative lintel above doorway;
h. Contrasting, decorative finish materials;
i. Street address posted prominently above or near the building entrance.
Illustration No. 10:
Section 2.14 Weather Protection.
A. Objective: Commercial buildings should provide protection for pedestrians from adverse
weather conditions.
1. Overhangs, marquees, and awnings which provide protection for pedestrians from
adverse weather conditions should be incorporated at emrances, along pedestrian pathways, and
at transportation waiting areas. ---
Illustration No. 11:
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2. Port Townsend often experiences strong wind conditions. Doorways should be
oriented so that doors can be opened easily and safely when strong seasonal winds are present.
Section 2.15 Transparency.
A. Objective: Commercial buildings shall provide generous amounts of windows to create
ground floors with a "transparent" quality.
1. Windows should cover between 30 to 75 percent of the facade area (as measured
from grade to 8 feet above grade) facing the primary street and also the secondary street on
comer lots. This standard is not intended to limit windows above 8 feet or serving the upper
floors of buildings.
2. Windows should permit views of the interior of the building of or small retail
spaces positioned along the exterior walls of larger buildings.
Illustration No. 12:
Providing space for pedestrian oriented business along
otherwise blank wall facing pedestrian-oriented street.
Windows shall not consist of reflective glass.
grade level.
Windows should begin at least 12 inches above grade rather than continue down to
Section 2.16 Support dements.
A. Objective: Mechanical elements, loading areas, trash, and recycling containers shall be
located and/or screened to minimize their visibility froTM public view.
1. Refuse and storage containers shall be screened with built and/or landscaped
confinements.
2. Refuse and storage areas should be located to the rear or side of the property and
away from adjacent streets.
3. Service and loading areas should be located to the rear or sides of buildings away
from adjacent streets.
4. On waterfront buildings, support facilities should not be located between the
building and the water but rather should be located to the side of the building.
5. Rooftop mechanical equipment shall be concealed from view by a roof form
integrated with the overall architecture of the building either by locating the equipment within the
structure or concealing it from ground level view behind a parapet.
6. Views of rooftop equipment from nearby hillsides should be minimized.
Section 2.17 Alternative Designs.
A. The decisionmaker may approve or approve with modifications an application for an
alternative commercial design (including architectural or site design modifications) upon a
showing to his/her satisfaction that:
1. Due to the physical characteristics and/or existing buildings on the site or on
abutting properties, or due to unique characteristics of the intended use of the building (such as
excessive noise, light, storage needs, unusual vehicle turning movements, or emergency access
needs) strict adherence to the objectives set forth above would be unsafe or unnecessary to
achieve the purposes of this title or create an unreasonable hardship for the applicant; and
2. The alternative design is consistent with the purposes and intent of these interim
design standards; and
3. Approval of the alternative design will not constitute a grant of special privilege
inconsistent with the limitation upon uses of other properties in the vicinity and zoning district in
which the subject property is located; and
· 4. The alternative plan will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zoning district in which the subject
property is located; and
5. The alternative design is the minimum necessary to fulfill the purpose and the need
of the applicant; and
6. The alternative design is consistent with the goals and policies of the Port
Townsend Comprehensive Plan.
Section 2.18 Variance criteria.
In the event the applicant believes that, due to extraordinary circumstances and unique attributes
of the site, it is impracticable or impossible to comply with the provisions of this Ordinance, the
18 Ord.
applicant may apply for a variance. The variance application shall be reviewed in accordance with
Chapter 17.86 PTMC, as a minor variance application.
Section 2.19 Enforcement.
This Ordinance is adopted in furtherance of the Port Townsend City Council's authority and
responsibility to regulate land uses within the City and to advance and protect the public health,
safety and welfare of Port Townsend's citizens and visitors, pursuant to Washington law. The
failure Or refusal to comply with this Ordinance is deemed and declared to be a public nuisance.
The BCD Director is authorized to enforce this Ordinance in accordance with Chapter 20.10
PTMC.
SECTION HI. ADOPTED AS SEPA POLICY
This Ordinance is hereby adopted and designated as a policy and regulation for the basis of
the City's exercise of authority under the State Environmental Policy Act, Chapter 43.21C RCW,
and Chapter 19.04 PTMC.
SECTION IV. DURATION - PROCESS TO ADOPT PERMANENT DESIGN
STANDARDS
While this Ordinance is adopted as an interim measure, the duration of this Ordinance is
indefinite. The City Council directs the Administration to conduct such additional public process
as necessary and. to propose final C-II design standards for adoption and codification. This
process should be completed by the end of December, 1999.
SECTION V. SEVERABILITY
If any provision of this Ordinance or its application to any person or circumstance is held
invalid, the remainder of the Ordinance, or the application of the provision to other persons or
circumstances is not affected.
This Ordinance shall take effect and be in force five days after the date of its publication in
the manner provided by law.
Ord.
Adopted by the City Council of the City of Port Townsend, Washington, at a regular
meeting thereof, held this 19th day of July, 1999.
Forrest Rambo, Mayor
Attest:
Approved as to Form:
· tothy L./MqMp. han, [2ity Attorney
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