IV. LAND USE ELEMENT
General patterns of land use in Port Townsend during the next 20 years will be influenced significantly by the City's development history. This land use element builds upon the City's history while looking to its future. It acknowledges that Port Townsend's "special places" include its historical structures and natural features, and that there is community support to protect these resources from incompatible development.
Recent population trends indicate that considerable growth and development is likely to occur during the planning period. Thus, the preservation of open spaces presents one of the greatest land use planning challenges, because development will rapidly convert open spaces to other uses, significantly altering the small town atmosphere of the City.
By 1994, only about 26% (3,885) of the City's 14,470 platted lots had been developed, primarily for single-family housing. Because easily developed lands are usually built upon before land with greater natural constraints, such as wetlands and steep slopes, some of the remaining 10,585 vacant lots may never be fully developed. However, it is clear that Port Townsend has an abundant supply of land suitable for residential uses, and the City is not likely to approach build-out within the next 20 years.
Future land use planning in Port Townsend is guided by the goal that all uses - residential, commercial, manufacturing, open space, and public facilities - be carefully planned to maintain or enhance the City's small town atmosphere. A balance of land uses is sought in this element to provide more opportunities for residents of Port Townsend to find meaningful employment and affordable housing, while retaining and protecting the environment and unique character of the community.
Many aspects of this element will look familiar to City residents. Where a call is made for change, it is to enhance Port Townsend's small town atmosphere and carry out the desires of residents, as described in the Community Direction Statement (see Chapter III of this Plan).
Growth Management Act Requirements
The Washington State Growth Management Act (GMA) requires cities to prepare a land use element as a chapter of the Comprehensive Plan. This chapter will guide future land uses for the next 20 years. The GMA requires that the land use element of the comprehensive plan address the following topics:
Each of these topics is addressed by the Land Use Element goals and policies, and the Land Use Map. [Ord. No. 2879, § 1.3, (February 7, 2005)].
Port Townsend Urban Growth Area (UGA)
Under the GMA, "urban growth" is defined as growth that makes intensive use of land for the location of buildings, structures, and impermeable surfaces. The Act makes it clear that urban growth must occur only within designated urban growth areas (UGAs), and that counties, rather than cities, are responsible for designating UGA boundaries.
The City of Port Townsend is one of two UGAs in east Jefferson County, along with the recently established Port Hadlock UGA. The Glen Cove area, lying near to the city's corporate limits, has been designated as a limited area of more intensive rural development, or "LAMIRD" by Jefferson County.
The City will periodically inventory and assess its available supply of residential, mixed-use, commercial and industrial lands to determine whether additional land supply is needed. If it is determined that additional land is needed to accommodate projected growth, the city should seek to rezone land within the existing city limits before identifying areas outside the city limits for expansion of the city's UGA and potential annexation.
In conformance with the county-wide planning policies for Jefferson County, the city and the county should continue to coordinate planning efforts. [Ord. No. 2879, § 1.4, (February 7, 2005); Ord. No. 2825, § 3.3, (January 6, 2003)].
The Land Use Map is also required by the GMA. The map represents the general future land use patterns which are desired for the City of Port Townsend within the 20 year planning period. The map is the City's "blueprint" for action and graphically depicts where various land uses should be located. The goals and policies found within this chapter support and implement the land use map. [Ord. No. 2825, § 3.3, (January 6, 2003)].
The Port Townsend Planning Area
The "planning area" includes all of the lands within the present City limits, and portions of the Glen Cove area that have the potential to be included within the City's UGA, as discussed above. The City has been divided into 11 subareas, as indicated on Figure IV-1 on page IV-4. The City has already prepared several subarea plans, such as the Urban Waterfront Plan (incorporated into the 2007 Shoreline Master Program update), Gateway Development Plan, and the Draft Point Hudson Master Plan. The subareas used in the preparation of this Plan build upon those previously established. [Ord. No. 2945, § 1.9, (April 16, 2007); Ord. No. 2825, § 3.3, (January 6, 2003)].
In November 1972, the people of the State of Washington enacted the Shoreline Management Act (RCW 90.58). The primary purpose of the Act is to provide for the management and protection of the state's shoreline resources by planning for reasonable and appropriate uses. The law provides a two-tier planning and regulatory program by the state and local government. By law, the City is responsible for preparation of a "Master Program" in accordance with the policies and requirements of the Act and the State Shoreline Guidelines (WAC 173-26). The city must also develop a permit system in accordance with the requirements of the Act.
In 2007, the City's updated Shoreline Master Program (SMP), prepared in accordance with the Shoreline Guidelines, was adopted by the state. The City's SMP is a stand-alone document with an adoption by reference to the City's Critical Areas Ordinance (Ordinance 2899) and surface water management manual. Pursuant to RCW 36.70A.480, the goals and policies and Environment Designations Map of a shoreline master program shall be considered an element of the city's comprehensive plan. All other portions of the shoreline master program, including use regulations, shall be considered a part of the city's development regulations. [Ord. No. 2945, § 1.2, (April 16, 2007); Ord. No. 2938, § 2, (January 8, 2007)].
The City is the primary water purveyor to the Tri-Area of the County, which includes the Port Hadlock, Irondale and Chimacum communities. As a water utility, the City provides service to approximately 2,300 households. The City has no land use authority in the Tri-Area other than to issue water taps for new development. This Land Use Element contains little policy guidance relating to the Tri-Area's water system. Instead, this discussion is reserved for the City's Comprehensive Water Plan, the Jefferson County Coordinated Water System Plan (CWSP), and the Capital Facilities & Utilities Element of this Comprehensive Plan (Chapter VII).
Big & Little Quilcene Watershed
Within the City's planning and management jurisdiction is the Big Quilcene River watershed area. This area is located approximately 20 miles from the City, in the Olympic National Forest within Jefferson County. The watershed is 50 square miles in area and supports timber growing and recreational uses. This area is not intended for development and is not discussed further in this element. Planning issues and management policies for the watershed are addressed in Chapter VII of this Plan - "The Capital Facilities & Utilities Element," and will also be addressed in subsequent functional plans (i.e., the Comprehensive Water Plan).
Summary of the Major Land Use Issues Facing Port Townsend
The PT 2020 survey conducted in the spring and summer of 1993 indicated that the people of Port Townsend feel that the best characteristics of the City include:
The challenge of this element is to preserve or enhance these essential characteristics of Port Townsend while planning to accommodate the growth that is likely to occur within the next 20 years. The major land use issues facing Port Townsend include:
1. How much land within Port Townsend is appropriate for open space, and where is it located?
2. Should the City provide stormwater control through curbs, gutters, and sewers, or through natural systems?
3. How can the City ensure the protection of the quality and quantity of groundwater?
4. What land within Port Townsend is appropriate for the following uses? At what density and building intensity should such uses be allowed?
|
o |
|
o |
|
o |
|
o |
|
o |
5. How much land is needed for higher density housing, and where is it located?
6. Should a final urban growth area (FUGA) larger than the City limits be designated and, if so, where should the boundary be located?
7. How should the City address wildlife and habitat protection?
8. What lands are appropriate for use as public open spaces and trails, and how can they be acquired?
9. How much land is needed for active recreational uses and where is it located?
10. Where should "essential public facilities" be located?
11. How can Port Townsend land use regulations be integrated and reformed to provide more efficient service to taxpayers? Can the permitting process be streamlined?
12. Should the City restrict open burning and woodstoves to protect air quality?
13. How can the City's land use regulations and development procedures be revised to be more effective in protecting the City's historic and cultural resources? The goals, policies and implementation steps of this element will address these issues and guide future development in Port Townsend.
PLANNING FOR THE NEXT 20 YEARS
Port Townsend and the eastern Quimper Peninsula will likely receive a large share of Jefferson County's population growth over the next 20 years. This Comprehensive Plan, and the Land Use Map contained within this element will shape how future growth will affect the City of Port Townsend. The Land Use Map will establish the appropriate locations for specific land uses, and the density and intensity of future development.
Under the GMA, all cities and counties must designate sufficient land with appropriate densities to accommodate the next 20 years of projected population growth. This section presents the Joint Population Forecast and Allocation for Port Townsend adopted by mutual agreement between the City and Jefferson County.
In 2003, the County and City selected the intermediate range forecast developed by the Washington State Office of Financial Management (OFM) for GMA planning purposes. This forecast anticipates that the population of Jefferson County will grow by 13,840 during the period 2000 to 2024 (i.e., from 26,299 in 2000 to 40,139 by the year 2024). The County and City have agreed that approximately 70% of this projected growth, or 9,691, should be planned for and accommodated within urban areas, with 36%, or 4,985, allocated specifically to the Port Townsend UGA, and 17% each to the Tri-Area UGA and the Port Ludlow master planned resort (MPR).1
Based on the Joint Population Forecast and Allocation, Port Townsend's Comprehensive Plan is designed to accommodate a population of 13,329, or 4,985 additional residents between 2000 and 2024. This projection anticipates that the City's population will grow at a compound annual growth rate of 1.97% over the course of the planning period. This updated forecast and allocation anticipates a slower growth rate than was projected under the City's initial GMA Comprehensive Plan in 1996. In fact, the updated allocation anticipates a slightly lower population for Port Townsend in the year 2024 than was projected for the year 2016 under the original GMA Plan. Accordingly, the updated forecast and allocation suggests that no expansion to the Port Townsend UGA is currently necessary, and neither is there a need for municipal infrastructure expansions not anticipated under the 1996 Plan. [Ord. No. 2879, § 1.5, (February 7, 2005)].
1. See Jefferson County Resolution No. 55-03.
The Land Use Map and accompanying goals, policies and implementation steps should be used to evaluate future land use proposals. They are intended to guide both public and private actions. Although the Land Use Map is not a zoning map, it is sufficiently detailed to provide clear direction for amendments to the zoning map. This section describes the land use designations (see below) to be used in implementing the Land Use Map (see the map pocket at the back of this Plan). The proposed map is based on a number of factors including:
|
o |
The Community Direction Statement (i.e., Chapter III of this Plan): |
|
o |
|
o |
|
o |
|
o |
|
o |
|
o |
Several existing documents which provide guidance for future development, including: |
|
• |
Urban Waterfront Plan (incorporated into the 2007 Shoreline Master Program update); |
|
• |
Gateway Development Plan (i.e., Gateway); |
|
• |
Interim Environmentally Sensitive Areas Ordinance (i.e., ESA Ordinance); |
|
• |
|
• |
|
• |
Port Townsend 2020; Getting Together (i.e., PT 2020). |
The Land Use Map indicates the type of future development desired for Port Townsend while allowing flexibility for previously approved development. It is important to keep in mind that this Plan addresses a 20 year time period. The changes that result from the implementation of this plan will take place slowly and incrementally over time. [Ord. No. 2945, § 1.10, (April 16, 2007)].
The following categories and land use designations have been used in developing the Land Use Map, and are described more fully below:
Low Density: R-I (SF) up to 4 d.u. per acre (i.e., 10,000 s.f. minimum lot size)
Medium Density: R-II (SF) up to 8 d.u. per acre (i.e., 5,000 s.f. minimum lot size)
Medium Density: R-III (MF) a minimum of 10 units and a maximum of 16 units per 40,000 s.f. area
High Density: R-IV (MF) 24 units per 40,000 s.f. area
[Ord. No. 2967, § 3.1, (February 19, 2008); Ord. No. 2825, § 3.4, (January 6, 2003); Ord. No. 2716, § 3.3, (December 6, 1999)].
Neighborhood-Serving Mixed Use Center C-I/MU with moderate density multi-family residential
Community-Serving Mixed Use Center C-II/MU with high density multi-family residential
General Commercial: C-II
Hospital Commercial: C-II (H)
Historic Commercial: C-III
Marine-Related and Manufacturing Designations:
Mixed Light Manufacturing and Commercial M/C
Marine-Related Uses: M-IIA (Boat Haven)
Marine-Related Uses M-IIB (Point Hudson)
Heavy Manufacturing: M-III
[Ord. No. 2825, § 3.3, (January 6, 2003)].
Park & Open Space Designations:
|
o |
|
o |
|
o |
|
o |
Planned Unit Development (PUD) Designations:
|
o |
Residential R-PUD |
|
o |
Mixed Use MU-PUD |
|
o |
Commercial/Manufacturing CM-PUD |
[Ord. No. 2825, §§ 3.3, 3.4, (January 6, 2003)].
A Description of the Land Use Designations
This section provides a brief description of the land use designations which are listed above and shown on the Land Use Map. Table IV-1 on pages IV-13 and IV-14 suggests potential uses, densities of development, and building heights that may be appropriate within the different districts. This table is included only to foster discussion in the preparation of revisions to the zoning code, and should not be construed as having force of policy or regulations. Table IV-2 on page V-15 shows the existing and proposed acreage in each of the different land use designations. The zoning ordinance will provide more detailed direction regarding the development of these areas, consistent with the policies of the overall plan.
R-I - Low Density Single-Family: This designation accommodates single-family residences (including duplexes, triplexes, and fourplexes) at a density of up to 4 dwelling units per acre (i.e., 10,000 square foot minimum lot size, or approximately 4 dwelling units within one block of platted land). This land use designation has been applied only within drainage basins 4a and 4b in the northwestern portion of the City, because of stormwater-related development constraints. The designation accommodates single-family development at densities that maintain and promote the "small town" character of Port Townsend, while ensuring that the environmental quality (particularly as it relates to stormwater control) of the area is not adversely impacted. Higher densities could be permitted in these areas through approval of a Planned Unit Development (R-PUD) overlay designation. The designation also provides for a wide range of agricultural uses. [Ord. No. 2670, § 1.1, (December 7, 1998)].
R-II - Medium Density Single-Family: This designation accommodates single-family dwellings (including duplexes, triplexes and fourplexes) at a density of up to 8 units per acre (i.e., 5,000 square foot minimum lot size, or approximately 8 dwelling units within one block of platted land). The R-II designation corresponds closely to those areas of town that are currently platted to 8 lots a block, include few development limitations, and which are in proximity to existing pubic facilities and services. Selected forms of agriculture are also allowed. [Ord. No. 2670, § 1.2, (December 7, 1998)].
R-III - Medium Density Multi-Family: The R-III designation accommodates smaller scale multi-family structures (e.g., 5-12 dwellings per structure) at a minimum density of 10 units per 40,000 square feet and a maximum density of 16 units per 40,000 square feet of land area. Although multi-family development is encouraged in these areas, single-family residences continue to be an allowed use where the parcel and/or contiguous ownership is less than 12,000 square feet in size. [Ord. No. 2967, § 3.2 (February 19, 2008); Ord. No. 2716, § 3.3, (December 6, 1999)].
R-IV - High Density Multi-Family: This designation accommodates larger scale multi-family structures (e.g., 10-24 dwellings per structure) at a density of not less than 25 bedrooms per 40,000 square feet of land area, or more than 40 bedrooms per 40,000 square feet of land area. A minimum density has been specified for this designation in order to discourage use of this land for subordinate, lower density, single-family development. [Ord. No. 2716, § 3.3, (December 6, 1999)].
This designation provides for a compatible mix of single-family, multi-family housing and neighborhood commercial businesses and services, with an emphasis on promoting multi-story structures with commercial uses on the ground floor and multi-family housing on upper floors. This designation will promote development of a mix of uses over time, like those found in the Downtown and Uptown Districts of the City today. Specific requirements for the mix of uses and residential densities should be established in the revised zoning code.
C-I/MU - Neighborhood Serving Mixed Use Center: This designation provides for a compatible mix of small scale commercial uses and medium density multi-family housing in multi-story building. Under this designation, commercial uses are located mainly on the ground floor of multi-story structures, with residential units above. Over time this designation should promote neighborhood identity, by providing a range of commercial retail and service opportunities within walking distance, reducing reliance upon the automobile. This designation has been applied to three locations in the City: the southwest comer of the intersection of 49th Street and Jackman; the Hastings and Howard Street intersection; and the San Juan and F Street intersection.
C-II/MU - Community Serving Mixed Use Center: While very similar to the neighborhood mixed use designation described above, this designation accommodates a broader range of commercial uses and higher residential densities than the C-I/MU designation described above. The commercial uses within this district cater to a local or City-wide market, and residential densities approach those found in the R-IV designation. The C-II/MU designation has been applied to areas that are closer to the City's existing east/west commercial corridor (i.e., portions of both the east and west sides of Discovery Road from 7th Street to 12th Street; and the east side of Kearny Street from Jefferson to Garfield Street). Like the C-I/MU designation, the C-II/MU district is intended to promote more focused and transit or pedestrian oriented development patterns.
C-I - Neighborhood Commercial: This designation is exclusively a neighborhood commercial district, providing convenience shopping for a limited residential area (i.e., within a one-half mile radius). Distinguished from the C-I/MU designation described above, only residential uses that are subordinate and accessory to the primary commercial use are permitted within this district. The designation allows for the retailing of neighborhood commodities and the provision of neighborhood professional and personal services. Specific permitted and conditional uses should be defined in the zoning code. The C-I designation has been applied to two locations in the City: the southeast comer of the intersection of San Juan and F Streets; and the southwest comer of the intersection of Kearney and 19th Streets, where Del's market is currently located.
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 which serve a local or City-wide market area. 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 triangular area bounded by S.R. 20 to the south, Howard Street to the east, and Discovery Road to the northwest. [Ord. No. 2716, § 3.4, (December 6, 1999)].
C-II(H) - Hospital Commercial: This designation accommodates medical clinics, offices, pharmacies, nursing homes, and other medical related uses in areas close to major medical facilities. This designation has been applied to areas near Jefferson General Hospital between Sims Way and 11th Street, and to the Kah Tai Care Center on the west side of Kearney Street. Accessory or supporting uses, a florist's shop for example, are also allowed. Specific permitted and conditional uses should be detailed in revisions to the zoning code.
C-III - Historic Commercial: This designation is intended to accommodate the mix of uses that have occurred over time in the City's Downtown and Uptown historic districts. The designation makes provision for general retail uses on the ground floor of structures, and promotes a mix of uses on the upper floors of historic buildings, including: residences, artist and craft studios, and professional offices. Uses within the Commercial Historic District that also lie within the jurisdiction of the Shoreline Master Program (i.e., within 200 feet of the shoreline) are subject to the policies and standards of both documents. The Shoreline Master Program is incorporated into this Plan by reference. [Ord. No. 2945, § 1.7, (April 16, 2007)].
C-IV - Regional Commercial: [Deleted by Ord. No. 2825, § 3.3, (January 6, 2003)].
Marine-Related and Manufacturing Designations
M/C - Mixed Light Manufacturing and Commercial: This district accommodates small scale manufacturing businesses along with associated and subordinate on-site retailing. The purpose of this designation is to provide for manufacturing and commercial enterprises which do not fit neatly under either the light manufacturing or commercial label (e.g., Coyote Found Candles, Maizefield Mantles, Edensaw Woods, etc.). Manufacturing to commercial floor area ratios are necessary for 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. [Ord. No. 2825, § 3.3, (January 6, 2003)].
M-I - Light Manufacturing: The M-I designation provides for light manufacturing, processing, fabrication and assembly of products and materials, warehousing and storage, and transportation facilities. The designation is appropriate for light manufacturing uses similar to those proposed for the Port Townsend Business Park. No areas of town are currently proposed to receive this designation. [Ord. No. 2825, § 3.3, (January 6, 2003)].
M-IIA (Boat Haven) - Marine-Related Uses: This designation accommodates a variety of uses including marina, recreational boating, manufacturing, assembly, haul out and repair. The M-IIA designation has been applied primarily to Port owned lands at the Boat Haven. Uses should be further delineated in the zoning code in order to distinguish between the larger scale marine-related uses at the Boat Haven and smaller scale marine-related uses allowed at Point Hudson. Uses within this district that also lie within the jurisdiction of the Shoreline Master Program (i.e., within 200 feet of the shoreline) are subject to the policies and standards of both the zoning code and the Master Program.
M-IIB (Point Hudson) - Marine-Related Manufacturing: Similar to the M-IIA district, this designation accommodates a variety of marine-related uses at a scale appropriate to Point Hudson. Like the M-IIA designation, the specific range, scale and intensity of marine-related uses allowed within this district should be detailed within revisions to the zoning code. Adaptive reuse of the original Point Hudson Station buildings should be encouraged. Uses within this district that also lie within the jurisdiction of the Shoreline Master Program (i.e., within 200 feet of the shoreline) are subject to the policies and standards of both the zoning code and the Master Program. [Ord. No. 2945, § 1.5, (April 16, 2007)].
M-III - Heavy Manufacturing: The M-III designation accommodates heavy industrial activities including processing, fabrication, assembling of products or materials, and bulk storage. This designation has not been applied to any areas within the current City limits. An example includes the Glen Cove LAMIRD. [Ord. No. 2825, § 3.3, (January 6, 2003)].
Park and Open Space Designations
P/OS - Existing Park & Open Space: This category includes existing City, County, and State owned parks, recreation areas, and City owned lands which provide valuable natural and open space functions.
P/OS(A) - Potential Park and Open Space (overlay): This category includes areas that may have the potential to be included within a comprehensive and interconnected system of open spaces and trails. The P/OS(A) overlay appears in areas that could be valuable if maintained as open spaces, such as wooded areas, drainage corridors, and scenic vistas. These areas could accommodate multiple functions including: lower density residential development; stormwater management: wildlife habitat; and passive recreation. Three primary approaches are being considered in the development this network: outright purchase of key properties; incentives for landowners to cluster new development in areas outside, or on the margins, of open space areas: and reductions in allowable density.
P/OS(B) - Mixed Public/Infrastructure/Open Space: This designation is applied to lands used to provide public utilities, facilities and services which also provide valuable natural and open space functions. Uses include stormwater detention facilities and wastewater treatment facilities.
P-I - Public/Infrastructure: The purpose of this designation is to identify lands used to provide public utilities, facilities, and services. Allowable uses include, schools, libraries, public utilities, and government buildings.
Planned Unit Development (PUD) Designations
Higher densities and more creative site design and development may be allowed through a Planned Unit Development (PUD) approval. PUDs are special overlay designations which are not shown on the land use map because approval is discretionary, based upon a showing that more flexible "performance standards" are satisfied. The permitted density should take into account the site's natural constraints, the character and density of surrounding areas, and proximity to arterials, transit service, employment and shopping areas, and planned amenities.
R-PUD - Residential: This designation provides for a compatible mix of single and multi-family housing and a neighborhood center. The designation can be applied only within areas zoned for residential use (i.e., R-I, R-II, R-III and R-IV). The R-PUD designation promotes clustering and the development of innovative self-sustaining residential communities offering a wide variety of compatible housing types and densities, neighborhood businesses, recreational uses, open space, trails and other amenities that are seldom achieved through traditional zoning approvals. This designation is based on the Rosewind Cohousing PUD approved by the City in 1993. Specific requirements for the siting and relationship of the various land uses, dwelling types, and densities in these developments should be established in the zoning ordinance, consistent with the applicable policies of this Plan. The zoning ordinance should provide sufficient flexibility to allow the dwelling types and densities to vary in response to market conditions, while maintaining the integrity of the project. The actual mix and arrangement of uses should be established through a binding site plan.
MU-PUD - Mixed Use: Like the mixed use designations described above, this category provides for a compatible mix of commercial and multi-family residential uses. This overlay designation applies only in areas zoned for mixed use development (i.e., C-I/MU and C-II/MU), and allows mixed use developments to be treated differently and more flexibly than allowed under ordinary zoning standards. Standards for mixed use PUDs should allow variety in terms of the composition of the mixed use centers, depending upon location, access, character of surrounding neighborhoods, local desires, and market opportunities. Like the residential PUD designation, residential densities should be determined on a case-by-case basis, factoring considerations which include: proximity to arterials; availability of transit service; and proximity to planned amenities (e.g., park and recreation facilities).
CM-PUD - Commercial/Manufacturing: This overlay designation applies only in areas zoned for commercial or manufacturing development (i.e., C-I, C-II, C-III, M/C, M-I, M-IIA, M-IIB and M-III). The designation allows business and industrial park developments to vary from the prescriptive standards of the zoning code. The designation is intended to promote innovative and well designed commercial and light manufacturing developments which are supportive of the City's economic development strategy. Standards for this type of PUD should allow variety in terms of the mixture of commercial and manufacturing uses, patterned after the Port Townsend Business Park PUD approved in 1993. The minimum acreage necessary for a CM-PUD should be substantially larger than for either the R-PUD or MU-PUD designations (e.g., 10 acres). [Ord. No. 2825, § 3.3, (January 6, 2003)].
|
TABLE IV-1: LAND USE DESIGNATIONS - SUGGESTED USES, DENSITIES |
||||
|
LAND USE DESIGNATIONS |
LAND USES ALLOWED |
MINIMUM DENSITY |
MAXIMUM DENSITY OR LOT COVERAGE |
BUILDING HEIGHTS (Feet) |
|
Single-Family Houses, Duplexes, Triplexes & Fourplexes |
4 Dwelling Units Per Acre; Maximum Lot Coverage of 35%, except 40% where an ADU is included on the lot |
|||
|
Single-Family Houses, Duplexes, Triplexes & Fourplexes |
8 Dwelling Units Per Acre |
|||
|
Single-Family Houses, Duplexes, Triplexes & Fourplexes; Condos, Townhouses & Apartments |
10 units per 40,000 sf where a parcel and/or contiguous parcels under single ownership are 12,000 square feet in size or greater |
16 Dwelling Units per 40,000 square feet |
||
|
Condos, Townhouses & Apartments |
15 Dwelling Units Per 40,000 square feet |
24 units per 40,000 square feet |
||
|
Upper Floor Residential & Ground Floor Neighborhood Commercial |
2 Square Feet of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Upper Floor Residential & Ground Floor Community Commercial |
3 Square Feet of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Small Scale Neighborhood Retail & Professional Offices |
1 Square Foot of Gross Floor Area Per 3 Square Feet of Lot |
|||
|
Medium Scale Auto Oriented Commercial Uses |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Medical Clinics, Nursing Homes Doctor's & Dentist's Offices, & Pharmacies |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Upper Floor Residential, Studios & Offices; Ground Floor General Retail |
3 Square Feet of Gross Floor Area Per 1 Square Foot of Lot |
50, or as Specified by the 1990 Port Townsend Urban Waterfront Plan (as incorporated into the 2007 Shoreline Master Program update and codified in Chapter 17.28 PTMC) |
||
|
Small Scale Manufacturing with Associated On-Site Retailing |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Light Manufacturing, Processing, Fabrication & Assembly; Warehousing & Storage |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Marine-Related Uses at the Boat Haven |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Marine-Related Uses at Point Hudson |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Heavy Industrial Uses & Bulk Storage |
1 Square Foot of Gross Floor Area Per 1 Square Foot of Lot |
|||
|
Existing City, County & State Owned Parks & Recreation Areas |
||||
|
P/OS(A) (Overlay Designation) |
Potential Open Space & Trails Network; Residential & Passive Recreational Uses |
|||
|
Mixed Public Facility & Passive Recreation Uses |
1 Square Foot of Gross Floor Area per 4 Square Feet of Lot |
|||
|
Schools, Libraries, & Government Buildings |
3 Square Feet of Gross Floor Area per 1 Square Foot of Lot in the Port Townsend Historic District; 2 Square Feet of Gross Floor Area per 1 Square Foot of Lot Elsewhere |
|||
|
Single-Family & Multi-Family Residential |
Varying - Depends Upon Base Zoning Density |
Varying - Depending Upon Surrounding Uses and Development Design |
||
|
Mixed Residential & Commercial |
Varying - Depends Upon Base Zoning Density |
Varying - Depending Upon Surrounding Uses and Development Design |
||
|
Mixed Commercial & Manufacturing |
Varying - Depends Upon Base Zoning Density |
Varying - Depending Upon Surrounding Uses and Development Design |
||
* This table is intended only to provide information and guidance in the preparation of revisions to the Zoning Code (i.e., Title 17 PTMC).
[Ord. No. 2967, § 3.3, (February 19, 2008); Ord. No. 2945, § 1.11, (April 16, 2007); Ord. No. 2825, §§ 3.2, 3.3, 3.5, (January 6, 2003); Ordinance 2716 § 3.5, 1999; Ord. No. 2670 § 1.3, 1998].
|
TABLE IV-2: THE LAND USE MAP - ACREAGE |
|
|
LAND AREA IN ACRES |
|
* Totals include lands within the Port Townsend City limits only.
** These land use designations could be applied to portions of the Glen Cove area, if a FUGA larger than the Port Townsend City limits is designated.
** This designation is intended only to depict, at a conceptual level, areas that could be valuable if maintained as open spaces. Considerable work must be completed before the boundaries of this conceptual overlay district can be detailed, and before specific steps can be undertaken to implement the concept. Consequently, acreage totals are of marginal usefulness at this point in time.
[Ord. No. 2967, § 2, (February 19, 2008); Ord. No. 2945, § 2, (April 16, 2007); Ord. No. 2842, § 3, (December 15, 2003); Ord. No. 2825, § 3.3, (January 6, 2003); Ord. 2716 § 3.1, 1999; Ord. 2670 § 1.5, 2,1998, Ord. 2606, § 1,2, 1997; Ord. 2571 § 3, 1997; Ord. 2539, 1996].
The following goals, policies and implementation steps have their foundation in the PT 2020 Report, the Community Direction Statement contained in Chapter III of this Plan, and the efforts of the Land Use Citizen Workgroup. The purpose of the goals and policies is to provide direction for establishing land use patterns, densities, and design standards that:
|
o |
|
o |
Reduce sprawl and the costs associated with providing public infrastructure; |
|
o |
Maintain or improve the character and livability of established neighborhoods; |
|
o |
|
o |
|
o |
Reflect the land's physical capability to support development; |
|
o |
Protect natural resource lands and environmentally sensitive areas; |
|
o |
|
o |
|
o |
Provide for a comprehensive and interconnected system of parks, open spaces and trails. |
Overall Land Use Goal: To accommodate the City's expected population growth in a sustainable manner that maintains or improves the community's character, environment, employment base, and quality of life.
Goal 1: To guide development within Port Townsend, ensuring that the Comprehensive Plan is implemented in a manner which is coordinated and consistent with all applicable City plans and codes.
Policy 1.1: Use the Land Use Map as a guide for future rezones and other land use decisions.
Policy 1.2: Use the goals, policies and implementation steps of this element to determine appropriate zoning designations for areas near the boundaries between different land use designations on the Land Use Map.
Policy 1.3: Ensure that all land use decisions and approvals made by the City Council and its appointed commissions, boards or committees are consistent with the Land Use Element and the Land Use Map.
Policy 1.4: Review and revise as necessary the existing zoning code, zoning map, and other development regulations to ensure consistency with this Plan.
Policy 1.5: Process all rezone applications together, no more often than once each year.
Policy 1.6: Beginning in 2004, and at least once every seven (7) years afterwards, conduct a thorough review of this Plan to ensure that it fully conforms with the requirements of the GMA, as required under RCW 36.70A.130.
Policy 1.7: Focus growth in areas with the capacity to absorb development with the least cost in terms of providing public utilities, transportation and park facilities, where adverse environmental impacts can be avoided or mitigated, and where development will reduce sprawl and promote attractive, vital and distinctive neighborhoods. [Ord. No. 2825, § 3.1, (January 6, 2003)].
Natural Resource Lands & Environmentally Sensitive Areas
Goal 2: To protect, sustain and manage Port Townsend's natural resource lands and environmentally sensitive areas for present and future generations.
Policy 2.1: Continue to use, and revise as necessary, the Environmentally Sensitive Areas Chapter of the Port Townsend Municipal Code (PTMC) to require protection and/or enhancement of environmentally sensitive areas within new developments.
Policy 2.2: Use "best available science" when reviewing and revising the Environmentally Sensitive Areas chapter of the PTMC to ensure that the functions and values of environmentally sensitive areas are adequately protected, and give special consideration to measures needed to preserve salmon fisheries.
Policy 2.3: Protect natural resource lands, archaeological properties, and environmentally sensitive areas through public and private initiatives, such as: open space tax incentives; cluster development; PUDs; transfer or purchase of development rights; public land acquisition; dedication of City owned tracts and street rights of way; conservation easements; landowner compacts; soliciting donations of land; downzoning; limiting the amount of lot coverage; and best management practices in development.
2.3.1 Work with the County Assessor and Jefferson Land Trust to educate property owners about tax reduction programs and conservation easement options available for preserving natural resource lands and environmentally sensitive areas.
Policy 2.4: Continue to encourage agricultural uses in the least developed portions of town by allowing certain agricultural uses outright in low density residential areas. Specify allowable agricultural uses in revisions to the zoning code.
2.4.1 Consider the need to adopt and implement a right to farm ordinance in order to protect agricultural uses in certain residential zones.
Policy 2.5: Recognize that there are no timber lands of long-term commercial significance located within the City. Unless protected by environmentally sensitive area or open space and timber designations, timber harvesting should be allowed upon completion of State Environmental Policy Act (i.e., SEPA) review subject to associated conditions.
Policy 2.6: Petition the Department of Natural Resources for lead agency status on all Forest Practice Applications (FPA) as timberlands within the City are "likely to convert" because of Port Townsend's status as an urban growth area (UGA).
Policy 2.7: Require performance bonds for reclamation activities prior to a permit approval for mineral resource extraction sites.
Policy 2.8: Respect the rights of private property owners while protecting and preventing the degradation of environmentally sensitive areas. [Ord. No. 2825, § 3.1, (January 6, 2003)].
Goal 3: To develop a comprehensive open space and trails plan and implementation program which protects the natural environment and significant cultural resources, provides passive recreation opportunities, is integrated with the nonmotorized component of the Transportation Element, and is designed to link neighborhoods with parks, significant open spaces, schools, shoreline access areas, mixed use centers and employment centers.
Policy 3.1: Acquire and develop public open space and trails within the financial capabilities and level of service standards of the Capital Facilities Element.
Policy 3.2: Develop and implement nonregulatory and regulatory means for acquiring and developing the open space and trails network.
3.2.1 During development review, encourage applicants to dedicate land for future open space and trails.
3.2.2 Amend the zoning and subdivision codes to provide incentives for open space including, but not limited to clustered developments and planned unit developments (PUDs).
3.2.3 Acquire land for open spaces and trails through municipal or state programs, such as stormwater management and wildlife/wetland protection.
3.2.4 Apply for grants from public agencies and private foundations to acquire land for open spaces and trails.
3.2.5 Work with nonprofit groups, such as the Jefferson Land Trust, to obtain conservation easements and create incentives for open space and trails system development.
3.2.6 Use property tax deferral programs to promote the retention of valuable open space land in an undeveloped state (i.e., the Open Space Taxation Act, Chapter 84.34 RCW).
3.2.7 Explore other techniques for acquisition and development of the open space and trails network (e.g., Inter-Agency Commission on Outdoor Recreation (IAC) funding: utility bill donations, a community or regional bond issue, etc.).
Policy 3.3: Locate trails in areas that are important to preserve as open spaces, such as wooded areas, drainage corridors, shorelines, scenic vistas, and others. Locate trails along drainage corridors when possible to do so without degrading the environmental functions and values of the area.
Policy 3.4: Designate and retain wetlands, drainage corridors and other areas that provide essential habitat for priority plant or wildlife species as passive open space. Sites which the City should consider acquiring include, but are not limited to:
a. Winona Wetlands;
b. Howard Street Wetlands and Drainage Corridor;
c. 50th Street Wetlands and Drainage Corridor; and
d. Hastings/25th Street Wetlands and Drainage Corridor.
Policy 3.5: Where possible, accommodate multiple functions within the open space and trails system, including: stormwater management; viewpoints; protection of cultural resources; wildlife habitat; and passive recreation.
Policy 3.6: Coordinate with Jefferson County to identify and designate open space corridors and trails within and between urban growth areas, as required under the GMA.
3.6.1 Integrate the open space and trails network with the proposed Olympic Discovery Trail.
3.6.2 Support the establishment of a Quimper Peninsula wildlife and open space corridor.
Policy 3.7: Identify existing unopened rights of way, utility corridors and drainage corridors for use in developing the trails system. Design trails in a manner which allows the corridors to function as urban wildlife corridors.
Policy 3.8: Preserve and enhance shoreline access areas consistent with the City's Shoreline Master Program. [Ord. No. 2945, § 1.3, (April 16, 2007)].
Policy 3.9: Design the trails system to link neighborhoods with parks, significant open spaces, schools, cultural resources, shoreline access areas, mixed use centers and employment centers. Abutting or nearby larger scale developments should be encouraged to provide trail connectors to the larger trails and open space network.
Policy 3.10: Design trails to be accessible to people with disabilities as much as the natural characteristics (e.g., topography) of the region will allow.
Policy 3.11: Develop a coordinated sign program which provides a user friendly guide to the location of trails.
Policy 3.12: Consider trail linkages in the development of new government facilities, including new parks and open spaces.
Policy 3.13: Prohibit the use of off-road vehicles on public trails designated in the Comprehensive Open Space and Trails Plan.
Policy 3.14: Develop and adopt standards regarding trail uses that minimize conflicts between different types of trail users (e.g., pedestrians, bicyclists, and equestrians).
Policy 3.15: Provide adequate funding for open space and trails network operation and maintenance.
Goal 4: To develop park and recreation facilities, programs and opportunities which are responsive to the needs and interests of Port Townsend residents.
Policy 4.1: Develop a parks and recreation plan and implementation strategy which addresses the community's needs for active and passive recreation opportunities.
4.1.1 Provide recreation programs that are comprehensive, enriching, and affordable for all citizens.
4.1.2 Provide a wide range of athletic facilities such as: tennis courts; baseball and softball fields; gymnasiums; swimming pools; multi-purpose fields for soccer and general outdoor play; volleyball courts; and a golf course.
4.1.3 Provide a wide range of passive recreation opportunities within the parks system (e.g., nature walks, picnic areas, bird-watching, observation areas).
Policy 4.2: Acquire and develop public park and recreational lands to serve the future population of the City.
Policy 4.3: Pursue a variety of options for park and recreation facility acquisition and development.
4.3.1 During development review, encourage developers to dedicate land for future park and recreation facilities.
4.3.2 Apply for grants from public agencies and private foundations to acquire land and develop the City's park and recreation facilities.
4.3.3 When revising the Port Townsend Municipal Code (PTMC) to implement this Plan, provide incentives that encourage developers to provide neighborhood parks which serve the residents of new developments (e.g., density bonuses, mitigation land banking, creative right-of-way use).
4.3.4 When revising the PTMC to implement this Plan, provide incentives that encourage developers in commercial districts to provide pocket parks, plazas, courtyards, arcades, atriums, pedestrian corridors, and through block corridors.
Policy 4.4: Locate, design, construct and manage park and recreation facilities to be compatible with natural features (e.g., soils, geology, topography, and shoreline resources) and cultural resources.
4.4.1 Preserve natural features which are conducive to park and recreation functions.
4.4.2 Incorporate habitat considerations in the design and development of new park and recreation facilities.
4.4.3 Encourage the use of native plants which attract wildlife.
4.4.4 Incorporate significant cultural resources in the design and development of new park and recreation facilities, and provide interpretive opportunities where appropriate.
Policy 4.5: Design and manage park and recreation facilities to maximize environmental protection and provide interpretive opportunities for ecological systems and features, and cultural resources.
Policy 4.6: Design park and recreation facilities to accommodate a citizenry diverse in age, interests, income levels and abilities.
Policy 4.7: Where adverse impacts could occur, screen and buffer park and recreation facilities to protect adjacent or nearby private properties.
Policy 4.8: Consider acquiring inholdings and adjacent parcels that would increase the long-term integrity and viability of the City's park and recreational lands.
Policy 4.9: Broaden the use of school buildings and grounds as places for public use after school and on evenings.
4.9.1 Increase cooperative management with the Port Townsend School District through joint use agreements.
4.9.2 Joint use agreements should seek to renovate, schedule, and manage facilities for greater public use and enjoyment.
Policy 4.10: Support, encourage, and provide technical assistance to neighborhood associations seeking to acquire or develop property for neighborhood parks, recreation, and open space.
Policy 4.11: Work with Jefferson County to identify future park and recreational facility needs within Port Townsend and facilities within Jefferson County which will serve Port Townsend residents.
Policy 4.12: Assure that maintenance and operation costs are considered in the development of City park and recreation facilities. Ensure that City park and recreation facilities incorporate design and construction features that minimize long-term operation and maintenance costs (e.g., design park restrooms to include energy efficient light fixtures and skylights).
Policy 4.13: Set City-wide standards for park and recreational facility maintenance, and the unit costs to achieve those standards. [Ord. No. 2825, § 3.3, (January 6, 2003)].
Goal 5: To manage surface, ground, storm, waste, and coastal waters to ensure that water resources are protected and preserved.
Policy 5.1: Manage stormwater quantity in a way that approximates the natural hydrologic characteristics of the area while ensuring that all stormwater receives adequate treatment before discharge or infiltration. The quality of stormwater discharged from stormwater treatment facilities, such as ponds, drainage corridors, wetlands, salt water, etc. should be as close to the water quality present before human encroachments as possible.
Policy 5.2: Ensure that public and private development projects are reviewed and conditioned in a manner consistent with the City's Stormwater Master Plan and the Stormwater Management Manual for the Puget Sound Region.
5.2.1 Adopt and implement the Stormwater Management Manual for the Puget Sound Region as a guide for reviewing developments and requiring the use of best management practices for land clearing, runoff affecting water quality, erosion and sedimentation.
Policy 5.3: Pursue strategies intended to reduce stormwater runoff to levels not likely to cause flooding, significant erosion to natural drainage ways, or significant degradation of water quality.
5.3.1 Integrate impervious surface reductions into development regulations.
5.3.2 Encourage alternative modes of transportation that reduce the need for streets and parking.
5.3.3 Develop standards for narrower residential streets, with reduced, but adequate, parking opportunities.
5.3.4 Encourage the use of pavers and other pervious surfaces for low use areas such as overflow parking and emergency access roads.
5.3.5 Encourage cooperative parking such as joint (i.e., combined), shared and coordinated parking.
5.3.6 Encourage underground or under-the-building parking in higher density areas.
5.3.7 Develop flexible parking regulations related that limit the amount of impervious surface, while still providing for parking needs.
5.3.8 Encourage cluster development that minimizes impervious surfaces.
Policy 5.4: Encourage the use of a natural drainage systems approach to control stormwater from new developments. Where feasible, new developments should capitalize on natural drainage features to hold and treat stormwater and pollutants before they are carried down slope or before they enter wetlands or other bodies of water.
Policy 5.5: Apply existing regulations, including Chapter 70 of the Uniform Building Code (i.e., clearing and grading provisions) and the Environmentally Sensitive Areas Ordinance (Chapter 19.05 PTMC) to maintain and enhance the quality of Port Townsend's water resources. Strictly enforce regulations regarding clearing, grading, dumping, discharging, and draining; flood and erosion control; and environmentally sensitive areas, including wetlands.
Policy 5.6: Encourage property owners to use native and/or drought tolerant plants to decrease water usage as well as provide habitats for wildlife. Preserve existing native vegetation to the greatest extent feasible to protect water quality and prevent erosion and sedimentation.
Policy 5.7: Continue to work with specific neighborhoods to review drainage problems and update stormwater ordinances and program capital improvements to provide adequate drainage for the land uses planned in this element.
Policy 5.8: Coordinate with Washington State University Cooperative Extension Service to discourage the use of herbicides and pesticides.
Policy 5.9: Require development to be of a type and density that does not significantly degrade or deplete groundwater which is, or may in the future, be used as a public water supply source.
5.9.1 Continue to regulate to protect critical aquifer recharge areas through the Environmentally Sensitive AJCBS Ordinance (Chapter 19.05 PTMC).
Policy 5.10: Structure Port Townsend's water planning and management procedures and programs to minimize the consumption of water and to improve the conservation habits of residents.
Goal 6: To preserve the quality of Port Townsend's air as one of its unique physical resources.
Policy 6.1: Cooperate with local, State and Federal air pollution control agencies which set standards and regulate activities that emit air pollutants.
Policy 6.2: Support efforts to monitor or enforce reduced wood stove emissions to prevent air pollution.
Policy 6.3: Examine the feasibility of adopting and enforcing a local air pollution monitoring and control ordinance.
6.3.1 Local regulation should adopt or incorporate by reference local or regional air quality standards.
6.3.2 Examine the feasibility of requiring all new wood and pellet stoves to meet the emissions standards for gas and oil stoves.
6.3.3 If adopted, ensure that local air pollution control ordinances clearly delineate review and enforcement authority and responsibility.
6.3.4 Establish standards for yard burning which meet or exceed state and federal standards.
Policy 6.4: Minimize air pollution and environmental impacts by promoting the use of alternative modes of transportation.
Policy 6.5: Pursue citizen education efforts designed to reduce air pollution emissions, especially automobile and wood smoke emissions.
6.5.1 Encourage the use of the City compost facility as a practical alternative to yard burning.
Goal 7: To accommodate the population growth objectives for the City of Port Townsend and to further the objectives of the Housing Element of this Plan.
Policy 7.1: Assure a wide range of housing opportunities throughout the entire community, while preserving and creating distinct residential neighborhoods.
Policy 7.2: Locate medium and high density housing in areas of the community most suitable for such uses, based on consideration of environmentally sensitive areas, the availability of existing services, public utilities and facilities, and transportation facilities.
Policy 7.3: Allow manufactured homes (which meet the HUD Code) on single-family lots in all residential zones, provided that they comply with the requirements of the Washington State Energy Code for single-family homes, or its equivalent, and further provided that the manufactured homes meet applicable age and design standards established in the zoning code. The intent of this policy is to recognize manufactured housing as a legitimate housing choice for Port Townsend residents.
Policy 7.4: Require that medium and high density housing developments be served with streets of sufficient capacity to lessen neighborhood traffic congestion.
Policy 7.5: 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 7.6: a. Develop performance standards to ensure that home occupations maintain or enhance the character of existing residential neighborhoods; and
b. Consider establishing a conditional use permit (CUP) requirement for other commercial uses not permitted outright under the Home Occupation Code that might be made compatible with the primary use and character of residential neighborhoods through the CUP review and approval process. [Ord. No. 2670, §1.4 (December 7, 1998)].
Policy 7.7: Encourage accessory dwelling units (ADUs) and other innovative techniques for providing affordable housing.
Policy 7.8: As funding becomes available, develop neighborhood parks in higher density locations where the need is greatest.
Policy 7.9: Encourage higher density residential development in areas where the existing development patterns or terrain are conducive to walking, bicycling, and frequent transit service.
Policy 7.10: Encourage well designed infill development through density bonuses and by allowing innovative lot configurations.
Policy 7.11: 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.
Policy 7.12: Disperse multi-family housing and special needs housing throughout the City rather than in isolated developments. Facilitate the development of this housing by designating and zoning smaller multi-family residential districts in many locations. Encourage building design and landscaping that will help this housing blend into or improve the neighborhood.
Policy 7.13: Accommodate higher density residential uses in well designed mixed use centers to promote more efficient land use, support transportation facilities, and ensure compatibility with surrounding neighborhoods.
Policy 7.14: Discourage the conversion of residential areas to nonresidential uses. Prevent the encroachment of commercial uses into residential zones, except for:
a. A limited amount of small scale, compatible commercial uses within neighborhood commercial districts that are located within walking distance of all homes in a neighborhood, which serve and enhance the neighborhoods where they are located, and are spaced at least one-half mile from any existing commercial district;
b. A limited amount of small scale commercial uses in mixed use districts, when developed in conjunction with new housing units; and
c. Home occupations within residential districts, provided the use is consistent with the primary residential use, and compatible with the surrounding neighborhood.
Policy 7.15: Promote increased densities and alternative housing types in all residential neighborhoods through design standards that: reinforce the character of single-family residential districts; and assure multi-family developments integrate with and enhance the neighborhoods in which they are permitted.
Policy 7.16: Ensure that each neighborhood is provided with adequate open space, natural buffers, and public recreational facilities. [Ord. No. 2898, § 4, (July 5, 2005)].
Goal 8: To provided adequate commercial land to conveniently serve community needs while maintaining Port Townsend's small town atmosphere.
Policy 8.1: Provide appropriately sized and located commercial areas to reduce retail leakage, reduce vehicle trips out of town, enhance the tax base, and improve the livability of the community.
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 arterials 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 from 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 8.8: Identify an area suitable area for a technical training school or college campus.
8.8.1 Explore the feasibility of trading or purchasing Department of Natural Resources land suitable for a training school/college campus (i.e., the 80 acre DNR School Trust Land parcel lying immediately adjacent and to the west of the City limits).
8.8.2 Ensure that decisions regarding capital improvements (e.g., motorized and nonmotorized transportation improvements) factor consideration of the potential campus site.
Policy 8.9: Transform the Howard Street/Discovery Road Corridor into a vital, attractive local shopping and commercial services district. Prepare a corridor master plan for intensive commercial development of the area. The master plan should address:
a. The size and location of proposed land uses;
b. Targeted commercial uses and employment numbers;
c. Proposed street improvements, including right-of-way acquisition and nonmotorized facilities;
d. The location of open space and buffers;
e. Identification of public improvements and costs needed to facilitate the planned development; and
f. Design guidelines which clearly describe the development characteristics desired. [Ord. No. 2825, § 3.3, (January 6, 2003). Formerly Policy 8.10].
Policy 8.10: As depicted on the Land Use Map, require a 50 to 100 foot open space buffer along Sims Way (i.e., S.R. 20) from the City limits to Howard Street, and Discovery Road from the City limits to 7th Street, to preserve the forest corridor, and to provide a visual buffer between the roadway and new residential, commercial, and manufacturing development. [Ord. No. 2670, § 1.5 (December 7, 1998)].
8.10.1 Limit access through the forest corridor buffer to platted street rights-of-way.
8.10.2 Ensure that utilities to serve new development along the forest corridor are placed underground.
8.10.3 Preserve existing trees and vegetation along the forest corridor to the maximum extent possible.
8.10.4 Require the planting of native species when necessary to enhance the buffer, and the replanting of native species to replace trees and vegetation removed during development.
8.10.5 Coordinate with Jefferson County to extend the open space buffer from the City limits south along S.R. 20 to Old Fort Townsend Road. [Ord. No. 2825, § 3.3, (January 6, 2003). Formerly Policy 8.11].
Goal 9: To provide opportunities for manufacturing development and diversification of the local economy in a manner which efficiently uses community attributes and natural resources, and has minimal impacts on the environment.
Policy 9.1: Work with the Economic Development Council, Jefferson County, and the Port of Port Townsend to determine the area's projected manufacturing land use needs and each entity's role in satisfying those needs. Cooperate with these entities to develop a coordinated strategy for manufacturing development in the area.
Policy 9.2: New land needed to accommodate light manufacturing uses should have the following characteristics:
a. A location near an arterial with good highway access and transit service;
b. Adequate existing or planned utility capacity to serve proposed light manufacturing uses;
c. Few environmental constraints, such as critical aquifer recharge areas, wetlands, steep slopes, etc.;
d. Sufficient size to accommodate the proposed manufacturing uses and any needed buffers; and
e. Compatible surrounding land uses.
Policy 9.3: Preserve existing manufacturing areas for light manufacturing uses.
9.3.1 Limit nonmanufacturing uses in manufacturing districts to those uses that complement or support manufacturing development, except for those support services which meet the needs of the area's work force. Support services could include associated offices, restaurants, day care facilities, recreational facilities, and other similar uses.
9.3.2 Allow wholesale uses but limit retail sales uses.
Policy 9.4: Review, and if necessary, revise development regulations to ensure that manufacturing development will be designed, built, landscaped, and operated in a manner which maintains the value and desirability of surrounding lands.
Policy 9.5: Require that manufacturing uses provide pre-treatment of effluent discharges to the wastewater system in compliance with discharge standards. Consider the use of differential wastewater utility charges, based upon the impact of the land use.
Policy 9.6: Encourage master plans for new manufacturing areas. Master plans should specify the types of uses targeted, overall building and site design, operations and management, and necessary improvements including: open space; stormwater facilities; landscaping; and traffic circulation and control.
Policy 9.7: If additional land is needed to accommodate manufacturing uses or provide capacity for projected manufacturing growth in Port Townsend the City should seek to rezone land within the existing city limits before identifying areas outside the city limits for expansion of the city's UGA and potential annexation.
Policy 9.8: Coordinate with Jefferson County to extend the open space buffer from the City limits south along S.R. 20 to Old Fort Townsend Road.
Policy 9.9: Work closely with the Port of Port Townsend to provide for the development of the Boat Haven and Point Hudson properties in a way that ensures the viability of long-term marine uses, the vitality of the area for port-related uses, and compatibility with surrounding areas.
Policy 9.10: Where regulated by the Port Townsend Shorelines Master Program, new water-oriented port-related manufacturing and commercial uses should take priority over non-water oriented uses. Allow limited non-water oriented uses, when incorporated into development which also contains water-dependent or water-related uses, at specified areas of the Boat Haven and Point Hudson, or to facilitate reuse of the Port office building, as further defined in the Shoreline Master Program. Allow a limited range of non-water oriented uses at Point Hudson as a means of promoting "adaptive reuse" of the original Point Hudson Station buildings. [Ord. No. 2945, § 1.4, (April 16, 2007); Ord. No. 2670, § 1.6, (December 7, 1998)].
Policy 9.11: [Deleted by Ord. No. 2945, § 1.4, (April 16, 2007)].
Goal 10: To encourage the creation of mixed use centers that combine commercial and residential land uses, providing an opportunity to develop areas in Port Townsend which are transit oriented and pedestrian friendly, and offering opportunities for affordable housing, convenience shopping and quality design.
Policy 10.1: 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.
10.1.1 Locate neighborhood-serving mixed use centers around the intersection of arterials, or the intersection of an arterial and a collector, to give them visibility, a central location, and enable them to serve as the neighborhood focal point.
10.1.2 Separate neighborhood-serving mixed use centers by at least one-half mile (street distance) or as necessary to provide them with economic viability.
10.1.3 Limit commercial uses in neighborhood-serving mixed use centers to businesses that primarily cater to neighborhood residents, such as small grocery stores and personal and professional services.
10.1.4 Encourage nonmotorized access in neighborhood-serving mixed use centers.
10.1.5 Ensure that neighborhood-serving mixed use centers are of sufficient size to promote an appropriate mix of residential and commercial uses.
10.1.6 Accommodate moderate density multi-family development within neighborhood-serving mixed use centers.
Policy 10.2: 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)].
10.2.1 Accommodate a wide range of general commercial uses which serve a local or City-wide market in structures within community-serving mixed use centers.
10.2.2 Discourage auto-oriented commercial drive through uses in community-serving mixed use centers.
10.2.3 Accommodate high density multi-family development in community-serving mixed use centers.
Policy 10.3: Establish a mixed use PUD overlay designation to allow discrete areas to be treated differently and more flexibly than allowed under ordinary zoning standards.
10.3.1 Apply the mixed use PUD overlay designations to parcels within designated neighborhood and community-serving mixed use centers. (Note: PUDs which are primarily residential, but which allow for limited on site commercial development (e.g., "Rosewind") should be addressed as residential, rather than "mixed use" PUDs which allow greater intensity and diversity in terms of use).
10.3.2 Standards for PUDs should allow variety in terms of size and composition of the mixed use centers, depending upon location, access, the character of surrounding neighborhoods, local desires, and market opportunities.
10.3.3 Allow residential densities to be determined on a case-by-case basis, factoring considerations which include: proximity to arterials; availability of transit service; and proximity to planned amenities (e.g., park and recreation facilities).
Policy 10.4: Ensure that zoning standards encourage the development and construction of mixed use centers.
Policy 10.5: Ensure that residential and commercial uses are located close to each other within the mixed use centers.
10.5.1 Craft implementing regulations that provide the flexibility to mix uses in either a vertical or horizontal arrangement.
10.5.2 Permit temporary residential use of the ground floor, provided that it is constructed with a ceiling height that can accommodate commercial uses once the mixed use center matures.
Policy 10.6: Require that buildings in mixed use centers be at least two stories in height, unless approved otherwise through the PUD process.
Policy 10.7: Establish maximum lot coverage limits above the first floors of buildings to prevent the development of bulky buildings which overwhelm their surroundings.
Policy 10.8: Establish commercial street frontage minimums and minimum floor area standards for mixed use centers. Craft implementing regulations that allow applicants to comply with either commercial street frontage or minimum floor area standards, whichever best suits the proposed development.
Policy 10.9: Promote a variety of retail spaces in terms of size, location and configuration in order to create economically viable opportunities for small tenants.
10.9.1 Craft implementing regulations that encourage developers to provide leasable spaces which will be desired by a wide variety of small businesses.
10.9.2 Consider requiring commercial spaces to be at least 15, but not more than 75 feet deep (unless a project has a specific large tenant).
10.9.3 Devise standards to ensure that commercial spaces can be divided into relatively small increments for multiple tenants (e.g., the ground floor level of buildings should have bays or modules which allow for tenant spaces - each with its own entrance).
Policy 10.10: Establish minimum clear ceiling height standards which allow greater ceiling heights for ground floor commercial spaces than upper residential floor (e.g., 10' for street level spaces and 7-10' for upper residential floors in mixed use buildings). If necessary, increase maximum building height limitations for mixed use centers.
Policy 10.11: Develop implementing standards that encourage common wall construction within mixed use centers.
Policy 10.12: Establish flexible usable open space standards for mixed use centers.
10.12.1 Consider exempting projects which are located within one-quarter mile of a park.
10.12.2 Consider including balconies and roof decks in calculating available open space within mixed use centers.
Policy 10.13: Establish design guidelines for mixed use center development that establish essential principles which benefit prospective tenants as well as surrounding neighborhoods.
10.13.1 Ensure that design guidelines deal specifically with first floor development in mixed use structures, in order to accomplish the objectives of design quality and viable commercial exposure.
10.13.2 Consider establishing guidelines for awnings and canopies to help protect pedestrians from the weather.
10.13.3 Consider establishing guidelines for large windows and kick plates.
10.13.4 Consider establishing guidelines to enhance ground level expression.
10.13.5 Consider establishing guidelines which encourage the provision of pedestrian friendly signage within mixed use centers.
10.13.6 Consider establishing guidelines which allow small scale businesses to extend part way into the sidewalk (e.g., with elements like chairs and small tables, umbrellas, flower pots, etc.).
Goal 11: To ensure that essential public facilities will be allowed in locations appropriate for the services provided and the people served, while assuring compatibility with the surrounding development and the natural features of the surrounding land, water and vegetation.
Policy 11.1: Conform with County-Wide Planning Policy #4 (i.e., "Policy on the Siting of Essential Public Facilities of a County or State-Wide Significance").
Policy 11.2: Locate essential public facilities adjacent to or in proximity to appropriate essential infrastructure (e.g., arterials).
Policy 11.3: Require public or private developers of essential public facilities to complete appropriate infrastructure improvements necessary to support the development such as: construction of streets; signage; walkways; street lights; bus shelters, benches; parking; and utility lines.
Policy 11.4: Design, locate and buffer essential public facilities in a manner which protects the character of the surrounding neighborhood (i.e., through fencing, landscaping, etc.).
Policy 11.5: Require an analysis establishing the need for such facilities, including an inventory of the current capacity and location of equivalent facilities.
Policy 11.6: Evaluate the public costs and benefits of all essential public facilities, including forecasted operation and maintenance expenses.
Goal 12: To ensure that adequate public services, facilities and publicly owned utilities are available to existing and proposed development.
Policy 12.1: Ensure that development is in conformance with the water and wastewater comprehensive master plans.
Policy 12.2: Identify and designate urban capital facility and utility growth tiers that are consistent with and supportive of the development patterns established by this element. Prioritize the provision of capital facilities, services and utilities within the urban growth tiers.
Policy 12.3: Ensure that all existing and new development within the Port Townsend Urban Growth Area (UGA) is supplied with adequate wastewater collection and treatment facilities.
Policy 12.4: Consider allowing the use of alternative, technologically sophisticated individual waste treatment systems.
Policy 12.5: Discourage the establishment of individual private wells, except for agricultural irrigation purposes. Provide potable drinking water only through the City's water utility.
Policy 12.6: Locate public facilities which are intended to serve the entire community in areas conveniently accessible to City residents (e.g., community parks, schools, government offices).
12.6.1 To the extent feasible, locate City agencies and departments in the downtown area.
12.6.2 Locate critical facilities including emergency services (i.e., police and fire) away from seismic hazard areas as identified under the Port Townsend Environmentally Sensitive Areas Ordinance (i.e., Chapter 19.05 PTMC).
Policy 12.7: Design, locate and buffer all public facilities in a manner which protects or enhances the character of the surrounding neighborhood (i.e., through fencing, landscaping, etc.).
Citizen Participation & Coordination
Goal 13: To establish and maintain City decision processes that include the informed, active participation of all those affected.
Policy 13.1: Encourage and support the creation of neighborhood organizations and other groups throughout the City, in order to help citizens effectively participate in City decision processes.
Policy 13.2: Provide information to organizations and the general public to enable effective participation, such as information about the structure of City government and decision processes.
Policy 13.3: When appropriate, use City publications, bulk mail, direct mail, the broadcast and print media, and other opportunities to inform affected parties about:
a. Current or proposed City programs or decisions that may affect them; and
b. Opportunities to participate in City decision processes.
Policy 13.4: Amend the Comprehensive Plan annually to incorporate the updated Capital Facilities & Utilities Element.
13.4.1 Process all proposed amendments to the Comprehensive Plan (including rezone applications) concurrent with the annual update of the Capital Facilities & Utilities Element.
13.4.2 Encourage, where appropriate, that proposed amendments to the Plan which affect the unincorporated lands adjacent to the City's Urban Growth Area (UGA) are subject to separate public hearings before the Jefferson County and Port Townsend planning commissions.
13.4.3 Conform with the applicable provisions of the County-Wide Planning Policy during interlocal planning. [Ord. No. 2825, § 3.3, (January 6, 2003)].
Policy 13.5: Ensure that the interlocal planning efforts of Port Townsend, Jefferson County, and other jurisdictions are coordinated to manage issues and areas of mutual interest.
Goal 14: To ensure responsive and efficient permit processing.
Policy 14.1: Balance the need to process permits in a timely fashion, while at the same time ensuring that regulations intended to protect and enhance the natural environment are regularly revised and systematically enforced.
Policy 14.2: Assure that regulations that implement this Plan include provisions which ensure that development applications are processed in a timely, fair, and predictable manner.
Policy 14.3: Establish a master use permit or centralized permit process which allows an applicant to apply for all needed approvals at once and for the simultaneous processing of all aspects of project approval.
Policy 14.4: Adopt permit processing deadlines so that applicants will be able to plan with greater certainty.
Policy 14.5: Design a permit processing system that coordinates the efforts of overlapping jurisdictions (i.e., federal, state, local) in order to avoid duplicative reviews and unnecessary time delays.
Policy 14.6: Develop a permit data management system that is coordinated with other City departments and Jefferson County (i.e., Jefferson County Assessor's Office).
Policy 14.7: Develop implementing regulations which respect the legal rights of private property owners, and which provide just compensation or permit requirement waivers m instances where the application of the regulation would result in a legally defined "taking" of private property.
Policy 14.8: Consider providing a "fast track" permit review process whereby an applicant may choose to pay a higher rate for priority processing through outside contractual consulting services.
Goal 15: To preserve historic and cultural resources to retain our connection to the past, enhance community values, and leave a historical legacy for future generations.
Policy 15.1: Use the expertise of the Historic Preservation Committee (HPC) in matters that relate to the preservation of Port Townsend's heritage and strategies to retain a sense of the past as the City grows and changes. Continue to use the HPC for all mandatory design reviews of developments within the National Register Historic District, as specified in Chapter 17.30 Historic Overlay District-Design Review PTMC. [Ord. No. 2945, § 1.12, (April 16, 2007)].
Policy 15.2: Encourage the retention of significant historic and cultural resources which foster community identity and pride.
15.2.1 Promote the revitalization of older housing stock, preservation of neighborhood patterns, and the marking of important sites.
15.2.2 Develop incentives that promote the adaptive reuse and preservation of historic buildings (e.g., use of the upper floors of downtown historic buildings). Ensure that incentives provide reductions in regulatory requirements such as parking, in exchange for desired public benefits.
15.2.3 Work with downtown property owners to seek grant funding to rehabilitate and seismically retrofit historically significant structures.
15.2.4 Promote commercial historic district revitalization strategies that recognize and capitalize on the historic traditions of Port Townsend.
15.2.5 Apply both the Historic Building Code and the Special Valuation for Historic Properties program to historic structures within the National Register Historic District.
Policy 15.3: Coordinate with the Port Townsend Historic Preservation Committee and the Jefferson County Historical Society to seek funding to revise and update the City's historic survey and enhance interpretive opportunities.
15.3.1 Continue to research, identify and inventory Port Townsend's historic structures and sites.
15.3.2 Integrate an inventory of Port Townsend's historic sites and structures into the City's permit database for ease of recognition in permitting.
Policy 15.4: Establish historic preservation guidelines in the zoning ordinance to govern the demolition of historic structures and walls more than 50 years old. Ensure that the guidelines include a map and inventory which identifies all significant historic structures in Port Townsend.
Policy 15.5: Establish historic preservation guidelines in the zoning ordinance to govern the conservation and preservation of historic murals.
15.5.1 Ensure that the guidelines include a photographic inventory which identifies all significant historic murals in Port Townsend.
15.5.2 Consider establishing guidelines that prohibit the repainting, removal or alteration of historic murals, except for instances where the structural integrity of the building is at stake or where new development would obscure an historic mural.
Policy 15.6: Develop and implement an historic preservation element in a future amendment to this Comprehensive Plan.
Port Townsend Urban Growth Area (UGA)
Note: In conformance with the GMA (RCW 36.70A.130(3)) and the County-Wide Planning Policy for Jefferson County, the County and City will review, at least once every ten (10) years, its designated UGA. In conjunction with Jefferson County's review of its UGAs (i.e., both incorporated and unincorporated), the City will review the densities permitted within the Port Townsend UGA, the densities permitted within its boundaries, and the extent to which the urban growth occurring within the County has located within the City and its UGA. If necessary, the plans of the County and City will be revised to accommodate the urban growth projected to occur for the succeeding twenty-year period. The recently revised and updated Joint Population Forecast and Allocation predicts that the city's population will reach 13,329 by the year 2024, 547 less than was projected under the original 1996 Port Townsend Comprehensive Plan for the year 2016 (i.e., 13,876). Accordingly, no expansion of the City's UGA is needed to accommodate the urban growth allocated to Port Townsend through the year 2024. At the time of this writing the city limits of Port Townsend constitute the city's UGA boundary, and the city does not support extending the UGA to encompass unincorporated lands adjacent to Port Townsend nor does it support a stand alone Glen Cove UGA.
Goal 16: To promote the logical and efficient build-out and redevelopment of lands within the city, served with adequate urban public facilities and services. In planning growth over a 20-year period, the city should focus on developing lands within the existing city limits before seeking to expand the city's UGA into adjacent unincorporated areas.
Policy 16.1: Support light industrial and accessory commercial zoning in the Glen Cove LAMIRD.
16.1.1 Participate and support county sub-area planning efforts in the Glen Cove LAMIRD.
16.1.2 Encourage the establishment of zoning designations within the Glen Cove LAMIRD to support diversified manufacturing (e.g., small scale "clean" industry) and accessory commercial uses.
Policy 16.2: Support the County in limiting new residential and incompatible commercial uses within the unincorporated portion of the Glen Cove LAMIRD.
Policy 16.3: The City has acquired the PUD's public water system serving the Glen Cove area. The City should manage the Glen Cove water system to promote industrial and accessory commercial uses in the Glen Cove LAMIRD and the City should discourage inappropriate urban-type development in designated rural areas.
Policy 16.4: Work with Jefferson County and the Jefferson Land Trust to designate open space and trail connections through the unincorporated portions of Jefferson County (i.e., consistent with Chapter 36.70A.160 RCW).
16.4.1 Coordinate with Jefferson County to extend a 50 to 100 foot open space buffer along S.R. 20 from the City limits to Old Fort Townsend Road. [Ord. No. 2879, § 1.6, (February 7, 2005); Ord. No. 2825, § 3.3, (January 6, 2003)].
Shoreline Management Goals & Policies
Goal 17: To encourage uses, densities and development patterns that are consistent with the Shoreline Management Act and the Port Townsend Shoreline Master Program (SMP).
Policy 17.1: Reserve appropriate shoreline areas for water-oriented uses. Allow non-water oriented uses in limited circumstances.
Policy 17.2: Manage City shorelines of statewide significance according to the order of preferences for use established in the Shoreline Management Act (i.e., RCW 90.58.020) - uses that:
a. Recognize and protect the state-wide over local interests;
b. Preserve the natural character of the shoreline;
c. Result in long-term over short-term benefit;
d. Protect the resources and ecology of the shoreline;
e. Increase public access to publicly owned areas of the shorelines;
f. Increase recreational opportunities for the public in the shoreline;
g. Provide for any other element as defined in RCW 90.58.100 deemed appropriate or necessary.
Policy 17.3: Protect and enhance shoreline visual and physical access consistent with the Shoreline Management Act and Public Trust Doctrine principles.
Policy 17.4: Protect the quality and quantity of surface and ground water in shoreline areas and adjacent lands by minimizing land clearing, soil disturbance and nonpoint runoff affecting water quality, erosion and sedimentation, through the use and implementation of the DOE Stormwater Management Manual for Western Washington.
Policy 17.5: [Deleted by Ord. No. 2945, § 1.1, (April 16, 2007)].
Policy 17.6: Recognize that the goals and policies of the City's SMP are considered part of this Comprehensive Plan, and that the shoreline use and development regulations of the SMP are considered part of the City's development regulations. [Ord. No. 2945, § 1.1, (April 16, 2007); Ord. 2825, § 3.1, (January 6, 2003)].
Successful implementation of the concepts, goals, and policies of the Land Use Plan will require changes in the City's regulations, procedures, programs, and capital investments. The following steps should be undertaken to implement the Land Use Element:
1. Revise the existing zoning districts and the zoning map (i.e. Title 17 PTMC). Change zoning designations and district definitions to be consistent with the land use map and land use policies of this element.
2. Revise the standards contained in the Zoning and Subdivision Codes. Develop and modify existing zoning and land use regulations to promote the creation of mixed use centers, allow clustering and the use of innovative standards for affordable housing, and to promote infill.
3. Develop design guidelines. Criteria and standards must be developed to address the compatibility of new commercial, manufacturing and multi-family development, to protect neighborhood character, and to create more pedestrian friendly development.
4. Establish urban growth tiers. Growth tiers or urban service areas which arc consistent with the County-wide Planning Policy for Jefferson County should be designated. These tiers would help to direct the timing and location of new development and public facilities and services within Port Townsend's Final Urban Growth Area.
5. Invest in public improvements. The public improvements suggested by this land use plan (e.g., an interconnected system of open spaces and trails; street development and repair; and an expanded wastewater treatment facility) will facilitate and complement private development.
6. Review and modify existing Subarea Plans. Existing plans, such as the Gateway Development Plan, should be reviewed and revised to ensure consistency with this Comprehensive Plan. [Ord. No. 2945, § 1.13, (April 16, 2007)].
7. Reform the land use permitting process. The City's land use permitting process must be reviewed and modified to ensure consistency with the GMA and state regulatory reform efforts, and to allow development permits to be processed in a timely, fair, and predictable manner.