Chapter 17.20
COMMERCIAL ZONING DISTRICTS

Sections:

17.20.010    Purposes.

17.20.020    Permitted, conditional and prohibited uses – Limitations on use.

17.20.025    Design review required.

17.20.030    Bulk, dimensional and density requirements.

17.20.010 Purposes.

A. The general purposes of the commercial districts are as follows:

1. To provide appropriate commercial areas for retail and service establishments, neighborhood convenience and office uses required by residents of the city in a manner consistent with the comprehensive plan;

2. To provide employment opportunities for existing and future residents of the city and those of adjacent communities;

3. To provide for land uses which meet the needs of local populations and attract populations located throughout the northeastern Olympic Peninsula;

4. To provide adequate space to meet the needs of commercial development, including off-street parking and loading;

5. To protect commercial and adjacent areas from excessive noise, illumination, unsightliness, odor, smoke, and other objectionable influences;

6. To provide for an intensity of development and activity within commercial areas which will increase their vitality, facilitate transit, and make better use of available infrastructure;

7. To accommodate a balanced mix of commercial, residential, and recreational uses in commercial areas which will enable people to live, shop, work, and play within walking distance; thereby reducing dependence on motor vehicles and potentially reducing traffic congestion, energy consumption, and air pollution.

B. The purpose of each commercial district is as follows:

1. C-I – Neighborhood Commercial. This is an exclusively neighborhood commercial district, providing convenience shopping and small retail establishments which offer a limited range of goods and services within a residential neighborhood. The district allows for the retailing of neighborhood commodities and the provision of neighborhood professional and personal services. It should be located not less than one-half mile from another neighborhood commercial district, or any other commercial district providing similar services or facilities. Neighborhood commercial districts are intended to have a maximum size of no more than one acre. The size, scale, and expansion of such areas should be limited in order to minimize traffic volumes and congestion and other adverse impacts on the neighborhood in which these districts are located. The C-I district has been applied to the southwest corner of the intersection of Kearney and Blaine Streets.

2. C-II – General Commercial. This district accommodates a wide range of general commercial uses. This district provides for those commercial uses and activities which are most heavily dependent on convenient vehicular access, and is located on sites having safe and efficient access to major transportation routes. Uses allowed within this district include retail businesses, professional offices, hotels, restaurants, and personal services shops. Upper-story residential uses are permitted outright. This district occupies more area of the city than any other commercial district, and occurs in various locations along Sims Way, Washington Street and Water Street, and in the triangular area bounded by SR 20 to the south, Howard Street to the east, and Discovery Road to the northwest.

3. C-II(H) – Hospital Commercial. This district permits the clustering of interrelated and complementary health care facilities. This district accommodates medical clinics, offices, pharmacies, nursing homes, and other medical-related uses in areas close to major medical facilities. Accessory or supporting uses which provide convenience services primarily to medical facility users and employees are also allowed. This district occurs in areas near Jefferson General Hospital, between Sims Way and 11th Street, and the Kah Tai Care Center on the west side of Kearney Street.

4. C-III – Historic Commercial. This district is intended to accommodate the mix of uses that have occurred over time in the city’s downtown and uptown historic districts. The district 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. The district is intended to permit development of a scale, type, height, and bulk which reinforces the city’s historic character, buildings, places, and street layout. It is designed to promote pedestrian-oriented land uses and design consistent with the character of the city’s historic districts. (Ord. 3154 §§ 4(3) (Exh. E), 4(9) (Exh. K), 2016; Ord. 2825 § 4, 2003; Ord. 2716 § 4.6, 1999; Ord. 2571 § 2, 1997).

17.20.020 Permitted, conditional and prohibited uses – Limitations on use.

A. Table 17.20.020 identifies land uses in the commercial zoning districts that are permitted outright (P), subject to a conditional use permit (C), subject to the specific conditional use requirements for uses in commercial historic structures contained in PTMC 17.84.060 (H), prohibited (X), or not applicable (N/A). However, notwithstanding the fact that a use may be permitted outright, additional permits may be required for certain projects. Uses not specifically identified within Table 17.20.020 are deemed to be contrary to the interests of the public health, safety and welfare of the citizens of Port Townsend and shall be prohibited.

B. Requirements for the uses identified in Table 17.20.020 which are contained within other provisions of this title are referenced under the heading “applicable regulations/ notes,” although this should not be construed as a comprehensive listing of all provisions of this title which may apply to any given use. Specifically, the provisions of Chapter 17.72 PTMC, Off-Street Parking and Loading, and Chapter 17.76 PTMC, Signs, shall apply to all uses, even if not noted in Table 17.20.020.

C. Lighting Requirements in Commercial Zoning Districts. Where lighted signs and illuminated areas are permitted, such illuminating devices shall be shaded and directed so as not to provide glare toward any residential district (i.e., R-I, R-II, R-III and R-IV).

D. Incidental uses which are identified in this title as prohibited or conditional uses within the applicable zoning district shall be considered conditional and processed in accordance with Chapter 20.01 PTMC subject to the approval criteria codified in Chapter 17.84 PTMC.

Table 17.20.020

Commercial Zoning Districts – Permitted, Conditional and Prohibited Uses 

Key to table:
P = Permitted outright; C = Subject to a conditional use permit; H = Subject to conditional use requirements for historic structures; X = Prohibited; N/A = Not applicable

DISTRICT

C-I

C-II

C-II(H)

C-III

APPLICABLE REGULATIONS/NOTES

AGRICULTURAL USES

Agriculture

P

P

P

X

Agriculture is allowed if it is incidental to the principal use and located on the same lot as the principal use or on lot(s) contiguous to a lot on which the principal use is located. Agricultural uses within the commercial zones excludes small livestock farming, pasturing, grazing, poultry, dairying and/or animal husbandry. Marijuana production is not allowed as an incidental use.

FOOD SERVICE USES

Bakeries, retail

P

P

X

P

PTMC 17.20.030, Bulk, dimensional and density requirements.

Confectioneries and artisan cheesemaking

P

P

X

P

Same as above.

Drinking establishments (bars, cocktail lounges, night clubs, and taverns)

X

P

X

P

Same as above.

Food hub

X

C

X

X

Same as above.

Kitchen, commercial

P

P

X

P

In the C-III district, such facilities may be permitted on the ground floor only if any associated primary street frontage meets the definition of “pedestrian-oriented business.”

Microbreweries, microdistilleries and microwineries

P

P

X

P

PTMC 17.20.030, Bulk, dimensional and density requirements. The manufacturing component within any microbrewery, microdistillery or microwinery located within a mixed use zoning district must be subordinate and accessory to a primary retail use.

Other food service establishments including coffee houses, delicatessens, ice cream parlors, juice bars, etc.

P

P

P

P

PTMC 17.20.030, Bulk, dimensional and density requirements. A manufacturing component may be permitted within any such use; provided, that it is subordinate and accessory to a primary retail use (e.g., coffee roasting, meat curing, etc.). Within the C-II(H) zoning district, food service uses must be subordinate and accessory to a medical services establishment.

Restaurants with drive-in or drive-through service

X

P

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements.

Restaurants without drive-in or drive-through

P

P

X

P

PTMC 17.20.030, Bulk, dimensional and density requirements.

MANUFACTURING USES

Apparel and other related products manufacture and assembly

X

C

X

H

PTMC 17.20.030, Bulk, dimensional and density requirements; PTMC 17.84.060, Additional approval criteria – Conditional uses in historic commercial structures.

Boat building, repair, maintenance and storage

X

P

X

P

Limited to Blocks 4 and 93 of the original townsite of Port Townsend.

Electrical and electronic goods manufacture and assembly

X

C

X

H

Same as above.

Fuel storage facilities

X

C

X

X

Same as above.

Furniture and fixtures manufacture and assembly

X

C

X

H

Same as above.

Computer equipment manufacture and assembly

X

C

X

H

Same as above.

Custom, art and craft work

X

C

X

H

Same as above.

Marijuana, processing

X

C

X

X

Same as above. Must also demonstrate compliance with the standards found in the definition set forth in Chapter 17.08 PTMC and is subject to Chapter 17.84 PTMC.

Marijuana, production

X

C

X

X

Same as above. Must also demonstrate compliance with the standards found in the definition set forth in Chapter 17.08 PTMC and is subject to Chapter 17.84 PTMC.

Medical and optic goods manufacture and assembly

X

C

C

H

Same as above.

Printing, noncommercial

P

P

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements.

Mini-storages and mini- warehouses

X

C

X

X

Same as above.

Welding and fabrication

X

C

X

X

Same as above.

Wholesaling

X

C

X

X

Same as above.

OFFICE USES

Banks

X

P

X

P

Same as above.

Business services

X

P

X

P

Same as above.

Financial institutions

X

P

X

P

Same as above.

Offices, business and professional

P

P

P

P

Same as above.

Offices, medical

P

P

P

P

Same as above.

Veterinary hospitals

C

P

X

C

Same as above.

RECREATIONAL AND CULTURAL USES

Amusement devices, up to five

P

P

X

P

Same as above.

Amusement parks or centers

X

C

X

X

Same as above.

Arcade, amusement

X

P

X

X

Same as above.

Art galleries

P

P

X

P

Same as above.

Bowling alleys

X

P

X

X

Same as above.

Health clubs, dance studios, martial arts studios

X

P

X

P

Same as above.

Libraries

X

C

X

C

Same as above.

Museums

X

C

X

P

Same as above.

Recreation, commercial

X

P

X

X

Same as above.

Stadiums, arenas and assembly halls

X

P

X

C

Same as above.

Theaters, not including drive-ins

X

P

X

P

Same as above.

RESIDENTIAL USES

Apartment houses

X

P

X

P

PTMC 17.20.030, Bulk, density and dimensional requirements; and Chapter 17.36 PTMC, Multifamily Residential Development Standards, and permitted on upper floors only.

Boarding houses (six or fewer roomers) and lodging and rooming houses (seven or more roomers)

X

P

X

P

Same as above.

Homeless shelters

X

C

C

C

PTMC 17.20.030, Bulk, dimensional and density requirements. The director may authorize a waiver of the basic permit fee.

Multifamily dwellings

X

P

X

P

PTMC 17.20.030, Bulk, density and dimensional requirements; and Chapter 17.36 PTMC, Multifamily Residential Development Standards, and permitted on upper floors only.

Owner/operator residences

P

P

P

P

PTMC 17.20.030, Bulk, dimensional and density requirements; such uses shall only be allowed if clearly subordinate and accessory to a primary commercial use and permitted on upper floors only.

Residential treatment facilities

X

X

P

X

PTMC 17.20.030, Bulk, dimensional and density requirements.

COMMERCIAL USES

Adult entertainment facilities

X

X

X

P

Adult entertainment facilities may be located only in the downtown C-III zoning district, south of Jefferson Street. Within the downtown C-III zoning district, adult entertainment facilities may not be located within 150 feet from any existing school as defined by PTMC 17.08.060, Definitions; day care center; Pope Marine Park, skateboard park or Memorial Field; or another existing adult entertainment facility (measured from the closest points of the uses in question).

COMMERCIAL RETAIL USES

Antique and gift sales

X

P

C

P

PTMC 17.20.030, Bulk, dimensional and density requirements.

Apparel and accessory stores

X

P

X

P

Same as above.

Automobile sales and service establishments, new or used

X

P

X

C

Same as above.

Boat sales and rentals

C

P

X

C

Same as above.

Building materials, garden and farm supplies stores

X

P

X

C

Same as above.

Collective garden, medical marijuana, commercial

P

P

P

P

Same as above. Must also demonstrate compliance with the standards found in the definition set forth in Chapter 17.08 PTMC.

Convenience stores

C

P

X

C

Same as above.

Farmer’s markets

X

P

X

P

Same as above.

Flea markets

X

P

X

P

Same as above.

Food stores and grocery stores

P

P

X

P

Same as above.

Formula retail establishments (including formula restaurants)

X

P; except X within historic overlay district

X

X

See Chapter 17.54 PTMC for applicable regulations and definitions. Formula retail establishments are prohibited within the Port Townsend historic overlay district.

Furniture, home furnishings, and appliance stores

X

P

X

P

Same as above.

General merchandise stores

P

P

X

P

Same as above.

Marijuana, retail sales

P

P

P

P

Same as above. Must also demonstrate compliance with the standards found in the definition set forth in Chapter 17.08 PTMC.

Mobile, manufactured and modular housing sales

X

P

X

X

Same as above.

Motor vehicle sales

X

P

X

C

Same as above.

Motor vehicle supply stores

X

P

X

X

Same as above.

Office supplies and equipment

X

P

X

P

Same as above.

Pharmacies and medical supply stores

P

P

P

P

Same as above.

Plant nurseries, landscaping materials, greenhouses (commercial)

X

P

X

X

Same as above.

Regional retail establishments

X

X

X

X

All uses permitted in the C-II district are permitted so long as the structure and use meet the definition for “regional retail.”

Specialty stores

P

P

C

P

PTMC 17.20.030, Bulk, dimensional and density requirements.

SERVICE USES, HEALTH

Hospitals

X

X

P

X

PTMC 17.20.030, Bulk, dimensional and density requirements. Preferred uses in this district are medical related.

Massage clinic or center

X

P

P

P

Same as above.

Nursing, rest or convalescent homes

X

X

P

X

Same as above.

Offices, medical

X

P

P

P

Same as above.

SERVICE USES, LODGING

Apartment hotels

X

X

X

P

Same as above.

Bed and breakfast inns

X

X

X

P

Same as above.

Hotels/motels, hostels

X

P

X

P

Same as above.

Lodging houses

X

X

X

P

Same as above.

Tourist homes

X

X

X

P

Same as above.

PERSONAL SERVICE USES

Child day care centers, preschools

C

P

P

P

Chapter 17.52 PTMC, Child Care Facilities; and PTMC 17.20.030, Bulk, dimensional and density requirements.

Family home child care and in-home preschools

P

P

P

P

Permitted only when occurring in the residence where the primary provider lives, see definition in Ch. 17.08 PTMC and Ch. 17.52 PTMC, Child Care Facilities.

Funeral parlors and mortuaries

X

P

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements.

Laundromats

P

P

X

P

Same as above.

Laundry services

X

P

X

P

Same as above.

Other personal services

C

P

X

P

Same as above.

SERVICE USES, MISCELLANEOUS

Automobile rental agencies

X

P

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements. Battery exchange stations are accessory to automobile establishments and are permitted through the applicable review process as a component of that use.

Automobile towing services

X

P

X

X

Same as above.

Automotive repair establishment, minor repair

X

P

X

C

Same as above.

Car washes

X

P

X

X

Same as above.

Catering establishments

X

P

X

P

PTMC 17.20.030, Bulk, dimensional and density requirements.

Colleges and universities (public or private) without students in residence

C

C

X

C

Same as above.

Equipment rental services, commercial

X

P

X

P

Same as above.

Mini-storages and mini- warehouses

X

P

X

X

Same as above.

Printing, commercial

X

P

X

P

Same as above.

Radio and television studios (including recording studios)

X

P

X

P

Same as above.

Rapid charging stations

C

P

X

X

Same as above.

Schools, commercial

X

P

X

P

Same as above.

Service stations, automotive and marine

C

P

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements. Battery exchange stations are accessory to automobile establishments, and are permitted through the applicable review process as a component of that use.

Servicing of personal apparel and equipment

P

P

X

P

PTMC 17.20.030, Bulk, dimensional and density requirements.

Small appliance repair shops

X

P

X

P

Same as above.

Truck, trailer and recreational vehicle rental

X

P

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements. Battery exchange stations are accessory to automobile establishments, and are permitted through the applicable review process as a component of that use.

PUBLIC FACILITY USES

Electrical distribution substations

X

C

X

X

PTMC 17.20.030, Bulk, dimensional and density requirements.

Municipal improvements

P

P

P

P

Same as above.

Offices, government

X

P

P

P

Same as above.

Recycling facilities, minor

P

P

P

P

Same as above.

Stormwater retention, detention, and treatment facilities

P

P

P

P

Same as above.

Telephone exchange

X

P

P

P

Same as above.

TEMPORARY USES

Contractor offices

P

P

P

P

Chapter 17.60 PTMC, Temporary Uses; and PTMC 17.20.030, Bulk, dimensional and density requirements.

Christmas tree sales

P

P

P

P

Same as above.

Carnivals/circuses

P

P

P

P

Same as above.

Outdoor art and craft sales

P

P

P

P

Same as above.

Parking lot/sidewalk sales

P

P

P

P

Same as above.

Rummage sales

P

P

P

P

Same as above.

Retail or service activities conducted out of temporary structures and/or trailers

P

P

P

P

Same as above.

Swap meets

X

P

X

P

Same as above.

ACCESSORY USES

Accessory buildings and structures

P

P

P

P

Same as above.

Battery charging stations

P

P

P

P

Same as above.

Rapid charging stations

P

P

P

P

Same as above.

OTHER USES

Churches

X

P

X

X

Same as above.

Conference centers

X

P

X

C

Same as above.

Docks and piers for pleasure craft

X

P

X

P

Same as above.

Ferry landings

X

P

X

P

Same as above.

Fraternal organizations

X

P

X

P

Same as above.

Garage, public parking

X

P

C

C

Same as above.

Personal wireless service facilities

N/A

N/A

N/A

N/A

Refer to Chapter 17.78 PTMC, Personal Wireless Service Facilities, for list of permitted, conditional and prohibited uses and other substantive requirements.

Radio and television towers

C

C

C

C

Such facilities are allowed in all zoning districts subject to the conditional use permit requirements of Chapter 17.84 PTMC; however, such facilities are prohibited within the limits of the Port Townsend National Register Historic District; and PTMC 17.20.030, Bulk, dimensional and density requirements, except as provided in applicable Federal Communications Commission rules and regulations.

Satellite dishes, noncommercial, and antennas

P

P

P

P

Satellite dishes and antennas shall meet the requirements of PTMC 17.20.030, Bulk, dimension and density requirements, except as provided in applicable Federal Communications Commission rules and regulations.

(Ord. 3166 § 1, 2017; Ord. 3154 § 4(3) (Exh. E), 2016; Ord. 3112 § 1 (Exh. D), 2014; Ord. 3035 §§ 3, 6, 2010; Ord. 2982 § 1, 2008; Ord. 2977 § 1, 2008; Ord. 2924 § 1, 2006; Ord. 2916 § 3, 2006; Ord. 2912 § 3, 2005; Ord.

2825 § 4, 2003; Ord. 2782 § 4, 2001; Ord. 2716 § 4.7, 1999; Ord. 2700 §§ 15, 16, 1999; Ord. 2599 § 2, 1997; Ord. 2571 § 2, 1997).

17.20.025 Design review required.

A. Projects in the C-I, C-II and C-II(H) districts are subject to commercial, mixed use and multifamily architectural and site design review pursuant to Chapters 17.44 and 17.46 PTMC.

B. Projects in the C-III historic commercial district are subject to historic preservation committee review pursuant to Chapter 17.30 PTMC. (Ord. 3154 § 4(3) (Exh. E), 2016; Ord. 2840 § 2(Exh. E), 2003).

17.20.030 Bulk, dimensional and density requirements.

A. The standards contained in Table 17.20.030 PTMC apply to all commercial zoning districts, and shall be determined to be minimum requirements, unless stated as maximum by this title.

B. Setbacks and Minimum Yard Requirements. Notwithstanding any other ordinance or provision of this title, all setbacks (yard requirements) shall be measured from the lot line to the building line, as defined in Chapter 17.08 PTMC; provided, however, that the roof or eaves of a roof of a building may extend beyond the building line a maximum distance of two feet into the applicable minimum yard area.

C. Construction and Permits. From and after the effective date of the ordinance codified in this section, no building permit shall be issued and no building shall be constructed on any tract, lot or site in the city unless the building is situated on such tract, lot or site in conformance with the requirements of PTMC Title 17 and any other applicable provision of law.

Table 17.20.030

Commercial Zoning Districts – Bulk, Dimensional and Density Requirements 

DISTRICT

C-I

C-II

C-II(H)

C-III

RESIDENTIAL REQUIREMENTS

Owner/operator residences allowed and residences above commercial uses allowed subject to the requirements below

Residences allowed above the ground floor, or as part of a development combining residential with commercial uses where permitted by the shoreline master program, subject to the requirements below

Owner/operator residences allowed above commercial uses subject to the requirements below

Residences allowed above the ground floor

MINIMUM LOT SIZE

5,000 sf

5,000 sf

5,000 sf

5,000 sf

FRONT YARD SETBACKS

None

None

None

None

REAR YARD SETBACKS

5 feet, except none when contiguous with another commercial zoning district

None unless contiguous with an R-I, R-II or R-III zoning district, then 15 feet, or 20 feet if building height is > 20 feet

None unless contiguous with an R-I, R-II or R-III zoning district, then 15 feet, or 20 feet if building height is > 20 feet

None, except 10 feet when contiguous with an R-II or R-III zoning district

SIDE YARD SETBACKS

5 feet, except none when contiguous with another commercial zoning district

None unless contiguous with an R-I, R-II or R-III zone, then 15 feet, or 20 feet if building height is > 20 feet

None unless contiguous with an R-I, R-II or R-III zone, then 15 feet, or 20 feet if building height is > 20 feet

None unless contiguous with an R-I, R-II or R-III zone, then 10 feet, or 15 feet if building height is > 20 feet

MAXIMUM GROUND FLOOR AREA1 (in any one structure)

40,000 sf

40,000 sf

40,000 sf

None

MAXIMUM GROSS FLOOR AREA

60,000 sf

60,000 sf

60,000 sf

None

MAXIMUM BUILDING HEIGHT

35 feet and as specified by PTMC 17.46.080

40 feet if more than 2 stories but limited to no more than 3 stories and as specified by PTMC 17.46.080

40 feet if more than 2 stories but limited to no more than 3 stories and as specified by PTMC 17.46.080

50 feet and limited to no more than 4 stories or as specified by Ch. 17.28 PTMC

MINIMUM GROUND FLOOR CEILING HEIGHT

None

12 feet if structure is 2 or more stories

12 feet if structure is 2 or more stories

12 feet if structure is 2 or more stories

MAXIMUM FENCE HEIGHT2

8 feet, unless otherwise authorized through applicable design review process

8 feet, unless otherwise authorized through applicable design review process

8 feet, unless otherwise authorized through applicable design review process

8 feet, unless otherwise authorized through applicable design review process

TREE CONSERVATION

Preservation of existing trees, and/or, new trees shall be provided consistent with Chapter 19.06 PTMC, Article III, Standards for Tree Conservation

Preservation of existing trees, and/or, new trees shall be provided consistent with Chapter 19.06 PTMC, Article III, Standards for Tree Conservation

Preservation of existing trees, and/or, new trees shall be provided consistent with Chapter 19.06 PTMC, Article III, Standards for Tree Conservation

Not applicable

1    Multiple structures on a single property or reviewed as a single development proposal may not be attached to exceed 40,000 square feet ground floor area. Such multiple structures must be separated by the minimum separation standards as established by PTMC 17.44.040 when their combined ground floor area exceeds 40,000 square feet.

2    Maximum fence heights apply only within any required front, side, or rear setback area or along the edge of any required yard. Fences over six feet and retaining walls may require a building permit.

(Ord. 3154 § 4(3) (Exh. E), 2016; Ord. 3035 § 7, 2010; Ord. 2982 § 4, 2008; Ord. 2945 § 5.10, 2007; Ord. 2920 § 14, 2005; Ord. 2840 § 2(Exh. B), 2003; Ord. 2837 § 2(Exh. B § 12), 2003; Ord. 2825 § 4, 2003; Ord. 2716 § 4.8, 1999; Ord. 2700 § 17, 1999; Ord. 2571 § 2, 1997).