Chapter 17.27
BOAT HAVEN HEIGHT OVERLAY DISTRICT

Sections:

17.27.010    Purpose.

17.27.020    Boundaries of district.

17.27.030    Maximum building height and building volume in overlay district.

17.27.040    Building permit applications – Volume documentation and Port of Port Townsend consent.

17.27.050    Design standards for buildings exceeding 50 feet in height.

17.27.060    Application of regulations.

17.27.010 Purpose.

The purpose of this chapter is to establish a “Boat Haven height overlay district” to allow a limited area of the Port of Port Townsend Boat Haven property zoned M-II(A) to be developed with structures exceeding 50 feet in height to accommodate the large vessels transported by the Port’s enhanced haulout travel lift while minimizing the impact to surrounding public and private views. (Ord. 2726 § 3, 1999).

17.27.020 Boundaries of district.

The Boat Haven height overlay district is located in the northwest portion of Boat Haven, near Sims Way and the bluffs, and is legally described as follows:

Eisenbeis Addition, Block 11, Lots 1 – 13; also the east 1/2 of vacated Kuhn Street adjacent thereto; and

The south 1/2 of vacated 10th Street lying west of Kuhn Street and east of Sims Way; and

Eisenbeis Addition, Block 18, Lots 1 – 14 and 19 – 32, also the west 1/2 of vacated Kuhn Street and the east 1/2 of vacated Landes Street adjacent thereto; and

Eisenbeis Addition, Block 32, Lots 1 – 14, also the west 1/2 of vacated Landes Street, excluding right-of-way for Sims Way.

All located in the City of Port Townsend, Jefferson County, WA.

(Ord. 2726 § 3, 1999).

17.27.030 Maximum building height and building volume in overlay district.

The maximum building height and building volume in the Boat Haven height overlay district shall be determined as follows:

A. Maximum building height shall be measured as defined by PTMC 17.08.020, “building height.”

B. Any building may be constructed to a maximum building height of 50 feet with no building volume limitations.

C. A limited number of buildings may be built higher than 50 feet but shall not exceed a maximum building height of 75 feet. Those portions of all the buildings in the overlay district which exceed 50 feet in height shall not exceed a maximum volume of 756,200 cubic feet. This volume shall be measured from the outside dimensions of the exterior wall and exterior roof surface. The following building elements will not be included in the volume calculation:

1. Any portion of the structure below 50 feet in height;

2. Mechanical elements including venting, chimneys, or other exterior mechanical equipment; and

3. Crane beams, exterior roof trusses, or other structural elements that extend outside the fabric of the buildings roof, walls, or doors. (Ord. 2726 § 3, 1999).

17.27.040 Building permit applications – Volume documentation and Port of Port Townsend consent.

A. The development services department (DSD) will maintain a running balance of the volume remaining for construction exceeding 50 feet in height in the overlay district.

B. Applications for building permits for buildings exceeding 50 feet in height shall include the following information:

1. A calculation of the building volume above 50 feet in height as specified by PTMC 17.27.030. The volume calculation shall be prepared by a licensed architect, engineer, or other qualified design professional as determined by DSD; and

2. Written, signed consent from the Port of Port Townsend to utilize the specified amount of building volume over 50 feet in height. (Ord. 2892 § 1, 2005; Ord. 2726 § 3, 1999).

17.27.050 Design standards for buildings exceeding 50 feet in height.

Buildings constructed in the height overlay district that exceed 50 feet in height shall comply with the following building design standards:

A. Rooftop Mechanical Elements. Exterior mechanical elements such as heating, cooling, and ventilation equipment shall be located on the ground unless it can be demonstrated to the decisionmaker doing so would be an impracticable difficulty or will create an undue hardship, then such mechanical elements shall not exceed a height of 75 feet. When such equipment must be located above the roof it shall be located and designed in such a way to minimize view impacts.

B. Building Materials and Colors. Building materials shall be nonreflective and colors shall consist of earth tones which tend to blend into the background. Samples of materials and colors shall be submitted with a completed building permit application.

C. Roof Slope. Pitched roofs shall have a maximum roof slope not to exceed a 2:12 pitch.

D. The DSD director shall determine if the design standards contained in subsections A through C of this section have been met by a specific project proposal. Appeals of the DSD director’s determination would be processed as a Type I-A action as established in Chapter 20.01 PTMC, Land Development Administrative Procedures. (Ord. 2892 § 1, 2005; Ord. 2726 § 3, 1999).

17.27.060 Application of regulations.

All properties located within the Boat Haven height overlay district shall be subject to both its underlying zone classification and to the requirements imposed by the special height overlay district. In any case where the provisions of the Boat Haven height overlay district conflict with the provisions of an underlying zone, the provisions of this chapter shall apply. (Ord. 2726 § 3, 1999).