Chapter 17.20


17.20.010    Purpose.

17.20.020    Permitted uses.

17.20.030    Permitted accessory uses.

17.20.040    Bonuses.

17.20.050    Master plan standards.

17.20.060    Lot size.

17.20.070    Minimum lot area.

17.20.080    Setback.

17.20.090    Land coverage.

17.20.100    Height.

17.20.110    Lot width.

17.20.120    Off-street parking.

17.20.130    Appeals.

17.20.010 Purpose.

A. The marine planned recreation (MPR) district is established in recognition of the unique and irreplaceable nature of certain marine sites within Blaine, and creates a special overlay district for areas within the marine recreation district providing for the establishment of such public-oriented, tourist-related uses as marinas, boat docking facilities, recreation-oriented residential, hotel and overnight accommodations, conference facilities, restaurants and small specialty retail. A balance of uses in this overlay district is intended to serve recreational, tourist, and conference mixed use activities where orientation and access to the water is a prime public amenity and to encourage retention of existing historical structures. The performance standards in the overlay district require the preparation of an overall master plan for the development which responds to the use, historic preservation and circulation provisions of the comprehensive plan and provides a guide to phasing of the project.

B. The purposes of this planned approach are the same as those in a planned unit development, Chapter 17.68 BMC. Developments under this chapter shall be subject to the procedures for application and approval described in Chapter 17.68 BMC. (Ord. 2811 § 2 (Exh. A), 2012; Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.020 Permitted uses.

The uses in the marine planned recreation district must be of a similar magnitude (size, impact) so as to provide a balance between them. An approved combination of at least four of the following uses is required:

A. Private and public marinas with recreational and boat moorage and docking, boat repair facilities, boat and equipment sales and services;

B. Hotel and overnight accommodations;

C. Small-scale retail and/or specialty shops, excluding gambling operations;

D. Eating and drinking establishments;

E. Conference facilities;

F. Attached residential units either operated as a hotel or not;

G. Electric vehicle charging stations, including but not limited to EV charging station, rapid charging station, battery exchange station. (Ord. 2793 § 2 (Exh. A(2)), 2011; Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003; Ord. 2549 § 2, 2003)

17.20.030 Permitted accessory uses.

Accessory uses permitted in the marine planned recreation district are as follows: historic museums and interpretive centers; athletic facilities including indoor and outdoor swimming pools, gymnasiums and courts; seaplane docking and helicopter landing pads; offices, warehouses and shop facilities directly related to the uses within the district; and fish processing plants and shipping facilities. Those other uses determined by the review authority (in the SEPA or shoreline management application process) are to be accessory to the primary tourist/marine-oriented uses. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.040 Bonuses.

Increased density, height and attached residential units not operated as a hotel are allowed in the marine planned recreation district only if an approved combination of the following public benefits are provided:

A. Permanent public access to the shoreline is provided;

B. Development, operation and maintenance participation in a cross-water connection to downtown Blaine;

C. Significant proportion of required parking is placed on the uplands;

D. Shuttle service is provided to connect the cross-water dock, hotel, conference facility, and county park with activities on the uplands;

E. Priority structures (buildings, piers, and ways) eligible for National Historic Register are preserved;

F. Majority of other existing structures are retained;

G. Exemplary landscaping and architectural design which retains natural marine-oriented character of the area. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.050 Master plan standards.

A. An overall master plan for the developments within the planned district must be approved prior to the issuance of any development permits on the site. If the entire area of the marine recreation district is not included in the master plan, the relationship to existing uses or areas not included must be indicated and considered in the master plan. If the area of developed property (or approved applications) at the time of application is less than 25 percent of the total area of the district, property can be included in the planned district and used for purposes of calculating bonuses. This percentage of developed area can be increased up to 40 percent at the discretion of the review authority. Permits for first phase actions can be processed as a planned unit development at the same time as the overall master plan at the discretion of the city review authority. Projects must be consistent with the overall master plan for the district and cannot receive additional density bonuses as provided in Chapter 17.68 BMC. The plan shall describe the following:

1. Proposed uses and their extent and general location on the site;

2. Circulation and access, both vehicular and pedestrian;

3. Provisions for public services, utilities and facilities;

4. Parking with a phased parking management plan, including consideration of the county park;

5. General landscaping, buffer and screening consistent with the unique natural setting and proximity to the county park;

6. Compatibility with a marine setting and the historic structures in the design and scale of structures, type of building materials, lighting and signs;

7. Impact of development on the geologic structure of the spit;

8. Orientation to focal point or points or design themes;

9. Preservation of unique natural and historic features and buildings and consideration of views to and from the planned area through view corridors from the public road to the shoreline;

10. Unregulated and regulated public access to shorelines;

11. Relation to existing uses and provisions of the comprehensive plan;

12. Phasing of the development including at least the location, use, extent, or amount by each phase; general timing (ranges); opportunity for reviews at major milestones (i.e., 25 percent, 50 percent, 75 percent completion); relationship to development on the Blaine uplands; and reasonable security devices to assure projects approved in each phase are completed.

B. The plan shall contain reports, maps, sketches and supporting documents to adequately describe the applicant’s proposal. The scope of the needed reports, and their process and schedule of review and approval would be established and monitored by the city. Written documents required for the master plan should include, but are not limited to, the following:

1. Statement of objectives to be achieved including a description of the overall development program, the character of the proposed development, the geographic area to be included, its relationship to its surroundings and the rationale behind the assumptions made by the applicant;

2. Description of existing site conditions including but not limited to topography, watercourses, soils, geologic conditions, unique natural and built features, forest cover and other items required to fully understand the site. Supplementary reports may be included for reference;

3. Written plan sections, plans and maps (at adequate scales), photographs, sketches or models necessary to describe the plan elements required in subsection A of this section;

4. Quantitative data by development parcels necessary to administer phased projects (i.e., parcel size, number and types of dwelling units or commercial facilities, density, lot coverage, open space, parking, etc.);

5. Economic feasibility studies or market analyses necessary to evaluate phasing proposals and fiscal impact on the city;

6. Implementation of the development including overall phasing, construction of public streets, facilities and utilities and description of security devices required to assure the project is completed as approved;

7. Description of applications necessary for the development;

8. Other documentation required by the review authority or city council.

C. An environmental checklist, as defined in the State Environmental Policy Act, will be done for the overall master program evaluating the impact of the above items.

D. Architectural and site design standards and project phasing will be prepared as part of the overall master plan.

E. In addition, uses in the marine planned recreation district shall conform to applicable performance standard and enforcement requirements contained in Chapter 17.14 BMC, Manufacturing Zoning District.

F. The review authority shall use the above criteria in review of master plans and projects in the marine planned recreation district and shall indicate results of the review in their recommendation to the city council. (Ord. 2811 § 2 (Exh. A), 2012; Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.060 Lot size.

There is no minimum lot size in the marine planned recreation district. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.070 Minimum lot area.

No minimum lot area is assigned to the marine planned recreation district. It is the intent of this chapter that each development or activity be located on a site commensurate with its use, and of sufficient size to meet open space, parking, circulation, service and building requirements. Although each assigned site may not meet the approved land coverage, density, or parking requirements, the total site average must conform. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.080 Setback.

No building or structure in the marine planned recreation district shall be closer than 10 feet to a public right-of-way unless expressly allowed in the approved plan. No other side, rear or front yard setback is required except those set by the International Building Code. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.090 Land coverage.

Land coverage by buildings and all other impervious surfaces in the marine planned recreation district (excluding the main public road) shall not exceed the following percentages by subarea:

Subarea A (Tip of Spit/APA Buildings): 10+ acres – 90 percent land coverage.

If a majority of the historic structures and associated buildings are not retained, the land coverage for Subarea A shall be the same as for Subarea B.

Subarea B (Remainder of Spit/Marina): 40+ acres – 40 percent land coverage. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.100 Height.

Maximum height in the marine planned recreation district shall be determined by the applicable shoreline management master program regulations or 45 feet if no shoreline regulation is applicable, except that within 200 feet of a public park the height shall be limited to 25 feet. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.110 Lot width.

No minimum lot width is required in the marine planned recreation district. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.120 Off-street parking.

Off-street parking in the marine planned recreation district shall be provided in accordance with specifications in Chapter 17.124 BMC. Requirements may be reduced for mixed use and defined circulation improvements and/or allowed to develop in adjacent residential districts through review authority approval. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.20.130 Appeals.

Appeals of a final decision shall be submitted pursuant to BMC 17.06.180, Appeals. (Ord. 2673 § 2, 2007)