Chapter 17.38


17.38.010    Purpose.

17.38.020    Permitted uses.

17.38.030    Permitted accessory uses (secondary to permitted uses).

17.38.031    Conditional uses.

17.38.050    Minimum lot size.

17.38.055    Residential design standards for RPR zoning district.

17.38.060    Setback – Land coverage – Height – Lot width.

17.38.070    Off-street parking.

17.38.080    Appeals.

17.38.010 Purpose.

A. The intent of the residential planned recreation (RPR) district is to create a residential community overlay district relating to areas within the residential recreation district oriented toward recreation activities such as golf/tennis, hiking and biking. Flexibility of residential unit types, density and mix is allowed in order to provide the recreation facilities and major open space system and to retain the steep slope areas and shorelines in as natural a state as possible. The performance standards in the district require the preparation of an overall master plan for the development to achieve the flexibility of residential unit types and commercial accessory uses, and to provide a guide to phasing the project.

B. The purpose of this planned approach is the same as those in Chapter 17.68 BMC, Planned Unit Developments (PUD). Developments under this chapter shall be subject to the procedures for application and approval described in Chapter 17.68 BMC. (Ord. 2879 § 1 (Exh. A § 3), 2016; Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.38.020 Permitted uses.

Uses permitted in the residential planned recreation district are as follows:

A. Single-family detached and attached, standard lot and clustered units and multiple-family, up to an average density of three units per net acre (gross acreage less public road right-of-way and commercial uses);

B. Public golf courses with clubhouse and related facilities;

C. Athletic clubs for uses such as tennis, racquetball and swimming;

D. Public parks, schools, fire stations and utilities. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.38.030 Permitted accessory uses (secondary to permitted uses).

Accessory uses in the residential planned recreation district are as follows:

A. Garages, swimming pools and other uses customarily incidental to the permitted single-family detached dwellings; limited commercial activity area to serve the planned residential, planned marine recreation and areas immediately adjacent to the city including: convenience retail, offices, eating and drinking establishments, athletic clubs, and parking related to adjacent marine uses;

B. Churches; boat moorages of launching areas; motels, gas stations, other recreation facilities such as wave pools, water slides may also be approved, with conditions, in conjunction with the commercial activity center;

C. Family day care homes, adult day cares and adult family care facilities. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.38.031 Conditional uses.

Conditional uses in the residential planned recreation district are:

A. Day care centers. (Ord. 2879 § 1 (Exh. A § 7), 2016; Ord. 2673 § 2, 2007; Ord. 2577 § 5, 2004; Ord. 2554 § 3, 2003)

17.38.050 Minimum lot size.

Minimum lot size for the residential planned recreation district will be established in the approved master plan for the district. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.38.055 Residential design standards for RPR zoning district.

A. Purpose and Intent. The purpose of these standards is to preserve the unique qualities and natural beauty of the district; to establish and preserve a harmonious and aesthetically pleasing designed residential community; and to promote orderly growth in the RPR district which will protect and enhance the quality of life in West Blaine and the city in general. Application of these standards is intended to achieve the following objectives:

1. Ensure housing design is based on architecture that is aesthetically consistent and compatible with other homes in the district.

2. Ensure that new homes are designed with sensitivity to their site, the streetscape, and surrounding development.

3. Ensure that the design of new homes maintains the scale, context and texture of existing neighborhoods.

B. Residential Design Standards. Planned unit developments in the RPR zoning district shall include the following 12 design elements in the master plan for the PUD. The selected elements shall be incorporated into the covenants, codes and restrictions for the development so as to be implemented by the homeowners’ association with allowances for change over time as new products or preferences develop within the association.

1. Minimum Living Space. Single-family dwellings shall have 1,200 square feet on ground floor.

2. Roof Pitch. 4:12 minimum, 12:12 maximum. Up to 25 percent of a roof may be flat or have a reduced pitch, provided the remainder meets the pitch standard.

3. Roofing Material(s). Natural cedar shingles or shakes, or a substitute roofing material which looks like shingles or shakes in size, thickness, texture and color, including two-ply and three-ply fiberglass backed tab shingles providing a strong shadow line.

4. Roof Plan. No HVAC devices except flues and vents are to be mounted on rooftops. Solar collectors and/or skylights mounted on a roof should not exceed 20 percent of total roof area.

5. Siding(s). The primary siding material shall be stone, wood, wood shingles, or a material with a similar look such as cement board. Materials that do not effectively mimic natural stone or wood siding, such as vinyl or aluminum siding, are prohibited.

6. Accent Material(s). The accent material(s) (exposed unpainted wood, wood shingles, stone, brick, etc.) must be used on one or more elevations, but should be used to accentuate certain features or areas only. Accent materials shall cover between 10 and 30 percent of the street facing facade(s). Accent materials that wrap around corners (e.g., from front to side elevations) should continue at least to the nearest inside corner or provide an architectural terminus. The intent of this requirement is that material transitions do not occur at outside corners or in the mid-area of any particular wall plane.

7. Exterior Color Scheme. Exterior finish shall be of earth tone hues, primarily consisting of greens, browns, tans and grays intended to be compatible with a forested setting.

8. Window Sash. Permitted materials include: wood, aluminum and vinyl in color that coordinates well with external wall colors. Highly reflective material such as aluminum is not permitted.

9. Foundation Exposure. Above grade foundation exposure should not exceed six inches. Foundation exposures in excess of six inches are allowed in limited circumstances. In such cases, the entire foundation face will be painted to match the body color of the house, a similar complementary color, or shall be screened with landscaping and/or treated with a siding veneer that coordinates with the building exterior.

10. Exterior Appearance. Unallowable exterior elements include: perimeter fencing, outside clotheslines and foil or reflective material used on windows.

11. Utility/service connections on buildings (gas and electric meters, telephone and security system boxes, etc.) must be screened from street view.

12. Exterior Lighting. Indirect lighting is preferred, but limited direct decorative lighting is acceptable if lighting fixture types are recessed cans or pot lights, below-ground up-lighting, low-height louvered landscape lights, or wall-mounted shielded up lights or down lights. Light trespass is not permitted. (Ord. 2872 § 2 (Exh. A-4), 2015)

17.38.060 Setback – Land coverage – Height – Lot width.

Setbacks, land coverage, height limit and lot width for the residential planned recreation district will be established and approved as part of the master plan and individual phases. (Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.38.070 Off-street parking.

Off-street parking for the residential planned recreation district shall be provided in accordance with specifications in Chapter 17.124 BMC, Parking and Loading, or as modified in an approved planned unit development. (Ord. 2811 § 2 (Exh. A), 2012; Ord. 2673 § 2, 2007; Ord. 2554 § 3, 2003)

17.38.080 Appeals.

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