Chapter 17.23
CB – WHARF ZONING DISTRICT
Sections:
17.23.010 Applicability and permit approval.
17.23.040 Specific planning area standards.
17.23.045 Electric vehicle infrastructure.
17.23.005 Purpose.
The wharf district is established in recognition of the unique and irreplaceable nature of the city’s waterfront site. It is intended to provide for a mix of water-oriented commercial, industrial and recreational uses that support water-related activities that are compatible with shoreline public access and tourism activities. Direction and guidance for development in this district is provided by the wharf district master plan (a component of the Blaine comprehensive plan), approved by both the city of Blaine and the Port of Bellingham. The regulatory provisions of this chapter are intended to supplement the master plan. (Ord. 2674 § 6, 2007)
17.23.010 Applicability and permit approval.
Unless determined to be exempt under the city’s shoreline program, all development proposals in the wharf district shall be approved through a shorelines permit. No other development permit shall be required. A building permit will not be accepted without prior approval of the shorelines permit, if applicable. (Ord. 2674 § 6, 2007)
17.23.020 Approval criteria.
A. A shorelines permit in the wharf district shall be approved subject to the administrative provisions of this title and the shoreline management program.
B. A final permit decision by the city must include findings of compliance with the following documents:
1. The wharf district master plan;
2. The city of Blaine shoreline management plan;
3. Design standards pursuant to Chapter 17.119 BMC.
C. When a permit application is submitted for development on Port-owned property, the city shall solicit and consider any conditions or related requirements established by the Port before making a final decision. (Ord. 2674 § 6, 2007)
17.23.030 Minimum standards.
Unless otherwise indicated within each planning area, a development proposal must demonstrate compliance with the following standards:
A. Design Standards.
1. Streetscape and Public Space Standards. All design, placement or construction within a public space must be in compliance with the streetscape and public space standards contained in BMC 17.119.050.
2. Building Form Standards. All buildings within the wharf district shall conform to the building form standards contained in BMC 17.119.060.
3. Architectural Standards. All buildings within the wharf district shall conform to the architectural standards contained in BMC 17.119.070.
4. Private Landscape and Parking Standards. All private space landscaping and parking areas must conform to the private landscape and parking standards contained in BMC 17.119.080.
B. Water Quality Standards. While each planning area will have different functions and development configurations, all development in the wharf district shall utilize low-impact design techniques and demonstrate that the result will be a storm water management design that will consistently achieve high-water quality runoff over extended periods of time.
C. Lot Configuration Standards. No minimum lot width or specific lot configuration is required in the wharf district.
D. Minimum Lot Area Standards. No minimum lot area is required in the wharf district. However, a project proposal must demonstrate that the intended site adequately accommodates the intended use with sufficient size to meet parking, loading and circulation, landscaping, open space, and related requirements.
E. Unless otherwise determined, setbacks from the shoreline OHWM shall be:
1. Water-dependent buildings: zero feet.
2. Water-oriented buildings: 25 feet.
3. Other buildings: 45 feet. (Ord. 2674 § 6, 2007)
17.23.040 Specific planning area standards.
The following standards are specific to each of the seven planning areas within the wharf district:
A. Planning Area 1: Gateway to Waterfront (Visual and Physical Access). See CB – Market district requirements.
B. Planning Area 2: Plover Park (Recreation and Boat Launch).
1. Special Conditions. A landscape and site plan for the entire Plover Park planning area must be approved through a shorelines development permit prior to any development or construction on the site. The plan must meet the approval criteria contained in BMC 17.23.020.
2. Character and Use. See wharf district master plan.
3. Design Standards.
a. Streetscape and Public Space Standards. Must be approved as a component of an approved landscape and site plan.
b. Building Form Standards. Must be approved as a component of an approved landscape and site plan.
c. Architectural Standards. Must be approved as a component of an approved landscape and site plan.
d. Landscape and Private Parking Standards. Must be approved as a component of an approved landscape and site plan.
4. Building Setback Standards.
a. Setbacks from Marine Drive right-of-way: 10 feet.
b. Setbacks from Milhollin Drive easement: 10 feet.
c. Setbacks from Shoreline OHWM. Setbacks shall be established at the time of permit approval for the landscape and site plan.
d. Setbacks from Wetlands. Recreational amenities may be located in or adjacent to wetlands with an approved wetland enhancement plan.
5. Land coverage: 10 percent of planning area.
6. Building Heights. Not to exceed 20 feet unless otherwise approved as a part of the landscape and site plan.
C. Planning Area 3: Mariner Village (Mixed Use).
1. Character and Use. See wharf district master plan.
2. Design Standards.
a. Streetscape and Public Space Standards. All standards applicable.
i. Milhollin Drive is intended to be an urban street with similar design characteristics to the CB – Market district, with street trees, sidewalks and an active pedestrian-oriented commercial flavor.
3. Building Form Standards. All standards applicable.
4. Architectural Standards. All standards applicable.
5. Private Landscape and Parking Standards. All standards applicable.
a. Parking. Parking in this planning area is intended to be located underground if possible. Alternatively, parking space can be used to enhance building separation and increase views from the east.
6. Building Setback Standards.
a. Setbacks from Marine Drive right-of-way: 15 feet.
b. Setbacks from Milhollin Drive easement: 10 feet.
c. Setbacks from shoreline OHWM: 45 feet.
d. Setbacks from Plover Park planning area: 30 feet.
7. Land coverage standards: 90 percent.
8. Height Standards. Buildings shall stair-step from lower heights on the south side of the planning area graduating to greater heights on the north consistent with the wharf district master plan. See master plan for detailed height requirements.
D. Planning Area 4: Harbor Gateway (Marina Support).
1. Character and Use. See wharf district master plan.
2. Design Standards.
a. Streetscape and Public Space Standards. All standards applicable.
b. Building Form Standards. All standards applicable.
c. Architectural Standards. All standards applicable.
d. Private Landscape and Parking Standards. All standards applicable.
i. Parking. Cumulatively, additional development of Planning Area 4 shall not reduce parking space by more than 15 stalls.
3. Building Setback Standards.
a. Setbacks from Marine Drive right-of-way: 10 feet.
b. Setbacks from Shorelines OHWM. See BMC 17.23.030(E).
4. Land coverage standards: 90 percent.
5. Height Standards. Only single story buildings are allowed with a maximum height of 25 feet.
E. Planning Area 5: Waters Edge (Public Access – Includes Subplanning Areas 5a, 5b, 5c, and 5d).
1. Special Conditions. A landscape and site plan for each of the four subplanning areas must be approved through a shorelines development permit prior to any development or construction taking place on the site. The plan must meet the approval criteria contained in BMC 17.23.020.
2. Character and Use. See wharf district master plan.
3. Design Standards.
a. Streetscape and Public Space Standards. All standards applicable.
b. Building Form Standards. All standards applicable.
c. Architectural Standards. All standards applicable.
d. Landscape and Private Parking Standards. All standards applicable.
4. Building Setback Standards.
a. Setbacks from Marine Drive right-of-way: 30-foot setbacks with the exception of the wastewater treatment facility which shall be set back 10 feet from Marine Drive.
b. Setbacks from Shoreline OHWM. Setbacks shall be approved at the time of permit approval for the landscape and site plan for each subplanning area.
5. Land Coverage Standards.
a. Planning Area 5a – Marine Park (passive recreation): 10 percent.
b. Planning Area 5b – Festival Square (parking and community activities): 60 percent.
c. Planning Area 5c – Lighthouse Park (active recreation): 30 percent.
d. Planning Area 5d – The wharf (pedestrian boardwalk and fisherman’s pier): 100 percent.
6. Height Standards. Heights shall be approved at the time of permit approval for the landscape and site plan for each subplanning area.
F. Planning Area 6: Shipyard Industrial Park (Industrial).
1. Character and Use. See wharf district master plan.
2. Design Standards.
a. Streetscape and Public Space Standards. Planning Area 6 is reserved for industrial uses. There are no formal streets and the general public should not be encouraged to enter the area. Consequently, the streetscape and public space standards are only marginally applicable. Where the public does have access, and where appropriate, they will be applied.
b. Building Form Standards. Building form and design in this planning area will be driven by the functional requirements of industry. While the standards in Chapter 17.119 BMC must be considered, where the two are in conflict, industrial design requirements shall prevail.
c. Architectural Standards. Building form and design in this planning area will be driven by the functional requirements of industry. Consequently, where these architectural standards conflict with industrial design requirements, the latter shall prevail.
d. Landscape and Private Parking Standards. No landscaping required.
3. Building Setback Standards.
a. Setbacks from Marine Drive right-of-way: 10 feet.
b. Setbacks from the Shoreline OHWM. See BMC 17.23.030(E).
4. Land coverage standards: 100 percent.
5. Height standards: 40 feet. Higher building heights may be approved by the city council provided:
a. All businesses, residents and property owners located on Peace Portal Drive within the CB district are notified of a public hearing addressing the proposal; and
b. The building will serve a water-dependent marine industrial use; and
c. The applicant can demonstrate that the proposed building height is a functional requirement for the intended use; and
d. The city council finds that the building will not have a significant obstruction of views from the upland Central Business District.
G. Planning Area 7: Dakota Commons (Commercial).
1. Character and Use. See wharf district master plan.
2. Design Standards.
a. Streetscape and Public Space Standards. All standards applicable.
b. Building Form Standards. All standards applicable.
c. Architectural Standards. All standards applicable.
d. Landscape and Private Parking Standards. Centrally located parking as indicated in the master plan for both Planning Areas 7 and 5d (fisherman’s pier).
3. Building Setback Standards.
a. Setbacks from Marine Drive right-of-way: 10 feet.
b. Setbacks from Shorelines OHWM. See BMC 17.23.030(E).
4. Land coverage standards: 90 percent.
5. Height standards: 35 feet. (Ord. 2728 § 2 (Exh. A), 2009; Ord. 2674 § 6, 2007)
17.23.045 Electric vehicle infrastructure.
Electric vehicle charging stations, including but not limited to EV charging station, rapid charging station, battery exchange station, are permitted uses provided they are designed and installed in a manner to be consistent with the goals of the wharf district master plan and the shoreline management program. (Ord. 2793 § 2 (Exh. A(2)), 2011)
17.23.050 Appeals.
Appeals of a final decision shall be submitted pursuant to BMC 17.06.180, Appeals. (Ord. 2674 § 6, 2007; Ord. 2673 § 2, 2007)