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20.00.015 Barkley neighborhood table of zoning regulations.
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BARKLEY NEIGHBORHOOD ZONING MAP

Areas 1 – 22

Area

Zoning

Use Qualifier

Density

Special Conditions

Prerequisite Considerations

Special Regulations

1

Residential Single

Detached

10,000 sq. ft. min. detached lot size

Clearing; shoreline; floodplain; corridor study prior to Sunset Drive improvements

Sufficient water capacity and supply

None

2

Residential Multi

Planned

10,000 sq. ft. per unit average overall density

View; clearing; wetlands; steep slopes; Fever Creek

Sufficient water capacity and supply

None

3

Commercial

Planned

N/A

Treatment and retention of stormwater runoff; limited access to arterials

None

None

4

Commercial

Neighborhood, Concomitant Agreement No. 98-20 for property at 1301 E. Sunset

10,000 sq. ft. of floor area per structure

Limited access to arterials; single curb cut for 3206 Orleans St.; buffer residential

Relocation of curb cuts for 1031 E. Sunset; lot consolidation, street dedication and other requirements in CA No. 98-20

See Concomitant Agreement No. 98-20

5

Residential Multi

Planned (Concomitant Agreement No. 3-3-91C)

3,600 sq. ft. per unit density; density transfer across Racine St. may be approved subject to site plan approval

Clearing; wetlands; open space set aside as described in neighborhood plan

Improvement of neighborhood streets to nearest neighborhood arterial

See Concomitant Agreement No. 3‑3‑91C

6

Residential Multi

Multiple

2,000 sq. ft. per unit

Clearing; wetlands; density transfers

Improvement of Sunset Drive; sufficient water capacity and supply

None

7

Residential Multi

Planned

2,000 sq. ft. per unit

Clearing; wetlands; density transfers

Improvement of neighborhood streets to nearest neighborhood arterial. Dedication of a one-acre park site adjacent the wetlands and tied into the city trail plan (see CA No. 3-3-91C for specifics)

See Concomitant Agreement No. 3‑3‑91C

8

Residential Multi

Planned, mixed (medical and professional offices and personal service facilities as defined by the land use code)

2,000 sq. ft. per unit; maximum commercial building size of 10,000 sq. ft.

Reduction of setbacks for residential development; limited access to Sunset; screening between commercial uses and abutting residential designations

A majority of the property owners must develop under a single planned contract to establish office and service uses; right-of-way dedication

None

9

Residential Multi

Multiple

2,000 sq. ft. per unit

Clearing; limited access to Sunset Drive

Sufficient water capacity and supply

None

10

Residential Multi

Planned, offices allowed

2,000 sq. ft. per unit

Limited access; views

Sufficient water capacity and supply; right-of-way dedication

None

11

Residential Multi

Planned, offices allowed

2,000 sq. ft. per unit

Limited access; views

Sufficient water capacity and supply; right-of-way dedication

None

12

Commercial

Planned (Ords. 8996, 9202, Res. 25-84, PC 87-11)

10,000 sq. ft. max. building size for commercial

Limited access; pedestrian easements

None

None

13

Industrial

Planned*

N/A

Trail; buffer (see neighborhood plan); limited access; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Drainage improvements; buffer improvements

*Uses shall be limited to the following:

1. Private educational facilities

2. Medical, professional, general business offices.

3. Administrative office services

4. Research and development

5. Light manufacturing

6. Warehousing and distribution

7. Banks

8. Uses similar to the above

14

Industrial

Planned*

N/A

Limited access; drainage; warehousing and distributions; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Five-lane improvements to Sunset Drive or alternative access plan; construction and payment of Burns St. as described in the neighborhood plan

*Uses shall be limited to the following:

1. Private educational facilities

2. Research and development

3. Light manufacturing

4. Warehousing and distribution (except within the south and east 300 feet of Area 13A)

5. Medical, professional and general business offices

6. Administrative office services

7. Banks

8. Uses similar to the above

9. Existing single-family residences

15

Commercial/
Industrial

Planned*

N/A

Limited access; transfer of stand-alone commercial development rights**; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Drainage improvements

*Permitted industrial uses same as in Area 13.

**If stand-alone commercial acreage is transferred to Areas 16 and/or 17, that acreage may only be developed with commercial uses as part of a mixed-use building or site. For example, if three acres of stand-alone commercial are transferred from Area 15 to Area 16, six acres of stand-alone commercial remain in Area 15. Commercial can only be developed on the other three acres in Area 15 as part of mixed-use development.

16

Industrial/
Commercial*/
Residential

Planned**

4,000 sq. ft. per detached unit

Trail; buffer (see neighborhood plan); limited access; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Drainage improvements

*Unless stand-alone acreage from Area 15 is transferred, commercial uses are only allowed as part of a mixed-use building or a mix of uses in the subarea which meet a ratio of 50:50 for commercial uses developed in conjunction with residential uses or 25:75 with commercial uses developing at 25 percent of the site or building area and industrial uses developing at 75 percent of the site or building area.

**Permitted industrial uses same as in Area 13, except that warehousing and distribution uses are prohibited.

17

Industrial/
Commercial*/
Residential

Planned**

4,000 sq. ft. per detached unit

Buffer (see neighborhood plan); limited access; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Drainage improvements

*Unless stand-alone acreage from Area 15 is transferred, commercial uses are only allowed as part of a mixed-use building or a mix of uses in the subarea which meet a ratio of 50:50 for commercial uses developed in conjunction with residential uses or 25:75 with commercial uses developing at 25 percent of the site or building area and industrial uses developing at 75 percent of the site or building area.

**Permitted industrial uses same as in Area 13, except that warehousing and distribution uses are prohibited.

18

Commercial/
Industrial

Planned*

N/A

Buffer (see neighborhood plan); limited access; water; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Circulation and utility improvements; drainage improvements

*Permitted industrial uses same as in Area 13.

19

Commercial/
Industrial

Planned*

N/A

Buffer (see neighborhood plan); limited access; water; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Circulation and utility improvements; drainage improvements

*Permitted industrial uses same as in Area 13.

20

Industrial/
Residential Multi

Planned*

4,000 sq. ft. per detached unit

View; limited access; clearing; water; buffer; drainage retention; play lot park with residential; trails with industrial; active recreation area; Barkley urban village design guidelines (see Exhibit I at the end of this section)

Circulation and utility improvements

*Permitted industrial uses same as those in Area 13, except that warehousing and distribution uses are prohibited. A minimum of 50 percent of the developable area must be developed with residential uses.

21

Public

Governmental Services

N/A

None

Curb cut on Sunset should be limited to right-in, right-out only unless approved by public works department

None

22

Public

School

N/A

Limited access; spacing of curb cuts; wetlands; water system improvements

Improvements to E. McLeod Rd.; internal access roads; signalize Sunset/McLeod intersection

None

EXHIBIT I

BARKLEY URBAN VILLAGE

Design Guidelines – For Areas 13, 14, 15, 16, 17, 18, 19 and 20

The specific guidelines are included in the Barkley neighborhood zoning section of the land use and development code. Discussed below are to be used in the preparation of planned development contracts for projects in the Barkley urban village and as the basis for development of future, more specific design standards. Guidelines are intended to supplement the regulations contained in the land use development ordinance or subsequent changes to this chapter by providing additional design guidance, but are not regulatory in the same manner as the standards contained in that ordinance. Developers may propose alternatives to achieve an equal or better design solution that meets the intent of this section. Applications for planned developments shall include adequate information in their submittal to specifically depict how the guidelines have been addressed.

When guidelines are applied to land developed under an existing planned development contract, their application should be roughly proportional to the degree of alteration proposed and bear a relationship to impacts from the proposed changes to the development.

1. Identity.

The Barkley Urban Village consists of subareas 13, 14, 15, 16, 17, 18, 19 and 20 as shown on the Barkley Urban Village Map.

Land Use

Barkley Village should be encouraged to develop with a mix of residential, commercial, offices, and compatible light industrial uses in the areas designated for mixed-use development.

The range of industrial uses throughout the Barkley urban village shall be limited to the following:

1.Private educational facilities.

2.Medical, professional, and general business offices.

3.Administrative office services.

4.Research and development.

5.Light manufacturing

6.Warehousing and distribution.

7.Banks.

8.Uses similar to the above.

9.Existing single-family residences (Area 14 only).

To help achieve compatibility, businesses that are primarily warehousing and distribution should not be allowed in certain subareas as specifically identified in the subarea plan text where the use could be disruptive to adjacent residential uses.

To ensure that all subareas in the urban village are not dominated by commercial uses, a maximum of nine acres in subareas 15, 16, and 17 may be developed with stand-alone commercial uses without a corresponding amount of residential or industrial development as set forth below. Any additional commercial shall only be allowed in mixed use buildings or with development in the subarea which meets a ratio of 50:50 for commercial uses developed in conjunction with residential uses and 25:75 for commercial uses developed in conjunction with offices or light industrial uses.

As a further means to help achieve compatibility and to ensure that all subareas of the Barkley Urban Village that allow a mix of uses do achieve a mix, there shall be established for each subarea a minimum and maximum percentage of land area available for each use. The mixed-use limitations are set forth in Table V-1 below.

Table V-1 Barkley Urban Village Mixed Use Limitations 

Subarea

Total Acres

Zoning Designation*

Minimum Percentage

Maximum Percentage

Ind.

Com.

Res.

Ind.

Com.

Res.

13

51.5

Industrial

100%

NA

NA

100%

NA

NA

14

40.5

Industrial

100%

NA

NA

100%

NA

NA

15

9

Com/Ind

0%

0%

NA

100%

100%

NA

16

28.7

Res/Com/Ind

30%

10%

20%

70%

35%**

60%

17

23

Res/Com/Ind

15%

15%

15%

70%

42.5%**

70%

18, 19

13

Com/Ind

0%

0%

NA

100%

100%

NA

20

68.5

Ind/Res

0%

NA

50%

50%

NA

100%

*All designations within the Barkley urban village carry the “planned” use qualifier.

**Maximum commercial percent is exclusive of any transfer of stand-alone commercial acres from Area 15.

Additionally, for the purpose of determining these mixed use limitations, a maximum floor area ratio of 0.5:1 shall be applied to subareas 15, 16 and 17. Proposals to increase the floor area ratio above 0.5:1 to a maximum of 0.75:1 are subject to site plan review and approval by the planning commission.

Uses which can be defined as either industrial and commercial shall be considered commercial for the purposes of determining the minimum and maximum allowed percentages, except that the following uses shall be considered industrial:

Medical, professional and general business office, including bank branches.

Research and development.

Private educational facilities.

Administrative office services.

Overall residential density for the Barkley urban village shall be 10.5 units to the acre. Densities are transferable within the entire Barkley urban village where residential development is allowed. Minimum and maximum requirements for residential as depicted in the table above shall apply. Based on these percentages a minimum of 476 units must be developed within the Barkley urban village and a maximum of 1,116 units are allowed in the urban village (the maximum unit potential increases to 1,312 assuming a transfer of 196 units from Area 7). This provision is intended to encourage the development of neighborhoods that provide both renter and homeowner opportunities. Wherever possible, a mix of housing types should be encouraged.

2. Connectivity.

Developments shall be connected by either public or private sidewalks.

Site design shall include a pedestrian access element that provides pedestrian routes from streets, parking areas, and transit stops to building entrances and between buildings. Bus stops should be considered at locations recommended by Whatcom transportation authority.

Trails along open space systems as recommended in the open space section shall be included in the project design and connected with the other pedestrian routes in the site.

Pedestrian connections shall not cross truck-loading areas. Connections between private sidewalk systems in adjacent developments shall be provided if they are determined to be both feasible and necessary for a good pedestrian circulation plan.

All subdivisions, short plats, lot line adjustments, and binding site plans shall be reviewed to ensure that they are consistent with driveway access point space policies and regulations along Woburn Street, Sunset Drive and Barkley Boulevard.

Direct vehicular access shall be provided between developments whenever feasible to allow traffic to move between businesses without using arterial streets.

3. District Boundaries.

Measures to Enhance Compatibility Between Uses within the Barkley Urban Village and the Residential Areas Outside of the Urban Village.

While district boundaries should maintain a distinction between the Barkley urban village and adjacent residential neighborhoods, site design and use location should encourage access between these areas. Site designs for industrial and commercial uses shall provide appropriate buffers to these adjacent users as specified in the open space section above and/or in the land use description of each subarea below. In addition, industrial and commercial uses locating adjacent to the adjoining residential neighborhoods shall incorporate the measures described below.

Measures to Enhance Compatibility among Different Use Types within the Barkley Urban Village.

Restrictions on the types of uses permitted in the Barkley urban village should be maintained as provided in the identity section above.

Permanent outdoor storage shall not be permitted unless it can be screened from view by adjacent residential uses (except for residential uses in mixed-use structures). The height of material displayed or stored shall be limited to assure adequate screening. Where land immediately adjacent to the proposed development is within the Barkley urban village, the land use designation of the adjacent property allows residential development and the adjacent land is vacant at the time of permitting of an industrial or commercial use, the design for the industrial or commercial use shall provide for the ability to retrofit the site to implement the necessary screening of any outside storage areas if and when a residential use is constructed and the city of Bellingham determines that such screening is necessary to ensure compatibility. Additionally, the owner of the site for which permitting is sought shall, prior to occupancy, irrevocably commit to install such screening if deemed necessary.

Methods to attenuate noise from loading activity shall be employed as needed to protect residential uses immediately adjacent to the nonresidential use. This guidance will need to be applied with particular flexibility for residential uses in mixed-use buildings. Additionally, it is recognized that residential property in a mixed-use center will experience greater noise than property that is zoned strictly for residential uses. Thus, to the extent that noise regulations are applicable (see state noise regulation, Chapter 173-60 WAC) all subareas designated for mixed use shall be applied a Class B EDNA (environmental designation for noise abatement) for receiving property.

Use of outdoor speakers shall be prohibited, except when used for special events or when it can add to the pedestrian experience.

Exterior lighting shall have a cut-off angle that reduces spillover of light into adjacent residential uses. Light sources shall be shielded as necessary to minimize glare impacts on adjacent residential uses. Where land immediately adjacent to a commercial or industrial development is within the Barkley urban village, the land use designation of the adjacent property allows residential development and the adjacent land is vacant at the time of permitting, exterior lighting and light sources shall be designed to meet these standards.

4. Natural Systems.

Natural topographical features and amenities including but not limited to open space corridors shall be integrated into site designs as a significant design element.

5. Design.

As a future component of Barkley urban village’s development regulations, design guidelines should be developed for site layout, buildings, signs, and landscaping.

Site Components:

New developments of over 20,000 square feet of gross floor area shall provide consolidated area for pedestrian plazas, parks, wider sidewalks or seating areas at the rate of one percent of the gross floor area. This area may be adjacent to a building entrance, bus stop or open space/trail area, provided it is abutting a pedestrian walkway, is lighted and is visible from a main entrance of the building. The area shall contain seating, trash container(s) and landscaping. Minimum width shall be 10 feet. The facility shall be available to residents, customers, and employees without a fee. Areas accessible to vehicles and areas immediately in front of entrance doors will not be counted in the calculation of this area. Indoor pedestrian plazas that are designed to provide an equivalent function and include windows to the outdoors, such as a mall courtyard, may be used to satisfy this provision.

Developers are encouraged to incorporate crime prevention through the use of environmental design (CPTED).

When feasible, site designs shall screen service areas from streets and pedestrian walkways. Adequate space shall be reserved for garbage and recycling functions where appropriate. These functions shall not be considered outside storage.

6. Grading.

Site development shall incorporate the existing topography to the extent feasible. When retaining walls are necessary, terraced and landscaped walls are preferred.

Where earth berms are used, adequate horizontal space shall be provided to allow appropriate side slopes and support proposed vegetation.

Site clearing and grading shall only occur in conjunction with a development proposal. On-site storage of fill material shall be done in conjunction with a fill and grade permit and shall only be done in areas where existing drainage patterns will not be affected.

7. Landscaping.

Parking areas shall contain landscaping islands to break up large expanses of hard surfacing. Scale of parking islands, their location and spacing and tree species shall be appropriate for the scale of the parking area. Planting areas shall be designed to protect trees from vehicles.

Areas 23 – 27

Area

Zoning

Use Qualifier

Density

Special Conditions

Prerequisite Considerations

Special Regulations

23

Public

Open space, trail

N/A

None

None

None

24

Public

Park, trail

N/A

None

None

None

25

Commercial

Planned

N/A

Access; drainage

Construction and payment of Burns St. as described in neighborhood plan

None

26

Residential Single

Detached, cluster, cluster detached and cluster attached; mixed uses*

Single-family – 10,000 sq. ft. min. lot size for detached and 10,000 sq. ft. overall density for cluster single-family development.

Density bonuses may be achieved through the density bonus provision in Chapter 23.08 BMC as amended.

Multifamily and duplex housing may only be permitted as part of a single-family development containing at least two acres. The number of multifamily and duplex units is limited to 25 percent of the allowed number of single-family units in the development after any applicable density bonus has been applied.

No vehicular access to Mt. Baker Highway; drainage; wetlands

None

*Mixed uses are limited to duplex and multiple-family dwelling units within a development containing single-family and infill housing units.

Duplex and multifamily building permits shall not be issued until at least 50 percent of the single-family or infill housing units have been constructed on site, except the director may waive this requirement; provided, that the duplex and multifamily housing is abutting or across the street right-of-way from a nonresidential single zone for the purpose of providing a transition area between zoning districts.

Residential multi development regulations under Chapter 23.08 BMC, as amended, shall apply to development of duplex and multifamily lots.

Infill housing forms are permitted per Chapter 20.28 BMC.

27

Commercial

Planned

See Special Regulations*

Max. 2,500 sq. ft. of floor area per commercial use.

Critical areas.

Limit access points on arterial street.

Shared access/parking is encouraged.

Transmission pipeline.

Sunset Drive improved to arterial standards.

*Uses are permitted as specified in Chapter 20.38 BMC, except the following uses are prohibited:

1. Drive-through establishments, except a drive-through coffee house with interior seating and a single drive-through lane is permitted.

2. Service station.

3. Motel.

4. Mini storage.

5. Warehousing/wholesale.

6. Recycling collection center.

See Exhibit 2 – Area 27 Design Standards:

Exhibit 2

Area 27 – Design Standards

Development in Area 27 shall comply with BMC 20.33.040, except for as modified below:

1. Buildings shall be oriented toward street frontages and located adjacent to the rights-of-way as close as allowed by BMC 20.33.040, except a drive-through coffee house may have a drive lane as provided below. Buildings may be located interior to lots when the prior street frontage requirement is satisfied.

2. Building facades shall contain glazing (windows) and architectural details that avoid large blank walls.

3. Parking shall be located to the rear or side of a building.

4. A 10-foot landscaped setback shall be provided between a drive-through lane and any property line abutting a street or residential development. No drive-through menu speaker shall be oriented to face a single-family use.

5. Pole signs are prohibited, except for directional signs that are limited to six square feet in area and three feet in height.

6. One monument sign per site is permitted whether it is for a single or mixed use. The monument sign shall not exceed 60 square feet per sign face and six feet in height measured from existing grade.

7. Wall signs are limited to 32 square feet of sign area per tenant space.

8. Animated, moving, blinking (LED or similar) signs are prohibited.

9. Signage and private lighting shall be designed and installed to minimize illumination of adjacent properties.

10. Trash and recycling areas, and roof-top equipment shall be screened from public view.

11. One privately owned public plaza with seating shall be incorporated into the development of Area 27 to serve building tenants, customers, and members of the public.

Area 28

Area

Zoning

Use Qualifier

Density

Special Conditions

Prerequisite Considerations

Special Regulations

28

Residential Single

Detached, cluster, cluster attached and cluster detached; mixed: limited duplex and multifamily (see Special Regulations)

7,200 sq. ft. per dwelling unit for detached and cluster lots up to 3,600 sq. ft. per dwelling unit using cluster bonus provisions in Chapter 23.08 BMC or adopted city TDR program or the “fee-in-lieu-of” option.

Under the fee-in-lieu-of option, a property owner/developer can purchase additional density by paying a fee to the city’s Lake Whatcom watershed property acquisition program (LWWPAP).

The fee for density bonus is calculated on a per dwelling unit basis according to a fee schedule established by the city council. One unit of additional density will be allowed for each unit purchased through use of this option.

An applicant’s submittal for land use review shall include a letter from the Bellingham finance department documenting the amount to be contributed to the LWWPAP.

Lots not created by cluster subdivision: 5,000 sq. ft. minimum detached lot size and a maximum density of 7,200 sq. ft. per unit.

Critical areas.

Buffer separating industrial uses from residential zone.

Neighborhood park.

Provide public trails as indicated in the Bellingham Comprehensive Plan.

Limit access points on arterial streets. Shared access is encouraged.

High pressure natural gas/transmission pipelines.

Overhead power transmission lines.

Extension of the water/sewer mains.

As development occurs downstream utilities may need to be upgraded.

Sunset Drive improved to arterial standards.

Dedication, extension, and improvements to E. Bakerview to arterial standards.

Dewey Road improved to arterial standards.

Duplex and multifamily units shall require design review approval under Chapter 20.25 BMC and meet Chapter 20.32 BMC.

Duplex and multifamily units shall not exceed 25 percent of the total allowed dwelling units for the entire site.

Duplex and multifamily building permits shall not be issued until at least 50 percent of the single-family or infill housing units have been constructed on site, except the director may waive this requirement; provided, that the duplex and multifamily housing is abutting or across the street right-of-way from a nonresidential single zone for the purpose of providing a transition area between zoning districts.

Infill housing forms are permitted per Chapter 20.28 BMC.

The density bonus may exceed the 50 percent total maximum under Chapter 23.08 BMC but density shall not exceed 3,600 sq. ft. per dwelling.

[Ord. 2018-12-036 § 12 (Exh. B); Ord. 2018-12-033 §§ 5 (Exh. D), 7 (Exh. F); Ord. 2017-09-023 § 1 (Exh. A); Ord. 2017-07-018 § 3 (Exh. C); Ord. 2015-11-044 §§ 6 (Exh. D), 7 (Exh. E); Ord. 2010-12-068].