ORD 2001-44 DEVELOPMENT RIGHTS ORDINANCE NO. 2001-44
AN ORDINANCE of the City of Bainbridge Island, Washington,
designating a new receiving area for development rights and
adopting design guidelines for single family residences
developed in the ne~v receiving area at higher densities;
amending Sections 18.21.040, 18.24.040, 18.27.040, 18.37.050
and 18.41.010; adding a ne~v Section 18.41.070 to the City of
Bainbridge Island Municipal Code; and amending the City of
Bainbridge Island Official Zoning Map..
WHEREAS, the City adopted a Comprehensive Plan on September 1, 1994, as amended,
~vhich requires the development of a master plan for Winslow; and
WHEREAS, on May 21, 1998 the City Council passed Ordinance 98-11 to amend the
City's Comprehensive Plan and Land Use Map to incorporate the recommendations in the
Winslow Master Plan; and
WHEREAS, the Winslow Master Plan identifies certain actions to further the
Comprehensive Plan goal of preserving agricultural land and open space through the use of
transfer of development rights; and
WHEREAS, the Winslow Master Plan establishes approximately twenty-seven acres
along Ferncliff Avenue as the Urban Single Family Overlay District (R-8SF) and designates the
District as a new receiving area for development rights; and
WHEREAS, the Winslow Master Plan requires the development of design guidelines to
ensure that detached single family residences developed at higher densities in the Urban Single
Family Overlay District are compatible with surrounding development; and
WHEREAS, the Department of Community, Trade and Economic Development has been
notified of our intent to adopt this ordinance in accordance with State law; now therefore
THE CITY COUNCIL OF THE CITY OF BAINBRIDGE ISLAND, WASHINGTON,
DO ORDAIN AS FOLLOWS
Section 1. Section 18.21.040 of the Bainbridge Island Municipal Code is amended as
follows:
18.21.040 Lot area and density.
A. Except as provided in subsection B, :lthe minimum lot area for a dwelling unit
shall be 10,000 square feet.
B. Pursuant to Chapter 18.37 BIMC and Chapter 18.41 BIMC, the minimum lot area
for a dwelling unit shall be 5,400 square feet for that area designated on the official land.
map as the Urban Single Family Overlay District, (R-8SF). All other requirements of this.
chapter shall apply.
Section 2. Section 18.24.040 of the Bainbridge Island Municipal Code is amended as
follows:
18.24.040 Lot area and density.
A. Except as provided in subsection lB_, :t_the minimum lot area for a dwelling unit shall
be 12,500 square feet.
B. Pursuant to Chapter 18.37 BIMC and Chapter 18.41 BIMC, the minimum lot area for
a &yelling unit shall be 5,400 square feet for that area designated on the official land use
map as the Urban Single Family Overlay District, (R-8 SF). All other requirements of
this chapter shall apply,
Section 3. Section 18.27.040 of the Bainbridge Island Municipal Code is amended as
follows:
18.27.040 Lot area and density.
A. Except as provided in subsection B., :lthe minimum lot area for a dwelling unit shall
be 15,000 square feet.
B. Pursuant to Chapter 18.37 BIMC and Chapter 18.41 BIMC, the minimum lot area for
a d~velling unit shall be 5,400 square feet for that area designated on the official land
use map as the Urban Single Family Overlay District, (R-8SF). All other requirements of
this chapter shall apply.
Section 4. Section 18.37.050 of the Bainbridge Island Municipal Code is amended as
follows:
18.37.050 Receiving areas for development rights.
A. Developments in the mixed use town center (MUTC), and the High School Road
districts are eligible for increases in floor area ratio as provided for in Section
18.40.050(B).
B. The neighborhood service centers (NSC) are eligible for increased density through the
purchase or transfer of development rights in accordance with Chapter 18.66 070 (A&C)
BIMC, as amended.
C. The Urban Single Family Overlay District (R-8SF), is eligible for increased density_.
through the purchase or transfer of development rights in accordance with Chapters
18.21,18.24, and 18.27 BIMC.
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Section 5 Section 18.41.010 of the Bainbridge Island Municipal Code is amended as
follows:
18.41.010 Applicability.
All development, exterior renovation and redevelopment of the following zones shall
comply xvith this chapter:
A. Mixed Use Town Center and High School Road zones contained in BIMC 18.41.030.
B. Fort Ward district as delineated in the map contained in BIMC 18.41.040.
C. Multifamily development in the R-8 and R-14 zones, provided that applications
sul0mitted prior to December 8, 1999 shall not be subject to the requirements of this
section.
D. Light Manufacturing development in BIMC 18.72, except property subject to BIMC
Chapter 18.125, Master Planned Development.
E. Detached single family residential development developed above the underlying
density in the Urban Single Family Overlay District, R-8SF, contained in BIMU
18.41.070.
Section 6. A new Section 18.41.070 is added to Chapter 18.41 of the Bainbridge
Island Municipal Code as follows:
18.41.070 Urban Single Family Overlay District, R-8SF design guidelines
[See pages following Multifamily desigm guidelines.]
Section 7. The City of Bainbridge Island Official Zoning Map is amended to designate the
boundaries of the Urban Single Family Overlay District, as shown on Figure 7 of the Winslow
Master Plan, Composite Land Use Changes. t
Section 8. Relationship to other zoning provisions.
To the extent that the requirements set forth in the provisions of this ordinance are
inconsistent with requirements set forth in other City code provisions, the requirements set forth
in this ordinance shall supersede the requirements in other City code provisions.
Section 9. This ordinance shall take effect and be in force five days from and after its
passage, approval and publication, as required by law.
PASSED by the City Council this 14~ day of November 14 2001.
APPROVED by the Mayor this 20th day of November 2001.
Dwight Sutton, Mayor ' ~
ATTEST/AUTHENTICATE:
Susan P. Kasper, City Clerk
APPROVED AS TO FOP, M:
Rod P. Kaseguma, City Attorney
FILED WITH THE CITY CLERK: November 3, 1999
PASSED BY THE CITY COUNCIL: November 14, 2001
PUBLISHED: November 20, 2001
EFFECTIVE DATE: November 25, 2001
ORDINANCE NUMBER: 2001-44
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Guidelines Applicable to the R-8SF Urban Single Family Overlay District
R-8SF Overlay
District
':LR4.3j'.....
Legend
- [~ Tax Parcels
~ Overlay District
~ Zoning Distdct
~ Zoning Designati¢
80 0 160!
~ SJM, 11/5/01
R-8SF Urban Single Family Overlay District
The Winslow Master Plan,. adopted as part of the
Comprehensive Plan by the City of Bainbridge Island on
May 21, 1998, establishes a new overlay district in an
area along FerncliffAvenue. In this new R-8SF Urban
Single Family Overlay District, an increase from existing
density to up to eight units per acre would be allowed
using the transfer of development rights (TDRs). These
design guidelines supplement the R-8 zoning regulations.
The following set of guidelines is to serve as a minimum
threshold for development. Application of the guidelines
necessitates flexibility so as not to restrict creativity.
Guidelines for the R-8SF Urban Single Family Overlay
District are broken down into the following four
categories: Open Space, Site Design, Accessory Units
and Streets.
R-8SF Overlay District
Open Space
Intent:
To enhance the view from Ferncliff.
Guideline:
The 40-foot set back from Ferncliff should be kept with indigenous plants as approved by
the Bainbridge Island Landscape Code.
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R-8SF Overlay District
Intent:
To protect significant tree stands.
Guideline:
Encourage retention of tree stands within the 40-foot setback from Ferncliff. Encourage
retention of tree stands, where such action does not create a safety hazard, on residential
lots and right of ways. Allow up to five feet adjustment into the side, rear or front yard
set backs in order to leave trees on the residential lot.
R-8SF Overlay District
Site Design
Intent:
To encourage front porches to reflect traditional residential scale.
Guidelines:
Lot coverage limit established in the zoning code may be exceeded by up to 10% for front porches
on houses m~d breezeways between the garage and house.
Houses should be set back from the street as prescribed in the zoning code. Porches are allowed in
the setback up to five feet. A porch is defined as a roofed space outside the main walls at the
entrance which contains at least 60 square feet.
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R-8SF Overlay District
Intent:
To minimize the visual impact of garages.
Guideline:
Garages should be sited at the rear of the site, or the side yard and screened from the roadway. At
a minimum, the garage should be set back or recessed from the front of the house.
A reduction to a minimum of a 5' rear yard setback for a detached garage is consistent with these
guidelines.
. ~. ~ ~ ~ .~ .
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R-SSF Overlay District
Intent:
To minimize the impact on the natural environment, and provide another layer of semi-private
space, similar to porches.
Guideline:
Where the existing grade of a lot is natural(v terraced (raised) above the street level, building the
house at that level is encouraged.
R-8SF Overlay District
Intent:
To minimize curb cuts on the roadways.
Guideline:
Shared drivexvays or alleys are encouraged especially on small lots under 7,000 square feet.
Driveway width should not exceed 12 feet.
R-8SF Overlay District
Accessory Units
Intent:
To make structures built very close to each other on the same lot or remodels that add
accessory units to the principal structure, appear complimentary.
Guideline:
Accessory units should be generally consistent with the architecture of the principal
structure. Consistency of design includes use of the same or compatible siding, roofing,
trim, roof pitch, window orientation, and colors.
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R-8SF Overlay District
Streets
Intent:
To minimize spill-over lighting.
Guidelines:
Lighting on sites or along the roadways should be shielded downward, and be pedestrian
scale. Such lighting shall also comply with other City lighting regulations. No light
stands should exceed 12 feet in height.
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R-SSF Overlay District
Intent:
To promote variety, avoid a subdivision look to the streetscape, and enhance the human
scale of the street.
Guideline:
Residential streets should be gracefully curved and the paved width should be about 20
feet wide.
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