Chapter 16.65
SHORELINE DENSITY AND DIMENSIONS

Sections:

16.65.010    Interpretation of shoreline density and dimensions table.

16.65.020    Shoreline density and dimensions table and development conditions.

16.65.010 Interpretation of shoreline density and dimensions table.

A. The shoreline density and dimensions table in KMC 16.65.020 establishes the shoreline standards within each of the shoreline environments. The shoreline environment is located on the vertical column and the density and dimensions standard is located on the horizontal row of the table. The table should be interpreted as follows:

1. If the cell is marked with a “Z” in the box at the intersection of the column and the row, the shoreline does not impose a specific buffer requirement on that use, although the standards for the underlying zoning apply. In some cases, no standard is provided because the use is prohibited under Chapter 16.50 KMC.

2. If the cell has a number in the box at the intersection of the column and the row, that number is the density or dimension standard for that shoreline environment.

3. If the cell has a parenthetical number in the box at the intersection of the column and the row, that parenthetical number identifies specific conditions listed in KMC 16.65.020(B) that are related to the density and dimension standard for that environment.

B. The density and dimensions enumerated in this section apply to any lot within the shoreline jurisdiction. If there is a conflict between the density and dimension standards in this section and the underlying zoning regulations, the more restrictive standard shall apply.

C. For development in critical areas and critical area buffers, the applicable provisions of Chapter 18.55 KMC apply unless a specific exception is provided in the shoreline code.

1. Because Lake Washington, the Sammamish River, and Swamp Creek are all fish and wildlife habitats of importance, a habitat management plan is required for any in-water or overwater development or activity, per KMC 18.55.520.

2. Within the shoreline jurisdiction, the required acreage replacement ratios for wetlands shall be as follows:

Wetland Mitigation Ratios 

Category and Type of Wetland

Creation or Reestablishment (C/R)

Creation (C) or Reestablishment (R) plus Enhancement (E)

Enhancement (E) Only

Class 1

3:1

1:1 C/R plus 6:1 E

Not Allowed

Class 1 (Mature Forested)

6:1

1:1 C/R plus 20:1 E

Not Allowed

Class 2

2:1

1:1 C/R plus 4:1 E

Not Allowed

Class 3

1.5:1

1:1 C/R plus 2:1 E

6:1

[Ord. 12-0334 § 3 (Exh. 1).]

16.65.020 Shoreline density and dimensions table and development conditions.

A. Shoreline Density and Dimensions Table.

Shoreline Density and Dimensions Table 

 

DOWNTOWN WATERFRONT

SHORELINE RESIDENTIAL

URBAN CONSERVANCY

NATURAL

AQUATIC

Standards

Shoreline Buffers from OHWM on Lake Washington

Water-dependent commercial development

20 ft (1)

Z

115 ft (1)

Z

0

Water-related commercial development

20 ft (1)

Z

115 ft (1)

Z

0

Non-water-dependent and non-water-related commercial development

50 ft (1)

Z

150 ft

Z

Z

Government services

20 ft (6)

20 ft (6)

20 ft (6)

20 ft (6)

0

Single-family residential development

Z

25 ft (2)

115 ft (2)

150 ft (2)

Z

Multifamily residential development

50 ft

75 ft

115 ft

Z

Z

Water-dependent and water-related manufacturing and industrial use

20 ft (1) (3)

Z

115 ft (1) (3)

Z

0

Non-water-related manufacturing and industrial use

50 ft

Z

Z

Z

Z

Parks and recreation

50 ft (4)

75 ft (4)

115 ft (4)

115 ft (4)

0

Accessory surface parking

100 ft

100 ft

115 ft

150 ft

0

Utilities and regional land uses

50 ft (5)

75 ft (5)

115 ft (5)

115 ft (5)

Z

Building Setback from the Shoreline Buffer

Single-family uses

15 ft

25 ft (2)

15 ft

15 ft

Z

All uses except single-family uses

15 ft

15 ft

15 ft

15 ft

Z

Building Height

Base height

35 ft

35 ft

35 ft

30 ft

35 ft

Additional height allowed when permitted in underlying zoning

Yes (7)

Yes (7)

Yes (7)

No

No

B. Development Conditions (Footnotes to Shoreline Density and Dimensions Table in Subsection A of This Section).

1. New water-dependent uses may be allowed within a shoreline buffer only if impacts are mitigated consistent with the requirements in KMC 18.55.190 through 18.55.220, 18.55.330 and 18.55.430 such that there is no net loss of shoreline ecological processes or functions. The director may allow non-water-dependent uses within the shoreline buffer along the inner harbor portion of the Downtown Waterfront area at the northeast end of Lake Washington, only if:

a. The uses are developed in conjunction with a public access promenade adjacent to the water; and

b. The uses do not interfere with public access or preclude the use of the shoreline for water-dependent uses; and

c. Mitigation is provided consistent with the requirements in KMC 18.55.190 through 18.55.220, 18.55.330 and 18.55.430 such that there is no net loss of shoreline ecological processes or functions.

2. Single-family residential development shall provide buffers and setbacks as follows:

a. On Lake Washington in Shoreline Residential areas:

(1) A minimum shoreline buffer of 25 feet from the ordinary high water mark shall be provided as a vegetation conservation area.

(2) The minimum building setback of 25 feet from the shoreline buffer may be reduced to five feet if vegetation in the required buffer is reestablished or enhanced, according to the standards in KMC 16.60.010(G).

b. On Lake Washington in Urban Conservancy areas:

(1) A minimum buffer of 115 feet from the ordinary high water mark shall be provided as a vegetation conservation area.

(2) A minimum building setback of 15 feet from the shoreline buffer shall be provided.

c. On Lake Washington in Natural areas:

(1) A minimum buffer of 150 feet from the ordinary high water mark shall be provided as a vegetation conservation area.

(2) A minimum building setback of 15 feet from the shoreline buffer shall be provided.

d. On all other shorelines, single-family development shall provide a buffer as required by the provisions of Chapter 18.55 KMC. Buffers may be reduced to the specified minimum setbacks in this table only if the reduced buffers are allowed by the provisions of Chapter 18.55 KMC.

3. Outdoor storage for water-dependent manufacturing and industrial uses must be at least 20 feet from the ordinary high water mark in the Downtown Waterfront Environment and is prohibited in all other environments.

4. New public access improvements shall comply with the requirements of Chapter 18.55 KMC; provided, that new public access improvements may be allowed within critical areas, or shoreline or critical area buffers, if impacts are mitigated consistent with the requirements in KMC 18.55.190 through 18.55.220, 18.55.330 and 18.55.430 such that there is no net loss of shoreline ecological processes or functions, and the public access improvements meet the following standards:

a. In order to encourage public access improvements and improved shoreline habitat in the Downtown Waterfront shoreline, a public access trail may be located within the stream buffer required in KMC 18.55.420, when accompanied by a plan demonstrating that the ecological functions of the overall required buffer area on a project site would be substantially improved. Trails paralleling the shoreline of the Sammamish River in the Downtown Waterfront Environment shall be located at least 50 feet from the ordinary high water mark. Spur trails may be extended to the water’s edge but such access areas should be limited in order to protect ecological functions of the buffer.

b. In order to allow for a waterfront promenade area along the inner harbor area of the Downtown Waterfront Environment, public access improvements may extend to the water’s edge when accompanied by a plan demonstrating that the ecological functions of the overall required buffer area on a project site would be substantially improved.

5. Underground utilities are allowed in the shoreline buffer.

6. Only water-dependent government service uses are allowed and such uses may require development in the buffer. If, through mitigation sequencing per KMC 18.55.210, impacts to the buffer are found to be unavoidable, the buffer may be reduced, provided there is no net loss of ecological functions.

7. Additional height may be permitted under the following conditions:

a. The structures would not obstruct the view of a substantial number of residences; and

b. The structures are located in an area designated on Map 1, Shoreline Environment Designations (attached to Ord. 12-0334 as Exhibit 2, and incorporated by reference), as allowing these additional heights; and

c. The structure height complies with the allowable height of the underlying zone and the following additional height limits within the shoreline; and

d. The additional height of the structures would not impair the ecological functions of the stream, lake, wetland, or the required buffer. In particular, the effects of shading and light impacts on the viability of vegetation in the buffer shall be considered when making this determination; and

e. Be outside of the floodway in effect at the time of permit application; and

f. Not be within a wetland or wetland buffer as regulated by Chapter 18.55 KMC.

Distance from Structure to Ordinary High Water Mark

Maximum Height Allowed

Area H-1

Maximum Height Allowed

Area H-2

Maximum Height Allowed

Areas H-3 and H-4

Less than 50 feet

35 feet

35 feet

35 feet

50 to 100 feet

50 feet

45 feet

35 feet

100 to 112.5 feet

50 feet

75 feet

35 feet

112.5 to 200 feet

50 feet

75 feet

65 feet

The burden to demonstrate that the proposal meets the criteria of this section is on the applicant. The director may require technical studies as necessary to demonstrate compliance. [Ord. 12-0334 § 3 (Exh. 1).]