A. Shoreline Density and Dimensions Table.
Shoreline Density and Dimensions Table |
|---|
| DOWNTOWN WATERFRONT | SWAMP CREEK COMMERCIAL | SHORELINE RESIDENTIAL | URBAN CONSERVANCY | NATURAL | AQUATIC |
|---|
| Standards |
| Shoreline Buffers from OHWM on Lake Washington |
Residential development1 |
Single-family | NA | NA | 25 ft | 115 ft | 150 ft | – |
Other | 50 ft | NA | 75 ft | 115 ft | NA | |
Water-oriented parks and outdoor recreational facilities | 20 ft (3) | NA | 25 ft (3) | 75 ft (3) | 150 ft (3) | – |
Non-water-oriented parks and outdoor recreational facilities | 50 ft (1) | NA | 75 ft | 115 ft | 150 ft | – |
Other water-oriented uses | 20 ft | NA | 100 ft | 150 ft | 150 ft | – |
All other non-water-oriented uses | 50 ft (1) | NA | 150 ft | 150 ft | 150 ft | – |
| Shoreline Buffers from OHWM on the Sammamish River |
Residential development1 | 75 ft | NA | Reach2: B1 – 150 ft B2 – 100 ft B3 – (4) B4 – 75 ft (6) | 150 ft | 150 ft | – |
| Standards |
Water-oriented parks and outdoor recreational facilities | 50 ft (3) | NA | 50 ft (3) | 100 ft (3) | 150 ft (3) | – |
Non-water-oriented parks and outdoor recreational facilities | 100 ft | NA | 150 ft | 150 ft | 150 ft | – |
Other water-oriented uses | 75 ft | NA | 50 ft | 100 ft | 150 ft | – |
All other non-water-oriented uses | 100 ft | NA | 150 ft | 150 ft | 150 ft | – |
| Shoreline Buffers from OHWM on Swamp Creek |
Residential development1 | NA | 60 ft | 50 ft | 150 ft | 150 ft | – |
Water-oriented parks and outdoor recreational facilities | NA | 50 ft (3) | 50 ft (3) | 100 ft (3) | 150 ft (3) | – |
Non-water-oriented parks and outdoor recreational facilities | NA | 60 ft | 75 ft | 150 ft | 150 ft | – |
Other water-oriented uses | NA | 50 ft | 50 ft | 100 ft | 150 ft | – |
All other non-water-oriented uses | NA | 60 ft | 150 ft | 150 ft | 150 ft | – |
| Building Setback from the Shoreline Buffer (2) |
Single-family uses |
Lake Washington | 15 ft | - | 25 ft | 15 ft | 15 ft | Z |
Sammamish River/Swamp Creek | 15 ft | 15 ft | 15 ft | 15 ft | 15 ft | Z |
All other uses | 15 ft | 15 ft | 15 ft | 15 ft | 15 ft | Z |
| Building Height |
Base height | 35 ft | 35 ft | 35 ft | 35 ft | 30 ft | 35 ft |
Additional height allowed when permitted in underlying zoning | Yes (5) | Yes (5) | Yes (5) | No | No | No |
Notes: |
|---|
1Residential development means community residential facility, family child-care home, manufactured housing community, multiple-family dwelling, single detached dwelling unit, supportive living facility, and temporary lodging. |
2Sammamish River reaches are shown on Map 1, Shoreline Environment Designations. |
B. Development Conditions (Footnotes to Shoreline Density and Dimensions Table in Subsection
A of This Section).
1. The buffer associated with water-oriented uses may be applied to non-water-oriented uses along the inner harbor portion of the Down-town 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. Building setbacks 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(H).
3. Public trails in
critical areas and shore-line and
critical area buffers are specifically addressed in Chapter
18.55 KMC. Other allowances for
water-oriented parks and
outdoor recreational facilities in
shoreline buffers are addressed in KMC §
16.50.070(D).
4. The shoreline buffer for residential development in the area designated on Map 1, Shoreline Environment Designations, as Reach B-3 shall be as follows:
a. On lots with an average depth of less than 100 feet measured upland from the ordinary high-water mark, the buffer shall be 25 feet.
b. On lots with an average depth of greater than 100 feet measured upland from the ordinary high-water mark, the buffer shall be the lesser of 50 feet or 30 percent of the average lot depth.
5. Additional height may be permitted in the Downtown Waterfront, Shoreline Residential and Swamp Creek Commercial environments 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. 20-0506 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 shore-line; 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. The structures are outside of the flood-way in effect at the time of permit application; and
f. The structures would not be within a
wetland or
wetland buffer as regulated by Chapter
18.55 KMC.
Additional Height Allowances |
|---|
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 city manager may require technical studies as necessary to demonstrate compliance.
6. A
shoreline buffer of 15 feet applies to the existing
manufactured housing communities. The
shoreline buffer of 75 feet shall apply to any proposed change of use, but may be reduced to 50 feet without a shoreline variance with implementation of (a) a buffer enhancement plan, consistent with KMC §
16.60.010(H) and applicable provisions of Chapter
18.55 KMC, and (b) a
public access plan, consistent with KMC §
16.50.060.
C. Additional Shoreline Buffer Standards.
1. New
water-dependent uses may be allowed within a
shoreline buffer if the use is allowed per KMC §
16.50.020 and if impacts are mitigated consistent with the requirements in Chapter
18.55 KMC such that there is
no net loss of shoreline ecological processes or functions.
2. Underground utilities are allowed in the shoreline buffer.
(Ord. 12-0334 § 3 (Exh. 1); Ord. 20-0506 § 3 (Exh. 1))