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(A) 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.

1. 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.

2. 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. [Ord. 20-0506 § 3 (Exh. 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	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	–
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

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 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. 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 shoreline 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 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. The structures are outside of the floodway 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. 20-0506 § 3 (Exh. 1); Ord. 12-0334 § 3 (Exh. 1).]