Chapter 71 – GOAT HILL OVERLAY ZONE
Sections:
71.05 Purpose
71.15 Standards
71.25 Variations From Standards
71.05 Purpose
The purpose of the Goat Hill development standards is to allow residential development while providing environmental protection and ensuring safe access to and through the neighborhood. Goat Hill is both a landform and an informal subdistrict of the greater Finn Hill Neighborhood. It is a residential area characterized by steep slopes, narrow and windy roads, and limited vehicular access. The area also contains geologically hazardous areas, perennial and intermittent streams, wetlands, and a high groundwater table. The standards in this chapter limit the allowable amount of site disturbance, square footage and number of dwelling units on lots in the Goat Hill neighborhood to protect residents from hazards related to geology, limited access, and drainage. (Ord. 4879 § 1, 2024)
71.15 Standards
Within the parcels shown on the Kirkland Zoning Map with a (GH) suffix, the maximum impervious surface standards and floor area ratio standards set forth in Chapter 15 KZC, alternative housing types set forth in Chapter 113 KZC, and accessory dwelling unit standards set forth in KZC 115.07 and 115.08 are superseded by the following development standards. Any standards not addressed in this chapter are guided by other requirements of this code.
1. Lot Coverage – Total area of all structures and any other hardscape shall be limited within every building lot to 40 percent of the total lot size. Refer to KZC 115.90 for calculation of lot coverage.
2. Floor Area Ratio – Maximum permitted floor area ratio (F.A.R.) on every building lot shall be limited to 40 percent of total lot size. Refer to KZC 115.42 for calculation of F.A.R. Properties subject to this chapter are not eligible for the design-based F.A.R. bonus in KZC 115.42(4).
3. Cottages, Carriage, and Two/Three Unit Homes – Development utilizing the provisions of Chapter 113 KZC related to cottages, carriage and two/three unit homes is not permitted.
4. Accessory Dwelling Units – One attached accessory dwelling unit is permitted per single-family residence. Detached accessory dwelling units pursuant to KZC 115.07 are not permitted.
a. The accessory dwelling unit shall be included in the calculation of site wide gross floor area and lot coverage and shall not exceed 1,200 square feet of gross floor area. Gross floor area shall not include:
1) Area with less than five feet of ceiling height, as measured between the finished floor and the supporting members for the roof.
2) Covered exterior elements such as decks and porches; provided, the total size of all such covered exterior elements does not exceed 200 square feet. See KZC 115.08 for additional size and height limitations.
b. Parking – One off-street parking space is required for an attached ADU.
5. Conformance with this (GH) suffix condition shall not relieve an applicant from conforming to any other applicable provisions of the City’s codes, including the Zoning Code, Subdivision Ordinance, and Shoreline Master Program. (Ord. 4879 § 1, 2024)
71.25 Variations From Standards
For development activity occurring after February 6, 2024, upon written request from the applicant, the Planning and Building Director may allow up to a five percent increase in lot coverage on individual lots over the limits set forth above, provided such increase is the minimum necessary to allow reasonable use of the property and meets all other applicable decision criteria for a variance as provided in Chapter 120 KZC, and one or more of the following circumstances applies:
1. On-site flow control facilities are required by the Public Works Department;
2. The requested increase will allow placement of new development on the site in such a way as to allow preservation of one or more additional significant trees, as defined in Chapter 95 KZC, that would otherwise be cleared; or
3. The requested increase is necessary to provide additional parking, access ramp or other facilities needed to make a dwelling accessible for a mobility-impaired resident. (Ord. 4879 § 1, 2024)