20D.150.50 Shoreline Environments.

20D.150.50-010 Shoreline Environment Designations.

The Redmond Comprehensive Plan designates shoreline environments for each area within shoreline jurisdictions. The shoreline environments are established by Policy SF-1 and designated on the Shoreline Environments Map. Classifying a given shoreline into distinct environments provides a means of assessing the different land use and environmental characteristics of the shoreline, thus providing the foundation for shoreline policies and regulations. Any shoreline area not designated shall be an Urban Conservancy environment, until evaluated and a permanent designation is made by the City. (Ord. 2486)

20D.150.50-020 Allowed and Prohibited Uses and Activities in Shoreline Environments.

(1)    The Shoreline Management Act and its implementing regulations provide that if a use is not listed in the Shoreline Master Program, it may be allowed through a Shoreline Conditional Use Permit application (WAC 173-26-240(2)(b) and WAC 173-27-160). Shoreline uses, activities, or conditions listed as prohibited shall not be authorized through a variance, special use permit, conditional use permit, or any other permit or approval.

(2)    The Redmond Community Development Guide contains special provisions for certain uses and activities that may occur within the shoreline jurisdiction. Special standards for these uses and activities are in the Development Guide sections listed in RCDG 20D.150.50-030, Uses and Activities in Shoreline Environments. Only those provisions listed in RCDG 20D.150.30-010(2), Shoreline Master Program, are adopted by reference as part of the City of Redmond Shoreline Master Program.

(3)    Shoreline modification activities shall support an allowed shoreline use that complies with the requirements of the Shoreline Master Program. Except as otherwise provided, all shoreline modification activities not associated with a legally existing or approved shoreline use are prohibited. (Ord. 2486)

20D.150.50-030 Uses and Activities in Shoreline Environment.

(1)    Explanation of Uses Table. Table 1 identifies uses and activities and defines whether those uses are prohibited, permitted by application for Exemption or Shoreline Substantial Development Permit, or permitted by a Shoreline Conditional Use Permit. The following symbols apply:

(a)    “X” means that the use or activity is prohibited in the identified Shoreline Environment.

(b)    “P” means that the use or activity may be permitted by approval by the City of Redmond through a Letter of Shoreline Exemption (RCDG 20D.150.200-030(5)) or through a Shoreline Substantial Development Permit (RCDG 20D.150.200-030(2)).

(c)    “C” means that the use or activity may be permitted by approval of the City of Redmond and Department of Ecology through a Shoreline Conditional Use Permit (RCDG 20F.30.40 and 20F.40.120). Uses that are not specifically prohibited under Table 1 or under subsection (2) of this section may be authorized through a Shoreline Conditional Use Permit.

(d)    Shoreline Variances (RCDG 20F.30.40 and 20F.40.120) are intended only to grant relief from specific bulk, dimensional or performance standards in the Shoreline Master Program, not to authorize shoreline uses and activities. They are therefore not included in Table 1.

    Note that a project exempt from a Shoreline Substantial Development Permit may still require a Shoreline Conditional Use Permit or Shoreline Variance.

(2)    Prohibited Uses.

(a)    General. Uses identified under subsection (2)(b) of this section are specifically prohibited in all shoreline environments. Shoreline uses, activities, or conditions listed as prohibited shall not be authorized through a variance, special use permit, conditional use permit, or any other permit or approval.

(b)    Prohibited Uses in all Shoreline Environments. The following uses are prohibited and subject to subsection (2)(a) of this section:

(i)    Agriculture and Resource Management: Hunting, trapping¹; mining and quarrying; and in-water structures;

(ii)    Utilities: Solid waste landfill or transfer station;

(iii)    Transportation Facilities: Helicopter landing facilities²; primary use parking; expressways; railroads³, towing operators and auto impoundment; truck terminals, railroad yards;

(iv)    Manufacturing and Industrial: Hazardous waste (primary); and in-water structures;

(v)    Commercial, Wholesale, Retail: Commercial marinas, piers and docks; drive-in theater; off-premises signs, billboards⁴; in-water structures; hazardous waste (primary);

(vi)    Residential: Floating homes; and

(vii)    Recreational: Golf driving range.

(3)    Relationship to Other Regulations. In cases where there is a conflict among the various sections of the Redmond Community Development Guide and the following table, the regulation that provides the greatest protection to the shoreline environment shall take precedent. The permits identified in this table relate to a proposal occurring within the shoreline jurisdiction as defined in RCDG 20D.150.20. Other permits and approvals may be required by the City of Redmond and by state and federal agencies with jurisdiction. See the land use chart for the zoning district in which a proposal is located. Special restrictions may apply to some uses, please refer to Chapter 20D.170 RCDG, Special Uses Regulations for details.

Table 1
Shoreline Environments, Permitted Uses and Activities Chart 

USES AND ACTIVITIES	SHORELINE ENVIRONMENT
	Aquatic	Natural	Urban Conservancy	Shoreline Residential	High Intensity/Multi-Use
AGRICULTURE AND RESOURCE MANAGEMENT
Agriculture	X	X	P	P	P
Aquaculture	P	X	X	P	P
Nurseries, tree farms	X	X	P	P	P
Equestrian and livestock facilities	X	X	C	C	C
Animal kennels	X	X	X	P	P
UTLITIES
Water-dependent utilities (i.e., outfalls)	P	P	P	P	P
Accessory utilities and other underground utilities, except stormwater conveyance facilities	X	X	P	P	P
Stormwater conveyance facilities accessory to a principal use	P	P	P	P	P
Utilities: Substation and storage	X	X	X	P	P
Utility lines attached to existing bridge structures and underground lines	X	P	P	P	P
Under-water or over-water crossings	P	P	P	P	P
Broadcast and relay towers	X	X	X	P	P
Other noncommercial wireless communication facilities	X	X	X	P	P
TRANSPORTATION FACILITIES
Bridges: autos, railroads	X	X1	P	P	P
Bridges: pedestrian, bicycle, equestrian	X	P	P	P	P
Bridges: regional light rail transit	X	X	P	X	P
Private noncommercial float plane landing and mooring facilities on Lake Sammamish only	P	X	X	P	X
Accessory parking to a use permitted in the designated shoreline environment	X	X	X	P	P
Principal arterials	X	X1	X	X	P
Connectors	X	X1	X	P	P
Regional light rail transit structures and facilities	X	X	P	X	P
New railroad facilities other than bridges for rail corridors existing on the effective date of this code	X	X	X	X	P
MANUFACTURING/INDUSTRY
Light industrial and manufacturing development	X	X	X	X	P
Ports and water-related industry	P	X	X	X	P
Outdoor storage	X	X	X	X	P
Hazardous waste, incidental	X	X	X	X	P
COMMERCIAL, WHOLESALE, RETAIL
Commercial, wholesale, retail development	X	X	X	X	P
Office	X	X	X	X	P
Water enjoyment commercial uses	X	X	X	P	P
Hotel	X	X	X	X	P
Restaurant	X	X	X	X	P
Pedestrian-oriented carts, kiosks	X	X	P	P	P
Produce or handcraft stands up to 120 sq. ft.	X	X	P	P	P
Car-top boat rentals	X	X	P	P	P
Automobile, boat, recreational vehicle sales, rentals, repairs	X	X	X	X	P
Outdoor advertising	X	X	X	X	P
Outdoor storage and outdoor bulk sales	X	X	X	X	P
RESIDENTIAL
Residential development, except floating homes	X	C	C	P	P
Boathouses	P	X	X	P	X
RECREATIONAL
Water-oriented recreational development (e.g., interpretive center, park)	X	X	P	P	P
Non-water-oriented recreational development	X	X	X	P	P
Water-dependent recreation (e.g., swimming, fishing)	P	X	P	P	P
Recreational marinas	X	X	X	P	X
Residential piers, docks, floats, and boatlifts	P	X	C	P	P
Private over water structures, including boathouses (except piers, docks, floats)	P	X	X	P	X
Public piers, docks, fishing/viewing platforms, and boardwalks	P	P	P	P	P
Nonmotorized boating	P	X	P	P	P
Boat ramps (for nonmotorized)	P	X	P	P	P
Motorized boating	P	X	P	P	P
Boat ramps (for motorized)	P	X	X	P	P
Trails2	X	P	P	P	P
Public access2	P	P	P	P	P
INSTITUTIONAL AND RELIGIOUS
Churches, temples, synagogues	X	X	X	X	P
Other institutional	X	X	X	X	P
OTHER ACTIVITIES
Habitat conservation and recreation	P	P	P	P	P
Stand-alone shoreline protective structures not associated with a structure otherwise permitted in this table	X	X	X	P	X
Stand-alone fill and excavation, clearing and grading not associated with an underlying use permitted in this table	C	X	C	C	C
Fill and excavation for water-dependent use, bridge or public access	P	C	P	P	P
Fill and excavation for ecological restoration	P	P	P	P	P
Dredging	P	P	P	P	P
Water withdrawals and diversions	P	P	P	P	P
Flood control structures and activities	P	C	P	P	P
Environmental and cultural interpretation; scientific research; cultural access3	P	P	P	P	P

1 See Shoreline Policy SL-2.

2 Trails and public access on public lands or rights-of-way.

3 Includes small-scale aquaculture connected to Native American culture or sustenance.

(Ord. 2486)

20D.150.50-040 Use Regulations.

(1)    Agriculture and Resource Management.

(a)    Agricultural uses and development in support of agricultural uses shall be located and designed to assure no net loss of shoreline ecological functions and shall not have a significant adverse impact on other shoreline resources and values.

(b)    New agricultural uses shall be consistent with the policies of the shoreline environment designation in which they are located.

(c)    Impacts to water quality and stormwater quantity that would result in a net loss to shoreline ecological functions or a significant impact to aesthetic qualities or recreational opportunities shall be prevented.

(d)    New structures for feeding, housing, training and caring for livestock shall be located outside the stream buffer as required under RCDG 20D.170.15.030(2). This also applies to accessory structures.

(e)    Lighting for agriculture and resource management uses shall be consistent with RCDG 20D.150.120.

(f)    Parking shall be consistent with RCDG 20D.150.140.

(g)    Signs shall be consistent with RCDG 20D.150.150.

(h)    Tree protection, landscaping, and screening requirements of RCDG 20D.150.110 shall be met.

(i)    Vegetation management per RCDG 20D.150.170 shall be met.

(j)    These regulations apply to new agricultural uses occurring on lands not designated for agriculture.

(2)    Utilities. Utilities use regulations are found in RCDG 20D.150.160, Utilities Within Shorelines.

(3)    Transportation Facilities.

(a)    Locate transportation away from the water body unless no feasible alternative exists, or unless the facility is part of a regional light rail transit system.

(b)    Design and landscape transportation facilities to avoid and minimize impacts to existing land uses, shoreline views, public access, and the natural environment.

(4)    Manufacturing and Industrial Uses.

(a)    Preference shall be given to water-dependent industrial uses over non-water-dependent industrial uses.

(b)    Preference shall be given to water-related industrial uses over non-water-oriented industrial uses.

(c)    Non-water-oriented industrial development on shorelines shall be prohibited except when conditions established in WAC 173-26-241(f)(i) and (ii) are met and non-water-oriented industrial development is expressly allowed where the development is located in the High Intensity/Multi-use Environment separated from the ordinary high water mark by lands with a different Shoreline Environment designation.

(d)    Design, locate and manage these uses to prevent significant adverse impacts on water quality, fish and wildlife habitat, and the environment, and achieve no net loss of shoreline ecological function.

(e)    Design, locate, and manage these uses to minimize impacts to existing or future planned public access and visual access.

(f)    Consider incorporating public access as mitigation for impacts to shoreline resources and values unless public access cannot be provided in a manner that does not result in significant interference with operations or hazards to life or property.

(g)    Shoreline buffers and setbacks are established in RCDG 20D.150.60, Shoreline Buffers and Setbacks.

(h)    Tree protection requirements per RCDG 20D.150.110-020 shall be met.

(i)    Landscaping and screening requirements per RCDG 20D.150.110-010 shall be met.

(j)    Lighting shall be consistent with RCDG 20D.150.120.

(k)    Parking facilities are prohibited within shoreline buffers, except as described in RCDG 20D.150.40. Parking regulations established in RCDG 20D.150.140 shall be met.

(l)    Signs within the shoreline jurisdiction shall be oriented away from, or screened from public shoreline areas and shall minimize glare into fish and wildlife habitats, buffers, shoreline views, and public access areas consistent with RCDG 20D.150.150.

(5)    Commercial, Wholesale, and Retail Uses.

(a)    Preference shall be given to water-dependent commercial uses over non-water-dependent commercial uses.

(b)    Preference shall be given to water-related and water-enjoyment commercial uses over non-water-oriented commercial uses.

(c)    Non-water-oriented commercial uses on shorelines within navigable waterways, such as Lake Sammamish, shall be prohibited except:

(i)    As part of a mixed-use development; or

(ii)    In situations where they do not conflict with or limit opportunities for water-oriented uses or on sites where there in no direct access to the shoreline or where the waterbody is not navigable; or

(iii)    Where the site is physically separated from the shoreline by another property or public right-of-way.

(d)    Design, locate and manage these uses to prevent significant adverse impacts on water quality, fish and wildlife habitat, and the environment, and achieve no net loss of shoreline ecological functions.

(e)    Design, locate, and manage these uses to minimize impacts to existing planned public physical access and visual access.

(f)    Shoreline buffers and setbacks are established in RCDG 20D.150.60, Shoreline Buffers and Setbacks.

(g)    Tree protection requirements per RCDG 20D.150.110-020 shall be met.

(h)    Landscaping and screening requirements per RCDG 20D.150.110-010 shall be met.

(i)    Lighting shall be consistent with RCDG 20D.150.120.

(j)    Parking facilities are prohibited within shoreline buffers. Parking regulations established in RCDG 20D.150.140 shall be met.

(k)    Signs within the shoreline jurisdiction shall be oriented away from, or screened from public shoreline areas and shall minimize glare into fish and wildlife habitats, buffers, shoreline views, and public access areas consistent with RCDG 20D.150.150.

(6)    Residential Uses.

(a)    Along Lake Sammamish, structures above grade, other than those related to water use (such as docks, piers, and boathouses) shall be set back a minimum of 35 feet from the ordinary high water mark. This setback may be reduced consistent with RCDG 20D.150.60-020, Lake Sammamish Setback.

(b)    Shoreline buffers per RCDG 20D.150.60-010 apply along the Sammamish River, Bear Creek, and Evans Creek.

(c)    Residential in-water structures are regulated under RCDG 20D.150.70.

(d)    Tree protection per RCDG 20D.150.110 shall be met.

(e)    Vegetation management per RCDG 20D.150.170 shall be met.

(f)    Floating homes are prohibited.

(7)    Recreation.

(a)    Design parks and recreational development to be compatible with adjacent shoreline uses, and to protect fish and wildlife habitats.

(b)    Utilize maintenance procedures that ensure protection of water quality and minimize wildlife and vegetation disturbance.

(c)    In-water structures are regulated under RCDG 20D.150.70.

(d)    Shoreline access is established in RCDG 20D.150.180.

(8)    Institutional and Religious Uses.

(a)    Non-water-dependent institutional and religious uses shall be prohibited unless they can meet the criteria established for non-water-dependent uses established in WAC 173-26-241(3)(d)(i) and (ii).

(b)    Design, locate and manage these uses to prevent significant adverse impacts on water quality, fish and wildlife habitat, and the environment.

(c)    Design, locate, and manage these uses to minimize impacts to existing or future planned public access and visual access.

(d)    Shoreline buffers and setbacks are established in RCDG 20D.150.60, Shoreline Buffers and Setbacks.

(e)    Tree protection requirements per RCDG 20D.150.110-020 shall be met.

(f)    Landscaping and screening requirements per RCDG 20D.150.110-010 shall be met.

(g)    Lighting shall be consistent with RCDG 20D.150.120.

(h)    Parking facilities are prohibited within shoreline buffers. Parking regulations established in RCDG 20D.150.140 shall be met.

(i)    Signs within the shoreline jurisdiction shall be oriented away from, or screened from public shoreline areas and shall minimize glare into fish and wildlife habitats, buffers, shoreline views, and public access areas consistent with RCDG 20D.150.150. (Ord. 2486)

20D.150.50-050 Shoreline Development Standards.

The following chart establishes shoreline-specific development standards in the different shoreline environment designations.

DEVELOPMENT STANDARDS	SHORELINE ENVIRONMENT
	Aquatic	Natural	Urban Conservancy	Shoreline Residential	High Intensity/Multi-Use
Agriculture and Resource Management
Density	n/a	n/a	.10 du/ac	.10 du/ac	.10/du ac
Buffer/setback1	n/a	n/a	200 feet	200 feet	200 feet
Maximum impervious surface	n/a	n/a	5%	5%	5%
Minimum lot frontage	n/a	n/a	300 feet	300 feet	300 feet
Maximum building height	n/a	n/a	30 feet	30 feet	30 feet
Utilities
Density	n/a	n/a	n/a	n/a	n/a
Buffer/setback1	n/a	200 feet	200 feet	200 feet	200 feet
Maximum impervious surface	n/a	n/a	n/a	60%	75%
Minimum lot frontage	n/a	n/a	n/a	20 feet	n/a
Maximum building height	n/a	n/a	n/a	30 feet	35 feet
Transportation Facilities
Density	n/a	n/a	n/a	n/a	n/a
Buffer/setback1	n/a	200 feet	200 feet	200 feet	200 feet
Maximum impervious surface	n/a	n/a	n/a	n/a	n/a
Minimum lot frontage	n/a	n/a	n/a	n/a	n/a
Maximum building height	n/a	n/a	n/a	n/a	n/a
Manufacturing/Industry
Density	n/a	n/a	n/a	n/a	.5 FAR4
Buffer/setback1	n/a	n/a	n/a	n/a	150 – 200 feet
Maximum impervious surface	n/a	n/a	n/a	n/a	80%
Minimum lot frontage	n/a	n/a	n/a	n/a	30 feet
Maximum building height	n/a	n/a	n/a	n/a	35 feet5
Commercial, Wholesale, Retail
Density	n/a	n/a	n/a	n/a	.35 FAR6
Buffer/setback1	n/a	n/a	n/a	n/a	150 – 200 feet
Maximum impervious surface	n/a	n/a	n/a	n/a	varies9
Minimum lot frontage	n/a	n/a	n/a	n/a	n/a
Maximum building height	n/a	n/a	n/a	n/a	35 feet
Residential
Density	n/a	.2 du/ac	.2 du/ac	4 du/ac	varies8
Buffer/setback1	n/a	200 feet	200 feet	35 feet7	150 feet
Maximum impervious surface	n/a	10%	10%	60%	varies9
Minimum lot frontage	n/a	20 feet	20 feet	20 feet	n/a
Maximum building height	n/a	30 feet	30 feet	30 feet	35 feet
Recreational
Density	n/a	n/a	n/a	n/a	n/a
Buffer/setback1	n/a	200 feet	200 feet	200 feet	200 feet
Maximum impervious surface	n/a	10%	10%	60%	60%
Minimum lot frontage	n/a	300 feet	300 feet	20 feet	20 feet
Maximum building height	n/a	30 feet	30 feet	30 feet	35 feet
Institutional and Religious
Density	n/a	n/a	n/a	n/a	n/a
Buffer/setback1	n/a	n/a	n/a	n/a	150 – 200 feet
Maximum impervious surface	n/a	n/a	n/a	n/a	75%
Minimum lot frontage	n/a	n/a	n/a	n/a	30 feet
Maximum building height	n/a	n/a	n/a	n/a	35 feet

Notes:

1. Subject to RCDG 20D.150.60, Shoreline Buffers. Transportation crossings shall be allowed and not subject to buffer setbacks, provided they meet RCDG 20D.150.60-010.

2. The height limit is restricted to that portion of the building physically located within the shoreline jurisdiction.

3. See RCDG 20C.20.20-030 for height limitations and exceptions to the 35-foot height limitation.

4. Can go up to 1.0 FAR with TDRs.

5. See RCDG 20C.60.25-020.

6. Outside of Downtown and can go up to 0.70 FAR with TDRs. In Downtown, 1.25 FAR without TDRs per site or at least 10,000 sq. ft. of GFA.

7. This is the buffer setback from Lake Sammamish, where the majority of the Shoreline Residential environment is designated. See RCDG 20D.150.60-020, Lake Sammamish Setback.

8. Residential density in Downtown varies with lot size up to 66 du/acre per site. Outside of Downtown is 0.12 du/acre per site.

9. Varies between 75 and 100 percent impervious surface per site by Downtown Design District and underlying zoning.

10. du/ac = dwelling units per acre.

Note that n/a = not applicable in the shoreline environment.

(Ord. 2486)

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Does not include fishing, or hunting and trapping authorized by local, state or federal agencies, or Native American tribes, for the purposes of wildlife management or scientific research.

Does not include emergency medical airlift.

Grade crossings, signaling, underpasses and overpasses only. New railroad corridors are prohibited. This prohibition does not apply to the corridors of a regional light rail transit system.

Real estate and political signs are allowed subject to provisions of Chapter 20D.160 RCDG, Signs.