21.68.050 Shoreline Environments | Redmond Zoning Code

21.68.050 Shoreline Environments.

A. 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.

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 Shorelines 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 Zoning Code 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 Zoning Code subsections listed in RZC 21.68.050.C, Uses and Activities in Shoreline Environments. Only those provisions listed in RZC 21.68.030, Shoreline Master Program and Relationship to Other Policies and Regulations, 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.

1. Explanation of Uses Table. The following table, Shoreline Environments, Permitted Uses, and Activities, 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 or through a Shoreline Substantial Development Permit (RZC 21.68.200).

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 (RZC 21.76.050.H and 21.68.200). Uses that are not specifically prohibited under the following table or under RZC 21.68.050.C.2 may be authorized through a Shoreline Conditional Use Permit.

d. Shoreline Variances (RZC 21.76.050.H and 21.68.200) 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 the following table.

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

a. General. Uses identified under b 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:

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 theaters, off-premise signs, billboards⁴, in-water structures, hazardous waste (primary);

vi. Residential: Floating homes; and

vii. Recreational: Golf driving range.

NOTES:

¹ 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.

² Does not include emergency medical airlift.

³ 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.

⁴ Real estate and political signs are allowed subject to provisions of RZC 21.44, Signs.

3. Relationship to Other Regulations. In cases where there is a conflict among the various sections of the RZC 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 RZC 21.68.020, Shoreline Jurisdiction. 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 the applicable Permitted Uses Chart for special regulations that may apply.

Table 21.68.050A Shoreline Environments, Permitted Uses, and Activities Chart
USES AND ACTIVITIES	SHORELINE ENVIRONMENT
USES AND ACTIVITIES	Aquatic	Natural	Urban Conservancy	Shoreline Residential	High Intensity/ Multiuse
AGRICULTURE & 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
Underwater 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 square feet	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 & 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
Wetland mitigation bank	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
TABLE NOTES: 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.

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. This also applies to accessory structures.

e. Lighting for agriculture and resource management uses shall be consistent with RZC 21.68.120.

f. Parking shall be consistent with RZC 21.68.140.

g. Signs shall be consistent with RZC 21.68.150.

h. Tree protection, landscaping, and screening requirements of RZC 21.68.110 shall be met.

i. Vegetation management per RZC 21.68.170 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 RZC 21.68.160, Utilities Within Shorelines.

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.

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/Multiuse 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 RZC 21.68.060, Shoreline Buffers.

h. Tree protection requirements per RZC 21.68.110.A shall be met.

i. Landscaping and screening requirements per RZC 21.68.110.B shall be met.

j. Lighting shall be consistent with RZC 21.68.120.

k. Parking facilities are prohibited within shoreline buffers, except as described in RZC 21.68.140. Parking regulations established in RZC 21.68.140 shall be met. 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 RZC 21.68.150, Signs.

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 water body is not navigable; or

iii. where the site is physically separate from the shoreline by another property or public right-of-way.

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 RZC 21.68.060, Shoreline Buffers.

g. Tree protection requirements per RZC 21.68.110.A shall be met.

h. Landscaping and screening requirements per RZC 21.68.110.B shall be met.

i. Lighting shall be consistent with RZC 21.68.120.

j. Parking facilities are prohibited within shoreline buffers. Parking regulations established in RZC 21.68.140 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 RZC 21.68.150.

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 RZC 21.68.060.B, Lake Sammamish Setback.

b. Shoreline buffers per RZC 21.68.060.A apply along the Sammamish River, Bear Creek, and Evans Creek.

c. Residential in-water structures are regulated under RZC 21.68.070.

d. Tree protection per RZC 21.68.110 shall be met.

e. Vegetation management per RZC 21.68.170 shall be met.

f. Floating homes are prohibited.

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 minimizes wildlife and vegetation disturbance.

c. In-water structures are regulated under RZC 21.68.070.

d. Shoreline access is established in RZC 21.68.180.

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 RZC 21.68.060, Shoreline Buffers.

e. Tree protection requirements per RZC 21.68.110.A shall be met.

f. Landscaping and screening requirements per RZC 21.68.110.B shall be met.

g. Lighting shall be consistent with RZC 21.68.120.

h. Parking facilities are prohibited within shoreline buffers. Parking regulations established in RZC 21.68.140 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 RZC 21.68.150.

E. Shoreline Development Standards. The following chart establishes shoreline-specific development standards in the different shoreline environment designations.

Table 21.68.050B Development Standards
DEVELOPMENT STANDARDS	SHORELINE ENVIRONMENT
DEVELOPMENT STANDARDS	Aquatic	Natural	Urban Conservancy	Shoreline Residential	High- Intensity/ Multiuse
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 percent	5 percent	5 percent
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 percent	75 percent
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 percent
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	150-200 feet
Maximum impervious surface	n/a	10 percent	10 percent	60 percent	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 percent	10 percent	60 percent	60 percent
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 percent
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
TABLE NOTES: ¹ Subject to RZC 21.68.060, Shoreline Buffers. Transportation crossings shall be allowed and not subject to buffer setbacks provided they meet RZC 21.68.060.A. ² The height limit is restricted to that portion of the building physically located within the Shoreline Jurisdiction. ³ See RZC 21.06.010.B for height limitations and exceptions to the 35 foot height limitation. ⁴ Can go up to 1.0 FAR with TDRs. ⁵ See RZC 21.14.030.C, RZC 21.14.040.C, and RZC 21.14.050.C. ⁶ Outside of Downtown and can go up to .70 FAR with TDRs. In Downtown, 1.25 FAR without TDRs per site or at least 10,000 square feet of gfa. ⁷ This is the buffer setback from Lake Sammamish, where the majority of the Shoreline Residential environment is designated. See RZC 21.68.060.B, Lake Sammamish Setback. ⁸ Residential density in Downtown varies with lot size up to 66 du/acre per site. Outside of Downtown is .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.