20F.40.120 Shoreline Permits.

20F.40.120-010 Purpose.

It is the purpose of this section to describe the procedures and requirements for development within specified areas related to lakes, rivers, streams, wetlands, and floodplains as required to implement the Shoreline Management Act, as amended, Chapter 90.58 RCW, and to aid in implementation of the Federal Flood Insurance program and the State Flood Control Zone program. (Ord. 2118)

20F.40.120-020 Scope.

(1) Permit Required. A substantial shoreline development permit is required for development if it materially interferes with the normal public use of the water or shorelines of the City or exceeds a total cost or fair market value of $2,500 and is located within the following areas:

(a) Shoreline Areas.

(i) Lake Sammamish, its underlying land, associated wetlands, and a line 200 feet landward at the line of ordinary high water (elevation 27 feet above sea level) plus the area within the one percent numerical probability floodplain (100-year floodplain) as defined by the best available data.

(ii) Bear, Evans and Cottage Creeks where the mean annual flow is 20.0 cubic feet per second or more, and the territory between 200 feet on either side of the tops of the banks, plus associated wetlands and the area within the one percent probability floodplain (100-year floodplain) as defined by the best possible data.

(iii) Sammamish River and the territory between 200 feet on either side of the tops of the banks plus associated wetlands.

(b) Adjacent Areas. Those parcels of land adjacent to the shoreline areas involving projects and developments that overlap into the shoreline areas.

(2) Exemptions. The following types of developments are exempt from the requirements of a shoreline development permit but shall comply with all other policies, plans, codes and regulations of the City:

(a) Normal maintenance or repair of existing structures and development including damage by accident, fire or elements;

(b) Piers not exceeding $10,000 in total cost;

(c) Emergency construction necessary to protect property from damage by the elements;

(d) Construction on wetlands as defined in the Shoreline Management Act by an owner, lessee, or contract purchaser of a single-family residence for his own use or the use of his family;

(e) Construction of a normal protective bulkhead common to a single-family residence;

(f) Construction or modification of navigational aids such as channel markers and anchor buoys;

(g) Construction and practices normal or necessary for farming, irrigation and ranching activities. (Ord. 2118)

20F.40.120-030 Procedure.

(1) Applications for a shoreline exemption shall follow the procedures for a Type I review pursuant to RCDG 20F.30.30.

(2) Applications for a shoreline substantial development permit shall follow the procedures for a Type II review pursuant to RCDG 20F.30.35.

(3) Applications for a shoreline conditional use permit shall follow the procedures for a Type III review pursuant to RCDG 20F.30.40.

(4) Applications for a shoreline variance shall follow the procedures for a Type III review pursuant to RCDG 20F.30.40.

(5) Special Requirements.

(a) No final action or construction shall be taken until 21 days after notice of the final action taken by the City is filed with the Department of Ecology. (Ord. 2118)

20F.40.120-040 Decision Criteria.

All applications, including exemptions shall comply with WAC 173-27-140.

(1) Shoreline Exemption. Types of developments outlined in RCDG 20F.40.130-020(2) are exempt from the requirements of a shoreline substantial development permit but shall comply with all other policies, plans, codes and regulations of the City.

(2) Shoreline Substantial Development Permit. Shoreline substantial development permit applications shall be reviewed pursuant to WAC 173-27-150. Special review criteria are provided in Chapter 20D.150 RCDG, Shoreline Regulations. In addition, all projects must be consistent with Chapter 20B.95 RCDG of the Redmond Comprehensive Plan.

(3) Shoreline Conditional Use Permit. Uses which are not classified or set forth in the master program or use regulations may be allowed provided the applicant can demonstrate that they meet the criteria outlined in WAC 173-14-140.

(4) Shoreline Variance. Relief may be granted from specific provisions of the Shoreline Master Program or shoreline use regulations, provided the applicant can demonstrate that the variance will meet the criteria outlined in WAC 173-14-150. (Ord. 2118)