Existing Regulations
S U M M A R Y S H E E T R e s i d e n t t i i a l l D e v e l l o p m e n t t
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Shoreline no touch buffers regulated by critical areas code.
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No touch buffer 25’ on developed site, 50’ on undeveloped site.
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Development activity within the buffer and setback is restricted.
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Footprint exception applies to existing primary structures.
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Maintenance of existing landscaping and landscape features allowed.
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Nonconforming structures (other than primary structures) in buffer and setback.
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Science based report to vary from prescriptive standards- Critical Areas Report.
WAC Guidelines
173-26-211(5)(f)
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Accommodate residential development.
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Make allowance for public access and recreational use of the shoreline.
173-26-241(3)(j)
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Provisions should include regulations for setbacks and buffer areas, density, shoreline armoring, and vegetation conservation.
Draft Code Development Direction
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Draft Goal 6: Give priority to single family residences.
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Draft Bellevue Specific Goal: Tailor the shoreline regulations to unique shoreline characteristics.
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Draft Policy SH-9. Recognize residential development, appurtenant structures, and water-dependent and water-enjoyment recreation activities as preferred where they are appropriate and can be developed without significant impact to ecological functions.
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Draft Policy SH-64. Encourage development designed to minimize site alteration, impervious surface, and vegetation removal.
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Draft Policy SH-68. Balance vegetation management and protection of shoreline ecological functions with use of the shoreline for water-dependent recreation and enjoyment.
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Draft Bellevue Specific Policy: Provide flexibility in site design through use of defined mitigation options.
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Planning Commission Direction: Provide for limited building footprint expansion options for existing single family structures within 50 feet of the ordinary high water mark when shoreline ecological functions can be maintained.
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Planning Commission Direction: Clear standards to guide maintenance, repair and replacement.
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Planning Commission Direction: Prescriptive requirements (safe harbor) with opportunity to depart from standards to accommodate unique property conditions or design objectives.
April 2011

Draft Regulations

LUC 20.25E.065 Residential Shoreline Regulations
Standards
Tailored regulations to shoreline conditions (glacially created lake, artificial canal and lacustrine wetland)
Footprint exception retained for existing primary structures.
Allow limited development in setback without mitigation:
500 square foot lateral expansion;
200 square feet accessory structure;
1000 square feet impervious surface; and other minor building elements and landscape features.
Provide predictable menu of options to vary from standards- 10 options to reduce setback.
Establish landscape standard required for limited circumstances
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60 percent required for the shoreline vegetation conservation area for new primary residences or new residences with expanded lot coverage.
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Equal amount of landscaping to area of expansion parallel to existing structure and expansion of hardscape and accessory structure >200 sq. ft.
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Twice the amount of landscaping to the area of expansion waterward of existing structures.
Recognize stewardship practices by allowing existing native vegetation to meet landscape requirement.
Balance vegetation conservation with recreation (preserve native vegetation within 25 foot vegetation conservation area but allow removal with prescriptive mitigation)
Allow routine maintenance and repair of structures up to 50% of replacement value over 3 year period.
Structures located in vegetation conservation setback are nonconforming and those accessory structures greater than
200 square feet located in the shoreline setback.
Allow departure from prescriptive standard through special shorelines report.
Resources: http://bellevuewa.gove/shoreline-master-plan.thm
Code Reference
LUC 20.25E.065
LUC 20.25E.065.E.2.c
LUC 20.25E.065.E.3
LUC 20.25E.065.E.3.b
LUC 20.25E.065.F
LUC 20.25E.065.G
LUC 20.25E.065.J
LUC 20.25E.160.E
April 2011