HomeMy WebLinkAboutOrdinance No. 08861 of 15
City of Medina, Washington
Ordinance No. 886
AN ORDINANCE OF THE CITY OF MEDINA, WASHINGTON IN
REGARD TO THE MEDINA SHORELINE MASTER PROGRAM:
a) REPEALING THE EXISTING SHORELINE MASTER PROGRAM;
b) ADOPTING A REVISED SHORELINE MASTER PROGRAM
IN ACCORDANCE WITH RCW 90.58 AND WAC 173-26;
c) ADOPTING CHAPTERS 20.60, 20.61, 20.62, 20.63, 20.64, 20.65, 20.66, 20.67
OF THE MEDINA MUNICIPAL CODE TO IMPLEMENT AND CODIFY THE
REVISIONS TO THE SHORELINE MASTER PROGRAM; AND
d) AMENDING THE MEDINA COMPREHENSIVE PLAN TO IMPLEMENT
REVISIONS TO THE SHORELINE MASTER PROGRAM
WHEREAS, pursuant to the Growth Management Act (GMA), chapter 36.70A
RCW, the City Council has adopted the City of Medina Comprehensive Plan, as
amended by Ordinance No. 783, passed March 14, 2005; and
WHEREAS, the City Council has adopted zoning regulations by Ordinance No.
16, passed December 5, 1955, and last amended by Ordinance No. 873, passed June
13, 2011; and
WHEREAS, the City’s Shoreline Master Program was last adopted by Ordinance
No. 304, passed January 13, 1975, and last amended by Ordinance No. 514, passed
July 9, 1990; and
WHEREAS, the State of Washington passed the Shoreline Management Act of
1971 governing the adoption of shoreline master programs, as currently set forth in
Chapter 90.58 Revised Code of Washington (RCW), and subject to the Washington
State Department of Ecology’s administrative rules contained within Chapter 173-26 of
the Washington Administrative Code (WAC); and
WHEREAS, in 2003, the Washington State Department of Ecology adopted new
rules, pursuant to RCW 90.58.200, to carry out the provisions of the Shoreline
Management Act; and
WHEREAS, RCW 90.58.080 directs local governments to develop or amend their
shoreline master programs to be consistent with the required elements of the new rules
Shoreline Master Program Guidelines) adopted by the Washington State Department of
Ecology; and
WHEREAS, the City applied for, and obtained an SMA grant (No. G1000031)
from the Washington State Department of Ecology in July 2009 to assist in the
preparation and adoption of a shoreline master program consistent with the new
guidelines; and
WHEREAS, the City has provided extensive public participation opportunities as
follows:
Provided a postcard notice sent to all resident addresses within the City limits
notifying residents of a shoreline master program open house that was held April
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7, 2010, to kick-off the public involvement in updating the shoreline master
program; and
After advertising to the public to seek participants, created a citizen advisory
committee to provide informal policy and regulatory recommendations in
formulating draft goals, policies and regulations pertaining to the updating of the
shoreline master program; and
The citizen advisory committee held meetings that were advertised and open to
the public on January 12, February 9, March 9 and 16, April 13 and 20, and
August 17, 2011, and during these meetings considered written comments
received from the public in developing an updated shoreline master program; and
The Planning Commission received and considered the recommendations of the
citizen advisory committee and also received and considered public comments
received during their February 16, March 22, April 26, May 24, June 28, July 26,
August 30, September 28, October 26, November 28, December 28, 2011,
meetings and their January 24 and February 28, 2012 meetings; and
Notice for the citizen advisory committee meetings and the Planning Commission
meetings were posted on the City’s website, posted on the City’s notice boards
located at City Hall, Medina Post Office, and Medina Park, and was sent
electronically by the City’s e-gov delivery system to individuals who subscribed to
receive such notices; and
Provided a postcard notice sent to all resident addresses within the City limits
notifying residents of an opportunity to comment on the draft goals and policies
used to update the shoreline master program regulations; and
Provided a postcard notice sent to all addresses within the City limits notifying
residents of an open house and public hearing before the Planning Commission
with the notice; notice was also posted on the City’s website and notice boards,
and sent electronically by the City’s e-gov delivery system to individuals who
subscribed to receive such notices;
The City held a Shoreline Master Program open house on March 14, 2012, to
provide an opportunity to answer questions from the public about the draft
shoreline master program; and
WHEREAS, in accordance with WAC 173-26-100 and RCW 36.70A.106, a notice
of intent was transmitted to the Washington State Department of Commerce and the
Washington State Department of Ecology on March 5, 2012; and
WHEREAS, a State Environmental Policy Act (SEPA) threshold Determination of
Nonsignificance (DNS) for the proposal was issued on March 9, 2012, pursuant to WAC
197-11-340(2); and
WHEREAS, the Planning Commission, after providing proper legal notice, held a
public hearing on March 27, 2012, and forwarded a recommended Shoreline Master
Program to the City Council on April 9, 2012; and
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WHEREAS, legal notice of the City Council’s public hearing was published in The
Seattle Times on April 30, 2012; and
WHEREAS, the City Council held a public hearing on May 14, and June 12,
2012, to consider the Planning Commission’s recommended Shoreline Master Program;
and
WHEREAS, the City Council considered the Planning Commission’s
recommendation, public comments, and other available information; and
WHEREAS, the City Council makes the following findings in support of its
decision:
A. A SEPA threshold determination of Nonsignificance was issued on March 9,
2012.
B. The City provided extensive opportunity for the public to participate in the
planning process. Throughout the shoreline master program process, the
City made a concerted effort to generate public involvement including two
public open houses and the formation of a citizen advisory committee.
Extensive public noticing was made to notify and solicit input from the public
sending notices to the entire community three different times. The citizen
advisory committee and the Planning Commission held 20 public meetings,
plus a public hearing in developing an updated Shoreline Master Program. In
addition, the City Council held a public hearing and provided opportunity for
the public to provide additional input.
C. The state shoreline guidelines pursuant to WAC 173-26-171(3) “allow local
governments substantial discretion to adopt master program reflecting local
circumstances and other local regulatory and non-regulatory program related
to the policy goals of Shoreline Management…” Public comments exhibiting
a desire to protect property rights while meeting the requirements of the
Department of Ecology Shoreline Master Program Guidelines were received
throughout the planning process. This reflected a desire for planning efforts
to reflect local circumstances in the updated Shoreline Master Program.
D. The City used the most current, accurate, and complete scientific and
technical information available, which was incorporated into the Shoreline
Analysis Report, and gathered subsequent to the Shoreline Analysis Report,
to develop the proposed updated Shoreline Master Program.
E. One standard mandated by the state shoreline guidelines is to find that the
program, in total, will result in no net loss of shoreline ecological functions
necessary to sustain shoreline resources. A Cumulative Impact Analysis has
been prepared and concluded that the updated shoreline program should
protect and improve shoreline jurisdiction within the City of Medina, while
accommodating reasonably foreseeable future shoreline development,
resulting in no net loss of shoreline ecological function, and should improve
ecological functions over time.
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F. The City reviewed the proposed updated Shoreline Master Program for
consistency with the Medina Comprehensive Plan. The goals and polices set
forth in the comprehensive plan reflect a community that is built-out with very
limited opportunities for growth and a character that is predominately low-
density single-family residential development. The updated Shoreline Master
Program is consistent with the goals and policies of the Medina
Comprehensive Plan that preserve this character.
G. The proposal serves the public interest by balancing the protection of the
shoreline environment with the protection of private property rights.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF MEDINA, WASHINGTON,
DO ORDAIN AS FOLLOWS:
Section 1. Adoption and Codification of the Shoreline Master Program. A
new Shoreline Master Program is adopted and codified in Chapters 20.60 through 20.67
of the Medina Municipal Code as set forth in Attachment “A”.
Section 2. Repeal of current Shoreline Master Program. Ordinance No.
304, passed January 13, 1975, Ordinance No. 514, passed July 9, 1990, and Ordinance
No. 662, passed July 12, 1999 are repealed in their entirety.
Section 3. Amendment of the Comprehensive Plan. Shoreline Management
Sub-Element 2.1 of the Medina Comprehensive Plan is amended to read as set forth in
Attachment “B”.
Section 4. Amend MMC 1.15.030. Section 1.15.030 of the Medina Municipal
Code is amended to read:
This chapter applies to any violations of:
A. Title 17 MMC, Zoning;
B. Chapter 8.04 MMC, Nuisances;
C. Chapter 8.06 MMC, Noise;
D. Chapter 12.08 MMC, Construction in Streets;
E. Chapter 12.28 MMC, Tree Code;
F. Chapter 12.32 MMC, Structures in Unimproved Portions of Public Rights-of-Way;
G. Chapter 14.12 MMC, Site Plan Review;
H. Chapter 15.20 MMC, Mitigation Plans for Major Construction Activities;
I. ((Chapter 18.08 MMC, Shoreline Management Master Program;
J.)) Chapter 18.12 MMC, Critical Areas;
K.)) J. Chapter 20.40 MMC, Building Codes;
L.)) K. Chapter 20.44 MMC, Minimum Maintenance Standards for Vacant Residences
and Abandoned Construction Sites; and
L. Chapters 20.60 through 20.67 MMC, Shoreline Master Program
M. Other Medina Municipal Code sections that make reference to this chapter.
Section 5. Amend MMC 12.28.090. Section 12.28.090 of the Medina Municipal
Code is amended to read:
Tree removal and land surface modifications within the shoreline jurisdiction shall be
consistent with the requirements of this chapter and pursuant to the City’s shoreline
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master program set forth in Chapters 20.60 through 20.67 MMC. ((for property within 50
feet from the ordinary high water mark of the Lake Washington shoreline shall include a
shoreline restoration plan for review and approval by the city landscape consultant and
city engineer. The restoration plan shall be designed to stabilize soil surfaces, filter run-
off (especially lawns), and provide shade to the near shore within two years of planting.
Refer also to the Washington State Shoreline Management Act and the city of Medina
shoreline master program. Tree removal, pruning and construction are also subject to
the Bald Eagle Protection Act and the Federal Endangered Species Act, where
applicable.)))
Section 6. Amend MMC 17.12.010. Section 17.12.010 of the Medina Municipal
Code is amended to read:
A. Generally. For the purpose of this title, the following terms shall have the meanings
indicated in this chapter unless the context clearly indicates a different meaning.
B. Other Definitions. When any word used in this chapter is not specifically defined
herein, its definition shall be that in Webster’s New Collegiate Dictionary of the
English Language and where more than one definition is given, the most common or
appropriate nonprofessional usage shall govern.
Accessory dwelling unit” means a dwelling unit subordinate to a single-family
dwelling unit which:
1. Is located within the single-family dwelling unit; or
2. Is located within an accessory building as defined by MMC 17.48.010.
Adult family home” means the regular family abode of a person or persons who are
providing personal care, room and board to more than one but not more than four
adults who are not related by blood or marriage to the person or persons providing
the services; except that a maximum of six adults may be permitted if the
Washington State Department of Social and Health Services determines that the
home and the provider are capable of meeting the standards provided for by law
RCW 70.128.010).
Alter” or “alteration” means any change, addition or modification in construction or
occupancy.
Arbor, bower, trellis” means light, open, garden-type structures composed of vertical
and/or horizontal elements without a room which may or may not attach to a building
which is designed, established and installed as a part of the landscape of the
building site.
Berm” means a manmade earthen or other type of mound erected to provide a
visual interest, visual screening and/or decrease noise.
Boathouse” means any structure having a roof and walls erected over moorage,
docks or storage facilities for the weather protection of boats.
Buildable area” means the area of the building site contained within the setback
limits where buildings or structures may be placed.
Building” means any structure having a roof supported by columns or walls for the
housing or enclosure of persons, animals or property.
Building, Accessory. “Accessory building” means any building, other than primary, in
which an accessory use is located.
Building envelope” means the space defined by the vertical, horizontal and mixed
planes of an existing structure, including that portion of the structure which is at or
under the ground.
Building official” means the officer charged with the administration of matters
regulated by the building related codes of the jurisdiction.
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Building, Primary. “Primary building” means any building occupied by the primary
permitted use of the zone in which the building is located.
Building site centerline” means a line midway between the side lot lines of a building
site.
Building site front line” means, unless otherwise set forth in this title, the property
line contiguous with the street right-of-way.
Building Site, Legal. “Legal building site” means a single parcel of land under single
ownership and control and otherwise qualified as a building site under regulations of
the city which, at the time of filing for a building permit is designated by its owners or
developers as the site to be used, developed or built upon as a unit.
Building site of record” means a parcel of land qualified as a legal building site by
virtue of plats, short plats, lot line adjustments, lot size and frontage exceptions of
this title or variance granted by the board of adjustment of the city.
Building site rear line” means, unless otherwise set forth in this title, any lot line
other than a street line which is parallel to the front site line, or within 45 degrees of
being parallel to the front site line.
Building site side line” means any lot line which is not a front or rear site line.
Bulk regulations” means regulations relating to the minimum area of the building
site, front and rear yards, height of buildings and site coverage.
Centerline of a building site” means a line midpoint between the side property lines.
Where the side property lines diverge or converge, the centerline shall be the line
bisecting the angle formed by extending the side property lines to the point of
intersection. (See Exhibit at the end of this section.)
Cost of construction (including maintenance and repairs)” means the true value in
the open market of all work required to accomplish the proposed construction, as
defined by the International Building Code for the purpose of computing building
permit fees. The true value shall include reasonable true market values for the
materials and labor and include normal contractor profit and overhead and design
fees, but exclude Washington State and local sales taxes and permit fees.
Court” means a space, open and unobstructed to the sky, located at or above grade
level on a lot and bounded on three or more sides by walls or buildings.
Covered moorage area” means the gross area of the roof of the covered moorage
structure projected on the surface or surfaces below.
Covered moorage structure” means any structure having a roof but not walls which
provides cover or shelter to a moorage space or dock.))
Deck,” “porch” or “veranda” means a structure attached to a wall of a building
designated, established, and/or installed to provide for entrance or exit, outdoor
living, cooking, and/or recreation, some sides of which are open and which may or
may not have a permanent overhead covering.
Dolphin” means a spar, buoy or piling used for mooring watercraft.
Family” means the immediate kindred made up of a person and spouse, their
parents, grandparents, children and the spouses thereof, and grandchildren and the
spouses and children thereof.
Family day care home” means the regular family abode of a person or persons who
are providing child care services of less than 24 hours to no more than 10 children at
any one time, including those of the provider(s).
Gazebo” or “pavilion” means a fully or partly roofed or covered freestanding
structure fully or partly open at the sides designed, established and installed to
provide outdoor living, cooking and/or recreation.
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Grade, Existing. “Existing grade” means the ground elevation existing on the building
site at the time an application for a building or other development permit is filed at the
city.
Grade, Finished. “Finished grade” means the ground elevation after any site
development is completed.
Grade, Original. “Original grade” means the natural ground elevation that existed
prior to any site development or manmade modifications in the first instance.
Gross lot area,” for the purpose of this title, means dry land area which is further
defined as land area exclusive of shorelands, except those which by recession of
water or bulkheading have become dry land above high water level.
Guests” means those who occupy upon invitation of the owner or lessee without
charge or other consideration for such occupancy.
Household staff” means individuals who spend more than 50 percent of their
working time employed at the residence site and in no event work less than 20 hours
per week, including caregivers. For the purpose of this chapter, “household staff”
includes the spouse and children of such an employee.
Impervious surface” means a surface for which the rate of percolation is less than
the ground upon which it is situated.
Impervious surface area” means the total square feet of impervious surfaces on a
single building site.
Impervious surface, total allowable coverage” means the maximum area of a single
building site that impervious surfaces may occupy.
Maximum height” means the highest point of the roof, skylight, parapet or other
significant element of a building or structure; provided, that if the individual element
does not exceed five feet in the horizontal dimension, a chimney, chase, mechanical
equipment, vent or other essential building element may project above the maximum
height no more than three feet.
Mechanical equipment” means any machine or system containing moving parts
such as motors, valves, relay switches, compressors, fans or similar components,
including but not limited to those used to circulate and/or condition air, water,
refrigerant, effluent or products of combustion.
Minor deviation” means a discretionary land use permit to allow building remodeling
projects to depart from numeric development standards and to preserve
nonconforming conditions with respect to setback requirements and maximum
building heights. Requests for minor deviations are reviewed by the city manager or
designee and involve public notice as specified in Chapter 14.08 MMC.
Moorage” means a place, slip or dock where a boat or vessel may be secured.
Moorage structure” means those installations or facilities including piers, wharves,
platforms, ramps, dolphins, buoys, quays, or bulkheads, or any place or structure
connected with the shore or upon shorelands provided for the securing of a boat or
waterborne craft.))
Net lot area” means gross lot area exclusive of the area of any vehicular private
lane, vehicular right-of-way, or vehicular access easement.
Numeric development standard” means a numeric requirement for minimum
setbacks, maximum heights, maximum lot coverage or maximum impervious surface
coverage.
Occupancy” means the purpose for which a building is used or intended to be used.
The term shall also include the building or room housing such use. Change of
occupancy is not intended to include change of tenants or proprietors.
Patio” means a hard surfaced area of the ground beyond a building designed,
established and/or installed to provide for outdoor living, cooking and recreation,
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some sides of which are open and which may or may not have a permanent
overhead covering.
Pier” or “deck” means a structure extending from the solid land into the water,
whether floating or upon piles or other supports.))
Primary residential building” means the building in which the primary dwelling unit of
the building site is located.
Repair” means the replacement or renewal of any part of an existing structure for
the purpose of its maintenance.
Rockery” means a soil retaining or stabilizing structure composed of stacked rock
that is not attached together by any bonding agent, such as mortar.
Setback area” means the area of building site between the property line and the
limits set by city regulations within which no permanent structure may intrude.
Shoreline” means the line defined by elevation contour 22.0, which elevation is 22
feet above mean lower low water of Puget Sound as established by the U.S. Army
Corps of Engineers, which corresponds to elevation of 28.93 feet as determined by
the Sea Level Datum of 1929.))
Single-family dwelling” means a detached dwelling house that is limited in design to
the accommodation of one family, its household staff and guests. A single-family
dwelling may have accessory recreational buildings in addition to a detached garage
which may include a beach and/or playhouse and having no more than one room
plus a bathroom and otherwise not designed for habitation. A single-family dwelling
may be occupied by the members of one family alone, its guests and household
staff; provided, however, that it is not a violation of this title for the renter or owner of
any dwelling to provide lodging for persons not attached to the renter’s or owner’s
family so long as such use is incidental to the use of the dwelling for residence
purposes.
Site area,” for the purpose of this title, means dry land area which is further defined
as land area exclusive of shorelands, except those which by recession of water have
become dry land. Dry land created by bulkheading shall not be counted as site area
except as specifically permitted by this code.
Site Area, Gross. “Gross site area” means the total area of a building site falling
within the metes and bounds of the building site.
Site Area, Net. “Net site area” means the area of a building site after all of the area of
vehicular private lanes, vehicular rights-of-way, vehicular private lane turnarounds or
any other vehicular easement for public or private use has been deducted from the
gross site area.
Site width” means the dimension between side property lines measured at a right
angle to the centerline of the building site. (See Exhibit at the end of this section).
Sport court” means an area of ground defined by permanent surfacing, equipment
and/or fencing for the purpose of playing tennis, badminton, basketball and similar
social games.
Story” means that portion of a building included between the upper surface of any
floor and the upper surface of the floor next above, except that the topmost story
shall be that portion of a building included between the upper surface of the topmost
floor and the ceiling or roof.
Structural coverage,” “site coverage” and “lot coverage” all mean the total surface
area of a site covered by buildings, structures, patios and sports courts, to include
surface areas directly beneath roof eaves. The following items are not included in
calculating structural coverage, site coverage or lot coverage:
1. Area of pervious site area or decorative plantings or water features under roof
eaves;
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2. Driveways;
3. Uncovered decks, patios, sports courts, pools and spas that do not exceed 30
inches above original or finished grade, whichever is lower. The height of decks,
patios, and sports courts is measured to the highest point on the walking surface.
The height of pools and spas is measured to the highest point of the structural
rim;
4. All structures and buildings that are waterward of the shoreline of the building
site;
5. Fences, walls and retaining walls, the greatest width dimension of which is one
foot or less. When the greatest width dimension exceeds one foot, then the
horizontal exposed area of the entire structure shall count toward site coverage;
6. Rockeries.
Structure” means that which is erected, built or constructed, including an edifice or
building of any kind, or any piece of work artificially built up or composed of parts
joined together in some definite manner.
Temporary public facility” means a land use and/or facilities owned, operated, and
maintained temporarily by a city government agency, a public or nonprofit school, or
religious organization.
Terrace” means a level platform or shelf of earth supported on one or more faces by
a wall, bank of turf, stable inclined grades, or the like.
Waterfront structure” means any structure built at or along the shoreline or over
the shorelands and including particularly bulkheads and moorage facilities.))
Section 7. Amend MMC 17.20.010. Section 17.20.010 of the Medina Municipal
Code is amended to read:
A. The minimum lot area for each dwelling in the district shall be 16,000 square feet.
B. The minimum setback of any part of any building or structure shall be 30 feet from
the front property line and 30 feet from the rear property line, and shall be 10 feet
from each side line. The minimum setback of an approved parking space
nondriveway) in the front yard shall be 15 feet. The minimum setback from the Lake
Washington shoreline shall be as established in MMC 20.63.030 ((Chapter 17.38
MMC)). Setbacks shall be measured from the property line to the furthest horizontal
projection of the structure, including gutters.
C. Structural Coverage and Impervious Surface Standards.
1. Total structural coverage shall be limited in accordance with the following table:
Table 17.20.010C – Structural Coverage
When the square
footage of the area of
the lot is:
Total structural
coverage allowed
10,000 or less 30 percent
10,001 to 10,500 29.58 percent
10,501 to 11,000 29.17 percent
11,001 to 11,500 28.75 percent
11,501 to 12,000 28.33 percent
12,001 to 12,500 27.92 percent
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12,501 to 13,000 27.50 percent
13,001 to 13,500 27.08 percent
13,501 to 14,000 26.67 percent
14,001 to 14,500 26.25 percent
14,501 to 15,000 25.83 percent
15,001 to 15,500 25.42 percent
15,501 to 15,999 25.21 percent
16,000 or greater 25 percent
2. Garden-type structures such as, but not limited to, gazebos, gateways and
trellises shall be excluded from the total structural coverage, provided the
aggregate structural coverage of all such structures does not exceed one percent
of the lot area.
3. Total impervious surface, including structures, shall not exceed 55 percent of the
lot area.
D. The height of any building or structure shall meet all of the following:
1. No part of the building or structure shall exceed the maximum height set forth in
subsection (D)(2) of this section and shown in Diagram 17.20.010.D, except
where otherwise allowed by this code; and
2. The maximum height shall be prescribed as follows:
a. Measured as a vertical distance of 25 feet above the original grade or 28 feet
above the finished grade, whichever is lower;
b. Measurement shall be taken at the exterior walls of the building or structure
at the lowest and highest points of the designated grade to a plane
essentially parallel to the lowest and highest points of the designated grade;
and
3. When a building or structure is located on a slope, there shall be an additional
height limitation of 36 feet between the lowest point of original grade measured at
the exterior walls of the building or structure and the highest point of the building
or structure proper (see Diagram 17.20.010.D), except where otherwise allowed
by this code; and
4. The provisions of subsections (D)(1) through (3) of this section shall not apply to lots
located in the Neighborhood Character Preservation District – Medina Heights as set
forth in Chapter 17.21 MMC.
Diagram 17.20.010.D – Measurement of Maximum Height
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Note: When a building is located on a steep enough slope, an additional height
restriction would apply that limits the overall height of the structure to 36 feet from the
lowest point of original grade to the highest point of the structure.
E. There shall be a minimum of 70 feet of frontage on a dedicated and improved street.
F. Two on-site parking spaces shall be provided for each lot accessing from a public
street.
G. Use shall be limited to single-family dwellings and historical uses. Historical uses are
limited to nonresidential uses which were in existence at the date of incorporation of
the city. Historical uses shall not be allowed on any lot where the use was not
operated at the date of incorporation of the city.
Section 8. Amend MMC 17.24.010. Section 17.24.010 of the Medina Municipal
Code is amended to read:
A. The minimum lot area for each dwelling in this district shall be 20,000 square feet.
B. The minimum setback of any part of any building or structure shall be 30 feet from
the front property line and 30 feet from the rear property line, and shall be 10 feet or
15 percent of the site width at any location of the structure on the building site,
whichever is greater, but not more than 20 feet from each side line. The minimum
setback from the Lake Washington shoreline shall be as established in MMC
20.63.030 ((Chapter 17.38 MMC)). The minimum setback of an improved parking
space (nondriveway) in the front yard shall be 15 feet. Setbacks shall be measured
from the property line to the furthest horizontal projection of the structure, including
gutters.
C. Structural Coverage and Impervious Surface Standards.
1. Total structural coverage shall be limited to 13 percent of the area of any lot,
except where structural coverage may be increased pursuant to MMC 17.24.020.
2. Garden-type structures such as, but not limited to, gazebos, gateways and
trellises shall be excluded from the total structural coverage, provided the
aggregate structural coverage of all such structures does not exceed one percent
of the lot area.
3. Total impervious surface, including structures, shall not exceed 52-1/2 percent of
the lot area.
D. The height of any building or structure shall be limited to 30 feet measured from the
highest point of original grade or the finished grade, whichever is lower, at the
building’s wall to the highest point of the roof proper, but not more than 36 feet
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measured from the lowest point of original grade or finished grade, whichever is
lower at the building’s wall to the highest point of the roof proper.
E. There shall be a minimum of 70 feet of frontage on a dedicated and improved street.
F. Two on-site parking spaces shall be provided for each lot accessing from a public
street.
G. Uses shall be limited to single-family dwellings.
Section 9. Amend MMC 17.28.010. Section 17.28.010 of the Medina Municipal
Code is amended to read:
A. The minimum lot area for each dwelling in this district shall be 30,000 square feet.
B. The minimum setback of any part of any building or structure shall be 30 feet from the
front property line and 30 feet from the rear property line, and shall be 10 feet or 15
percent of the site width at any location of the structure on the building site,
whichever is greater, but not more than 20 feet from each side line. The minimum
setback from the Lake Washington shoreline shall be as established in MMC
20.63.030 ((Chapter 17.38 MMC)). The minimum setback of an improved parking
space (nondriveway) in the front yard shall be 15 feet. Setbacks shall be measured
from the property line to the furthest horizontal projection of the structure, including
gutters.
C. Structural Coverage and Impervious Surface Standards.
1. Total structural coverage shall be limited to 13 percent of the area of any lot,
except where structural coverage may be increased pursuant to MMC 17.24.020.
2. Garden-type structures such as, but not limited to, gazebos, gateways and
trellises shall be excluded from the total structural coverage, provided the
aggregate structural coverage of all such structures does not exceed one percent
of the lot area.
3. Total impervious surface, including structures, shall not exceed 50 percent of the
lot area.
D. The height of any building or structure shall be limited to 30 feet measured from the
highest point of original grade or finished grade, whichever is lower, at the building’s
wall to the highest point of the roof proper, but not more than 36 feet measured from
the lowest point of original grade or finished grade, whichever is lower, at the
building’s wall to the highest point of the roof proper.
E. There shall be a minimum of 90 feet of frontage on a dedicated and improved street.
F. Two on-site parking spaces shall be provided for each lot accessing from a public
street.
G. Uses shall be limited to single-family dwellings.
H. An additional two percent of lot coverage shall be allowed for decks, porches or
verandas, as defined in MMC 17.12.010, provided said structures do not have an
overhead covering except eaves of 24 inches or less.
Section 10. Repeal Chapter 17.38. Chapter 17.38 of the Medina Municipal
Code is repealed.
Section 11. Repeal Chapter 17.88. Chapter 17.88 of the Medina Municipal
Code is repealed.
Section 12. Repeal Chapter 18.08. Chapter 18.08 of the Medina Municipal
Code is repealed.
13 of 15
Section 13. Amend MMC 18.12.040. Section 18.12.040 of the Medina
Municipal Code is amended to read:
A. These critical area regulations shall apply as an overlay and in addition to zoning and
other regulations adopted by the city of Medina.
B. These critical areas regulations shall not apply within the shoreline jurisdiction set
forth in Chapters 20.60 through 20.67 MMC. Where critical areas are located within
the shoreline jurisdiction, the critical areas regulations set forth in Chapter 20.67
MMC shall apply.
C. These critical area regulations shall apply concurrently with review conducted under
the State Environmental Policy Act (SEPA), as locally adopted. Any conditions
required pursuant to this title shall be included in the SEPA review and threshold
determination.
C.)) D. Any individual critical area adjoined by another type of critical area shall have
the buffer and meet the requirements that provide the most protection to the critical
areas involved. When any provision of this chapter or any existing regulation,
easement, covenant, or deed restriction conflicts with this chapter, that which
provides more protection to the critical areas shall apply.
D.)) E. Compliance with the provisions of this chapter does not constitute compliance
with other federal, state, and local regulations and permit requirements that may be
required (for example, Shoreline Substantial Development Permits, HPA permits,
Army Corps of Engineers Section 404 permits, NPDES permits). The applicant is
responsible for complying with these requirements, apart from the process
established in this chapter.
Section 14. Amend 18.12.400. Section 18.12.400 of the Medina Municipal
Code is amended to read:
A. Fish and wildlife habitat conservation areas include:
1. Areas with which state or federally designated endangered, threatened, and
sensitive species have a primary association.
a. Federally designated endangered and threatened species are those fish and
wildlife species identified by the U.S. Fish and Wildlife Service and the
National Marine Fisheries Service that are in danger of extinction or are
threatened to become endangered. The U.S. Fish and Wildlife Service and
the National Marine Fisheries Service should be consulted as necessary for
current listing status.
b. State designated endangered, threatened, and sensitive species are those
fish and wildlife species native to the state of Washington, identified by the
State Department of Fish and Wildlife, that are in danger of extinction,
threatened to become endangered, vulnerable, or declining and are likely to
become endangered or threatened in a significant portion of their range within
the state without cooperative management or removal of threats. State
designated endangered, threatened, and sensitive species are periodically
recorded in WAC 232-12-014 (state endangered species), and WAC 232-12-
011 (state threatened and sensitive species). The State Department of Fish
and Wildlife maintains the most current listing and should be consulted as
necessary for current listing status.
2. State Priority Habitats and Species. Priority habitats and species are considered
to be priorities for conservation and management. Priority species require
protective measures for their perpetuation due to their population status;
14 of 15
sensitivity to habitat alteration; and/or recreational, commercial, or tribal
importance. Priority habitats are those habitat types or elements with unique or
significant value to a diverse assemblage of species. A priority habitat may
consist of a unique vegetation type or dominant plant species, a described
successional stage, or a specific structural element. Priority habitats and species
are identified by the State Department of Fish and Wildlife.
3. Habitats and Species of Local Importance. Habitats and species of local
importance are those identified by the city of Medina as approved by its council,
including those that possess unusual or unique habitat warranting protection.
4. Naturally Occurring Ponds Under 20 Acres. Naturally occurring ponds are those
ponds under 20 acres and their submerged aquatic beds that provide fish or
wildlife habitat, including those artificial ponds intentionally created from dry
areas in order to mitigate impacts to ponds. Naturally occurring ponds do not
include ponds deliberately designed and created from dry sites, such as canals,
detention facilities, wastewater treatment facilities, farm ponds, temporary
construction ponds, and landscape amenities, unless such artificial ponds were
intentionally created for mitigation.
5. Waters of the State. In the city of Medina, waters of the state include lakes,
ponds, streams, inland waters, underground waters, and all other surface waters
and watercourses within the jurisdiction of the state of Washington, as classified
in WAC 222-16-031, not including Type S or Type 1 Waters.
6. State Natural Area Preserves and Natural Resource Conservation Areas. Natural
area preserves and natural resource conservation areas are defined,
established, and managed by the State Department of Natural Resources.
7. Land found by the Medina City Council to be essential for preserving connections
between habitat blocks and open spaces.
B. All areas within the city of Medina meeting one or more of these criteria are hereby
designated critical areas and are subject to the provisions of this title.
Section 15. Amend 20.73.020. Section 20.73.020 of the Medina Municipal
Code is amended to read:
A. This chapter shall apply to all divisions of land including short subdivisions,
subdivisions and lot line adjustments hereafter established within the incorporated
areas of the city of Medina.
B. This chapter is applied in conjunction with Chapter 2.78 MMC, Hearing Examiner;
MMC Title 17, Zoning; Chapter 18.04 MMC, State Environmental Policy Act; ((the))
Chapters 20.60 through 20.67 MMC, Medina Shoreline ((m))Master ((p))Program;
Chapter 18.12 MMC, Critical Areas; Chapter 20.80 MMC, Project Permit Review
Procedures, and other applicable codes referencing this chapter.
Section 16. Adoption of Restoration Plan. The Shoreline Restoration Plan is
adopted as set forth in Attachment “C”.
Section 17. Severability. If any section, sentence, clause, or phrase of this
ordinance should be held to be invalid or unconstitutional by a court of competent
jurisdiction, such invalidity or unconstitutionality shall not affect the validity of any other
section, sentence, clause, or phrase of this ordinance.
Attachment A
SMP Attachment A 1 of 90
Subtitle 20.61
Shoreline Master Program2
3
Chapters: 4
20.60 General Provisions5
20.61 Shoreline Environmental Designations6
20.62 Shoreline Use Regulations7
20.63 Shoreline General Development Standards8
20.64 Use Specific Shoreline Development Standards9
20.65 Shoreline Modifications10
20.66 General Shoreline Regulations11
20.67 Critical Areas in Shoreline12
13
Attachment A
SMP Attachment A 2 of 90
Chapter 20.601
General Provisions2
3
Sections: 4
20.60.010 Title. 5
20.60.020 Introduction. 6
20.60.030 Purpose. 7
20.60.040 Authority. 8
20.60.050 Applicability. 9
20.60.060 Administration. 10
20.60.070 Relationship to other plans and regulations. 11
20.60.080 Interpretation. 12
20.60.090 Liberal construction. 13
20.60.100 Violations and Penalties. 14
20.60.200 Definitions – General Provisions. 15
20.60.210 “A” definitions. 16
20.60.211 “B” definitions. 17
20.60.212 “C” definitions. 18
20.60.213 “D” definitions. 19
20.60.214 “E” definitions. 20
20.60.215 “F” definitions. 21
20.60.216 “G” definitions. 22
20.60.217 “H” definitions. 23
20.60.218 “I” definitions. 24
20.60.219 “J” definitions. 25
20.60.221 “L” definitions. 26
20.60.222 “M” definitions. 27
20.60.223 “N” definitions. 28
20.60.224 “O” definitions. 29
20.60.225 “P” definitions. 30
20.60.226 “Q” definitions. 31
20.60.227 “R” definitions. 32
20.60.228 “S” definitions. 33
20.60.229 “T” definitions. 34
20.60.230 “U” definitions. 35
20.60.231 “V” definitions. 36
20.60.232 “W” definitions37
38
20.60.010 Title. 39
40
Chapters 20.60 through 20.67 of the Medina Municipal Code shall be known as, and may be41
cited as, the "Medina Shoreline Master Program." 42
43
20.60.020 Introduction. 44
45
The Shoreline Management Act of 1971 (Act) was adopted by the public in a 1972 referendum46
to prevent the inherent harm in an uncoordinated and piecemeal development of the state’s47
shorelines.” 48
A. The Act advances the following broad policies: 49
1. Encourage water-dependent uses along the shoreline; 50
2. Protect the resources and ecology of the shoreline; and51
Attachment A
SMP Attachment A 3 of 90
3. Promote public access of the shoreline environment. 1
B. The Act, and the City, recognizes the protection of private property rights while aiming to2
preserve the quality of unique shoreline resources. 3
C. The primary purpose of the Act is to provide for the management and protection of shoreline4
resources by planning for reasonable and appropriate uses through a coordinated planning5
program between the state and local jurisdictions. 6
7
20.60.030 Purpose. 8
The purpose of the shoreline master program is to: 9
A. Carry out the responsibilities imposed by the Act; 10
B. Promote the public health, safety and general welfare by guiding future development of11
shoreline resources within the City; 12
C. Comply with the Shoreline Master Program Guidelines set forth in Chapter 173-26 WAC. 13
14
20.60.040 Authority. 15
16
Chapters 20.60 through 20.67 of the Medina Municipal Code are adopted under the authority of17
Chapter 90.58 RCW and Chapter 173-26 WAC. 18
19
20.60.050 Applicability. 20
21
A. The requirements of the shoreline master program apply to all uses and development22
occurring within the City’s shoreline jurisdiction as defined in RCW 90.58.030 including: 23
1. Lake Washington; and24
2. Areas extending landward 200 feet from the ordinary high water mark of Lake25
Washington. 26
B. Shoreline jurisdiction shall not include buffer areas for wetlands or streams that occur within27
shorelines jurisdiction, except those buffers contained within lands extending landward 20028
feet from the ordinary high water mark of Lake Washington. 29
30
20.60.060 Administration. 31
32
A. All uses and development proposals within the shoreline area should be evaluated in terms33
of the shoreline master program. All uses and development proposals, including those that34
do not require a permit, must comply with the policies and regulations established by the Act35
as expressed through the shoreline master program. 36
B. The Director is vested with responsibility for administering the shoreline master program37
consistent with this shoreline master program and applicable provisions of the Act. 38
C. No development may be undertaken or is authorized unless it is consistent with the policies39
and provisions of the shoreline master program and the Act. 40
D. Shoreline permits, and shoreline exemptions, shall be processed in accordance with the41
requirements set forth in Chapter 20.80 MMC and the approval criteria specified for42
shoreline permits. 43
44
20.60.070 Relationship to other plans and regulations. 45
46
A. The Medina Comprehensive Plan provides the underlying planning framework within which47
the shoreline master program fits. The policies found in the Shoreline Management Sub-48
Element of the Comprehensive Plan are incorporated as an element of the shoreline master49
program. 50
Attachment A
SMP Attachment A 4 of 90
B. The shoreline master program shall apply as an overlay and in addition to: zoning, land use1
regulations, development regulations, and other regulations established by the City. 2
C. In the event of a conflict between the regulations in this shoreline master program and any3
other applicable regulations of the City, the regulation that provides the greater protection of4
shoreline ecological functions and aquatic habitat shall prevail. 5
6
20.60.080 Interpretation. 7
8
A. The Director is authorized to make written interpretations of the shoreline master program9
whenever necessary for clarification or to resolve a conflict within these regulations. 10
Interpretations are a Type 1 decision processed pursuant to Chapter 20.80 MMC. 11
B. Any person may submit a written request for an interpretation to the Director, or the Director12
may issue an interpretation on their own initiative. 13
C. A request for an interpretation shall address the following decision criteria: 14
1. The defined or common meaning of the word or words in the provision; and15
2. The general purpose of the provision as expressed in the section or chapter where the16
provision is found; 17
3. The logical or likely meaning of the provision viewed in relation to the Act and the18
shoreline master program; 19
4. Consistency with the policies and provisions set forth in Chapter 90.58 RCW, and20
Chapters 173-26 and 173-27 WAC; 21
5. Consistency with the goals and policies set forth in the Shoreline Sub-Element of the22
Medina Comprehensive Plan; and23
6. Consistency with other elements of the shoreline master program. 24
D. The Director shall consult with the Washington State Department of Ecology for consistency25
of the interpretation with the Act and the shoreline master program before issuing a written26
interpretation. 27
E. A written interpretation shall have the effect and be enforced as if it is part of the shoreline28
master program. 29
F. A record of all written interpretations shall be maintained by the City and be available for30
public inspection and copying during regular business hours. 31
32
20.60.090 Liberal construction. 33
34
As provided in RCW 90.58.900, the Shoreline Management Act is exempted from the rule of35
strict construction; the Act and the shoreline master program shall therefore be liberally36
construed to give full effect to the purposes, goals, objectives, and policies for which the Act and37
the shoreline master program were enacted and adopted, respectively. 38
39
20.60.100 Violations and Penalties. 40
41
Violation of any provision of the shoreline master program shall be subject to the enforcement42
provisions and penalties in Chapter 1.15 MMC and WAC 173-27-240 through 173-27-310. 43
44
20.60.200 Definitions – General Provisions. 45
46
A. Words in this shoreline master program used in the singular shall include the plural, and the47
plural shall include the singular, unless the context clearly indicates otherwise. 48
B. The definitions in this chapter shall apply to the shoreline master program and they should49
be used in conjunction with other definitions found in title 17 and title 20 MMC. However, 50
these definitions are not intended to replace or alter similar definitions found elsewhere51
Attachment A
SMP Attachment A 5 of 90
within the Medina Municipal Code except where specifically applied to the shoreline master1
program. 2
3
20.60.210 “A” definitions. 4
5
A. "Act" means Chapter 90.58 RCW, the Shoreline Management Act of 1971, as hereafter6
amended. 7
B. “Accessory dwelling unit” means a dwelling unit subordinate to a single-family dwelling unit8
which: 9
a. Is located within the single-family dwelling unit; or10
b. Is located within an accessory building as defined by the zoning code. 11
C. “Accessory structure, use or activity” means a structure or part of a structure, use, or activity, 12
which is incidental and subordinate to a permitted principal use or building. 13
D. “Adult family home” means a residential home in which a person or persons provide14
personal care, special care, room, and board to more than one but not more than six adults15
who are not related by blood or marriage to the person or persons providing the services16
provided, however, any limitation on the number of residents resulting from this definition17
shall not be applied if it prohibits the City from making reasonable accommodations to18
disabled persons in order to afford such persons equal opportunity to use and enjoy a19
dwelling as required by the Fair Housing Amendments Act of 1988, 42 U.S.C. 3604(f)(3)(b). 20
E. "Agricultural activities" means agricultural uses and practices as defined in WAC 173-26.02021
and amendments thereto. 22
F. “Alternative energy facilities” means energy generating facilities using (a) wind; (b) solar23
energy; (c) geothermal energy; (d) or wave or tidal action where such facilities have24
noncommercial purposes, primarily supports the use that the facilities are accessory to, and25
comply with local development regulations. 26
G. “Aquaculture” means the culture or farming of food fish, shellfish, or other aquatic plants and27
animals. 28
H. “Aquaculture, accessory” means the noncommercial culture or farming of food fish, shellfish, 29
or other aquatic plants and animals, which is located on the same lot of a principle use such30
as a single-family dwelling, and in which such activity does not produce noise, odors, or31
other impacts that negatively affect adjacent property owners enjoyment of their property. 32
I. "Average grade level" means the average of the natural or existing topography of the portion33
of the lot, parcel, or tract of real property which will be directly under the proposed building34
or structure: In the case of structures to be built over water, average grade level shall be the35
elevation of the ordinary high water mark. Calculation of the average grade level shall be36
made by averaging the ground elevations at the midpoint of all exterior walls of the37
proposed building or structure. 38
39
20.60.211 “B” definitions. 40
41
A. “Bioengineering” means project designs or construction methods that use live woody42
vegetation or a combination of live woody vegetation and specially developed natural or43
synthetic materials to establish a complex root grid within the existing bank that is resistant44
to erosion, provides bank stability, and maintains a healthy riparian environment with habitat45
features important to fish life. 46
B. “Boathouse” means an overwater structure with walls and a roof designed for the storage of47
boats, but does not include covered moorage. 48
C. “Boat launch” means graded slopes, slabs, pads, planks, or rails used for launching boats49
by means of a trailer, hand, or mechanical device. 50
Attachment A
SMP Attachment A 6 of 90
D. “Boat lift” means any lift for motorized boats, kayaks, canoes and jet skis; including floating1
lifts that are designed to not contact the substrate of the Lake; ground-based lifts that are2
designed to be in contact with or supported by the substrate of the Lake; and suspended lifts3
that are designed to be affixed to the existing overwater structure with no parts contacting4
the substrate. 5
E. “Breakwater” means a protective structure that is normally built offshore to provide6
protection from wave action. 7
F. “Bulkhead” means a vertical or nearly vertical erosion protection structure placed parallel to8
and near the ordinary high water line and/ or the ordinary high water mark consisting of9
concrete, timber, steel, rock, or other permanent material for the purpose of protecting10
adjacent wetlands and uplands from waves and currents. 11
G. “Buoys” means a floating object anchored in water used to mark a location, warn of danger, 12
or indicate a navigational channel. 13
14
20.60.212 “C” definitions. 15
16
A. “Clearing” means cutting, grubbing or removing vegetation or other organic plant material by17
physical, mechanical, chemical or any other similar means. For the purpose of this definition18
of clearing, cutting means the severing of the main trunk or stem of woody vegetation at any19
point. 20
B. “Covered moorage” means any structure having a roof, but not walls that is permitted21
pursuant to MMC 20.65.060 to cover or shelter a moorage space or pier. 22
C. “Covered moorage area” means the gross area of the roof of the covered moorage structure23
projected on the surface or surfaces below. 24
D. “Critical Areas” means critical areas as defined in RCW 36.70A.030 and amendments25
thereto. 26
27
20.60.213 “D” definitions. 28
29
A. “Deck” means a structure attached to a wall of a building designated, established, and/ or30
installed to provide outdoor living, cooking, and/ or recreation, some sides of which are open31
and which may or may not have a permanent overhead covering. 32
B. "Development" means a use consisting of the construction or exterior alteration of33
structures; dredging; drilling; dumping; filling; removal of any sand, gravel, or minerals; bulk34
heading; driving of piling; placing of obstructions; or any project of a permanent or temporary35
nature which interferes with the normal public use of the surface of the waters overlying36
lands subject to the act at any stage of water level. 37
C. “Director” means the city manager or designee. 38
D. “Dock” means a structure that floats on the surface of the water, without piling supports, and39
which may be attached to the shore or may be anchored to submerged land. Dock facilities40
may include wharves, boat moorage, swimming, public access, and other activities that41
require access to deep water. 42
E. “Dredging” means the removal, displacement, or disposal of unconsolidated earth material43
such as sand, silt, gravel, or other submerged materials, from the bottom of water bodies, 44
ditches, or natural wetlands; maintenance dredging and/or support activities are included in45
this definition. 46
F. “Dwelling” means a living space or combination of rooms designed to provide independent47
year-round living facilities for one family or household, including household staff and guest, 48
constructed to the minimum standards of the Building or HUD Code, and with provisions for49
sleeping, eating and sanitation. 50
G. “Dwelling, multi-family” means a residential structure containing two or more dwellings. 51
Attachment A
SMP Attachment A 7 of 90
H. “Dwelling, single-family” means a residential structure containing one dwelling. 1
2
20.60.214 “E” definitions. 3
4
A. “Ecological functions, shoreline ecological functions” means the work performed or role5
played by the physical, chemical, and biological processes that contribute to the6
maintenance of the aquatic and terrestrial environments constituting the shoreline’s natural7
ecosystem. 8
B. “Ecosystem-wide processes” means the suite of naturally occurring physical and geologic9
processes of erosion, transport, and deposition; and specific chemical processes that shape10
landforms within a specific shoreline ecosystem and determine both the types of habitat and11
the associated ecological functions. 12
C. “Ell” means a terminal pier section oriented perpendicular, diagonal or linear to the pier13
walkway. 14
D. “Existing grade” means the ground elevation existing on the building site at the time an15
application for a building or other development permit is filed at the City. 16
17
20.60.215 “F” definitions. 18
19
A. "Fair market value" of a development is the open market bid price for conducting the work, 20
using the equipment and facilities, and purchase of the goods, services and materials21
necessary to accomplish the development. This would normally equate to the cost of hiring22
a contractor to undertake the development from start to finish, including the cost of labor, 23
materials, equipment and facility usage, transportation and contractor overhead and profit. 24
The fair market value of the development shall include the fair market value of any donated, 25
contributed or found labor, equipment or materials. 26
B. “Feasible” means an action, such as a development project, mitigation, or preservation27
requirement that meets all of the following conditions: 28
1. Can be accomplished with technologies and methods that have been used in the past in29
similar circumstances, or studies or tests that have demonstrated in similar30
circumstances that such approaches are currently available and likely to achieve the31
intended results; 32
2. Provides a reasonable likelihood of achieving its intended purpose; and33
3. Does not physically preclude achieving the project's primary intended legal use. 34
The burden of proving infeasibility is on the applicant in cases where these guidelines35
require certain actions. In determining an action's infeasibility, the City may weigh the36
action's relative public costs and public benefits, considered in the short- and long-term time37
frames. 38
C. “Fill” means for the purpose of the shoreline master program the placement of soil, sand, 39
rock, gravel, sediment, earth retaining structure or other material to an area waterward of the40
ordinary high water mark, in wetlands, or on shorelands in a manner that raises the41
elevation or creates dry land. 42
D. “Finger” means a narrow pier section projecting from the pier walkway, typically43
perpendicular to the walkway and located landward of an ell in order to form the near-shore44
side of a boat-slip. 45
E. “Float” means a structure that floats on the surface of the water that is not attached to the46
shore, but that may be anchored to submerged land. Floats are typically used for47
swimming, diving and similar recreational activities. 48
F. “Float plane and helicopter moorage” means a facility where water-based aircraft and/ or49
helicopter are secured for moorage. 50
Attachment A
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G. “Forest practices” means any activity conducted on or directly pertaining to forest land and1
relating to growing, harvesting, or processing timber. 2
H. “Freestanding fence or wall” means a structure located above grade that is intended to3
provide a barrier for privacy, security or safety. 4
5
20.60.216 “G” definitions. 6
7
A. “Gabion” means a structure composed of masses of rocks or rubble held tightly together by8
wire mesh (typically) so as to form upright blocks or walls. 9
B. "Geotechnical report" or "geotechnical analysis" means a scientific study or evaluation10
conducted by a qualified expert that includes a description of the ground and surface11
hydrology and geology, the affected land form and its susceptibility to mass wasting, 12
erosion, and other geologic hazards or processes, conclusions and recommendations13
regarding the effect of the proposed development on geologic conditions, the adequacy of14
the site to be developed, the impacts of the proposed development, alternative approaches15
to the proposed development, and measures to mitigate potential site-specific and16
cumulative geological and hydrological impacts of the proposed development, including the17
potential adverse impacts to adjacent and down-current properties. Geotechnical reports18
shall conform to accepted technical standards and must be prepared by qualified19
professional engineers or geologists who have professional expertise about the regional and20
local shoreline geology and processes. 21
C. “Grading” means the movement or redistribution of the soil, sand, rock, gravel, sediment, or22
other material on a site in a manner that alters the natural contour of the land. 23
24
20.60.217 “H” definitions. 25
26
A. "Height" is the vertical distance measured from the average grade level to the highest point27
of a structure. 28
B. “Houseboat” means a structure designed and operated substantially as an overwater29
residence. Houseboats are not vessels and lack adequate self-propulsion and steering30
equipment to operate as a vessel. 31
C. “Horticultural activities” means cultivating plants, especially flowers, fruit, and vegetables, in32
gardens or greenhouses. 33
34
20.60.218 “I” definitions. 35
36
A. “Impervious surface” means any hard surface area which either prevents or retards the entry37
of water into the soil mantle as it would otherwise enter under natural conditions preexisting38
to development, or any hard surface area which causes water to run off the surface in39
greater quantities or at an increased rate of flow as it would otherwise under natural40
conditions preexisting to development. Examples include impenetrable materials such as41
asphalt, concrete, brick, stone, wood and rooftops. 42
43
20.60.219 “J” definitions. 44
45
A. “Joint-use or shared” means overwater structures that are constructed for private use by46
more than one property owner. 47
48
49
Attachment A
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20.60.221 “L” definitions. 1
2
A. “Land division” means the division or re-division of land into lots, tracts, parcels, sites or3
divisions for the purpose of sale, lease, or transfer of ownership. 4
B. “Land surface modification” means any movement or modification of earth material on any5
site. 6
C. “Lot” means a measured piece of land having fixed boundaries and designated on a plot or7
survey. 8
D. “Lot area” means the dry land area landward of the ordinary high water line. 9
E. “Low impact development” means a set of techniques that mimic natural watershed10
hydrology by slowing, evaporating/ transpiring, and filtering water that allows water to soak11
into the ground closer to its source. 12
13
20.60.222 “M” definitions. 14
15
A. “Marina” means a private or public facility providing the purchase and or lease of a slip for16
storing, berthing and securing motorized boats or watercraft, including both long-term and17
transient moorage. 18
B. “Mining” means the removal of sand, gravel, soil, minerals, and other earth materials for19
commercial and other uses. 20
C. “MMC” means Medina Municipal Code. 21
D. “Moorage” means a place where a boat or vessel may be secured. 22
E. “Moorage buoy” means a floating object anchored to provide a mooring place away from the23
shore. 24
F. “Moorage pile” means a piling to which a boat is tied up to prevent it from swinging with25
changes of wind, waves or other similar functions. 26
G. “Moorage structure” means those installations or facilities including piers, wharves, 27
platforms, ramps, dolphins, buoys, quays, or bulkheads, or any place or structure connected28
with the shore or upon shorelands provided for the securing of a boat or waterborne craft. 29
30
20.60.223 “N” definitions. 31
32
A. "Natural or existing topography" means the topography of the lot, parcel, or tract of real33
property immediately prior to any site preparation or grading, including excavation or filling. 34
B. “Non-water oriented uses” means uses that are not water-dependent, water-related, or35
water-enjoyment. 36
C. “Nonconforming structure” means a building or structure that does not comply with the37
required setbacks, height, structural coverage and other development requirements of the38
shoreline master program, but was lawfully constructed prior to the effective date of the Act39
or shoreline master program or subsequent amendments thereto and was continually40
maintained in accordance with MMC 20.66.090. This term applies whether or not the41
nonconformity was permitted by a variance. 42
D. “Nonconforming use” means any activity, development, or condition that by the shoreline43
master program is not permitted outright or permitted as an accessory use, or is not44
permitted by a conditional use permit or other special permitting process; but was lawfully45
created prior to the effective date of the Act or shoreline master program or subsequent46
amendments thereto and was continually maintained in accordance with MMC 20.66.090. A47
nonconforming use may or may not involve buildings or structures and may involve part of, 48
or all of, a building or property. 49
50
51
Attachment A
SMP Attachment A 10 of 90
20.60.224 “O” definitions. 1
2
A. “Ordinary high water line” means an elevation of 21.8 for Lake Washington above sea level3
based on the National Geodetic Vertical Datum (NGVD) of 1929. This must be converted to4
the North American Vertical Datum of 1988 (NAVD88) per City of Bellevue control points5
within Medina City limits. 6
B. "Ordinary high water mark" means on all lakes, streams, and tidal water is that mark that will7
be found by examining the bed and banks and ascertaining where the presence and action8
of waters are so common and usual, and so long continued in all ordinary years, as to mark9
upon the soil a character distinct from that of the abutting upland, in respect to vegetation as10
that condition exists on June 1, 1971, as it may naturally change thereafter, or as it may11
change thereafter in accordance with permits issued by the City or Department of Ecology; 12
provided, that in any area where the ordinary high water mark cannot be found, the ordinary13
high water mark adjoining fresh water shall be the line of mean high water. 14
C. “Outfall” means a structure used for the discharge of stormwater or sewer system into a15
receiving water. 16
17
20.60.225 “P” definitions. 18
19
A. “Patio” means a hard surfaced area of the ground beyond a building designed, established20
and/ or installed to provide for outdoor living, cooking and recreation, some sides of which21
are open and which may or may not have a permanent overhead covering. 22
B. “Pervious” means, as opposed to impervious surfaces, these are surfaces that allow water23
to pass through at rates similar to pre-developed conditions or better. Pervious surfaces, 24
include, but are not limited to: pervious asphalt, pervious concrete, pervious gravel, grass or25
pervious pavers. 26
C. “Pier” means a platform built on pilings or similar structures that projects over, and is raised27
above the water and is attached to land, and that is used for boat moorage, swimming, 28
fishing, public access, or similar activities requiring access to deep water. 29
D. “Piling” means the structural supports for piers, usually below the pier decking and anchored30
in the water. 31
E. "Provisions" means policies, regulations, standards, guideline criteria or environment32
designations. 33
F. “Public access” means the ability of the general public to reach, touch, and enjoy the water’s34
edge, to travel on the waters of the state, and to view the water and the shoreline. 35
G. "Public interest" means the interest shared by the citizens of the state or community at large36
in the affairs of government, or some interest by which their rights or liabilities are affected37
including, but not limited to, an effect on public property or on health, safety, or general38
welfare resulting from a use or development; 39
40
20.60.226 “Q” definitions. 41
42
A. “Qualified Professional” means a person with relevant education, experience and training, 43
as determined by the City, in biological fields such as botany, fisheries, wildlife, soils, 44
ecology, and similar areas of specialization. 45
46
20.60.227 “R” definitions. 47
48
A. “Reconstruction” as prescribed in MMC 20.66.090 means to undertake construction within49
and/ or on an existing building or structure which has a valid construction permit with fair-50
market construction costs greater than 60 percent of the replacement cost of the existing51
Attachment A
SMP Attachment A 11 of 90
building or structure being rebuilt. All project phases necessary to result in a habitable1
building must be included. The construction cost shall be valid for a period beginning on the2
date of permit issuance and ending 18 months after the date the permit is finalized by the3
City. 4
B. “Replacement cost” as prescribed in MMC 20.66.090 means the square footage of the5
structure multiplied by local building costs per square foot, or a similar method of calculation. 6
C. “Repair” means to restore something broken or damaged to good condition. 7
D. “Recreational uses” means facilities designed consistent with MMC 20.64.020 and used to8
provide recreational opportunities to the public. 9
E. “Residential use” means development in which people sleep and prepare food, other than10
developments used for transient occupancy. As used in the shoreline master program11
residential development includes single-family development (known as detached dwelling12
unit) and the creation of new residential lots through land division. 13
F. “Restore,” “restoration” or “ecological restoration” means the reestablishment or upgrading14
of impaired ecological shoreline processes or functions. This may be accomplished through15
measures including, but not limited to, re-vegetation, removal of intrusive shoreline16
structures and removal or treatment of toxic materials. Restoration does not imply a17
requirement for returning the shoreline area to aboriginal or pre-European settlement18
conditions. 19
20
20.60.228 “S” definitions. 21
22
A. “Shoreline areas” and “shoreline jurisdiction” means all “shorelines of the state” and23
shorelands” as defined in RCW 90.58.030. 24
B. “Shorelines” means all of the water areas of the state, including reservoirs, and their25
associated shorelands together with the lands underlying them: except (i.) shorelines of26
statewide significance; (ii.) shorelines on segments of streams upstream of a point where27
the mean annual flow is twenty cubic feet per second or less and the wetlands associated28
with such upstream segments; and (iii.) shorelines on lakes less than twenty acres in size29
and wetlands associated with such small lakes. 30
C. “Shoreline Master Program” means the Medina Shoreline Master Program adopted pursuant31
to RCW 90.58 and WAC 173-26. 32
D. "Shoreline modifications" means those actions that modify the physical configuration or33
qualities of the shoreline area, usually through the construction of a physical element such34
as a dike, breakwater, pier, weir, dredged basin, fill, bulkhead, or other shoreline structure. 35
They can include other actions, such as clearing, grading, or application of chemicals. 36
E. “Shoreline setback” means the distance measured in feet that a structure or improvement37
must be located from the ordinary high water line of Lake Washington. 38
F. “Shoreline stabilization” means for protecting shoreline upland areas and shoreline uses39
from the effects of shoreline wave action, flooding or erosion. Shoreline stabilization can be40
separated into the following categories: 41
1. “Nonstructural” includes the planting or re-planting of native vegetation, beach42
enhancement and similar non-structural measures; 43
2. “Structural” includes the use of structures such as bulkheads, revetments, cribs, and44
gabions made of hard materials such as stone, concrete or timber; 45
3. “Bioengineering” includes the use of vegetation, both through planting and for structural46
purposes such as live staking, brush layering, and brush matting; 47
4. “Biotechnical measures” includes the combination of bioengineering approaches with48
some degree of structural design such as matting or vegetated gabion walls or49
mattresses, vegetated cribbing, vegetated rip rap, or keyed native toe-boulders. 50
Attachment A
SMP Attachment A 12 of 90
G. “Shoreline stabilization, hard structural” means shoreline erosion control practices using1
hardened structures that armor and stabilize the shoreline from further erosion. Hardening2
materials typically include concrete, boulders, dimensional lumber or similar materials. 3
H. “Shoreline stabilization, soft structural” means shoreline erosion control practices that4
contribute to restoration, protection or enhancement of shoreline ecological functions such5
as the use of bioengineering and biotechnical measures. 6
I. “Shoreline habitat and restoration” means activities conducted for the purpose of7
establishing, restoring, or enhancing habitat for priority species in shorelines. 8
J. "Significant vegetation removal" means the removal or alteration of trees, shrubs, and/or9
ground cover by clearing, grading, cutting, burning, chemical means, or other activity that10
causes significant ecological impacts to functions provided by such vegetation. The removal11
of invasive or noxious weeds does not constitute significant vegetation removal. Tree12
pruning, not including tree topping, where it does not affect shoreline ecological functions, 13
does not constitute significant vegetation removal. 14
K. "Structure" means a permanent or temporary edifice or building, or any piece of work15
artificially built or composed of parts joined together in some definite manner, whether16
installed on, above, or below the surface of the ground or water, except for vessels. 17
L. “Substantial destruction” as prescribed in MMC 20.66.090 means to remove more than 6018
percent of the existing exterior wall framing of a building or structure, as measured by the19
horizontal linear length of all exterior walls. Any partial removal of existing framing shall20
count towards the measurement of horizontal linear length the same as if the entire framing21
within that horizontal linear length was removed, except partial removal shall not include22
replacement of windows or doors when no beams or struts are removed. 23
24
20.60.229 “T” definitions. 25
26
A. “Tram” means an electrically driven transport vehicle that runs on rails, overhead cables, or27
similar structure to move passengers and goods up and down a hillside. 28
29
20.60.230 “U” definitions. 30
31
A. “Utilities” means services, facilities and infrastructure that produce, transmit, carry, store, 32
process or dispose of electric power, gas, water, sewage, communications, oil, storm water, 33
and similar services and facilities. 34
35
20.60.231 “V” definitions. 36
37
A. “Vessel" includes every description of watercraft, used or capable of being used as a means38
of transportation on the water. 39
40
20.60.232 “W” definitions. 41
42
A. “Wall Framing,” as prescribed in MMC 20.66.090, means the assemblage of beams and43
struts that provide a support structure to which interior and exterior wall coverings are44
attached. Wall framing shall not include the horizontal ceiling joists and sloping rafters used45
for the roof. 46
B. "Water-dependent use" means a use or portion of a use which cannot exist in a location that47
is not adjacent to the water and which is dependent on the water by reason of the intrinsic48
nature of its operations. 49
C. "Water-enjoyment use" means a recreational use or other use that facilitates public access50
to the shoreline as a primary characteristic of the use; or a use that provides for recreational51
Attachment A
SMP Attachment A 13 of 90
use or aesthetic enjoyment of the shoreline for a substantial number of people as a general1
characteristic of the use and which through location, design, and operation ensures the2
public's ability to enjoy the physical and aesthetic qualities of the shoreline. In order to3
qualify as a water-enjoyment use, the use must be open to the general public and the4
shoreline-oriented space within the project must be devoted to the specific aspects of the5
use that fosters shoreline enjoyment. 6
D. “Waterfront structure” means any structure built at or along the shoreline or over the7
shorelands and including particularly bulkheads and moorage facilities. 8
E. “Water frontage” means the extent of land abutting water as measured pursuant to MMC9
20.63.050(A)(2)(c). 10
F. "Water-oriented use" means a use that is water-dependent, water-related, or water-11
enjoyment, or a combination of such uses. 12
G. "Water quality" means the physical characteristics of water within shoreline jurisdiction, 13
including water quantity, hydrological, physical, chemical, aesthetic, recreation-related, and14
biological characteristics. Where used in this chapter, the term "water quantity" refers only to15
development and uses regulated under this chapter and affecting water quantity, such as16
impermeable surfaces and storm water handling practices. Water quantity, for purposes of17
this chapter, does not mean the withdrawal of groundwater or diversion of surface water18
pursuant to RCW 90.03.250 through 90.03.340. 19
H. "Water-related use" means a use or portion of a use which is not intrinsically dependent on a20
waterfront location but whose economic viability is dependent upon a waterfront location21
because: 22
1. The use has a functional requirement for a waterfront location such as the arrival or23
shipment of materials by water or the need for large quantities of water; or24
2. The use provides a necessary service supportive of the water-dependent uses and the25
proximity of the use to its customers makes its services less expensive and/or more26
convenient. 27
I. “Wetland” or “wetlands” means areas that are inundated or saturated by surface water or28
ground water at a frequency and duration sufficient to support, and that under normal29
circumstances do support, a prevalence of vegetation typically adapted for life in saturated30
soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. 31
Wetlands do not include those artificial wetlands intentionally created from non-wetland32
sites, including, but not limited to, irrigation and drainage ditches, grass-lined swales, 33
canals, detention facilities, wastewater treatment facilities, farm ponds, and landscape34
amenities, or those wetlands created after July 1, 1990, that were unintentionally created as35
a result of the construction of a road, street, or highway. Wetlands may include those36
artificial wetlands intentionally created from non-wetland areas created to mitigate37
conversion of wetlands. 38
J. “Wireless communication facilities” means the same as given in the zoning code. 39
Attachment A
SMP Attachment A 14 of 90
Chapter 20.611
Shoreline Environment Designations2
3
Sections: 4
20.61.010 Establishment of shoreline environment designations. 5
20.61.020 Shoreline jurisdiction and shoreline map. 6
20.61.030 Residential environment7
20.61.040 Urban conservancy environment. 8
20.61.050 Aquatic environment. 9
20.61.060 Transportation environment. 10
11
20.61.010 Establishment of shoreline environment designations. 12
13
Medina’s shoreline is divided into the following shoreline environment designations based upon14
the designation criteria prescribed by this chapter: 15
A. Residential; 16
B. Urban Conservancy; 17
C. Transportation; and18
D. Aquatic. 19
20
20.61.020 Shoreline jurisdiction and shoreline map. 21
22
The Shoreline Environment Designation Map set forth in Figure 20.61.020 is a graphic23
representation of Medina’s shorelines regulated by the shoreline master program and shall24
serve as the official shoreline map assigning shoreline environment designations to properties25
subject to the following: 26
A. The boundaries depicted on the map are approximate location and extent of the shoreline27
jurisdiction with additional site-specific evaluation required to confirm and/ or verify actual28
boundaries of the shoreline jurisdiction; and29
B. Property lines shall be used for interpreting the boundaries of the shoreline environment30
designations, except for the aquatic environment, which is interpreted using the ordinary31
high water line. 32
33
20.61.030 Residential environment. 34
35
A. Purpose. 36
1. The purpose of the Residential environment designation is to accommodate single-37
family residential development and appurtenant structures that are consistent with38
shoreline master program. 39
2. A secondary purpose is to provide, where appropriate, public access and recreational40
uses. 41
B. Designation Criteria. 42
1. Areas designated Residential on the shoreline map includes those areas adjacent to43
Lake Washington that are zoned residential and developed with single-family residences44
or vacant, and where single-family residences are anticipated to continue in the future. 45
2. This designation shall apply to areas that are upland from the ordinary high water line. 46
47
48
Attachment A
SMP Attachment A 15 of 90
20.61.040 Urban conservancy environment. 1
2
A. Purpose. The purpose of the Urban Conservancy environment designation is to protect and3
restore shoreline ecological functions of open space and other sensitive lands while allowing4
a variety of compatible uses. 5
B. Designation Criteria. Areas designated Urban Conservancy on the shoreline map are areas6
appropriate and planned for development that is compatible with maintaining or restoring7
shoreline ecological functions of the area, which are not generally suitable for water-8
dependent uses, where any of the following characteristics apply: 9
1. They are suitable for water-related or water-enjoyment uses; 10
2. They are open space, flood plain or other sensitive areas that should not be more11
intensively developed; 12
3. They have potential for ecological restoration; 13
4. They retain important shoreline ecological functions, even though partially developed; or14
5. They have the potential for development that is compatible with ecological restoration. 15
C. Locations. Areas designated as Urban Conservancy include: 16
1. Medina Beach Park landward of the ordinary high water mark; 17
2. Lake Lane (Fairweather Bay off of N.E. 78th Place) landward of the ordinary high water18
mark; 19
3. South end of 84th Avenue N.E. landward of the ordinary high water mark near View Point20
Park; 21
4. Privately-owned, join-use shoreline recreational lots, including: 22
a. Recreation Tract X conveyed by Lynn Short Plat; 23
b. Park Tracts B and C of Lake Crest Park Division 2 (73rd Avenue N.E.); 24
c. Tract A of Edgecliff Plat; 25
d. Parcel 194230-0044, Dehn’s Addition Vacated; 26
e. Conservation Tract (1000 Block of Evergreen Point Road); 27
f. Community Beach and Road Tract (7700 Block of Overlake Drive West); 28
5. Areas not otherwise designated with a shoreline environment designation29
30
20.61.050 Aquatic environment. 31
32
A. Purpose. The purpose of the Aquatic environment designation is to protect, restore, and33
manage the unique characteristics and resources of the areas waterward of the ordinary34
high water mark. 35
B. Designation Criteria. All areas including and waterward of the ordinary high water mark are36
designated as Aquatic environment. 37
38
20.61.060 Transportation environment. 39
40
A. Purpose. The purpose of the Transportation environment designation is to accommodate41
the infrastructure necessary for the SR 520 floating bridge and highway. A secondary42
purpose is to ensure those areas not needed for ongoing operations are considered for43
potential public access and habitat enhancement uses. 44
B. Designation Criteria. Areas designated Transportation on the shoreline map and are owned45
by Washington State Department of Transportation for the use and associated uses of State46
Route 520. 47
48
49
Attachment A
SMP Attachment A 16 of 90
1
Medina Shoreline Environment
Designations
Residential
Urban Conservancy
Transportation
Waterward OHWM = Aquatic
North
Figure 20.61.020:
Shoreline Environment
Designation Map
Attachment A
SMP Attachment A 17 of 90
Chapter 20.621
Shoreline Use Regulations2
3
Sections: 4
20.62.010 Applicability. 5
20.62.020 Permitted uses, prohibited uses. 6
20.62.030 Use table. 7
8
20.62.010 Applicability. 9
10
This chapter applies to specific uses and types of development that typically occur in shoreline11
areas. This chapter is applied in conjunction with other provisions found elsewhere in the12
shoreline master program. 13
14
20.62.020 Permitted uses, prohibited uses. 15
16
Uses within the shoreline jurisdiction are subject to the following: 17
A. Uses listed with a “P” in Table 20.62.030 are permitted, subject to a substantial development18
permit or shoreline exemption; 19
B. Uses listed with a “CU” in Table 20.62.030 are conditionally permitted, subject to approval of20
a shoreline conditional use permit; 21
C. Uses listed with an “X” in Table 20.62.030 are prohibited; 22
D. Uses not listed in the table, may be authorized as a conditional use provided the review23
criteria in WAC 173-27-160, as hereafter amended, are satisfied; 24
E. Review procedures for deciding project permits are found in Chapter 20.80 MMC. 25
26
20.62.030 Use table. 27
28
Table 20.62.030 establishes those uses which are permitted, those uses requiring special29
approval and those uses that are prohibited within each shoreline environment designation. 30
31
Table 20.62.030 Shoreline Use Table* 32
Shoreline Use
Sh
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Aq
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p
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Residential Use
Accessory dwelling unit P P X X
Accessory buildings/ uses located on the same
lot as a single-family dwelling other than
specifically listed in the table
P P X X
Adult family home P P X X
Detached single-family dwelling P P X X
Manufactured home P P X X
Multi-family dwellings (2 attached units or more) X X X X
33
Attachment A
SMP Attachment A 18 of 90
Commercial Use
Accessory home business P P X X
Water-oriented uses other than specifically listed
in the table X X X X
Non-water-oriented uses other than specifically
listed in the table X X X X
Industrial Uses
Water-oriented uses X X X X
Non-water-oriented uses X X X X
Transportation & Parking Uses
Parking facilities – primary X X X X
Parking facilities – accessory Same as the primary use it supports
Local transportation including roads, bicycle and
pedestrian facilities related to permitted shoreline
activity
P P X P
State transportation facilities including bridge and
associated support facilities X X CU CU
Utilities
Solid waste disposal, transfer sites, electrical
substations and similar primary utility facilities X X X X
Local public water, electrical, natural gas
distribution, public sewer collection, cable and
telephone distribution, and associated
appurtenances
P P CU P
Alternative energy facilities - accessory to a
permitted use P P CU P
Wireless communication facilities X P X P
Resource Land
Agricultural activities X X X X
Aquaculture other than those specifically listed in
the table X X X X
Aquaculture – accessory P P P P
Forest practices X X X X
Mining X X X X
Recreational Uses
Public parks and associated park improvements
landward of the ordinary high water mark) P P X P
Public piers and docks P P P P
Public swimming beach and public recreational
uses P P P P
Any water-enjoyment recreational development
other than those specifically listed in the table CU CU CU CU
Non-water-oriented recreational development X X X X
Boating Uses & Facilities
Boat launch motorized/ non-motorized X CU CU CU
Boathouse X X X X
Buoys for vessel moorage X X X X
Buoys not for vessel moorage P P P P
Launching Rails X X X X
Attachment A
SMP Attachment A 19 of 90
Marina (all) X X X X
Moorage, dock space, buoys and other facilities
for floatplanes and helicopters X X X X
Piers, docks, boat lifts, moorage pilings and
covered moorage P P P P
Temporary moorages used for vessels
supporting construction activity P P P P
Shoreline Modifications
Breakwaters/ jetties/ rock weirs/ groins X CU CU CU
Dredging for maintenance of existing private or
public moorage P P P P
Maintenance dredging of established navigation
channels and basins P P P P
Dredging establishing, expanding, or relocating
or reconfiguring navigation channels and basins P P P P
Dredging for fill material associated with MTCA or
CERCLA habitat restoration project P P P P
Dredging for fill material with other significant
habitat enhancement project CU CU CU CU
Dredging other than those specifically listed in
the table X X X X
Fill waterward of the ordinary high water line CU CU CU CU
Fill waterward of the ordinary high water line
which is part of an environmental restoration plan
or required mitigation
P P P P
Land surface modification P P P P
Shoreline habitat and restoration activities P P P P
Shoreline stabilization P P P P
Miscellaneous Uses
Accessory noncommercial horticultural activities P P X P
City government facilities CU P X P
Non-water-oriented uses other than those
specifically listed in the table X X X X
Scientific, historical, cultural, or educational uses P P P P
Trams providing access in steep slope areas P P X P
Trams other than specifically listed in the table X X X X
See explanation of “P”, “CU” and “X” in MMC 20.62.020
1
Attachment A
SMP Attachment A 20 of 90
Chapter 20.631
Shoreline General Development Standards2
3
Sections: 4
20.63.010 General provisions. 5
20.63.020 Maximum impervious surface. 6
20.63.030 Shoreline setbacks from Lake Washington. 7
20.63.040 Maximum height. 8
20.63.050 Development standards for divisions of land and lot line adjustments. 9
10
20.63.010 General provision. 11
12
A. The requirements in this chapter apply when a property owner or their representative13
initiates new development or redevelopment on their property. 14
B. Existing uses and/ or conditions not in compliance with the requirements of this chapter may15
continue unaffected subject to the limitations for nonconformity prescribed by the shoreline16
master program. 17
18
20.63.020 Maximum impervious surface. 19
20
A. The total impervious surface on a lot, including structures, shall not exceed the standards21
set forth in Table 20.63.020. 22
B. The pertinent maximum impervious surface standard is determined based upon the lot area23
in Table 20.63.020 and the corresponding shoreline environment designation. 24
C. Compliance with maximum impervious surface is determined as a percentage using the total25
impervious surface on the lot divided by the lot area including lot areas outside of the26
shoreline jurisdiction. 27
28
Table 20.63.020 Maximum Impervious Surface29
Lot Area
Square feet)
Sh
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16,000 and less 55.0%
30% Not
Applicable 80% 16,001 to 29,999 52.5%
30,000 and greater 50.0%
30
31
20.63.030 Shoreline setbacks from Lake Washington. 32
33
This section establishes the minimum shoreline setback requirements from Lake Washington. 34
A. Shoreline setbacks shall be determined in the following manner: 35
1. Where the map in Figure 20.63.030(A) designates a 30-foot shoreline setback, the36
minimum setback shall be 30 feet; 37
2. Where the map in Figure 20.63.030(A) designates a 30-foot shoreline setback with38
enhancements, the minimum setback shall be: 39
a. 30 feet if enhancements set forth in MMC 20.63.030(F) are provided; or40
Attachment A
SMP Attachment A 21 of 90
b. 50 feet if enhancements set forth in MMC 20.63.030(F) are not provided; 1
3. Where the map in Figure 20.63.030(A) designates a 50-foot shoreline setback, the2
minimum setback shall be 50 feet; 3
4. Where the map in Figure 20.63.030(A) designates a stringline setback, the minimum4
setback shall be the distance to the stringline established pursuant to MMC5
20.63.030(D); and6
5. Exceptions to shoreline setbacks are allowed pursuant to MMC 20.63.030(C); 7
B. The shoreline setback is measured as: 8
1. The distance between the ordinary high water line to the closest point of any part of a9
building or structure; and10
2. The measurement is taken on a horizontal plane landward from the ordinary high water11
line in the direction that results in the greatest distance of the building or structure being12
setback from the ordinary high water line. 13
C. The following structures are allowed to protrude into a shoreline setback provided the14
structure is constructed and maintained in a manner that avoids or mitigates adverse15
impacts to shoreline ecological functions: 16
1. Pedestrian walkways, provided the total impervious surface is the minimum reasonably17
necessary to provide access to the shoreline; 18
2. Those parts of water-dependent development that require improvements to be adjacent19
to the water’s edge, such as boat ramps and similar structures, but not including20
cabanas, changing rooms, covered patios, or similar types of sheltered structures; 21
3. Facilities for public access to the water and similar water-enjoyment recreational uses; 22
4. Utilities which are located underground, except as required otherwise by Chapter 20.6723
MMC, and are accessory to a shoreline use; 24
5. Bio-retention swales, rain gardens, and other similar bio-retention systems that allow25
filtration of water through vegetation; 26
6. Infiltration systems for surface water, such as vaults and similar structural improvements, 27
where installation occurs as far from the ordinary high water line as feasible; 28
7. Uncovered decks and patios provided: 29
a. No part of the structure exceeds 30 inches in height above the existing grade; 30
b. No part of the structure is closer than 30 feet from the ordinary high water line; 31
c. Total surface area does not exceed 500 square feet inside of the setback area for all32
decks, patios and similar improvements; 33
d. Materials allow water to easily pass through to the ground (example: wood decking34
with gaps between the boards and pervious ground surface below); and35
e. Within the 70 to 125-foot stringline setback area, the requirements set forth in MMC36
20.63.030(C)(7)(b) and (c) may be modified to allow uncovered decks and patios to: 37
i. Protrude into the shoreline setback area provided no part of the structure is38
closer than 50 feet from the ordinary high water line; and39
ii. The total surface area of decks, patios and similar improvements inside of the40
setback area does not exceed 15 percent of the total shoreline setback area; 41
8. Small outdoor fire pits, picnic tables, benches and similar recreational features; 42
9. Fences and walls, which are erected consistent with zoning requirements (substituting43
rear property line setback with shoreline setback requirements) provided: 44
i. It does not interfere with shoreline vegetation required for mitigation; 45
ii. It does not act as a shoreline stabilization measure; 46
10. Essential public facilities that are water-dependent and must cross the shoreline; and47
11. Legally established shoreline stabilization measures. 48
D. Where the map in Figure 20.63.030(A) designates a stringline setback: 49
1. A stringline is established by drawing a straight line between the two points where the50
primary single-family dwelling on each of the adjoining shoreline lots each projects the51
Attachment A
SMP Attachment A 22 of 90
greatest towards and is the closest to the ordinary high water line, including attached1
structures (e.g., decks or stairs) that are 30 inches in height or greater above the existing2
grade; and3
2. The minimum shoreline setback is the distance between the stringline and the ordinary4
high water line (see diagram in Figure 20.63.030(D); and5
3. If the map in Figure 20.63.030(A) designates a 30- to 50-foot stringline setback: 6
a. Where the stringline is closer than 30 feet, the minimum setback from the ordinary7
high water line shall be 30 feet; 8
b. Where the stringline is greater than 50 feet, the maximum setback required from the9
ordinary high water line shall be 50 feet; or10
4. If the map in Figure 20.63.030(A) designates a 70- to 125-foot stringline setback: 11
a. Where the stringline is closer than 70 feet, the minimum setback from the ordinary12
high water line shall be 70 feet; 13
b. Where the stringline is greater than 125 feet, the maximum setback required from the14
ordinary high water line shall be 125 feet; 15
5. If a stringline cannot be established because an adjoining shoreline lot does not contain16
a single-family dwelling within the shoreline jurisdiction, the following shall apply: 17
a. The shoreline setback shall be 25 percent of the lot depth, subject to the setback18
limitations set forth in MMC 20.63.030(D)(3) and (4); and19
b. For the purpose of this provision: 20
i. The lot depth is established by measuring the distance between the ordinary high21
water line where the land extends the greatest waterward and the boundary line22
of the lot farthest from the ordinary high water line; and23
ii. The resulting setback is applied in the same manner as prescribed in MMC24
20.63.030(B); 25
6. Where more than one point of a primary dwelling is equally closest to the ordinary high26
water line, the property owner subject to the stringline setback may choose which point27
to draw the stringline from; 28
29
Figure 20.63.030(D) Stringline Setback Diagram30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
Roof/ Gutter
Primary
Dwelling
Primary
Dwelling
Closest
Point
Deck
Closest
Point
Lake Washington
Lot Line
Ordinary High
Water Line
Setback
Area
Stringline
Attachment A
SMP Attachment A 23 of 90
E. Shallow lot exception. 1
1. Where a lot has the following conditions, the requirements set forth in MMC2
20.63.030(A) and (D) shall not apply and the minimum setback between the closet point3
of building and structures from the ordinary high water line shall be 30 feet without4
enhancements: 5
a. The depth of the lot is less than 150 feet; and6
b. The net buildable area of the lot is 8,200 square feet or less. 7
2. For the purposes of this provision, the depth of the lot shall be determined by: 8
a. Measuring the distance of a horizontal line drawn midway between the side property9
lines between the ordinary high water line and the front lot line; and10
b. If the lot is irregular in shape, or has fewer than two side lot lines, the midway will be11
determined in the most reasonable manner based on the lot lines that intersect the12
ordinary high water line. 13
3. The net buildable area is the area of a lot contained within the setback limits where14
buildings and structures may be placed, excluding any critical areas that are unbuildable. 15
F. Where MMC 20.63.030(A)(2) requires enhancements for a 30-foot setback, the following16
shall be implemented: 17
1. Install a vegetative planting area in accordance with the following (see diagram in Figure18
20.63.030(F)(1)): 19
a The planting area shall extend along the frontage of the lot adjoining the water; 20
b. The average width measured from the ordinary high water line of the planting area21
shall be 10 feet with no measurement less than five feet; 22
c. At least 75 percent of the planting area shall be covered by vegetation; 23
d. Plantings shall consist of native species with at least 50 percent of the area planted24
with vegetation other than grasses such as shrubs and bushes; 25
e. The remaining 25 percent of the planting area may be planted with non-native26
species and/ or contain inanimate materials such as landscape rocks and hardened27
walkways; 28
f. Where existing native species plants are preserved in the planting area, the native29
species plants may count towards the 75 percent planting coverage, including30
vegetation installed previously as part of a prior development activity. 31
32
Figure 20.63.030(F)(1) Planting Area Diagram33
34
35
36
37
38
39
40
41
42
43
44
45
2. In lieu of the planting requirements in MMC 20.63.030(F)(1), the City shall accept an46
alternative planting plan provided: 47
a. The alternative planting plan shall provide at least as effective protection of shoreline48
ecological functions as the required planting plan; 49
b. The alternative planting plan is prepared by a qualified professional who can verify50
the equivalent protection of shoreline ecological functions; and51
25% Non-Native
Species/ Other
Ordinary High
Water LineAverageWidth 10 feet
Lake Washington
75% Native
Species
Attachment A
SMP Attachment A 24 of 90
c. See Figure 20.63.030(F)(2) for an illustration of an alternative planting plan; 1
2
Figure 20.63.030(F)(2) Alternative Planting Area3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
3. The use of artificial chemicals including pesticides, herbicides and fertilizers shall be18
prohibited (organic plant treatments are acceptable) within the shoreline setback area; 19
4. The shoreline enhancements required under this subsection are in addition to shoreline20
enhancements and/ or mitigation measures required elsewhere in the shoreline master21
program to obtain a permit approval from the City; 22
5. All planting plans shall be prepared by a qualified professional and submitted to the City23
for approval consistent with the requirements of this Subsection; 24
6. All planting plans must include maintenance and monitoring provisions, including, but not25
limited to the following: 26
a. An outline of the schedule for site monitoring; 27
b. Performance standards including, but not limited to, 100 percent survival of newly28
planted vegetation within the first two years of planting, and 80 percent for years29
three or more; 30
c. Contingency plans identifying courses of action and any corrective measures to be31
taken if monitoring or evaluation indicates performance standards have not been32
met; 33
d. The period of time necessary to establish that performance standards have been34
met; not to be less than three years; 35
7. After shoreline enhancements are completed: 36
a. The final approved setback and corresponding conditions shall be recorded at the37
King County Recorder’s Office; and38
b. The document for recording shall meet state and King County recording39
requirements with evidence of the recording submitted to the City; and40
8. The City may require a financial security pursuant to MMC 20.66.120 as a guarantee41
that the enhancements, maintenance and monitoring are completed to the satisfaction of42
the City. 43
44
20.63.040 Maximum height. 45
46
A. Table 20.63.040 establishes the maximum height of structures permitted within each47
shoreline environment designation as it corresponds to the zoning district where the48
structure is located. 49
50
51
Planting Areas
Ordinary High Water
Line
Lake Washington
Note: Alternative must provide
equivalent ecological functions
protections
Attachment A
SMP Attachment A 25 of 90
Table 20.63.040 Maximum Height1
Zoning District
Sh
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R-16 District 30 feet 30 feet
See MMC
20.63.040(C)
Per approval of
a Conditional
Use Permit
R-20 District 35 feet 35 feet
R-30 District 35 feet 35 feet
Parks & Public Places 35 feet 35 feet
Primary State Highway Not applicable
Other Zoning Districts Not applicable
2
B. In addition to the height requirements in Table 20.63.040, structures landward of the3
ordinary high water line are subject to the height limitations of the zoning district where the4
structure is located. 5
C. The height of all structures within the Aquatic environment designation shall be the minimum6
necessary for the proposed use, except as provided otherwise by law. 7
D. The maximum height in Table 20.63.040 shall not apply to: 8
1. Communication antennas; 9
2. Chimneys; 10
3. Flag poles; 11
4. Temporary structures utilized during construction; and12
4. Similar appurtenances identified in this subsection, except where such appurtenances13
obstruct the view of the shoreline of a substantial number of residences on areas14
adjoining such shorelines. 15
16
20.63.050 Development standards for divisions of land and lot line adjustments. 17
18
This section shall only apply to lots located in part or in whole within the shoreline jurisdiction19
and which are being divided or having lot lines adjusted after (effective date of the ordinance). 20
A. The following lot standards shall apply: 21
1. Minimum lot area: 22
a. Table 20.63.050(A)(1) prescribes the minimum lot area for lots in each shoreline23
environment as it corresponds to the zoning district where the lot is located: 24
25
26
Attachment A
SMP Attachment A 26 of 90
Table 20.63.050(A)(1) Minimum Lot Area1
Zoning District
Sh
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R-16 District 16,000 square feet
Not
Applicable
Not
Applicable
R-20 District 20,000 square feet None
R-30 District 30,000 square feet Not
ApplicableParks & Public Places None
Primary State Highway Not Applicable None
Other Zoning Districts Not applicable
2
b. The lot areas in Table 20.63.050(A)(1) include land areas within the boundaries of3
the lot outside of the shoreline jurisdiction; 4
c. Minimum lot area shall not apply to tracts of land restricted to providing shared or5
public shoreline access, ingress and egress, or tracts of land set aside to preserve6
and protect natural areas or critical areas; and7
d. The high bank steep slope exception set forth in MMC 17.40.070 shall not apply to8
lots located within the shoreline jurisdiction. 9
2. Minimum water frontage/ lot width: 10
a. Table 20.63.050(A)(2) prescribes the minimum water frontage and lot width11
requirements for lots in each shoreline environment as it corresponds to the zoning12
district where the lot is located: 13
14
Table 20.63.050(A)(2) Minimum Water Frontage/ Lot Width15
Zoning District
Sh
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R-16 District 55 feet 55 feet
Not
Applicable
Not
Applicable
R-20 District 75 feet 75 feet None
R-30 District 95 feet 120 feet Not
ApplicableParks & Public Places Not
Applicable 120 feet
Primary State Highway Not applicable None
Other Zoning Districts Not applicable
16
17
Attachment A
SMP Attachment A 27 of 90
b. Lot width is measured as the mean horizontal distance between the side lot lines1
where the building envelope is located, except were a lot is irregularly shaped (i.e. 2
less than two side lot lines) the lot width may be determined using lot lines3
corresponding to the longer dimensions of the lot; 4
c. Water frontage is measured in the following manner (see diagrams in Figure5
20.63.050(A)): 6
i. The two property lines intersecting the ordinary high water line shall be continued7
waterward in a straight line; and8
ii. A centerline bisecting equal distances between the two property lines shall be9
established; and10
iii. A straight line perpendicular to the centerline shall be drawn between the two11
property lines with at least one end of the straight line affixed to a point where the12
ordinary high water line intersects one of the property lines; and13
iv. The water frontage shall be measured as the length of the straight line created in14
MMC 20.63.050(A)(2)(c)(iii). 15
16
Figure 20.63.050(A) Measuring Water Frontage17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
d. If a lot, as a result of an action under this Section, will no longer adjoin Lake44
Washington, the minimum water frontage requirement will not apply. 45
e. Lots are not deemed nonconforming for failure to meet the minimum water frontage46
or lot width requirements. 47
B. The following exceptions to the lot standards in MMC 20.63.050(A) are allowed: 48
1. Minimum lot area: A lot line adjustment may be approved with lots having less than the49
minimum lot area provided: 50
CenterlinePropertyLine
90°
Property Line
90°
Centerline
Intersection property line/
ordinary high water line
Intersection property line/
ordinary high water line
Water Frontage
Water Frontage
Attachment A
SMP Attachment A 28 of 90
a. At least one of the existing lots has less than the required lot area set forth in Table1
20.63.050(A)(1); and2
b. The final lot configuration will neither cause an existing lot to have less than the3
existing substandard lot area nor cause an existing lot having the required lot area to4
have less than the required minimum lot area; or5
c. If two or more existing lots have less than the required lot area set forth in Table6
20.63.050(A)(1), then the final lot configuration can include more than one lot having7
less than the required lot area provided: 8
i. Only one substandard lot in the final configuration has its lot area reduced to less9
than its existing lot area; and10
ii. The reduced lot area is not less than that of the existing smallest lot; and11
iii. The number of lots having less than the required lot area is not increased in the12
final lot configuration. 13
2. Minimum water frontage: A lot line adjustment or a division of land may be approved with14
less than the required water frontage provided: 15
a. At least one of the existing lots has less than the required water frontage set forth in16
Table 20.63.050(A)(2); and17
b. The final lot configuration will neither cause an existing lot adjoining the lake to have18
less than the existing substandard water frontage nor cause a lot having the required19
water frontage to have less than the required minimum water frontage; or20
c. If two or more existing lots have less than the required water frontage set forth in21
Table 20.63.050(A)(2) then the final lot configuration can include more than one lot22
adjoining the lake having less than the required water frontage provided: 23
i. Only one lot in the final configuration has a substandard water frontage reduced24
to less than its existing water frontage; and25
ii. The lot with the reduced water frontage does not have a water frontage less than26
the existing lot with the smallest water frontage; 27
iii. The number of lots having less than the required water frontage is not increased28
in the final lot configuration; and29
3. In addition to MMC 20.63.050(B)(2), any lot line adjustment or division of land may be30
approved having lots with less than the required water frontage set forth in Table31
20.63.050(A)(2) provided: 32
a. The purpose of the action is to promote passive recreational use of the shoreline; 33
b. All future in-water development and structures and all development and structures34
within 50 of the ordinary high water line are prohibited, except: 35
i. Development and structures associated with wildlife habitat restoration and/ or36
enhancements; and37
ii. Stormwater drainage pipes and outfalls, underground utilities, and small38
uncovered outdoor fire pits, picnic tables, and benches; 39
c. All existing in-water structures and structures within 50 feet of the ordinary high water40
line on the property are removed, except41
i. Improvements associated with wildlife habitat enhancements; 42
ii. Stormwater drainage pipes and outfalls, underground utilities, and small outdoor43
fire pits, picnic tables, and benches; 44
iii. Authorized shoreline stabilization measures; 45
d. A deed restriction prohibiting future development consistent with MMC46
20.63.050(B)(3)(b) is placed upon the property and recorded with King County47
Records Office with evidence of the deed restriction submitted to the City; 48
e. The lot line adjustment or division of land does not cause another lot adjoining the49
lake to have less than the required water frontage. 50
Attachment A
SMP Attachment A 29 of 90
4. Minimum lot area and water frontage requirements prescribed by this subsection shall1
not apply to lots permanently eliminated through a lot consolidation action. 2
C. In addition to the requirements prescribed in this Section, lot line adjustments and divisions3
of land must also comply with other applicable provisions of the shoreline master program4
and other applicable provisions of the Medina Municipal Code. 5
6
Attachment A
SMP Attachment A 30 of 90
1
Figure 20.63.030(A):
Shoreline Setbacks
Shoreline Setback Areas
30’ Setback
30’ Setback with
enhancements
50’ Setback
30’-50’ Stringline Setback
70’-125’ Stringline Setback
North
Attachment A
SMP Attachment A 31 of 90
Chapter 20.641
Use Specific Shoreline Development Standards2
3
Sections: 4
20.64.010 Residential development. 5
20.64.020 Recreational development. 6
20.64.030 Community boating facilities. 7
20.64.040 City government facilities. 8
20.64.050 Transportation facilities. 9
20.64.060 Utilities. 10
20.64.080 Signage. 11
20.64.090 Trams. 12
13
20.64.010 Residential development. 14
15
The following requirements apply to residential development: 16
A. Residential development is permitted pursuant to the use table set forth in MMC 20.62.030; 17
B. Residential development shall comply with the policies and regulations for the specific18
shoreline environment designation, applicable development regulations, and the general19
shoreline regulations prescribed in Chapter 20.66 MMC; 20
C. Overwater residential development such as houseboats and live-aboard vessels are21
prohibited; and22
D. Fences shall not extend waterward of the ordinary high water line. 23
24
20.64.020 Recreational development. 25
26
The following requirements apply to recreational development for public use including passive27
facilities for walking, viewing, and fishing, and active facilities for swimming, boating, and other28
outdoor recreational uses: 29
A. Recreational development is permitted pursuant to the use table set forth in MMC30
20.62.030; 31
B. Recreational development shall comply with the policies and regulations for the specific32
shoreline environment designation, applicable development regulations, and the general33
shoreline regulations prescribed in Chapter 20.66 MMC; 34
C. Recreational development shall make adequate provisions for the following: 35
1. Access for pedestrian and bicycles; 36
2. Landscaping, fencing or similar amenities that prevents trespassing onto adjacent37
properties; 38
3. Signage; 39
4. Measures that protect and/ or restore environmentally sensitive areas and assure no net40
loss of shoreline ecological functions and processes pursuant to the analysis in MMC41
20.66.010; and42
5. Other measures, as necessary, to minimize adverse impacts on adjacent properties; 43
D. Shoreline areas with specific valuable shoreline ecological functions, such as a designated44
wildlife habitat conservation area, shall be used only for non-intensive recreational activities45
that do not involve the construction of structures, except as necessary for wildlife habitat46
restoration; 47
E. Boat launching facilities may be developed pursuant to the use table set forth in MMC48
20.62.030, however, such facilities shall be separated from swimming areas and be49
developed consistent with the requirements in MMC 20.64.030(C); and50
Attachment A
SMP Attachment A 32 of 90
F. New or expanded recreational development shall provide public access pursuant to MMC1
20.66.040, where feasible. 2
3
20.64.030 Community boating facilities. 4
5
The following requirements apply to public facilities, and private and semi-private community6
boating facilities that serve five or more single-family dwellings: 7
A. Boating facilities must be located and designed to: 8
1. Avoid or minimize impacts to shoreline ecological functions; 9
2. Not block, obstruct or make dangerous designated public shoreline access; 10
3. Not significantly impact views of nearby residential properties; 11
4. Limit overwater coverage to the minimum necessary to accommodate anticipated12
demand; 13
5. Result in minimum shoreline stabilization being necessary to protect the facility; 14
6. Follow the standards in Chapter 20.65 MMC (Shoreline Modifications), as applicable; 15
and16
7. Not result in a net loss of shoreline ecological functions or other significant adverse17
impacts. 18
B. Boat launches requirements: 19
1. All boat launches shall comply with regulations stipulated by state and federal agencies20
or other agencies with jurisdiction; 21
2. The length of a boat launch shall be the minimum necessary to safely launch the22
intended craft; 23
3. In no case shall the ramp of a boat launch extend beyond where the water depth is 624
feet below the low high water line for Lake Washington, except where the City25
determines a greater depth is necessary for boats launching at a public facility; 26
4. Design requirements: 27
a. A boat launch designed for non-motorized boats shall be constructed using gravel or28
other similar natural material; or29
b. A boat launch designed for motorized boats shall be constructed using any of the30
following, listed in order of preference: 31
i. Open grid design with minimum coverage of lake substrate; 32
ii. Seasonal ramps that can be removed and stored upland; and/ or33
iii. Structures with segmented pads and flexible connections that leave space for34
natural beach substrate and can adapt to changes in shoreline profile; 35
c. As an alternative, a less impactful design approved by state agencies may be36
accepted by the City. 37
38
20.64.040 City government facilities. 39
40
The following requirements apply to Medina government facilities: 41
A. City government facilities, including accessory uses, shall be permitted pursuant to the use42
table set forth in MMC 20.62.030; and43
B. City government facilities shall comply with the policies and regulations for the specific44
shoreline environment designation, applicable zoning regulations, and the general shoreline45
regulations in Chapter 20.66 MMC. 46
47
20.64.050 Transportation facilities. 48
49
The following requirements apply to local and state transportation facilities: 50
Attachment A
SMP Attachment A 33 of 90
A. Local and state transportation facilities are permitted pursuant to the use table set forth in1
MMC 20.62.030. 2
B. All transportation facilities shall comply with the policies and regulations for the specific3
shoreline environment designation, and the general shoreline regulations in Chapter 20.664
MMC. 5
C. The following standards are specific to transportation facilities: 6
1. Transportation facilities shall be limited to existing transportation corridors; 7
2. All new and expansion of existing transportation facilities must meet the following8
conditions: 9
a. No reasonable alternative locations for the transportation facility are feasible; 10
b. The construction and maintenance of the transportation facility will have the least11
adverse impact on the shoreline area and shoreline ecological functions; and12
c. The transportation facility is necessary for the public interest. 13
3. Except for transportation facilities designated under RCW 47.05.022 as highways of14
statewide significance (e.g., State Route 520), the construction of new roads shall be the15
minimum necessary to support permitted shoreline uses; 16
4. Highways of statewide significance shall be designed consistent with federal and state17
agency approvals; 18
5. All transportation facilities within the shoreline area shall be designed to minimize19
impacts to wildlife habitat and allow fish passage where applicable; 20
D. Construction and maintenance of transportation facilities: 21
1. All debris and other waste materials shall be disposed of in such a way as to prevent22
their entry into any water body; 23
2. Areas disturbed by construction and maintenance activities shall be replanted and24
stabilized with approved riparian vegetation immediately upon completion of the activity. 25
The vegetation shall be maintained until established; 26
3. Mechanical means should be utilized to the greatest extent feasible instead of herbicides27
for roadside brush control; and28
4. Drainage and surface water runoff shall be controlled so that pollutants will not be29
carried into water bodies; 30
E. Transportation and utility facilities shall be required to make joint use of rights-of-way, and to31
consolidate crossings of water bodies to minimize adverse impacts to the shoreline; 32
F. Street ends and right-of-way abutting Lake Washington and located within the shoreline33
jurisdiction are prohibited from being vacated, unless the vacation enables the City to34
implement a plan that provides comparable or improved public access to the same shoreline35
pursuant to RCW 35.79.035; and36
G. Public street ends that abut Lake Washington shall be used for public access or recreational37
purposes. 38
39
20.64.060 Utilities. 40
41
The following requirements apply to utilities within the shoreline jurisdiction: 42
A. Utilities are allowed pursuant to the use table set forth in MMC 20.62.030; 43
B. All utilities shall comply with the policies and regulations for the specific shoreline44
environment designation, and the general shoreline regulations in Chapter 20.66 MMC; 45
C. Local public water, electrical, natural gas distribution, public sewer collection, cable and46
telephone distribution that are accessory and incidental to a permitted shoreline use shall be47
reviewed under the shoreline use to which the utilities are accessory; 48
D. Regional utility facilities involved in production, processing and transmission shall be located49
outside of the shoreline jurisdiction unless no other feasible option exists; 50
Attachment A
SMP Attachment A 34 of 90
E. Where it is not feasible to locate regional utility facilities outside of the shoreline jurisdiction, 1
they shall be placed so as to not adversely impact shoreline ecological functions or obstruct2
views of a significant number of nearby residential properties; 3
F. Utilities, which are not accessory and incidental to a permitted shoreline use, must make use4
of existing rights-of-way or utility easement corridors whenever possible and should avoid5
duplication and construction of new utility corridors within the shoreline jurisdiction; 6
G. New utility corridors may be authorized only if it can be demonstrated that the existing7
routes are not feasible; 8
H. Whenever feasible, utility lines, pipes, conduits, cables, meters, vaults, and similar9
infrastructure and appurtenances shall be placed underground to the maximum extent10
feasible; 11
I. The location and construction of outfalls shall comply with appropriate federal, state, county12
and city regulations; 13
J. Natural drainage systems shall be maintained, enhanced and restored to protect water14
quality, reduce flooding, reduce public costs and prevent associated environmental15
degradation for a no net loss of shoreline ecological functions; and16
K. Wireless communication facilities are permitted pursuant to the use table in MMC 20.62.030, 17
the zoning requirements set forth in Chapter 17.90 MMC, and provided they do not obstruct18
the views of Lake Washington of a substantial number of nearby residences. 19
20
20.64.070 Signage. 21
22
In addition to the requirements for signs found in the zoning regulations, the following23
requirements shall apply to signage located within the shoreline jurisdiction: 24
A. Signs shall be located in a manner not to significantly interfere or block views of Lake25
Washington from nearby properties; 26
B. Permanent signs erected within a residential environment designation shall not exceed a27
maximum of two square feet in sign area (face of the sign containing the message, logo or28
other identification); 29
C. Properties with a residential environment designation shall be limited to not more than one30
permanent sign for each dwelling unit, except this limitation shall not apply to signs related31
to water navigation, signs necessary for operation, safety and directions, or signs solely32
displaying the address of a residence; 33
D. Signs shall be affixed to a pier or be wall-mounted; 34
E. Free-standing signs are prohibited, except one free-standing temporary real estate sign may35
be allowed; 36
F. Signage lighting shall be limited to a low-wattage external light source that does not direct37
lighting towards neighboring properties or Lake Washington; and38
G. Except where allowed in MMC 20.64.070(F), other forms of signage lighting are prohibited; 39
and40
H. Address numbering and letters shall meet fire code requirements. 41
42
20.64.080 Trams. 43
44
The following requirements apply to the installation and operation of trams: 45
A. The installation of a tram shall be limited only to steep slope areas as defined in Chapter46
20.67 MMC; 47
B. Construction of the tram and installation of associated equipment must minimize disruption48
of natural drainage patterns and removal of vegetation on the steep slope; 49
Attachment A
SMP Attachment A 35 of 90
C. The tram and or landing for the tram must comply with shoreline setback, except the tram1
and/ or landing may be placed within a shoreline setback without the requirement for a2
shoreline variance provided the following can be demonstrated: 3
1. There are no practical alternative locations to avoid placement of the tram within a4
shoreline setback; 5
2. The existing topography makes it infeasible to place the tram or landing outside of the6
shoreline setback; 7
3. The intrusion into the shoreline setback is the minimum necessary; and8
4. Mitigation is provided based upon a no net loss analysis set forth in MMC 20.66.0109
assuring no net loss to shoreline ecological functions. 10
11
12
13
14
15
16
Attachment A
SMP Attachment A 36 of 90
Chapter 20.651
Shoreline Modifications2
3
Sections4
20.65.010 General provisions applicable to all shoreline modifications. 5
20.65.020 Overwater structures – general provisions. 6
20.65.030 Piers, docks, buoys, moorage piles, swim floats – application. 7
20.65.040 Design standards for piers, docks, buoys, moorage piles, swim floats. 8
20.65.050 Alternative design standards for piers, docks, buoys, moorage piles, swim9
floats. 10
20.65.060 Modifications to overwater structures. 11
20.65.070 Repair and maintenance of overwater structures. 12
20.65.100 Covered moorage and boatlifts. 13
20.65.200 Shoreline stabilization – general provisions. 14
20.65.210 Structural shoreline stabilization – all. 15
20.65.220 Structural shoreline stabilization – new and enlargements. 16
20.65.230 Structural shoreline stabilization – replacement of existing. 17
20.65.240 Structural shoreline stabilization – repair of existing. 18
20.65.250 Structural shoreline stabilization – design requirements. 19
20.65.260 Hard structural shoreline stabilization mitigation requirements. 20
20.65.270 Structural shoreline stabilization – limitations on authorization. 21
20.65.280 Submittal requirements for structural shoreline stabilization. 22
20.65.300 Dredging and disposal. 23
20.65.400 Breakwaters, jetties, groins. 24
20.65.500 Fill. 25
20.65.600 Land surface modification. 26
27
20.65.010 General provisions applicable to all shoreline modifications. 28
29
The following shall apply to all shoreline modifications expressed under this chapter: 30
A. The shoreline modification must support an allowed shoreline use or are for the purpose of31
shoreline mitigation and/ or shoreline enhancement; 32
B. The shoreline modification must comply with the policies and regulations of the specific33
shoreline environment designation and the general shoreline regulations found in Chapter34
20.66 MMC; and35
C. The shoreline modification must be constructed and maintained in a safe and sound36
condition and any structures determined to be unsafe or abandoned shall be removed, 37
repaired, or have the unsafe conditions remedied immediately by the property owner. 38
39
20.65.020 Overwater structures – general provisions. 40
41
The following requirements apply to all overwater structures including piers, docks, buoys, 42
moorage piles, boatlifts, floats, and similar types of structures: 43
A. Only one pier or dock plus one float is allowed per lot; limitations on other overwater44
structures shall be as prescribed by this chapter; 45
B. Overwater structures must support a permitted shoreline use, but may be located off-site46
from the principal use provided the lots containing the overwater structure and the principal47
use are located contiguous to each other and have the same distinct property ownership; 48
C. The Director may waive the limitation in MMC 20.65.020(B) requiring lots to be contiguous if49
the overwater structure provides shoreline access to the general public, or the overwater50
Attachment A
SMP Attachment A 37 of 90
structure provides shoreline access to three or more single-family dwellings under distinctly1
separate ownerships; 2
D. Where a new residential development has one of the following conditions, a joint-use pier or3
dock is required rather than individual piers or docks: 4
1. Divisions of land into two or more lots where waterfront access is provided to the new5
lots; or6
2. Development of two or more single-family dwellings under distinctly separate property7
owners where waterfront access is provided to the new dwellings; 8
E. The Director may waive the limitation in MMC 20.65.020(D) requiring a joint-use pier or dock9
if the applicant can demonstrate a joint-use pier or dock is not feasible because of10
topography or environmental constraints; 11
F. Renting, leasing or selling moorage space to a party different than the property owner or a12
tenant renting or leasing the property where the moorage is located is prohibited. 13
G. Figure 20.65.020 illustrates the different elements of a typical pier or dock. 14
15
Figure 20.65.020 Diagram of Typical Pier/ Dock Elements16
17
18
19
20
21
22
23
24
25
26
27
28
20.65.030 Piers, docks, buoys, moorage piles, swim floats – application. 29
30
It is recognized in the Medina Comprehensive Plan that the City is a mature nearly built-out31
residential community. This nearly built-out condition includes development running along the32
City’s shoreline. In recognition of the existing built-out conditions and the requirements set forth33
in the state’s shoreline guidelines, this chapter establishes multi-level design standards34
applicable to piers, docks, buoys, moorage piles and swim floats. 35
A. Where a property owner can demonstrate that a pier or dock was legally established prior to36
effective date of the ordinance), the dimensional and design standards for existing37
overwater structures set forth in Table 20.65.040 shall apply. 38
B. Where a property owner cannot demonstrate that a pier or dock was legally established39
prior to (effective date of the ordinance), the dimensional and design standards for new40
overwater structures set forth in Table 20.65.040 shall apply. 41
C. As an alternative to the dimensional and design standards set forth in Table 20.65.040, an42
alternative design approved pursuant to MMC 20.65.050 may be accepted by the City43
regardless of the date a pier or dock is established. 44
D. The property owner has the burden of proof to demonstrate when a pier or dock was legally45
established. 46
E. The compliance of a pier or dock to required dimensional and design standards is resolved47
by which dimensional and design standards apply to a particular pier or dock as determined48
pursuant to MMC 20.65.030(A), (B) or (C). 49
F. Table 20.65.030 provides a user’s guide of the requirements that apply to all piers, docks, 50
buoys, moorage piles, and swim floats (the table is informational only): 51
Ell
Finger
Ordinary High Water
Line
Walkway
Float
Decking
Attachment A
SMP Attachment A 38 of 90
Table 20.65.030 User’s Guide of Pier and Dock Standards1
Date Pier or Dock
is Established
Type of
Construction Applicable Standards
Before (date of
ordinance)
Replacement
Existing structures requirements in MMC
20.65.040; or
Alternative design requirements in MMC
20.65.050
Modifications/
Additions
Replacement requirements above plus
requirements in MMC 20.65.060;
Nonconforming requirements in MMC
20.66.090 if existing structure requirements
apply and the pier or dock is noncompliant
Repair/
Maintenance
Work must be consistent with applicable
requirement above for replacement; or
Nonconforming requirements in MMC
20.65.070 and 20.66.090 if existing structures
requirements apply and the pier or dock is
noncompliant
date of ordinance)
and later
New
New structures requirements in MMC
20.65.040; or
Alternative design requirements in MMC
20.65.050
Modifications/
Additions
Requirement above for applicable new
structures plus requirements in MMC
20.65.060;
Repair/
Maintenance
Work must be consistent with applicable
requirement above for new
2
20.65.040 Design Standards for piers, docks, buoys, moorage piles and floats. 3
4
A. Table 20.65.040 set forth the dimensional and design standards that apply to piers, docks, 5
buoys, moorage piles, and floats established under MMC 20.65.030(A) and (B). 6
7
Table 20.65.040 Overwater Structure Dimensional & Design Standards8
Description
Requirements
New Structures
See MMC 20.65.030(B))
Existing Structures
See MMC 20.65.030(A))
Maximum Overwater Surface Coverage 1
Single property owner 480 square feet 2 1,200 square feet
Shared/ Joint-use by two property owners 700 square feet 2 1,400 square feet
Shared/ Joint-use by more than two property
owners 1,000 square feet 2 1,500 square feet
Public Minimum necessary for reasonable use
Minimum Setback from Side Property Lines
Single property owner 12 feet 12 feet
Shared/ Joint-use where straddling a
common property line None None
9
Attachment A
SMP Attachment A 39 of 90
Shared/ Joint-use where not straddling a
common property line 12 feet 12 feet
Maximum Length
Farthest extension point of all structures
from the ordinary high water line (See MMC
20.65.040(D)
100 feet 100 feet
Ell 26 None
Fingers and Floating Decking 20 None
Maximum Width
Walkway, located within 30 feet waterward of
the ordinary high water line 4 feet
Existing width or 4 feet,
whichever is greater, but
not more than 6 feet
where existing width is
greater than 6 feet
Walkway, located greater than 30 feet
waterward of the ordinary high water line 6 feet None
Ell and Floating Decking 6 feet None
Finger 2 feet None
Height
Minimum height above the ordinary high
water line and the bottom of the stringers on
a pier
1 ½ feet 1 ½ feet
Minimum height of non-pier structures None None
Maximum height above the ordinary high
water line and the top of the decking of a pier 5 feet 5 feet
Maximum height of piles: 3
Above the top of a pier
Others – above the ordinary high water
line
5 feet
7 feet
5 feet
7 feet
Maximum height of safety railing above
surface decking 4 3 ½ feet 3 ½ feet
Walls, sheathing, lockers (except horizontal
lockers not exceed in two feet in height) and
similar construction not listed
Prohibited
Location of specific structures
Minimum distance of ells, fingers, buoys,
moorage piles, and/ or floats waterward from
the ordinary high water line
30 feet 30 feet
Minimum distance of all piles, except
moorage piles, waterward from the ordinary
high water line
18 feet 18 feet
Pier skirting
Allowed only when it can be demonstrated to be necessary for protection from wave action
and no reasonable alternatives exist
Minimum distance from the ordinary high
water line 30 feet 30 feet
1
Attachment A
SMP Attachment A 40 of 90
Maximum depth below the ordinary high
water line 3 feet 3 feet
Where installed, the minimum area of the
skirting that must be maintained as open
space
50 percent 50 percent
Materials
Decking for piers, docks, floats and platform
lifts
Grating or other materials that allow a
minimum 40 percent light to transmit
through
Decking for floats where full grating or use of
translucent materials is not practical
Minimum two-foot wide grating strip located
down the center of the entire float that
allows 40 percent light to transmit through
the grating
Piles, buoys, moorage piles, skirting and
similar structures
Treatment with pentachlorophenol,
creosote, chromate copper arsenate, or
similar toxic compounds are prohibited
Notes:
1. Maximum overwater surface coverage includes float, ramp, ell, finger, and walkway.
2. See MMC 20.65.040(B) for allowances to increase overwater surface coverage.
3. Includes pier piles and moorage piles.
4. Safety railing shall be designed to providing maximum opening to allow air and light
to pass through.
1
B. Where a new pier or dock is established pursuant to MMC 20.65.030(A), the maximum2
overwater surface coverage in Table 20.65.040 may be increased to the following standards3
provided the conditions in MMC 20.65.040(C) are satisfied: 4
1. Single-property ownership: 900 square feet; 5
2. Shared/ Joint-use by two property owners: 1,150 square feet; or6
3. Shared/ Joint-use by more than two property owners: 1,400 square feet. 7
C. An increase to the maximum overwater surface coverage is allowed, where: 8
1. The increase is the minimum necessary for access to vessels; 9
2. The increase receives the necessary federal and state agency approvals; and10
3. Mitigation is provided in addition to that required by MMC 20.65.040(E), which11
demonstrates the additional overwater surface coverage will result in no net loss of12
shoreline ecological functions pursuant to an analysis in MMC 20.66.010; and13
4. Other applicable provisions of the shoreline master program are met. 14
D. The maximum length prescribed in Table 20.65.040 is measured in the following manner: 15
1. The length is measured along a centerline established by bisecting equally the pier or16
dock’s walkway width; 17
2. Where the centerline intersects the ordinary high water line shall be designated the point18
of origin; 19
3. The centerline continues from the point of origin along a straight line to an end point20
designated where a straight line drawn perpendicular to the centerline touches the21
farthest point waterward from the point of origin of any in-water/overwater structures22
associated with the property; and23
4. The length is measured as the distance of the centerline between the point of origin and24
the end point (See diagrams in Figure 20.65.040(D)). 25
26
27
Attachment A
SMP Attachment A 41 of 90
Figure 20.65.040(D) 1
Maximum Length of Overwater Structures2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
E. Where a new pier or dock is established pursuant to MMC 20.65.030(A), the following22
mitigation measures are required to be taken: 23
1. Remove existing in-water and overwater structures consistent with MMC 20.65.040(F); 24
2. Plant emergent vegetation waterward of the ordinary high water line per Washington25
State Fish & Wildlife and/ or Corp of Engineer requirements, unless it can be26
demonstrated that planting is not feasible or appropriate due to environmental27
constraints; 28
3. Install a vegetative planting area in accordance with the following (See diagram in Figure29
20.65.040(E)): 30
a. The planting area must cover at least 1,000 square feet of surface ground area, 31
except where a lot has less than 100 feet of water frontage in which case the32
required planting area is the distance of the water frontage multiplied by 10; 33
b. The planting area shall extend along the contours of the ordinary high water line; 34
c. The average width measured from the ordinary high water line of the planting area35
shall be 10 feet with no measurement less than five feet; 36
d. The length of the planting area must be at least twice the average width, unless the37
width of the water frontage makes this not feasible; 38
e. Planting is not required in areas covered by walkways, water-dependent39
improvements, and other allowed improvements, however, this allowance does not40
decrease the total surface ground area that must be planted with vegetation; 41
f. Plantings shall include a mixture of native species plants and be of a sufficient42
density to improve habitat ecological functions; 43
g. Where existing native species plants are preserved in the planting area, the native44
species may be counted towards meeting the planting area coverage requirements; 45
including vegetation installed previously as part of a prior development activity, but46
was not required in order to obtain approval for a permit associated with the pier or47
dock; 48
49
50
100 ft
Walkway Centerline Walkway Centerline
90°
Point of Origin
100 ft
End Point
Farthest Point of Structure
from Point of Origin
90°
Ordinary high
water line
End Point
Point of Origin90° 90°
Attachment A
SMP Attachment A 42 of 90
Figure 20.65.040(E) Planting Area Diagram1
2
3
4
5
6
7
8
9
10
11
12
13
4. In lieu of the planting requirements in MMC 20.65.040(E)(3), the City shall accept an14
alternative planting plan provided: 15
a. The alternative planting plan is approved by state and federal agencies; 16
b. The alternative planting plan shall provide at least as effective protection of shoreline17
ecological functions as MMC 20.65.040(E)(3); and18
b. The planting plan is prepared by a qualified professional who can verify the19
equivalent shoreline protection; 20
5. All planting plans shall be prepared by a qualified professional and must include21
maintenance and monitoring provisions having the following: 22
a. An outline of the schedule for site monitoring; 23
b. Performance standards with 100 percent survival of newly planted vegetation within24
the first two years of planting, and 80 percent for years three and more; 25
c. Contingency plans identifying courses of action and any corrective measures to be26
taken if monitoring indicates performance standards are not being met; and27
d. The period of time necessary to establish performance standards have been met, not28
to be less than three years; and29
e. A form of financial security as prescribed in MMC 20.65.040(G). 30
F. Where an existing pier or dock is replaced, mitigation shall consist of removing in-water and31
overwater structures located within 30 feet of the ordinary high water line, except for existing32
or authorized shoreline stabilization measures and boatlifts. 33
G. The City may require a financial security pursuant to MMC 20.66.120 as a guarantee that34
the plantings, maintenance and monitoring are completed to the satisfaction of the City. 35
H. The planting area utilized for mitigation shall be designated a native planting preservation36
area subject to the following: 37
1. A notice on the title of the real property shall be recorded with King County Records38
Office; 39
2. The required content of the notice is limited to alerting future property owners that the40
vegetation within the planting area must be preserved and that it is a violation of the41
Medina Municipal Code to damage or permanently destroy native vegetation within the42
preservation area; and43
3. Evidence of the recording shall be provided to the City. 44
I. Buoys and moorage piles must be accessory to an existing or authorized pier or dock. 45
Mitigation for these shall be pursuant to requirements imposed by federal or state agencies. 46
J. Shared and joint-use overwater structures shall require an easement or other47
documentation approved by the City providing for shared use and/ or maintenance of the48
subject overwater structure. 49
50
Ordinary High
Water LineAverageWidth 10 feet
Lake Washington
1,000 square feet
of planting area
Water frontage > 100 feet
Length 2 X Average Width
Attachment A
SMP Attachment A 43 of 90
20.65.050 Alternative design standards for piers, docks, buoys, moorage piles and1
floats. 2
3
A. As an alternative to MMC 20.65.040, the City will accept as an alternative design those4
piers, docks, buoys, moorage piles and floats that meet the dimensional and design5
standards set forth in Table 20.65.050 provided: 6
1. The applicant obtains approval for the design from the U.S. Army Corps of Engineers7
and the Washington Department of Fish and Wildlife; and8
2. All other applicable provisions of this chapter are met, including those prescribed in9
MMC 20.65.040(D) through (J). 10
11
Table 20.65.05012
Alternative Overwater Dimensional and Structure Design Standards13
Description Requirements 1
Overwater Coverage No larger than authorized through state
and federal approval
Minimum Setback from Side Property
Lines 12 feet
Maximum Length (See MMC
20.65.040(D)) 100 feet
Maximum Width and Height of
structural components
No greater than authorized by state and
federal approval
Location of Specific Structures:
Minimum distance of ells, fingers,
buoys, moorage piles, and/or floats
waterward from the ordinary high water
line
Minimum distances of all piles, except
moorage piles, waterward from the
ordinary high water line
30 feet
18 feet
Pier Skirting As authorized per state and federal
approval
Materials Same as prescribed in Table 20.65.040
Notes:
1 Notes in MMC Table 20.65.040 apply as applicable
14
B. State and Federal Agency final approvals may be deferred to submittal of a building permit. 15
However, the applicant must provide documentation that the U.S. Army Corps of Engineers16
and the Washington State Department of Fish and Wildlife have approved the alternative17
design prior to the City authorizing any construction activity associated with overwater18
structures. 19
20
20.65.060 Modifications to overwater structures. 21
22
The following requirements apply to overwater structures that are modified and where the23
existing configuration of the structure is altered (i.e. changes to the surface footprint or height): 24
A. Modifications, such as additions, must comply with the applicable dimensional and design25
standards established in MMC 20.65.030; 26
B. Where a modification will increase the overwater coverage, mitigation shall be provided that: 27
1. Is proportional to the impact generated by the increased overwater coverage; and28
Attachment A
SMP Attachment A 44 of 90
2. Is of sufficient quantity and quality to assure no net loss of shoreline ecological functions1
pursuant to the analysis set forth in MMC 20.66.010; 2
C. Where existing structures exceed the maximum overwater surface coverage standard, 3
modifications, including additions, are allowed, provided the final net overwater surface4
coverage is not an increase from the existing conditions and the requirements of MMC5
20.66.090 (nonconformity) are satisfied; and6
D. Where existing overwater structure is proposed for removal, priority should be given to7
removing those structures located within 30 feet of the ordinary high water line, except for8
existing or authorized shoreline stabilization measures, boatlifts, and pier and dock9
walkways. 10
11
20.65.070 Repair and maintenance of overwater structures. 12
13
The following requirements apply to the repair and maintenance of overwater structures where14
the repair work is for the purpose of preventing the decline, lapse or cessation of the structure: 15
A. Repair and maintenance work is allowed; 16
B. Repair and maintenance may include replacing structure with similar structure if the17
replacement does not increase the size or shape of the structure, or significantly alter the18
configuration of the entire structure; 19
C. All repair work must use materials listed in Table 20.65.040; 20
D. Where repair and maintenance is to a nonconforming pier or dock, the limitations for a21
nonconforming structure set forth in MMC 20.66.090 shall apply; except the following repair22
actions are not subject to the limitations for nonconforming structures provided the23
constraint in MMC 20.65.070(E) is satisfied: 24
1. Replacement of up to 75 percent of the existing piles during any consecutive 18 month25
period; or26
2. Repair of up to 100 percent of the existing piles provided repair does not involve driving27
piles into the benthic; or28
3. Replacement of any structure treated with pentachlorophenol, creosote, or similar toxic29
compounds provided the replacement is a voluntary action to improve shoreline30
ecological functions and not to repair structurally hazardous conditions; or31
4. Replacement of any solid decking with materials, such as grating, that allow at least 4032
percent light to transmit through the material, and where the repair work does not include33
replacement of substructure; 34
E. Where repair or maintenance to a nonconforming pier or dock involves repairing multiple35
elements of the structure during any 18 consecutive month period, the cost for the entire36
repair, including those repair actions prescribed in MMC 20.65.070(D) shall be subject to the37
nonconforming regulations set forth in MMC 20.66.090, except those repair actions38
prescribed in MMC 20.65.070(D)(1) and (3) shall not be included in replacement cost39
calculations. 40
41
20.65.100 Covered moorage and boatlifts. 42
43
The following requirements apply to covered moorage and boatlifts: 44
A. Covered moorage structures and boatlifts are permitted pursuant to the use table in MMC45
20.62.030 provided they are accessory to a pier or dock; 46
B. Table 20.65.100(B) sets forth the dimensional and design standards for covered moorage47
structures and boatlifts: 48
49
50
Attachment A
SMP Attachment A 45 of 90
Table 20.65.100(B) Covered Moorage Dimensional & Design Standards1
Description Dimensional & Design Standard
Location
Boatlifts
The furthest point of a boat lifts shall be
placed a distance not to exceed 100 feet
from the ordinary high water line (See MMC
20.65.040(D) for measuring distance),
except as allowed pursuant to MMC
20.65.100(D)
Covered moorage building envelope
A covered moorage structure shall be
located within the building envelope
prescribed in MMC 20.65.100(C)
Maximum number
Boatlifts
Three (3) freestanding or deck-mounted
boatlifts and/ or jet ski lifts allowed per
single-family dwelling that share the pier or
dock
Covered moorage One covered moorage structure per pier or
dock
Maximum Over water coverage (Excludes boatlifts)
Single 500 square feet.
Shared/ Joint Use (all) 750 square feet.
Minimum Side Property Line Setback
Single property owner/ public facilities 12 feet
Shared/ Joint-use facility where straddling
a common property line between the
owners
None
Shared/ Joint-use Facility where not
straddling a common property line
between the owners
12 feet
Height
Maximum height of covered moorage
above the ordinary high water line 16 feet
Minimum height of covered moorage
above the ordinary high water line 4 feet
Other standards
Canopy Cover Materials
Must be made of translucent materials
Must not be constructed of permanent
structural materials
Fill material for boat lifts
Must be clean rock or pre-cast concrete
blocks provided:
The fill is necessary to anchor the boatlift;
Substrate prevents the embedment of
anchoring devices;
The quantity of fill material is the minimum
necessary to anchor the boatlift
2
C. Table 20.65.100(B) covered moorage building envelope: The covered portion of a moorage3
for an individual or shared/ joint-use pier or dock shall be located inside of a covered4
Attachment A
SMP Attachment A 46 of 90
moorage building envelope established in the following manner and illustrated in Figure1
20.65.100(C): 2
1. The covered moorage building envelope shall be formed as a horizontal triangle; 3
2. The base of the triangle is formed by: 4
a. The two outer most property lines intersecting the ordinary high water line being5
continued waterward in a straight line; and6
b. A centerline is created by either: 7
i. Equally bisecting the distance between the two outer property lines; or8
ii. Where a shared/ joint-use pier or dock straddles a shared property line, the9
shared property line is the centerline; and10
c. The triangle base is created by extending a straight line between the two outer11
property lines that runs perpendicular to the centerline and has at least one end12
affixed to the point most waterward where the ordinary high water line intersects a13
property line; 14
3. The altitude of the triangle is formed along the centerline created in MMC15
20.65.100(C)(2)(b); 16
4. The two remaining sides of the triangle are formed by extending straight lines from each17
of the points where the base intersects the property lines to a point on the altitude that is18
100 feet waterward from where the centerline intersects the baseline; and19
5. Covered moorage structures shall be at least 30 feet waterward from the ordinary high20
water line; and21
6. The minimum side property line setbacks set forth in Table 20.65.100(B) apply. 22
23
Figure 20.65.100(C) Covered Moorage Building Envelope24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
D. Where an existing pier or dock exceeds 100 feet in length, a boatlift may be located beyond45
the maximum distance set forth in Table 20.65.100(D) provided: 46
1. No point of the boatlift extends waterward further than the farthest point of the pier or47
dock from the ordinary high water line; 48
2. Placement of the boatlift does not include installing a platform, finger or similar structure49
that would be located beyond the maximum distance set forth in Table 20.65.100(D); 50
12-foot side
setback
Ordinary High Water Line
Outer Property Line
Centerline or
Shared Property Line
Triangle Base 90°
30-foot setback
Property line/ Ordinary High
Water Line Intersection
100 feet Net
Building
Envelope
Attachment A
SMP Attachment A 47 of 90
3. The placement of the boatlift will not create obstacles to access and navigation by1
neighboring property owners; and2
4. The nonconformity of the existing pier or dock is not abandoned as prescribed in MMC3
20.66.090. 4
5
20.65.200 Shoreline Stabilization – general provisions. 6
7
Shoreline stabilization measures are used to typically address erosion impacts to property8
caused by natural processes such as water currents, floods, tides, wind, and/ or wave actions. 9
They can vary from nonstructural measures to structural measures and from soft measures to10
hard measures. The following requirements apply to all shoreline stabilization measures: 11
A. New development should be located and designed to the extent feasible to avoid future12
needs for shoreline stabilization measures; 13
B. New development shall be prohibited where shoreline stabilization measures will cause14
significant impacts to adjacent or down-current properties and shoreline areas; 15
C. Shoreline stabilization shall not: 16
1. Significantly interfere with normal surface and/ or subsurface drainage; and17
2. Cause a hazard to navigation; 18
D. Where a property contains steep slopes and/ or buffers near the shoreline, new19
development shall be setback sufficiently to ensure shoreline stabilization is unlikely to be20
necessary during the life of the structure, as demonstrated by geotechnical analysis; 21
E. When subdividing land into building lots, the division shall be done in a manner that the new22
lots created will not require structural shoreline stabilization for reasonable development to23
occur, as demonstrated by geotechnical analysis; 24
F. Publicly financed or subsidized shoreline stabilization shall not restrict appropriate public25
access to the shoreline except where such access is determined to be infeasible because of26
incompatible uses, safety, security, or harm to shoreline ecological functions; 27
G. Table 20.65.200 provides a user’s guide of the key requirements for shoreline stabilization28
measures (the table is informational only): 29
30
Table 20.65.200 Guide to Key Shoreline Stabilization Measures31
Shoreline Stabilization
Measures Summary of Requirements
Nonstructural and Structural
Methods
Nonstructural methods preferred
Structural allowed if need is demonstrated
Soft measures considered before hard measures
New or Enlargement
Allowed when primary structure or single family
dwelling is 10 feet or less from the ordinary high
water line
Allowed when primary structure or single family
dwelling is more than 10 feet with geotechnical
analysis demonstrating need
Requires mitigation planting for hard measures
Replacement
Existing may be replaced with similar
Hard measures may be replaced with soft
measures
Existing may be replaced with different hard
measures if the replacement measures significantly
improves shoreline ecological functions
When existing primary structure or use is more
Attachment A
SMP Attachment A 48 of 90
than 10 feet from the ordinary high water line,
requires a written narrative that provides a
demonstration of need
Existing structure is not enlarged
Repair
Repair is to 75 percent or less of the linear length
of structure at or below the ordinary high water line
Structure is not moved or enlarged
1
H. The following is a list of examples of shoreline stabilization measures that range from2
nonstructural to soft to hard structural measures: 3
Vegetation enhancement; 4
Upland drainage control; 5
Biotechnical measures; 6
Beach enhancement; 7
Anchor trees; 8
Gravel placement; 9
Rock revetments; 10
Gabions; 11
Concrete groins; 12
Retaining walls and bluff walls; and13
Bulkheads. 14
15
20.65.210 Structural shoreline stabilization – all. 16
17
The following requirements apply to all structural shoreline stabilization measures: 18
A. Where structural shoreline stabilization is allowed, soft measures such as bioengineering or19
biotechnical measures shall be used unless it can be demonstrated such measures are not20
sufficient at protecting primary structures or dwellings, in which case hard measures may be21
used; and22
B. Structural shoreline stabilization measures shall be limited to the minimum necessary. 23
24
20.65.220 Structural shoreline stabilization – new and enlargements. 25
26
New structural shoreline stabilization, and additions to or increases in size of existing structural27
shoreline stabilization are allowed under the following conditions: 28
A. To protect an existing primary structure including single-family dwellings where the closest29
point of the exterior walls of the building are a distance of 10 feet or less from the ordinary30
high water line. 31
B. To protect existing primary structures including single-family dwellings where the distance32
from the ordinary high water line is greater than 10 feet provided: 33
1. On-site drainage has been directed away from the shoreline edge first; 34
2. Geotechnical analysis pursuant to MMC 20.65.270 provides conclusive evidence that35
the structure or dwelling is in danger from shoreline erosion caused by tidal action, 36
currents and waves; and37
3. The structural shoreline stabilization will not result in a net loss of shoreline ecological38
functions pursuant to the analysis in MMC 20.66.010. 39
C. To support a new non-water-dependent development, including single family dwellings40
provided: 41
1. Shoreline erosion is not being caused by upland conditions, such as the loss of42
vegetation and drainage; 43
Attachment A
SMP Attachment A 49 of 90
2. Geotechnical analysis pursuant to MMC 20.65.270 demonstrates a need to protect the1
primary structure from damage due to erosion caused by natural processes such as tidal2
actions, current and waves; 3
3. Nonstructural measures such as placing the development further from the shoreline, 4
planting vegetation, or installing on-site drainage improvements, are not feasible or not5
sufficient in protecting the primary structure; and6
4. The structural shoreline stabilization will not result in a net loss of shoreline ecological7
functions pursuant to the analysis in MMC 20.66.010. 8
D. To support a water-dependent development provided: 9
1. Shoreline erosion is not being caused by upland conditions, such as the loss of10
vegetation and drainage; 11
2. Geotechnical analysis pursuant to MMC 20.65.270 demonstrates a need to protect12
primary structures from damage due to erosion; 13
3. Nonstructural measures, planting vegetation, or installing on-site drainage14
improvements, are not feasible or not sufficient in protecting primary structures; and15
4. The structural shoreline stabilization will not result in a net loss of shoreline ecological16
functions pursuant to the analysis in MMC 20.66.010. 17
E. To protect projects for the restoration of shoreline ecological functions provided: 18
1. Nonstructural measures, planting vegetation, or installing on-site drainage19
improvements, are not feasible or not sufficient; 20
2. The structural shoreline stabilization will not result in a net loss of shoreline ecological21
functions pursuant to the analysis in MMC 20.66.010. 22
F. Mitigation shall be provided pursuant to MMC 20.65.260. 23
G. Primary structures include appurtenances such as detached garages, cabanas and beach24
houses, but do not include, storage sheds, playhouses, greenhouses, swimming pools, spas25
and other ancillary residential improvements. 26
27
20.65.230 Structural shoreline stabilization – replacement of existing. 28
29
Where modification of existing structural shoreline stabilization does not constitute repair under30
MMC 20.65.240, modification may be allowed under the following conditions: 31
A. Replacement of existing structure. Existing structure may be replaced provided: 32
1. The existing structure cannot adequately perform a shoreline stabilization function; 33
2. Replacement involves constructing new structure to replace existing structure; 34
3. Replacement structure is with similar structure including using soft measures to replace35
hard measures; 36
4. Replacement structure does not increase the height, width, length, or depth of the37
existing structure, except as may be necessary to implement soft structural stabilization38
other replacements that enlarge the existing structure are subject to the provisions set39
forth in MMC 20.65.220); 40
5. Replacement structure does not intrude further waterward of the ordinary high water line, 41
except as allowed pursuant to WAC 173-26-231(3)(a)(iii)(C) and amendments thereto; 42
6. Replacement structure is designed, located, sized and constructed to assure no net loss43
of shoreline ecological functions per an analysis in MMC 20.66.010; 44
7. A demonstration of need is provided pursuant to MMC 20.65.270 showing the shoreline45
stabilization structure is necessary to protect principal use or structure from erosion46
caused by currents, tidal action or waves, except this requirement does not apply: 47
a. If the principal use or structure is located 10 feet or less from the ordinary high water48
line; or49
b. If soft measures are used to replace hard structure that results in significant50
restoration of shoreline ecological functions or processes; 51
Attachment A
SMP Attachment A 50 of 90
B. In addition to MMC 20.65.230(A), replacement of an existing structural shoreline1
stabilization may be authorized if: 2
1. The replacement is for the purpose of significantly improving one or more shoreline3
ecological functions (e.g. replacing a bulkhead built with toxic materials with non-toxic4
materials) and not because the existing structure can no longer adequately serve its5
purpose; and6
2. An analysis is prepared by a qualified professional evaluating the effects of the existing7
structure on shoreline ecological functions and the change a replacement structure will8
have on shoreline ecological functions consistent with MMC 20.65.230(B)(1); 9
3. The replacement structure does not increase the height or length of the existing10
structure; and11
4. The requirements in MMC 20.65.230(A)(2), (5), (6) and (7) are applied. 12
13
20.65.240 Structural shoreline stabilization – repair of existing. 14
15
Existing structural shoreline stabilization may be repaired provided: 16
A. The repair involves 75 percent or less of the linear length of the structure at or below the17
ordinary high water line provided work above the high water line shall not count towards the18
linear length of the structure being repaired; 19
B. Repair exceeding 75 percent linear length of the structure at or below the ordinary high20
water line shall be subject to the requirements for replacement set forth in MMC 20.65.230; 21
C. The repaired structure is located in the same place as the existing structure; and22
D. The repair does not increase the height, width, length, or depth of the existing structure23
repairs that enlarges the existing structure are subject to the provisions set forth in MMC24
20.65.220). 25
26
Figure 20.65.240 Repair Threshold Diagram27
28
29
30
31
32
33
34
35
36
20.65.250 Structural shoreline stabilization – design requirements. 37
38
The following design standards apply to structural shoreline stabilization measures: 39
A. For hard structural shoreline stabilization: 40
1. When connecting ends of the structure to adjoining areas without hard shoreline41
stabilization, the connection should be in a manner as to not cause erosion of the42
adjoining areas; 43
2. When connecting ends of the structure to other hard shoreline stabilization, the44
connection shall not result in a net intrusion into the lake nor create net upland area; 45
3. Fill material landward of the shoreline stabilization shall not exceed an average of one46
cubic yard of material for each linear foot of hard shoreline stabilization, except as47
provided for in MMC 20.65.500 (Fill) and MMC 20.65.500 (Land Surface Modification); 48
B. For soft structural shoreline stabilization: 49
1. End connection shall be to existing contours or hard structural shoreline stabilization to50
prevent erosion at the edges; and51
Ordinary High
Water Line
X 75% Linear Length = Repair
X > 75% Linear Length = Replacement
Shoreline Stabilization Structure
Attachment A
SMP Attachment A 51 of 90
2. Size and the arrangement of gravel, cobbles, logs and boulders shall be in a manner1
that improvements remain stable long-term and dissipate wave energy, without2
presenting extended linear faces to oncoming waves; and3
C. For both hard and soft structural shoreline stabilization, materials shall be the minimum4
sizing necessary to dissipate wave energy, eliminate scour, and provide long-term shoreline5
stability. 6
7
20.65.260 Hard structural shoreline stabilization mitigation requirements. 8
9
All proposals for new hard structural shoreline stabilization, including additions to and increases10
in the size of existing hard structural shoreline stabilization, must provide the following shoreline11
enhancements: 12
A. Improve shallow water habitat by installing waterward of the ordinary high water line gravel, 13
cobble, or similar rocky beach material at a maximum grade of one vertical to four horizontal14
1:4); 15
B. Install a vegetative planting area in accordance with the following (see diagram in Figure16
20.65.260): 17
1. The planting area shall extend along at least 75 percent of the linear landward -edge of18
the stabilization structure; 19
2. The average width measured from the landward edge of the shoreline stabilization20
structure shall be 10 feet with no measurement less than five feet; 21
3. Planting shall consist of native species with at least 50 percent of the area planted with22
bushes and shrubs; 23
4. Where existing native species plants are preserved in the planting area, the native24
species plants may count towards the planting area requirements, including vegetation25
installed previously as part of a prior development activity; 26
27
Figure 20.65.260 Diagram of Enhancements28
New Hard Shoreline Stabilization29
30
31
32
33
34
35
36
37
38
39
40
C. In lieu of the enhancements required in MMC 20.65.260(A) and (B), the City shall accept41
alternative enhancement approved by state and federal agencies provided: 42
1. The alternative enhancement shall provide at least as effective protection of shoreline43
ecological functions as the required mitigation; and44
2. An alternative enhancement plan is prepared by a qualified professional; 45
D. All enhancements shall include plans for maintenance and monitoring acceptable to the City46
and prepared by a qualified professional including, but not limited to, the following: 47
1. An outline of the schedule for site monitoring; 48
2. Performance standards, including, but not limited to, 100 percent survival of newly49
planted vegetation within two years of planting, and 80 percent for years three or more; 50
New Bulkhead
Average Width 10 feet
Lake Washington
Beach
No Structures)
Plantings = 75% of
Linear Bulkhead
Gravel / Cobble
Attachment A
SMP Attachment A 52 of 90
3. Contingency plans identifying courses of action and any corrective measures to be taken1
if monitoring indicates performance standards have not been met; 2
4. The period of time necessary to establish performance standards have been met; not to3
be less than three years; and4
E. The City may require a financial security pursuant to MMC 20.66.120 as a guarantee that5
the enhancements, maintenance and monitoring are completed to the satisfaction of the6
City; and7
F. Enhancement measures shall be incorporated as necessary to avoid, or if that is not8
possible, to minimize adverse impacts. 9
10
20.65.270 Structural shoreline stabilization – limitations on authorization. 11
12
A. Structural shoreline stabilization is not authorized except as follows: 13
1. For hard structural measures a geotechnical analysis must demonstrate that there is a14
significant possibility that a primary structure or single-family dwelling will be damaged15
within three years as a result of shoreline erosion in the absence of such measures; or16
2. For soft structural measures a geotechnical analysis must demonstrate that there is17
significant possibility that a primary structure or single-family dwelling will be damaged18
as a result of shoreline erosion in the absence of such measures, but the need does not19
have to be as immediate as three years; or20
3. Replacement under MMC 20.65.230 where a need is demonstrated pursuant to MMC21
20.65.270(C). 22
B. Where geotechnical analysis is required under MMC 20.65.220, the analysis shall be23
prepared by a qualified professional with the following information: 24
1. An assessment of erosion potential including rates of erosion and estimated time frames25
of erosion from waves or other natural processes in the absence of shoreline26
stabilization; 27
2. An assessment of the processes causing the erosion including on-site drainage both28
waterward and landward of the ordinary high-water mark; 29
3. An assessment of the risk shoreline erosion might cause damage to primary structures30
and single-family dwellings in the absence of structural shoreline stabilization; 31
4. An assessment of the urgency and necessity for structural shoreline stabilization32
considering site specific conditions pursuant to MMC 20.65.270(A); 33
5. An assessment of the feasibility of using soft structural shoreline stabilization measures34
in lieu of hard measures; and35
6. Narrative on design recommendations for minimizing the use of shoreline stabilization36
materials and to assure no net loss of shoreline ecological functions. 37
C. Where a demonstration of need is required under MMC 20.65.230, the following shall be38
provided: 39
1. A written narrative that demonstrates a need for the shoreline stabilization structure that40
is prepared by a qualified professional (e.g. shoreline designer or a consultant familiar41
with lakeshore processes and shore stabilization), but not necessarily a licensed42
geotechnical engineer; 43
2. The content of the narrative shall include the following: 44
a. An assessment of the necessity for structural stabilization to protect principal use or45
structure, considering site-specific conditions such as water depth, orientation of the46
shoreline, wave fetch, and location of the nearest structure; 47
b. An assessment of erosion potential resulting from the action of waves or other48
natural processes operating at or waterward of the ordinary high water line in the49
absence of structural shoreline stabilization; 50
Attachment A
SMP Attachment A 53 of 90
c. An assessment of the feasibility of using soft structural stabilization measures in lieu1
of hard structural shoreline stabilization measures; and2
d. Design recommendations for minimizing impacts and ensuring that the replacement3
structure is designed, located, sized and constructed to assure no net loss of4
shoreline ecological functions. 5
6
20.65.280 Submittal requirements for structural shoreline stabilization. 7
8
A. The following are general submittal requirements for proposals involving structural shoreline9
stabilization: 10
1. Plan and cross-section views of the existing and proposed shoreline configuration11
showing accurate existing and proposed topography and the ordinary high-water mark; 12
2. Detailed construction sequence and specifications for all materials with the sizing and13
placement of materials select to accomplish the following: 14
a. Protect the property and structures from erosion and other damage over the long15
term, and accommodate the normal amount of alteration from wind- and boat-driven16
waves; 17
b. Allow safe passage and migration of fish and wildlife; and18
c. Minimize or eliminate juvenile salmon predator habitat; 19
3. Where applicable, geotechnical analysis or narrative evaluating need; 20
4. Where applicable, no net loss analysis; and21
5. Where applicable, enhancement plans and monitoring and maintenance reports; 22
B. The provisions of this section shall not limit the City’s ability to establish additional submittal23
requirements consistent with MMC 20.80.80 and other provisions of the Medina Municipal24
Code. 25
26
20.65.300 Dredging and disposal. 27
28
The following requirements apply to dredging: 29
A. New development should be placed and designed to avoid or minimize the need for new30
and/ or maintenance dredging; 31
B. Dredging waterward of the ordinary high water mark for the primary purpose of obtaining fill32
material is prohibited, except where the material is necessary for the restoration of shoreline33
ecological functions and processes; 34
C. Dredging for the purpose of establishing, expanding, or relocating or reconfiguring35
navigation channels and basins is allowed pursuant to the use table in MMC 20.62.03036
provided: 37
1. The dredging is necessary for safe and efficient accommodation of existing navigational38
uses; 39
2. Significant ecological impacts are minimized; 40
3. Mitigation is provided consistent with MMC 20.65.300(E); 41
D. Dredging for the purpose of maintaining existing navigation channels and basins, existing42
private or public boat moorage, water-dependent uses, or other public access may be43
allowed pursuant to the use table in MMC 20.62.030 provided it is limited to previously44
dredged and/ or existing authorized locations, depth and width; 45
E. Dredging and dredge material disposal shall be done in a manner which avoids or minimizes46
significant ecological impacts and impacts which cannot be avoided should be mitigated in a47
manner that assures no net loss of shoreline ecological functions pursuant to an analysis in48
MMC 20.66.010; 49
F. Dredging operations must be designed and scheduled to: 50
1. Avoid impacts to fish, including fish rearing, feeding and spawning; 51
Attachment A
SMP Attachment A 54 of 90
2. Use techniques that minimize dispersal of bottom materials; and1
3. Prevent direct and indirect adverse impacts on adjacent properties; 2
G. Where dredging is allowed for restoration of shoreline ecological functions, the site where3
the fill is to be placed must be located waterward of the ordinary high water line; 4
H. Project permit application submittals for dredging should include the following information: 5
1. A written description of the purpose for the dredging; 6
2. Site plan drawing outlining the area proposed for dredging including water depth based7
on the Corp of Engineer’s high water mark for Lake Washington; 8
3. A written description of the scope of work to be performed including dredging methods, 9
timelines, and volume; 10
4. Habitat survey identifying aquatic vegetation, potential native fish spawning areas, or11
other physical and biological habitat parameters; 12
5. Information on disposal; 13
6. Anticipated future dredging, if applicable; 14
7. Copies of state and federal applications and/ or approvals; and15
8. Other relevant information requested by the Director. 16
17
20.65.400 Breakwaters, jetties, groins and weirs18
19
A. Breakwaters, jetties, groins, and weirs located waterward of the ordinary high water mark20
shall be allowed only where necessary to support water-dependent uses, public access, 21
shoreline stabilization, or other specific public purpose. 22
B. Where a breakwater, jetty, groin or weir is installed to protect or restore shoreline ecological23
functions, the City may waive the requirement for a conditional use permit and approve it as24
a permitted use. 25
C. Breakwaters, jetties, groins and weirs shall be designed to protect critical areas and shall26
provide mitigation according to the mitigation sequencing defined in MMC 20.66.020. 27
28
20.65.500 Fill. 29
30
A. Fill waterward of the ordinary high water mark is allowed pursuant to the use table in MMC31
20.62.030 provided the fill is necessary to support: 32
1. Water-dependent use; 33
2. Public access; 34
3. Cleanup and disposal of contaminated sediments as part of an interagency35
environmental clean-up plan; 36
4. Disposal of dredged material considered suitable under, and conducted in accordance37
with the dredged material management program of the department of natural resources; 38
5. Expansion or alteration of transportation facilities of statewide significance currently39
located on the shoreline where it can be demonstrated that alternatives to fill are not40
feasible; and41
6. Mitigation action, environmental restoration, beach nourishment or enhancement project; 42
B. Fill landward of the ordinary high water mark shall comply with the requirements in MMC43
20.65.600 (Land Surface Modification). 44
C. All fill shall be located, designed, and constructed to protect shoreline ecological functions45
and ecosystem-wide processes and shall not cause: 46
1. Significant damage to water quality, fish and aquatic habitat, and/ or wildlife habitat; and47
2. Adversely alter natural drainage patterns. 48
49
50
Attachment A
SMP Attachment A 55 of 90
20.65.600 Land surface modification. 1
2
The provisions of this section apply to land surface modification occurring landward of the3
ordinary high water mark. 4
A. Applicability: 5
1. Land surface modification includes, but is not limited to grading, excavation and fill6
activity; 7
2. The requirements set forth in this section are applied in conjunction with other provisions8
of the Medina Municipal Code, including grading and drainage requirements and other9
applicable provisions of the shoreline master program. 10
B. The following requirements apply to land surface modifications: 11
1. All excess materials must be disposed of in a manner that prevents entry in to Lake12
Washington; including by erosion or surface water runoff; 13
2. Materials such as dirt and rocks used in construction must be stored as far as14
reasonably possible from the ordinary high water line to prevent erosion and surface15
water runoff from entering into the lake and shall incorporate best management practice16
measures; 17
3. Any large quantities of vegetation removal shall be collected and disposed of in a18
manner to prevent negative impacts to the shoreline environment; 19
4. No vegetation or other enhancements installed as part of a restoration plan or mitigation20
shall be removed, unless approved by the City as part of a modified restoration plan or21
mitigation. 22
C. Land surface modification involving the importing of fill material must consist of non-23
dissolving and non-decomposing materials, and shall not be detrimental to water quality or24
existing habitat, or create any other significant adverse impacts to the environment. 25
D. Where a land surface modification occurs within 50 feet of the ordinary high water line, the26
vegetation conservation requirements set forth in MMC 20.66.050 shall apply. 27
28
Attachment A
SMP Attachment A 56 of 90
Chapter 20.661
General Shoreline Regulations2
3
Sections: 4
20.66.000 Applicability of chapter. 5
20.66.010 No net loss of shoreline ecological functions analysis. 6
20.66.020 Mitigation sequencing. 7
20.66.030 Federal and state approval. 8
20.66.040 Public access. 9
20.66.050 Tree management and vegetation conservation. 10
20.66.060 Water quality, surface water runoff, and non-point pollution. 11
20.66.070 In-water construction. 12
20.66.080 Archeological and historical resources. 13
20.66.090 Nonconforming development. 14
20.66.100 Parking. 15
20.66.110 Lighting. 16
20.66.120 Financial guarantees. 17
20.66.130 Emergency actions. 18
19
20.66.000 Applicability of chapter. 20
21
The regulations in this chapter apply to all uses, developments and activities within the shoreline22
jurisdiction. 23
24
20.66.010 No net loss of shoreline ecological functions analysis. 25
26
A. At the project level, the requirement for no net loss of shoreline ecological functions is a27
balancing of unavoidable shoreline ecological function losses with replacement for those28
losses so that further reduction to shoreline ecological functions or ecosystem-wide29
processes may be prevented. 30
B. To assure no net loss of shoreline ecological functions, applicants must demonstrate a31
reasonable effort to analyze environmental impacts from a proposal and include measures32
to mitigate impacts to shoreline ecological functions. 33
C. A written analysis of no net loss of shoreline ecological functions is required when any of the34
following circumstances are present: 35
1. Where a proposed use or activity is not provided in the shoreline master program, 36
including shoreline conditional uses for unclassified uses and shoreline variances; 37
2. Where regulations reference a requirement for an analysis of no net loss of shoreline38
ecological functions; or39
3. Where alternative compliance or mitigation measures other than those contained within40
the shoreline master program are proposed. 41
4. Analysis of no net loss of shoreline ecological functions is not required where specific42
standards are provided such as setbacks, pier dimensions and tree planting, unless the43
standard specifically references this Section. 44
D. A written analysis of no net loss of shoreline ecological functions shall include the following: 45
1. A description of the existing conditions, functions and values of the affected shoreline; 46
2. A demonstration that mitigation sequencing has been applied pursuant to MMC47
20.66.020, except MMC 20.66.020(A)(1) shall not be used to deny a use or activity48
specifically authorized by the shoreline master program; 49
3. Where avoiding the impacts altogether is not feasible, the analysis shall include50
descriptions of the following: 51
Attachment A
SMP Attachment A 57 of 90
a. Anticipated impacts to shoreline ecological functions; 1
b. Goals and objectives related to the functions and values of the impacted shoreline2
ecological functions for achieving no net loss; 3
c. Proposed mitigation actions and how these relate to the goals and objectives; and4
d. Measurable criteria for evaluating whether or not the no net loss standard has been5
achieved. 6
4. Modifications to the required content may be approved if the Director determines that7
more or less information is necessary to adequately address demonstrating a no net loss8
of shoreline ecological functions. 9
E. The written analysis of no net loss shall evaluate the feasibility of each mitigation sequence10
to determine the appropriate mitigation action during the construction and operation of a11
proposal. 12
F. Mitigation actions shall have the lower priority measures applied only where higher priority13
measures are determined to be infeasible or not applicable. Failure to demonstrate that the14
mitigation sequencing standards have been met may result in a permit being denied. 15
16
20.66.020 Mitigation sequencing. 17
18
A. Applicants must demonstrate that all reasonable efforts have been examined with the intent19
to avoid and minimize impacts to shoreline ecological functions. Where a no net loss of20
shoreline ecological functions analysis is required pursuant to MMC 20.66.010, an applicant21
shall follow mitigation sequencing outlined as follows in order of preference with one being22
the highest and six being the lowest preference: 23
1. Avoiding the impact altogether. Avoiding impacts means not taking an action or part of24
an action in order to prevent impacts to shoreline ecological functions such as moving25
structures further away from properly functioning shoreline areas, using different26
landscaping plants or techniques, substituting a less impactful use, or redesigning the27
proposal altogether. 28
2. Minimizing the impact by limiting the degree or magnitude of the action and its29
implementation by using appropriate technology or by taking affirmative steps to avoid or30
reduce impacts. 31
3. Rectifying impacts by repairing, rehabilitating, or restoring the affected environment. 32
4. Reducing or eliminating impacts over time by preservation and maintenance operations; 33
5. Compensating for the impact by replacing, enhancing, or providing substitute resources34
or environments; and35
6. Monitoring the impact and the compensation projects and taking appropriate corrective36
measures. 37
B. When evaluating the feasibility of mitigation sequencing, the City may consider whether the38
cost of avoiding disturbances is significantly disproportionate compared to the environmental39
impact of the proposed disturbance, including any continued impacts on shoreline ecological40
functions and values over time. 41
42
20.66.030 Federal and state approval. 43
44
A. All work at or waterward of the ordinary high water line requires permits or approvals from45
one or more of the following state and federal agencies: U.S. Army Corps of Engineers, 46
Washington Department of Fish and Wildlife, Washington Department of Natural Resources, 47
or Washington Department of Ecology. 48
B. If structures are proposed to extend waterward of the inner harbor line, the applicant must49
obtain an aquatic use authorization from the Washington State Department of Natural50
Resources and submit proof of authorization with submittal of a building permit. 51
Attachment A
SMP Attachment A 58 of 90
C. Documentation verifying necessary state and federal agency approvals must be submitted1
to the City prior to issuance of construction permits affecting shoreline areas. 2
3
20.66.040 Public access. 4
5
A. Public access is required for the following: 6
1. Shoreline development by public entities involving public lands including, but not limited7
to the City, state agencies and public utility districts; and8
2. Residential development of five or more new dwelling units being constructed; and9
3. Subdivision of land into five or more lots. 10
B. Public access may be in the form of any of the following: 11
1. Physical access such as trails, walkways, piers and docks, swimming area and parks; 12
2. Visual access such as view platforms or view corridors; or13
3. A combination of physical and visual access. 14
4. Visual access shall not include the excessive removal of trees or native vegetation by15
topping or clearing. 16
C. Public access shall incorporate the following elements: 17
1. A physical connection to the nearest public street by dedication of land or easement; 18
2. Use of environmentally friendly materials and techniques such as low impact19
development, if feasible; 20
3. Signage indicating the public’s right of access and hours of access; 21
4. Landscaping including vegetative screening for adjacent residential development; and22
5. Barrier free features for ADA accessibility, if feasible. 23
D. All improvements associated with public access shall be designed to assure no net loss of24
shoreline ecological functions will result. 25
E. Where public access is required, it shall be fully developed and available for use by the26
public at the time of occupancy or use of the development. 27
F. The Director may waive the requirement for public access under the following conditions: 28
1. The applicant demonstrates the public access is infeasible due to reasons of29
incompatible uses, safety, security, or adverse impacts to the shoreline environment, or30
due to constitutional or other legal limitations; and31
2. The applicant demonstrates reasonable alternatives are not available such as limiting32
hours, off-site improvements, or placement and design elements. 33
34
20.66.050 Tree management and vegetation conservation. 35
36
A. These provisons acts as an overlay and in addition to the City’s tree code regulations. The37
tree preservation and replacement requirements of this section apply to removal of trees38
and vegetation within the shoreline areas. 39
B. Non-hazardous trees shall be preserved within the shoreline area unless replacement trees40
are provided for a removed tree in accordance with Table 20.66.050: 41
42
Table 20.66.050 Tree Replacement Mitigation43
Tree
Location Diameter of Tree (DBH) Type of Tree
Removed
Replacement Tree
Ratio
Within Building
Footprint All All None
Outside Building
Footprint
Less than 10 inches All None
10 inches and greater, but
less than 20 inches
Not listed None
Listed 100 percent
20 inches and greater, but Not listed None
Attachment A
SMP Attachment A 59 of 90
less than 36 inches Listed 125 percent
36 inches or more Not listed None
Listed 200 percent
1
1. DBH means “Diameter Breast Height” which is the diameter measurement in inches of2
the outside bark of a tree trunk, measured at four and one-half feet above the3
surrounding ground surface. The DBH for multi-trunk trees forking below four and one-4
half feet is the diameter measurement in inches of the outside bark of a tree trunk at the5
narrowest part of the main stem below the tree fork. The DBH for multi-trunk trees6
splitting at ground level is found by taking the square root of the sum of all squared stem7
DBHs. 8
2. “Listed” means those trees found in the “City of Medina List of Suitable Tree Species for9
Private Property Replacement and Public Right-of-Way Planting”. 10
3. The total diameter of replacement trees shall at a minimum add up to the applicable11
percentage above multiplied by the DBH of the existing tree being replaced. 12
4. The building footprint is that portion of the lot covered by the primary building and13
measured from the outside of eaves or furthest structural projections of the primary14
building. 15
C. A tree that is more than one-third removed, but not necessarily fully removed, shall be16
considered a removed tree subject to the requirements in Table 20.66.050 for replacement17
trees. 18
D. Where Table 20.66.050 indicates replacement trees are required, the following applies: 19
1. If the existing tree being removed is less than 36 inches DBH then: 20
a. The caliper of each replacement tree shall be at least three inches; and21
b. Coniferous trees shall be at least eight feet in height; and22
c. At least 25 percent of required replacement trees shall be of the same genus as the23
removed tree, unless the number of genera involved with tree removal will exceed24
the number of replacement trees that the applicant chooses to plant in compliance25
with this requirement; 26
2. If the existing tree being removed is 36 inches DBH or greater then: 27
a. The caliper of each replacement tree shall be at least four inches; and28
b. Coniferous trees shall be at least 10 feet in height; and29
c. At least 50 percent of required replacement trees shall be of the same genus as the30
removed tree, unless the number of genera involved with tree removal will exceed31
the number of replacement trees that the applicant chooses to plant in compliance32
with this requirement; 33
3. Existing trees that are transplanted on-site may receive credit as replacement tree if the34
City is consulted prior to the transplant and the applicant follows all methods and35
techniques prescribed by the City for executing the transplanting of the subject tree. 36
E. In lieu of planting replacement trees, an applicant may satisfy the requirements for37
replacement trees in Table 20.66.050 as follows: 38
1. Pay a fee to the Medina Tree Fund calculated as follows: 39
a. If a removed tree has less than 20 inches DBH, the contribution is $200 per each40
replacement diameter inch not planted; 41
b. If a removed tree is 20 inches DBH or greater, but less than 36 inches DBH, the42
contribution is $250 per each replacement diameter inch not planted; or43
c. If a removed tree is 36 inches DBH or greater, the contribution is $400 per each44
replacement diameter inch not planted; and45
2. Plant at least two replacement trees on-site unless only one replacement tree is required46
in which case one replacement tree is required to be planted. 47
48
Attachment A
SMP Attachment A 60 of 90
F. Hazardous Trees. 1
1. A tree determined to be “hazardous” by the City arborist is exempt from the requirement2
to provide tree replacements. To be eligible for the exemption: 3
a. The tree must obtain from the City arborist a rating of 11 or 12 on a scale of 1 to 124
1 being the least hazardous and 12 being the most hazardous); and5
b. The City arborist shall use the method for rating hazardous trees prescribed in the6
Medina Tree Code set forth in Chapter 12.28 MMC; 7
2. A tree that the City arborist has determined died from natural causes, but does not8
receive a hazard rating of 11 or 12, may be removed without requiring tree replacement9
plantings; 10
3. Where a tree receives a hazard rating of 8, 9, or 10, pruning exceeding one-third may be11
authorized without requiring replacement trees provided the amount of the tree removed12
will not affect the tree in a permanent adverse manner. 13
G. Vegetation conservation. 14
1. Where any of the following activities are proposed within 50 feet landward of the ordinary15
high water line, a restoration plan consistent with MMC 20.66.050(G)(2) is required: 16
a. Clearing and/ or grubbing of 2,500 square feet of surface land area or more; 17
b. Land surface modifications involving 25 cubic yards of earth materials or more; 18
and/or19
c. Removal of any trees 10 inches or greater. 20
2. A restoration plan shall be designed to: 21
a. Stabilize soil surfaces; 22
b. Filter run-off (especially lawns); 23
c. Assure no net loss of shoreline ecological functions will result; and24
d. Be prepared by a qualified professional, unless waived by the Director as25
unnecessary. 26
3. The Director may modify the required content of a restoration plan where the Director27
determines more or less information is necessary to adequately address potential28
shoreline impacts and required restoration. 29
4. A restoration plan may be combined with other mitigation plans provided all conditions30
and criteria are satisfied. 31
H. Aquatic vegetation control, including mechanical and chemical measures, shall only occur32
when native plant communities and associated habitats are threatened or where an existing33
water-dependent use is restricted by the presence of weeds. Aquatic vegetation control34
shall occur in compliance with all other applicable laws and standards, including state Fish & 35
Wildlife and/ or Ecology requirements. 36
37
20.66.060 Water quality, surface water runoff, and non-point pollution. 38
39
A. All shoreline development during and after construction shall minimize impacts related to40
surface runoff through control, treatment and release of surface water runoff such that there41
is no net loss of receiving water quality in the shoreline environment. Control measures42
include but are not limited to dikes, runoff intercepting ditches, catch basins, settling wet43
ponds, sedimentation ponds, oil/water separators, filtration systems, grassy swales, planted44
buffers, and fugitive dust controls. 45
B. Shoreline development and uses shall adhere to all required setbacks, buffers and46
standards for stormwater storage basins. 47
C. All shoreline development shall comply with the applicable requirements of the City’s48
adopted Surface Water Design Manual and all applicable City stormwater regulations. 49
Attachment A
SMP Attachment A 61 of 90
D. Where feasible, shoreline development must implement low impact development techniques1
pursuant to the standards contained in the adopted Surface Water Design Manual and the2
Low Impact Development Technical Guidance Manual for Puget Sound or successor. 3
4
20.66.070 In-water construction. 5
6
The following requirements apply to in-water work, including, but not limited to, installation of7
new structures, repair of existing structures, restoration projects, and aquatic vegetation8
removal: 9
A. In-water structures and activities shall be placed and designed to avoid the need for future10
shoreline stabilization activities and dredging, giving due consideration to watershed11
functions and processes, with special emphasis on protecting and restoring priority habitat12
and species; 13
B. Removal of existing structures shall be accomplished so the structure and associated14
material do not re-enter the lake; 15
C. Waste material and unauthorized fill, such as construction debris, silt or excess dirt resulting16
from in-water structure installation, concrete blocks or pieces, bricks, asphalt, metal, treated17
wood, glass, paper and any other similar material upland of or below the ordinary high water18
line shall be removed; 19
D. Measures shall be taken in advance and during construction to ensure that no petroleum20
products, hydraulic fluid, cement, sediments, sediment-laden water, chemicals, or any other21
toxic or deleterious materials are allowed to enter or leach into the lake during in-water22
activities; 23
E. Appropriate spill clean-up materials must be on-site at all times, and any spills must be24
contained and cleaned immediately after discovery; 25
F. In-water work must be conducted in a manner that causes little or no siltation to adjacent26
areas and shall require a sediment control curtain in those instances where siltation is27
expected; 28
G. Fresh concrete or concrete by-products are not allowed to enter the lake at any time during29
in-water installation and all forms used for concrete shall be completely sealed to prevent30
the possibility of fresh concrete from entering the lake; 31
H. Alteration or disturbance of the bank and bank vegetation shall be limited to that necessary32
to perform the in-water work and all disturbed areas will be protected from erosion using33
vegetation or other means; and34
I. If at any time, as a result of in-water work, water quality problems develop, immediate35
notification shall be made to the Washington State Department of Ecology. 36
37
20.66.080 Archeological and historical resources. 38
39
The following requirements apply to archaeological and historic resources that are either40
recorded at the state historic preservation office and/or by local jurisdictions or have been41
inadvertently uncovered: 42
A. Archaeological sites located in and outside shoreline jurisdiction are subject to Chapter43
27.44 RCW (Indian graves and records) and Chapter 27.53 RCW (Archaeological sites and44
records) and development or uses that may impact such sites shall comply with Chapter 25-45
48 WAC as well as the provisions of the shoreline master program; 46
B. If archaeological resources are uncovered during excavation all work shall immediately47
cease and the City, the Department of Archaeology and Historic Preservation and affected48
Native American tribes shall be immediately notified; 49
Attachment A
SMP Attachment A 62 of 90
C. A site inspection or evaluation by a professional archaeologist in coordination with affected1
Native American tribes shall be required for all permits issued in areas documented to2
contain archaeological resources; 3
D. Significant archaeological and historic resources shall be permanently preserved for4
scientific study, education and public observation. When the City determines that a site has5
significant archeological, natural scientific or historical value: 6
1. No permit authorizing development or land modification shall be issued which would7
pose a threat to the site; and8
2. The development may be required to be redesigned or postponed in such areas to allow9
investigation of public acquisition potential and/or retrieval and preservation of significant10
artifacts; 11
E. In the event of an emergency as defined in RCW 90.58.030 necessitate rapid action to12
retrieve or preserve artifacts or data identified the project may be exempted from the permit13
requirement of these regulations provided the City notifies the Washington State14
Department of Ecology, the Washington State Attorney General's Office and the Washington15
State Historic Preservation Office of such a waiver in a timely manner; 16
F. Identified historical or archaeological resources shall be considered in park, open space, 17
public access, and site planning with access to such areas designed and managed to give18
maximum protection to the resource and surrounding environment; and19
G. Clear interpretation of historical and archaeological features and natural areas shall be20
provided when appropriate. 21
22
20.66.090 Nonconforming development. 23
24
A. A nonconforming use or development (includes lots and structures) under the shoreline25
master program means a shoreline use or development which was lawfully constructed or26
established prior to the effective date of the Act or the shoreline master program, or27
amendments thereto, but which does not conform to present regulations or standards of the28
shoreline master program. This section shall be applied as follows: 29
1. The requirements and thresholds established in this section shall apply to all30
development regulated under the shoreline master program. 31
2. The requirements of this section are applied in combination with other sections of the32
Medina Municipal Code relating to nonconformity, including, but not limited to those33
prescribed in zoning, and the building and fire codes. 34
3. A structure for which a shoreline variance has been issued shall be considered a legal35
nonconforming development and the requirements of this section shall apply as they36
apply to preexisting nonconformities. 37
B. A party asserting the existence of a lawfully established nonconforming lot, structure or use38
of land has the burden of proof that the lot, structure or use of land was not substandard in39
meeting the development regulations in effect at its creation. 40
C. Nonconforming lots. Lots, tract, parcel, site or division which were created or segregated41
pursuant to all applicable laws, ordinances and regulations in effect at the time, but that is42
nonconforming as to the present lot size may be developed so long as such development43
conforms to other requirements of the shoreline master program. 44
D. Nonconforming uses. The following shall apply to all nonconforming shoreline uses: 45
1. Any legally established nonconforming use may continue until such time that the rights46
for the nonconforming use are abandoned pursuant to MMC 20.66.090(D)(3). 47
2. A nonconforming use may not be expanded nor may the structure containing a48
nonconforming use be enlarged, except as may be allowed by a shoreline conditional49
use permit. 50
Attachment A
SMP Attachment A 63 of 90
3. A nonconforming use shall be determined abandoned and all rights to the1
nonconforming use lost if: 2
a. The use is changed; or3
b. The use is discontinued for a period of 6 consecutive months or more; or4
c. The use is discontinued for a total of 6 months or more during a 12 consecutive5
month period; or6
d. A structure housing a nonconforming use experiences substantial destruction or7
reconstruction, except as provided for in MMC 20.66.090(D)(4). 8
4. A structure housing a nonconforming use, or used in support of a nonconforming use, 9
that experiences substantially destruction or reconstruction may have the nonconforming10
use continued provided: 11
a. The substantial destruction and/ or reconstruction is the result of a fire or other12
casualty not intentionally caused by any owner or tenant of the property, and a13
complete building permit application is filed with the City within 6-months of such fire, 14
natural disaster, or casualty event; or15
b. The nonconforming use is eligible for, and the property owner obtains, approval for a16
shoreline conditional use permit. 17
c. The Director may grant up to a 6 month extension of the time limitation set forth in18
MMC 20.66.090(D)(4)(a) provided: 19
i. The property owner requests the extension in writing prior to the expiration of the20
time limitation; and21
ii. The property owner demonstrates extenuating circumstances not of the property22
owners own making that delay submission of a building permit application, such23
as resolution of an insurance claim. 24
5. Ordinary maintenance and repair of a structure housing a nonconforming use, such as25
painting or plumbing repair, shall be permitted provided: 26
a. The work is to maintain safe and sanitary conditions and does not result in an27
enlargement or expansion of the structure; and28
b. The work does not result in substantial destruction or reconstruction. 29
6. A nonconforming use shall not be changed to another nonconforming use. 30
E. Nonconforming structures. The following shall apply to all nonconforming structures: 31
1. Any legally established nonconforming structure may continue until such time that the32
rights for the nonconformity are abandoned pursuant to MMC 20.66.090(E)(4). 33
2. Where multiple structures exist on the same lot, the requirements of this section shall34
apply to each structure independent of the other structure on the same lot; except where35
the nonconformity is due to structural coverage, the requirements of this section shall36
apply to the combined structural coverage of all structures on the same lot as if they37
were one structure. 38
3. A nonconforming structure may be enlarged, extended, repaired, remodeled, or39
structurally altered provided the work does not increase the nonconformity; except40
nonconformity may be increased if: 41
a. A minor deviation is approved to match an existing nonconforming setback or42
nonconforming height; or43
b. An intrusion into a setback, or additional structural coverage exceeding the shoreline44
maximum, is determined by the City to be reasonably necessary and the minimum45
necessary to improve access for elderly or disabled persons. 46
4. Except as provided for in MMC 20.66.090(E)(6), a nonconforming structure shall be47
determined to have its nonconformity abandoned and all nonconforming rights lost48
where: 49
a. Any single-family dwelling, or any detached accessory building associated with a50
single-family dwelling, experiences substantial destruction; or51
Attachment A
SMP Attachment A 64 of 90
b. A pier or dock experiences repairs exceeding those listed in MMC 20.65.050, or if1
not listed experiences reconstruction; or2
c. A structure, not listed in MMC 20.66.090(E)(4)(a) or (b), experiences either3
substantial destruction or reconstruction. 4
5. Where the rights to a nonconforming structure have been abandoned, continuation of5
the nonconformity shall cease and any subsequent repair, remodel, alteration, or6
rebuilding shall require the entire structure to be brought into compliance with all7
development regulations in effect. 8
6. A nonconforming structure that experiences substantial destruction or reconstruction9
may maintain the condition of nonconformity provided that: 10
a. The substantial destruction and/ or reconstruction is the result of a fire, natural11
disaster or other casualty not intentionally caused by any owner or tenant of the12
property, and a complete building permit application is filed with the City within 6-13
months of such fire or casualty event; or14
b. The nonconforming structure, or portion thereof, was declared to be unsafe by the15
City’s Building Official, and the property owner submits an application for a building16
permit to reconstruct within 6 months of said determination. 17
c. The Director may grant up to a 6 month extension to the time limitation set forth in18
this section provided: 19
i. The property owner requests the extension in writing prior to the expiration of the20
time limitation; and21
ii. The property owner demonstrates extenuating circumstances not of the property22
owners making that delay submission of a building permit application, such as23
resolution of an insurance claim. 24
7. Where a property exceeds maximum structural coverage standards, upper floor25
additions shall not constitute an expansion of the nonconforming structural coverage, 26
provided that the resulting total gross area (footprint) of the upper floor does not exceed27
the maximum structural coverage prescribed for the lot. 28
F. In addition to the provision set forth in MMC 20.66.090(E)(6), an existing single-family29
dwelling, accessory patio and/or accessory deck, not complying with a shoreline setback30
may experience substantial destruction or reconstruction while preserving the right to the31
existing nonconforming shoreline setback provided: 32
1. The replacement dwelling, patio or deck is reconstructed within the footprint of the33
existing structure; 34
2. Any expansion of the footprint, including any addition to the dwelling, or adding a cover35
to an uncovered patio or deck, shall conform to the shoreline setback prescribed in MMC36
20.63.050; and37
3. A complete application for a building permit to construct a new dwelling, deck or patio is38
submitted within six months following substantial destruction or reconstruction of the39
structure; and40
4. A patio not requiring a building permit is replaced immediately following reconstruction. 41
G. Unlawful uses and structures. 42
1. Uses and structures that did not comply with applicable development regulations in43
effect at the time of its establishment are determined illegal and subject to enforcement44
as prescribed by law. 45
2. Nothing in this section shall be interpreted as granting any right to continue occupancy of46
property containing an illegal use or structure. 47
3. The intermittent, temporary, or illegal use of land or structures shall not be sufficient to48
establish the existence of a nonconforming use and/ or structure. 49
50
51
Attachment A
SMP Attachment A 65 of 90
20.66.100 Parking. 1
2
A. Parking facilities are permitted pursuant to the use table set forth in MMC 20.62.030. 3
Parking shall be incidental and a secondary use and located as a principal use of a lot. 4
B. Parking facilities shall provide adequate provisions to control surface water runoff to prevent5
contaminating water bodies. 6
C. Parking facilities shall not be located waterward of the building housing the principal use, 7
except where it can be demonstrated to the Director that an alternative design would have8
less adverse impact on the shoreline. 9
D. Exterior parking facilities shall be designed and landscaped to minimize all adverse impacts10
upon the shoreline. 11
12
20.66.110 Lighting. 13
14
A. Exterior lighting shall be controlled using limits on height, light levels of fixtures, light shields, 15
and other mechanisms that: 16
1. Prevent light pollution or other adverse effects that could infringe upon public enjoyment17
of the shoreline; 18
2. Protect residential uses from adverse impacts that can be associated with light trespass19
from adjoining properties; and20
3. Prevent adverse effects on fish and wildlife species and their habitats. 21
B. Exterior lighting shall be directed downward and away from adjoining residential properties22
and Lake Washington. Shielding may be required to conceal the light source. 23
C. Exterior lighting mounted on piers, docks or other water-dependent uses located at the24
shoreline edge shall be at ground or dock level and be designed to prevent lighting from25
spilling onto the lake water. 26
D. The following shall be exempt from the lighting requirements in this section: 27
1. Emergency lighting required for public safety; 28
2. Lighting for public rights-of-way; 29
3. Outdoor lighting for temporary or periodic events (e.g. community events at public30
parks); 31
4. Seasonal decoration lighting; and32
5. Lighting required by a state or federal agency for navigation purposes. 33
34
20.66.120 Financial securities. 35
36
Where a financial security is required, an applicant may choose to provide a bond, line of credit, 37
cash deposit, or other form of financial guarantee that is acceptable to the City. The terms of38
the financial security shall include the following: 39
A. An amount of funds equal to 100 percent that is sufficient to fully guarantee that all required40
enhancements, mitigation and/or other improvements are completed in a manner that41
complies with the conditions of approval and with satisfactory workmanship and materials; 42
B. An amount of funds equal to 100 percent that guarantees maintenance and/ or monitoring43
requirements are followed and the expense of correcting any failures; 44
C. An amount equal to 100 percent to cover estimated expenses to administer the security45
should it become necessary to apply the financial security towards completing the46
enhancements, mitigation and/ or other improvements; 47
D. Conditions under which the financial security is providing a guarantee; 48
E. A holding timeframe before the financial security may be released; 49
F. Terms to release the security, once all of the terms of the financial security have been50
satisfactory completed. 51
Attachment A
SMP Attachment A 66 of 90
20.66.130 Emergency actions. 1
2
A. Emergency actions are those that pose an unanticipated and imminent threat to public3
health, safety, or the environment and that require immediate action or within a time too4
short to allow full compliance with the provisions of the shoreline master program. 5
B. Emergency actions shall comply with the following conditions: 6
1. Limited to using reasonable methods necessary to address the emergency; 7
2. Have the least possible impacts on shoreline ecological functions and processes; and8
3. Comply with the requirements of the Medina Shoreline Master Program, to the extent9
feasible. 10
C. Notification requirements. 11
1. The party undertaking the emergency action shall notify the City immediately of the12
existence of the emergency and the proposed emergency action, or when this is not13
practice, within two business days following commencement of the emergency action. 14
2. The party undertaking the emergency action shall provide the City within seven days15
following completion of the emergency action, a written description of the work16
undertaken, a site plan, a description of the pre-emergency conditions, and other17
information requested by the City to determine the action was permitted within the scope18
of an emergency action. 19
D. Decision. 20
1. The Director shall evaluate the emergency action for consistency with WAC 173-27-21
040(2)(d) and determine whether the action taken, or any part of the action taken, was22
within the scope of an emergency action. 23
2. If the Director determines that the action does not qualify as an emergency action, the24
party may be required to obtain a permit and/or require remediation. This shall not25
preempt the City from determining a particular action to be a violation subject to26
enforcement under Chapter 1.15 MMC. 27
3. Whether the situation qualified as an emergency action or not, the City may require that28
the property owner and/ or the party that undertook the emergency action provide29
mitigation for impacts to shoreline ecological functions. 30
31
32
Attachment A
SMP Attachment A 67 of 90
Chapter 20.671
Critical Areas in the Shoreline2
3
Sections: 4
20.67.010 Purpose5
20.67.020 Shoreline critical areas - general provisions. 6
20.67.030 Applicability. 7
20.67.040 Definitions. 8
20.67.050 General requirements. 9
20.67.060 Critical areas report. 10
20.67.070 Wetlands. 11
20.67.080 Geologically hazardous areas. 12
20.67.090 Fish and Wildlife Habitat Conservation Areas. 13
14
20.67.010 Purpose15
16
The purpose of this chapter is to designate and classify ecologically critical areas, and to protect17
these areas and their functions and values where they exist within the shoreline jurisdiction. 18
The mechanisms established in this chapter are intended to protect critical areas in shoreline19
jurisdiction and achieve no net loss of shoreline ecological functions. 20
21
20.67.020 Shoreline critical areas - general provisions. 22
23
A. The requirements of this chapter do not extend beyond the shorelines jurisdiction limits24
specified in the shoreline master program and the Act. For regulations addressing critical25
areas and/ or their buffers that are outside of the shorelines jurisdiction, see Chapter 18.1226
MMC. 27
B. This chapter shall not repeal, abrogate or impair any existing regulations. However, where28
this chapter imposes greater restrictions, the requirements of this chapter shall prevail. 29
C. The critical areas regulations in this chapter apply as an overlay and in addition to zoning30
and other regulations adopted by the City, except the critical areas regulations set forth in31
Chapter 18.12 MMC shall not apply. 32
D. Compliance with this chapter does not constitute compliance with other federal, state, and33
local regulations and permit requirements that may be required (e.g., substantial34
development permits, HPA permits, Army Corps of Engineers Section 404 permits, NPDES35
permits). The applicant is responsible for complying with these requirements, apart from the36
requirements established in this chapter. 37
E. Impacts to critical areas must be addressed through compliance with the policies and38
regulations of the specific shoreline environment designation, the general shoreline39
regulations found in Chapter 20.66 MMC, and the regulations of this chapter. 40
F. Variances to the strict requirements of this chapter shall not be granted, except through the41
shoreline variance processes meeting the criteria set forth in WAC 183-27-170. The42
Reasonable Use Exception set forth in MMC 18.12.130 shall not apply to critical areas43
within the shoreline area. 44
45
20.67.030 Applicability. 46
47
A. Applicability. The provisions of this chapter apply to all development, activity, and48
associated uses within the shoreline jurisdiction, which contain critical areas and their49
buffers as defined in this chapter. 50
Attachment A
SMP Attachment A 68 of 90
B. Critical areas exemptions. The following development, activities and associated uses shall1
be exempt from the requirements of this chapter; however, the critical areas exemptions do2
not include exemptions from other provisions of the shoreline master program such as3
exemptions from substantial development permits provided under WAC 173-27-040. 4
1. Emergency actions as set forth in MMC 20.66.130. 5
2. Operations, maintenance, remodel or repair of existing structures and facilities, provide6
there is no further intrusion into a critical area or its buffers and there is no significant7
increase in risk to life or property as result of the action. 8
3. Minor site investigate work necessary for land use submittals, such as surveys, soil logs, 9
percolation tests, and other related activities, where such activities do not require10
construction of new roads or significant amounts of excavation in. In every case the11
disruption to the critical area shall be minimized and the disturbed areas immediately12
restored. 13
4. Construction or modification of navigational aids and boundary markers. 14
C. Limited critical areas exemptions. The following developments, activities, and associated15
uses shall not be required to follow a critical areas review process; provided, that they are16
consistent with the requirements of this chapter and the other provisions of the Medina17
Shoreline Master Program. The City may condition approval of such to ensure adequate18
critical areas protection: 19
1. Existing single-family residences may be expanded, reconstructed, or replaced, provided20
all of the following are met: 21
a. Expansion within a critical area buffer is limited to 500 square feet of structural22
coverage beyond the existing structural coverage; 23
b. The expansion extends no closer to critical area than previously; 24
c. The proposal does not cause a net loss of shoreline ecological functions of wetlands, 25
fish and wildlife habitat conservation areas, and their buffers; 26
d. The proposal includes on-site mitigation to achieve no net loss of ecological27
functions; 28
e. The proposal will not significantly affect drainage capabilities, flood potential, and29
steep slopes and landslide hazards on neighboring properties; and30
f. The expansion would not cause a tree within a buffer to be labeled as a hazardous31
tree and thus require the removal of the hazardous tree; 32
2. Replacement, modification, installation or construction of streets and utilities in existing33
developed utility easements, improved city street rights-of-way, or developed private34
streets. Utilities include water, sewer lines, and stormwater and franchise (private) 35
utilities such as natural gas lines, telecommunication lines, cable communication lines, 36
electrical lines and other appurtenances associated with these utilities. The activity37
cannot further permanently alter or increase the impact to, or encroach further within, a38
critical area or buffer and must utilize best management practices; 39
3. Public and Private Non-motorized Trails. Public and private pedestrian trails provided: 40
a. There is no practicable alternative that would allow placement of the trail outside of41
critical area or their buffers; 42
b. The trail surface shall meet all other requirements including water quality standards; 43
c. Trails proposed in stream or wetland buffers shall be located in the outer 25 percent44
of the buffer area, except when bridges or access points are proposed; 45
d. Stream and wetland buffer widths shall be increased, where possible, equal to the46
width of the trail corridor, including disturbed areas; 47
e. Trail corridors in critical areas and buffers shall not exceed six feet in width; and48
f. Trails proposed to be located in landslide or erosion hazard areas shall be49
constructed in a manner that does not increase the risk of landslide or erosion and in50
accordance with an approved geotechnical report; 51
Attachment A
SMP Attachment A 69 of 90
4. Select Vegetation Removal Activities. The following limited vegetation removal activities1
are allowed in critical areas and buffers. Otherwise, removal of any vegetation or woody2
debris from a critical area shall be prohibited unless the action is part of an approved3
alteration. 4
a. The removal of the following vegetation with hand labor and/or light equipment; pro-5
vided, that the appropriate erosion-control measures are used and the area is6
replanted with native vegetation: 7
i. Invasive weeds; 8
ii. Himalayan blackberry (Rubus discolor, R. procerus); 9
iii. Evergreen blackberry (R. laciniatus); 10
iv. Ivy (Hedera spp.); and11
v. Holly (Ilex spp.), laurel, Japanese knotweed (Polygonum cuspidatum), or any12
other species on the King County Noxious Weed List. 13
b. The cutting and removal of trees that are hazardous, posing a threat to public safety, 14
or posing an imminent risk of damage to private property, from critical areas and15
buffers; provided, that the provisions in MMC 20.66.050 are followed. 16
c. Trimming of vegetation for purposes of providing view corridors will be allowed; and17
that trimming shall be limited to view corridors of 20 feet in width or less, that the18
limbs involved do not exceed three inches in diameter, that no more than 25 percent19
of the live crown is removed, and that benefits to fish and wildlife habitat are not20
reduced. Trimming shall be limited to hand pruning of branches and vegetation. 21
Trimming shall not include felling, topping, stripping, excessive pruning or removal of22
trees. 23
d. Measures to control a fire or halt the spread of disease or damaging insects24
consistent with the State Forest Practices Act, Chapter 76.09 RCW; provided, that25
the removed vegetation shall be replaced in-kind or with similar native species within26
one year in accordance with an approved restoration plan prepared by a qualified27
professional; and28
5. Conservation, Preservation, Restoration and/or Enhancement. 29
a. Conservation and/or preservation of soil, water, vegetation, fish and/or other wildlife30
that does not entail alteration of the location, size, dimensions or functions of an31
existing critical area and/or buffer; and32
b. Restoration and/or enhancement of critical areas or buffers; provided, that actions do33
not alter the location, dimensions or size of the critical area and/or buffer; that actions34
do not alter or disturb existing native vegetation or wildlife habitat attributes; that35
actions improve and do not reduce the existing functions of the critical areas or36
buffers; and that actions are implemented according to a restoration and/or37
enhancement plan that has been approved by the City. 38
39
20.67.040 Definitions. 40
41
A. In addition to the definitions set forth in Chapter 20.60 MMC, the definitions set forth in42
Chapter 18.12 MMC, and adopted under Ordinance No. 784, shall be adopted as the43
definitions applicable to critical areas within the shoreline jurisdiction. 44
B. If any definition in Chapter 18.12 MMC conflicts with provisions in the shoreline master45
program, the shoreline master program shall prevail. 46
47
20.67.050 General requirements. 48
49
A. Avoid impacts to critical areas. 50
Attachment A
SMP Attachment A 70 of 90
1. The applicant shall avoid all impacts that result in a net loss of shoreline ecological1
functions, or where the results are an unacceptable level of risk associated with a2
geologically hazardous area. 3
2. Unless otherwise provided for in this chapter: 4
a. If alteration to fish and wildlife habitat conservation areas, wetlands and/or their5
buffers is proposed, impacts resulting from a development proposal or alteration6
shall be mitigated in accordance with the mitigation sequencing set forth in MMC7
20.67.050(B) and an approved critical area report and any applicable SEPA8
documents; or9
b. A development proposal or alteration within a geologically hazardous area and/or its10
buffer must comply with a geotechnical report approved by the city that assesses the11
risk to health and safety, and makes recommendations for reducing the risk to12
acceptable levels through engineering, design, and/or construction practices. 13
B. Mitigation. 14
1. Mitigation shall be in-kind and on-site, where feasible, and sufficient to maintain critical15
areas and shoreline ecological functions and values, and to prevent risk from hazards16
posed by a critical area. 17
2. Mitigation shall not be implemented until after the City approves the applicable critical18
area report and mitigation plan. Following city approval, mitigation shall be implemented19
in accordance with the provisions of the approved critical area report and mitigation plan. 20
C. Mitigation sequencing. 21
1. Pursuant to MMC 20.66.020, applicants must demonstrate that all reasonable efforts22
have been examined with the intent to avoid or minimize impacts to shoreline ecological23
functions as provided by critical areas. 24
2. When an alteration to a critical area and/or buffer is proposed, such alteration shall25
follow the mitigation sequencing set forth as follows: 26
a. For fish and wildlife habitat conservation areas, wetlands and/or their buffers, 27
avoiding the impact altogether by not taking a certain action or parts of an action, 28
except this provision shall not be used to deny a use or activity specifically29
authorized by the shoreline master program; 30
b. For geological hazards, minimizing or eliminating the hazard by restoring or stabi-31
lizing the hazard area through engineered or other methods; 32
c. Minimizing impacts by limiting the degree or magnitude of the action by using33
appropriate technology, or by taking affirmative steps to avoid or reduce the impact; 34
d. Rectifying the impact by repairing, rehabilitating, or restoring the affected35
environment; 36
e. Reducing or eliminating the impacts over time by preservation and/or maintenance37
operations; 38
f. Compensating for the impact by replacing, enhancing, or providing substitute39
resources or environments; and40
g. Monitoring the impact and the compensation projects and taking appropriate41
corrective measures. 42
D. Mitigation plan requirements. Where mitigation is required, the applicant shall submit, and43
obtain approval from the City, a mitigation plan as part of, or in addition to, the critical area44
report. The mitigation plan shall include the following information: 45
1. A description of existing critical areas and/or buffers conditions, shoreline ecological46
functions as provided by critical areas, and a description of the anticipated impacts; 47
2. A description of proposed mitigating actions and mitigation site selection criteria; 48
3. A description of the goals and objectives of proposed mitigation relating to impacts to49
shoreline ecological functions as provided by critical areas; 50
Attachment A
SMP Attachment A 71 of 90
4. A review of the most current, accurate, and complete scientific and technical information1
available supporting proposed mitigation, a description of the plan/report author’s2
experience to date in restoring or creating the type of critical area proposed, and an3
analysis of the likelihood of success of the mitigation project; 4
5. A description of specific measurable criteria for evaluating whether or not the goals and5
objectives of the mitigation plan have been successfully attained and whether or not the6
requirements of these critical area regulations have been met; 7
6. Detailed construction plans including site diagrams, cross-sectional drawings, 8
topographic elevations at one- or two-foot contours, slope percentage, final grade9
elevations, and any other drawings appropriate to show construction techniques or10
anticipated final outcome; 11
7. Construction plans should also include specifications and descriptions of: 12
a. Proposed construction sequence, timing, and duration; 13
b. Grading and excavation details; 14
c. Erosion and sediment control features; 15
d. A planting plan specifying plant species, quantities, locations, size, spacing, and16
density, with density standards as follows: 17
i. Forested conditions: 18
1) Trees: Nine feet on center, or 0.012 trees per square foot (this assumes two- 19
to five-gallon size) with at least 50 percent conifers; 20
2) Shrubs: Six feet on center, or 0.028 shrubs per square foot (this assumes21
one- to two-gallon size); and22
3) Herbs and groundcovers: Four feet on center, or 0.063 plants per square foot23
this assumes 10-inch plug or four-inch pot). 24
ii. Shrub conditions: 25
1) Shrubs: Five feet on center, or 0.04 shrubs per square foot (this assumes26
one- to two-gallon size); and27
2) Herbs and groundcovers: Four feet on center, or 0.063 plants per square foot28
this assumes 10-inch plug or four-inch pot). 29
iii. Emergent, herbaceous and/or ground-cover conditions: 30
1) Herbs and groundcovers: One foot on center, or one plant per square foot31
this assumes 10-inch plug or four-inch pot); or32
2) Herbs and groundcovers: 18 inches on center, or 0.444 plant per square foot33
if supplemented by over-seeding of native herbs, emergent or graminoids as34
appropriate; 35
e. Measures to protect and maintain plants until established; 36
8. A maintenance and monitoring program containing, but not limited to the following: 37
a. An outline of the schedule for site monitoring; 38
b. Performance standards including, but not limited to 100 percent survival of newly39
planted vegetation within the first two years of planting, and 80 percent for years40
three or more; 41
c. Contingency plans identifying courses of action and any corrective measures to be42
taken if monitoring or evaluation indicates performance standards have not been43
met; 44
d. The period of time necessary to establish that performance standards have been45
met, not to be less than three years; 46
9. Financial guarantees ensuring fulfillment of the compensation project, monitoring47
program, and any contingency measures shall be posted in accordance with MMC48
20.66.120; 49
10. Other information determined necessary by the Director. 50
Attachment A
SMP Attachment A 72 of 90
E. Determination process. The Director shall make a determination as to whether the1
proposed activity and mitigation, if any, is consistent with the provisions of these critical2
areas regulations. The Director’s determination shall be based on the following: 3
1. Any alteration to a critical area and/or critical area buffer, unless otherwise provided for4
in these critical area regulations, shall be reviewed and approved, approved with5
conditions, or denied based on the proposal’s ability to comply with all of the following6
criteria: 7
a. The proposal will result in no net loss of shoreline ecological functions as provided by8
critical areas in accordance with the mitigation sequencing prescribed in MMC9
20.67.050(C); 10
b. The proposal does not pose an unreasonable threat to the public health, safety, or11
welfare on or off the development proposal site; 12
c. The proposal is consistent with the general purposes of these critical area13
regulations, the Shoreline Master Program and the public interest; 14
d. Any impacts permitted to the critical area and/or buffers are mitigated in accordance15
with MMC 20.67.050(B), (C) and (D); 16
e. The proposal protects critical area and/or buffer functions and values consistent with17
the most current, accurate, and complete scientific and technical information18
available; and19
f. The proposal is consistent with other applicable regulations and standards. 20
2. The City may condition the proposed activity as necessary to mitigate impacts to critical21
areas and/or buffers and to conform to the standards required by these critical area22
regulations. 23
3. Except as provided for by these critical area regulations, any project that cannot24
adequately mitigate its impacts to critical areas and/or buffers shall be denied. 25
4. The City may require critical area or geotechnical reports to have an evaluation by an26
independent qualified professional at the applicant’s expense when determined to be27
necessary to the review of the proposed activity. 28
F. Notice on title. In order to inform subsequent purchasers of real property of the existence of29
critical areas, the owner of any property containing a critical area or buffer on which a30
development proposal is submitted shall file for record with King County Auditor a notice31
approved in form by the City. The notice shall state the presence of the critical area or buffer32
on the property. The owner shall submit proof to the City that the notice has been filed for33
record within 30 days after the approval of a development permit. The notice shall run with34
the land, and failure to provide such notice to any purchaser prior to transferring any interest35
in the property shall be a violation of this chapter. 36
G. Native Growth Protection Areas (NGPAs) shall be used in development proposals for37
subdivisions and short subdivisions in accordance with the following: 38
1. NGPAs shall delineate and protect those contiguous critical areas and buffers listed39
below: 40
a. All landslide hazard areas and buffers, except when a development proposal is41
approved in a landslide hazard area and/or buffer per a geotechnical report; 42
b. All wetlands and buffers; 43
c. All fish and wildlife habitat conservation areas; and44
d. All other lands to be protected from impacts as conditioned by project approval; 45
2. NGPAs shall be recorded on all documents of title of record for all affected lots; 46
3. NGPAs shall be designated on the face of the plat or recorded drawing in a format47
approved by the City and include the following restrictions: 48
a. Native vegetation shall be preserved within the NGPA for the purpose of preventing49
harm to property and the environment; and50
b. The City of Medina has the right to enforce NGPA restrictions. 51
Attachment A
SMP Attachment A 73 of 90
1
20.67.060 Critical areas report. 2
3
A. If fish and wildlife habitat conservation areas, wetlands, steep slopes and/or their buffers4
may be affected by a proposed activity, the applicant shall submit a critical area report5
meeting the following requirements: 6
1. Prepared by a qualified professional; 7
2. Incorporate the most current, accurate, and complete scientific and technical information8
available using scientifically valid methods and studies in the analysis of critical area9
data and field reconnaissance and reference the source of science used; and10
3. Evaluate the proposal and all probable impacts to critical areas in accordance with the11
provisions of these critical area regulations. 12
B. At a minimum the report shall include the following information: 13
1. The applicant’s name and contact information, a project description, project location, and14
identification of the permit requested; 15
2. A site plan for the proposal showing: 16
a. The development proposal with dimensions and any identified critical areas and17
buffers within 200 feet of the proposed project; and18
b. Limits of any areas to be cleared; 19
3. The date the report was prepared; 20
4. The names and qualifications of the persons preparing the report and documentation of21
any fieldwork performed on the site; 22
5. Identification and characterization of all noncritical areas and critical areas and their23
buffers within, and adjacent to, the proposed project area. This information shall include, 24
but is not limited to: 25
a. Size or acreage, if applicable; 26
b. Applicable topographic, vegetative, faunal, soil, substrate and hydrologic27
characteristics; and28
c. Relationship to other nearby critical areas; 29
6. An assessment of the probable cumulative impacts to critical areas resulting from the30
proposed development; 31
7. An analysis of site development alternatives; 32
8. A description of reasonable efforts made to apply mitigation sequencing pursuant to33
MMC 20.67.050(C) to avoid or compensate for impacts to shoreline ecological functions34
as provided by critical areas; 35
9. Plans for mitigation in accordance with MMC 20.67.050(B), (C) and (D); and36
10. Any additional information required for the critical area as specified in this chapter. 37
C. The applicant may consult with the Director prior to or during preparation of the critical area38
report to obtain City approval of modifications to the required contents of the report where, in39
the judgment of a qualified professional, more or less information is required to adequately40
address the potential critical area impacts and required mitigation. 41
D. The Director may require additional information to be included in the critical area report and42
may also require the critical area report to include an evaluation by the Department of43
Ecology or an independent qualified expert when determined to be necessary to the review44
of the proposed activity in accordance with these critical area regulations. 45
46
20.67.70 Wetlands47
48
A. Designation. 49
1. Wetlands are those areas, designated in accordance with the approved federal wetland50
delineation manual and applicable regional supplements set forth in WAC 173-22-035. 51
Attachment A
SMP Attachment A 74 of 90
2. All areas within the City of Medina that meet the wetland designation criteria in the1
manual, regardless of any formal identification, are hereby designated critical areas and2
are subject to the provisions of these critical area regulations. 3
B. Wetland ratings. Wetlands shall be rated according to the Washington Department of4
Ecology wetland rating system for Western Washington (Ecology Publication #04-06-025, or5
as revised and approved by Ecology). These documents contain the definitions and6
methods for determining if the criteria below are met. 7
C. Wetland Rating Categories. 8
1. The following table provides a summary of the categories of wetland and the criteria for9
their categorization. 10
11
Table 20.67.070(C) Wetland Categories12
Category Criteria for Designation
Category I
Represent a unique or rare wetland type;
Are more sensitive to disturbance than most wetlands;
Are relatively undisturbed and contain ecological
attributes that are impossible to replace within a human
lifetime; or
Provide a high level of functions.
Score 70 points or higher on the rating system.
Category II
Are not defined as Category I wetlands.
Are difficult, though not impossible, to replace;
Provide high levels of some functions;
Score 51 to 69 points on the rating system
Category III
Do not satisfy Category I or II criteria;
Provide moderate levels of functions;
Score 30 to 50 on the rating system.
Category IV
Do not satisfy Category I, II or III criteria;
Provide the lowest levels of functions;
Often are heavily disturbed;
Score fewer than 30 points on the rating system.
13
2. Date of Wetland Rating. Wetland rating categories shall be applied as the wetland exists14
on the date of adoption of the rating system by the City, as the wetland naturally15
changes thereafter, or as the wetland changes in accordance with permitted activities. 16
Wetland rating categories shall not change due to illegal modifications. 17
3. Wetland rating categories shall not change due to illegal modifications made by the18
property owner or with the property owner’s knowledge. 19
D. Mapping. 20
1. The approximate location and extent of known wetlands are identified in the City of21
Medina Critical Areas Inventory. This inventory is to only be used as a guide for the City22
of Medina, project applicants, and/or property owners, and may be continuously updated23
as new critical areas are identified. The inventory is only a reference and does not24
provide a final critical area designation. 25
2. The exact location of a wetland’s boundary shall be determined through the performance26
of a field investigation by a qualified professional applying the Washington State27
Wetlands Identification and Delineation Manual (Department of Ecology Publication No. 28
96-94), or as revised, as required by RCW 36.70A.175. 29
E. Wetlands – development standards. 30
Attachment A
SMP Attachment A 75 of 90
1. Activities and uses shall be prohibited within wetland and wetland buffer areas, except1
as provided for in these critical area regulations. 2
2. The following table contains wetland buffer widths: 3
4
Table 20.67.070(E) Wetland Buffer Widths5
Wetland
Category
Standard
Buffer
Width
Buffer if Rating
Score includes 21
25 Habitat points
Buffer if Rating
Score includes
26 – 29 Habitat
points
Buffer if Rating
Score includes
30 – 36 Habitat
points
Category I 75 feet 105 feet 165 feet 225 feet
Category II 75 feet 105 feet 165 feet 225 feet
Category III 60 feet 105 feet 165 feet Not Applicable
Category IV 40 feet Not Applicable Not Applicable Not Applicable
6
3. The width of the wetland buffer shall be determined according to the wetland category7
and habitat scoring of the wetland and Table 20.67.070(E). 8
4. Measurement of wetland buffers shall be from the outer edges of the wetland boundaries9
as determined through the performance of a field investigation by a qualified10
professional applying the wetlands identification and delineation pursuant to MMC11
20.67.070(B) and as surveyed in the field. 12
F. Wetland Buffer Reduction. The wetland buffer width in Table 20.67.070(E) may be reduced13
by up to a maximum of 25 percent provided: 14
1. The amount of reduction is based on voluntary employment of incentive-based action15
measures set forth in MMC 20.67.070(G); 16
2. A critical areas report prepared by a professional with expertise in wetlands and17
approved by the City using the most current, accurate, and complete scientific and18
technical information available determines a smaller area can be adequate to protect the19
wetland functions and values based on site-specific characteristics; and20
3. The mitigation provided will result in a net improvement of the wetland and buffer21
functions; 22
4. Any remaining wetland buffer areas on the property not subject to the reduction, but are23
degraded, are re-vegetated with native plants; and24
5. A five year monitoring and maintenance program is provided. 25
G. The following table provides incentive options that may be employed to allow for the26
reduction of a wetland buffer width as set forth in MMC 20.67.070(F). Where multiple27
options for an action are prescribed in the table, only one option under that action may be28
applied. 29
30
31
Attachment A
SMP Attachment A 76 of 90
Table 20.67.070(G) Wetland Buffer Reduction Incentive Options1
Description of Action Options Reduction
Allowance
Remove impervious
surface within wetland
buffer area
Remove at least 50 percent of the
impervious surface within the reduced
buffer area, but where the total
impervious surface removed is less than
500 square feet
5 percent points
Remove at least 50 percent of the
impervious surface within the reduced
buffer, but where the total impervious
surface removed is more than 500 square
feet
10 percent points
Remove 100 percent of impervious
surfaces within the reduced buffer, where
at least 50 percent of the reduced buffer
presently contains impervious surface
20 percent points
Install Biofiltration/
infiltration mechanisms
Install bioswales, created and/ or
enhanced wetlands, or ponds
supplemental to existing surface water
drainage and water quality requirements
20 percent points
Remove invasive,
nonnative vegetation
Remove invasive, nonnative vegetation
and continue maintenance during the 5-
year monitoring program of removing
relatively dense stands of invasive,
nonnative vegetation from significant
portions of the reduced buffer area
10 percent points
Install oil-water separator
If not required by other provisions of the
Medina Municipal Code, install oil-water
separators for surface water quality
control
10 percent points
Replace Impervious
materials
Replace impervious materials for
driveway/ road construction with pervious
materials
10 percent points
Provide off-site
Restoration where no on-
site restoration is
available
Restoration is provided at a 2:1 ratio or
greater 10 percent points
Restoration is provided at a 4:1 ratio or
greater 20 percent points
Remove Toxic materials Remove significant refuse or sources of
toxic material 10 percent points
2
H. Averaging of Wetland Buffer Width. The City may allow the wetland buffer width to be3
averaged provided: 4
1. The proposal results in a net improvement of wetland, habitat and buffer function; 5
2. The proposal includes re-vegetation of the averaged buffer using native plants, if6
needed; 7
3. The total area contained in the buffer of each wetland on the development proposal site8
is not decreased; 9
4. The wetland buffer width is not reduced by more than 25 percent in any one location; 10
and11
Attachment A
SMP Attachment A 77 of 90
5. A critical areas report meeting the requirements set forth in MMC 20.67.060 indicates1
the criteria in this subsection will be met. 2
I. Wetland buffer averaging and wetland buffer reduction may not be used together on an3
individual wetland. 4
J. Buffers for Mitigation Shall Be Consistent. All mitigation sites shall have buffers consistent5
with the buffer requirements of this chapter. The buffer for a wetland that is created, 6
restored, or enhanced as compensation for approved wetland alterations shall have the7
minimum buffer required for the highest wetland category involved. 8
K. Buffer Conditions Shall Be Maintained. Except as otherwise specified or allowed in9
accordance with these critical area regulations, wetland buffers shall be retained in their10
natural condition. 11
L. Temporary Markers. The outer perimeter of the wetland or buffer and the limits of those12
areas to be disturbed pursuant to an approved permit or authorization shall be marked in the13
field in such a way as to ensure that no unauthorized intrusion will occur, and inspected by14
the City prior to the commencement of permitted activities. This temporary marking shall be15
maintained throughout construction, and shall not be removed until permanent signs, if16
required, are in place pursuant to MMC 20.67.070(M). 17
M. Permanent Signs. 18
1. As a condition of any permit or authorization issued pursuant to this chapter, the city19
manager or designee may require the applicant to install permanent signs along the20
boundary of a wetland or buffer. 21
2. Permanent signs shall be made of a metal face and attached to a metal post, or another22
material of equal durability. The sign shall be worded as follows or with alternative23
language approved by the city: 24
25
Protected Wetland Area26
Do Not Disturb. 27
Contact the City of Medina28
Regarding Uses and Restriction29
30
3. Signs must be posted at an interval of one per lot or every 50 feet, whichever is less, 31
and must be maintained by the property owner in perpetuity. 32
N. Fencing. 33
1. The city manager or designee may condition any permit or authorization issued pursuant34
to this chapter to require the applicant to install a permanent fence at the edge of the35
wetland buffer, when fencing will prevent future impacts to the wetland. 36
2. Fencing installed as part of a proposed activity or as required in this subsection shall be37
designed so as to not interfere with species migration, including fish runs, and shall be38
constructed in a manner that minimizes impacts to the wetland and associated habitat. 39
O. Additional mitigation measures. In addition to the requirements in MMC 20.67.050(B), (C) 40
and (D), when mitigation for wetland and/ or wetland buffer impacts is required, the following41
supplementary requirements shall apply: 42
1. Mitigation for alterations to wetland and/or wetland buffer shall achieve equivalent or43
greater shoreline ecological functions and shall be consistent with the Department of44
Ecology Guidance on Wetland Mitigation in Washington State (2004, Department of45
Ecology Publication No. 04-06-013), as revised. 46
2. Wetland or wetland buffer mitigation actions shall not result in a net loss of wetland or47
buffer area except when the lost wetland or buffer area provides minimal functions and48
the mitigation action(s) results in a net gain in wetland or buffer functions as determined49
by a site-specific function assessment. 50
Attachment A
SMP Attachment A 78 of 90
3. Mitigation actions shall address and provide equivalent or greater wetland and buffer1
functions and values compared to wetland and buffer conditions existing prior to the2
proposed alteration. 3
4. Mitigation actions shall be in-kind and conducted within the same basin and on the same4
site as the alteration except when the following apply: 5
a. There are no reasonable on-site opportunities for mitigation or on-site opportunities6
do not have a high likelihood of success due to development pressures, adjacent7
land uses, or on-site buffers or connectivity are inadequate; 8
b. Off-site mitigation has a greater likelihood of providing equal or improved wetland9
functions than the impacted wetland; and10
c. Off-site locations shall be in the same basin and the same Water Resource Inventory11
Area (WRIA). 12
5. Mitigation Timing. Where feasible, mitigation projects shall be completed prior to13
activities that will disturb wetlands. In all other cases, mitigation shall be completed14
immediately following disturbance and prior to use or occupancy of the activity or15
development. Construction of mitigation projects shall be timed to reduce impacts to16
existing wildlife and flora. 17
6. Mitigation Ratios. 18
a. The ratios in the following table shall apply to wetland creation or restoration that is19
in-kind, on-site, the same category, and has a high probability of success. The first20
number specifies the acreage of replacement wetlands and the second specifies the21
acreage of wetlands altered. 22
23
Table 20.67.070(O) Wetland Mitigation Ratios24
Wetland Category Creation or
Re-establishment
Enhancement as
Mitigation
Category I 6:1 16:1
Category II 3:1 12:1
Category III 2:1 8:1
Category IV 1.5:1 6:1
25
b. Increased Replacement Ratio. The Director may increase the ratios under the26
following circumstances: 27
i. Uncertainty exists as to the probable success of the proposed restoration or28
creation; or29
ii. A significant period of time will elapse between impact and replication of wetland30
functions; or31
iii. Proposed mitigation will result in a lower category wetland or reduced functions32
relative to the wetland being impacted; or33
iv. The impact was an unauthorized impact. 34
c. Decreased Replacement Ratio. The Director may decrease these ratios under the35
following circumstances: 36
i. Documentation by a qualified wetlands specialist demonstrates that the proposed37
mitigation actions have a very high likelihood of success; 38
ii. Documentation by a qualified wetlands specialist demonstrates that the proposed39
mitigation actions will not result in a net loss of shoreline ecological functions; 40
and41
iii. The proposed mitigation actions are conducted in advance of the impact and42
have been shown to be successful. 43
Attachment A
SMP Attachment A 79 of 90
d. Minimum Replacement Ratio. In all cases, a minimum acreage replacement ratio of1
one-to-one shall be required. 2
7. Wetland Mitigation Banks. 3
a. Credits from a wetland mitigation bank may be approved for use as compensation for4
unavoidable impacts to wetlands when: 5
i. The bank is certified under Chapter 173-700 WAC; 6
ii. The city manager or designee determines that the wetland mitigation bank7
provides appropriate compensation for the authorized impacts; and8
iii. The proposed use of credits is consistent with the terms and conditions of the9
bank’s certification. 10
b. Replacement ratios for projects using bank credits shall be consistent with11
replacement ratios specified in the bank’s certification. 12
c. Credits from a certified wetland mitigation bank may be used to compensate for13
impacts located within the service area specified in the bank’s certification. In some14
cases, bank service areas may include portions of more than one WRIA for specific15
wetland functions. 16
8. Wetland Enhancement as Mitigation. 17
a. Impacts to wetlands may be mitigated by enhancement of existing significantly18
degraded wetlands. 19
b. Applicants proposing to enhance wetlands must produce a critical area report that20
identifies how enhancement will increase the functions of the degraded wetland and21
how this increase will adequately mitigate for the loss of wetland area and function at22
the impact site. 23
c. The enhancement acreage shall be pursuant to the ratios in Table 20.67.070(O). 24
25
20.67.080 Geologically hazardous areas. 26
27
A. Geologically hazardous areas include those areas susceptible to erosion, sliding, 28
earthquake, or other geologic events. They pose a threat to the health and safety of citizens29
when incompatible development is sited in areas of significant hazard. Such incompatible30
development may not only place itself at risk, but also may increase the hazard to31
surrounding development and use. In the City of Medina, areas susceptible to one or more32
of the following types of hazards shall be designated as a geologically hazardous area: 33
1. Erosion hazard; 34
2. Landslide hazard; and35
3. Seismic hazard. 36
B. Specific hazard areas – Designation. 37
1. Erosion Hazard Areas. Erosion hazard areas are at least those areas identified by the38
U.S. Department of Agriculture’s Natural Resources Conservation Service as having a39
moderate to severe,” “severe,” or “very severe” rill and inter-rill erosion hazard. 40
2. Landslide Hazard Areas. Landslide hazard areas are areas potentially subject to41
landslides based on a combination of geologic, topographic, and hydrologic factors. 42
They include areas susceptible because of any combination of bedrock, soil, slope43
gradient), slope aspect, structure, hydrology, or other factors. Example of these may44
include, but are not limited to, the following: 45
a. Areas of historic failures, such as: 46
i. Those areas delineated by the U.S. Department of Agriculture’s Natural47
Resources Conservation Service as having a “severe” limitation for building site48
development; 49
Attachment A
SMP Attachment A 80 of 90
ii. Areas designated as quaternary slumps, earth-flows, mudflows, lahars, or1
landslides on maps published by the U.S. Geological Survey or Department of2
Natural Resources; 3
b. Areas with all three of the following characteristics: 4
i. Slopes steeper than 15 percent; and5
ii. Hillsides intersecting geologic contacts with a relatively permeable sediment6
overlying a relatively impermeable sediment or bedrock; and7
iii. Springs or ground water seepage; 8
c. Slopes that are parallel or sub-parallel to planes of weakness (such as bedding9
planes, joint systems, and fault planes) in subsurface materials; 10
d. Areas potentially unstable because of rapid stream incision, stream bank erosion, 11
and undercutting by wave action; 12
e. Areas located in a canyon or on an active alluvial fan, presently or potentially subject13
to inundation by debris flows or catastrophic flooding; and14
f. Steep slopes, which are any area with a slope of 40 percent or steeper and with a15
vertical relief of 10 or more feet except areas composed of consolidated rock. A16
slope is delineated by establishing its toe and top and measured by averaging the17
inclination over at least 10 feet of vertical relief. 18
3. Seismic Hazard Areas. Seismic hazard areas are areas subject to severe risk of19
damage as a result of earthquake-induced ground shaking, slope failure, settlement, soil20
liquefaction, lateral spreading, or surface faulting. One indicator of potential for future21
earthquake damage is a record of earthquake damage in the past. Ground shaking is22
the primary cause of earthquake damage in Washington. The strength of ground23
shaking is primarily affected by: 24
a. The magnitude of an earthquake; 25
b. The distance from the source of an earthquake; 26
c. The type and thickness of geologic materials at the surface; and27
d. The subsurface geologic structure. 28
Settlement and soil liquefaction conditions occur in areas underlain by cohesionless, 29
loose, or soft-saturated soils of low density, typically in association with a shallow ground30
water table. 31
C. Mapping. 32
1. The approximate location and extent of geologically hazardous areas are shown on the33
adopted critical area maps. The adopted critical area maps include: 34
a. U.S. Geological Survey landslide hazard, seismic hazard and volcano hazard maps; 35
b. Department of Natural Resources seismic hazard maps for Western Washington; 36
c. Department of Natural Resources slope stability maps; 37
d. Federal Emergency Management Administration flood insurance maps; and38
e. Locally adopted maps. 39
2. These maps are to be used as a guide for the City of Medina, project applicants and/or40
property owners, and may be continuously updated as new critical areas are identified. 41
They are a reference and do not provide a final critical area designation. 42
D. Additional report requirements. 43
1. For development proposed to be located in erosion or landslide hazard areas, the44
applicant shall submit a geotechnical report prepared by a qualified professional. A45
steep slope hazard must also meet the requirements for a critical area report set forth in46
MMC 20.67.060. 47
2. The Director may require a geotechnical report for development proposed in a seismic48
hazard area. 49
Attachment A
SMP Attachment A 81 of 90
E. Where a geotechnical report is required, a geotechnical assessment of the geological1
hazards including the following site- and proposal-related information shall be included in2
either the geotechnical report or the critical areas report. 3
1. Site and construction plans for the proposal showing: 4
a. The type and extent of geologic hazard areas, any other critical areas, and any5
critical area buffers on, adjacent to, within 200 feet of, or that are likely to impact the6
proposal or be impacted by the proposal; 7
b. Proposed development, including the location of existing and proposed structures, 8
fill, storage of materials, and drainage facilities, with dimensions indicating distances9
to the geologically hazardous area; and10
c. The topography, in two-foot contours, of the project area and all hazard areas11
addressed in the report; 12
2. An assessment of the geologic characteristics and engineering properties of the soils, 13
sediments, and/or rock of the project area and potentially affected adjacent properties, 14
and a review of the site history regarding landslides, erosion, and prior grading. Soils15
analysis shall be accomplished in accordance with accepted taxonomic classification16
systems in use in the region. The assessment shall include, but not be limited to: 17
a. A description of the surface and subsurface geology, hydrology, soils, and vegetation18
found in the project area and in all hazard areas addressed in the report; 19
b. A detailed overview of the field investigations, published data and references; data20
and conclusions from past assessments of the site; and site specific measurements, 21
tests, investigations, or studies that support the identification of geologically22
hazardous areas; and23
c. A description of the vulnerability of the site to the relevant geologic hazard; 24
3. A geotechnical analysis including a detailed description of the project, its relationship to25
the geologic hazard(s), and its potential impact upon the hazard area, the subject26
property and affected adjacent properties; and27
4. Recommendations for the minimum no-disturbance buffer and minimum building setback28
from any geologic hazard based upon the geotechnical analysis. The Director may29
assign buffer and building setbacks based on this information. For steep slopes, the30
minimum buffer widths are specified in MMC 20.67.080(J). 31
5. When hazard mitigation is required: 32
a. The mitigation plan shall specifically address how the activity maintains or reduces33
the pre-existing level of risk to the site and adjacent properties on a long-term basis34
equal to or exceeding the projected lifespan of the activity or occupation); 35
b. Proposed mitigation techniques shall be considered to provide long-term hazard36
reduction only if they do not require regular maintenance or other actions to maintain37
their function; and38
c. Mitigation may also be required to avoid any increase in risk above the pre-existing39
conditions following abandonment of the activity. 40
6. Where a valid geotechnical report has been prepared and approved by the City within41
the last five years for a specific site, and where the proposed land use activity and42
surrounding site conditions are unchanged, said report may be incorporated into the43
required critical area or geotechnical report provided the applicant submits a44
geotechnical assessment detailing any changed environmental conditions associated45
with the site. 46
7. Additional information determined by the Director to be necessary to the review of the47
proposed activity and the subject hazard. 48
F. In addition to the geotechnical report requirements specified in MMC 20.67.080(E), a49
geotechnical or critical area report (as specified in MMC 20.67.080(D)) for an erosion hazard50
or landslide hazard shall include the following information: 51
Attachment A
SMP Attachment A 82 of 90
1. A site plan for the proposal showing the following: 1
a. The height of slope, slope gradient, and cross section of the project area; 2
b. The location of springs, seeps, or other surface expressions of ground water on or3
within 200 feet of the project area or that have potential to be affected by the4
proposal; and5
c. The location and description of surface water runoff. 6
2. The geotechnical analysis shall specifically include: 7
a. A description of the extent and type of vegetative cover; 8
b. An estimate of load capacity including surface and ground water conditions, public9
and private sewage disposal systems, fills and excavations, and all structural10
development; 11
c. An estimate of slope stability and the effect construction and placement of structures12
will have on the slope over the estimated life of the structure; 13
d. An estimate of the bluff retreat rate that recognizes and reflects potential catastrophic14
events such as seismic activity or a 100-year storm event; 15
e. Consideration of the run-out hazard of landslide debris and/or the impacts of16
landslide run-out on down-slope properties; 17
f. A study of slope stability including an analysis of proposed angles of cut and fills and18
site grading; 19
g. Recommendations for building limitations, structural foundations, and an estimate of20
foundation settlement; and21
h. An analysis of proposed surface and subsurface drainage, and the vulnerability of22
the site to erosion. 23
3. For any development proposal on a site containing an erosion hazard area, an erosion24
and sediment control plan shall be required. 25
4. A drainage plan for the collection, transport, treatment, discharge and/or recycle of26
water. 27
5. Whenever development, including, but not limited to, stairs, pathways, trams and their28
support structures, retaining walls, and structures, is performed on any erosion, landslide29
hazard, or steep slope area as defined in this chapter, a mitigation plan shall be30
prepared. 31
a. The plan shall include the location and methods of drainage, surface water32
management, locations and methods of erosion control, a vegetation management33
and/or replanting plan, and/or other means for maintaining long-term soil stability. 34
b. All disturbed areas shall be re-vegetated by the property owner. 35
c. Re-vegetation shall include planting of species indigenous to the Northwest, together36
with a schedule of their maintenance. 37
6. Monitoring Surface Waters. If the Director determines that there is a significant risk of38
damage to downstream receiving waters due to potential erosion from the site, based on39
the size of the project, the proximity to the receiving waters, or the sensitivity of the40
receiving waters, the report shall include a plan to monitor the surface water discharge41
from the site. The monitoring plan shall include a recommended schedule for submitting42
monitoring reports to the City of Medina. 43
G. Seismic hazard areas shall require geotechnical reporting consistent with MMC44
20.67.080(E) and the following: 45
a. The site map shall show all known and mapped faults within 200 feet of the project area46
or that have potential to be affected by the proposal. 47
b. The geotechnical analysis shall include a complete discussion of the potential impacts of48
seismic activity on the site (for example, forces generated and fault displacement). 49
H. Geologically hazardous areas – general development standards. 50
Attachment A
SMP Attachment A 83 of 90
1. Alterations of geologically hazardous areas or associated buffers may only occur for1
activities that a qualified professional determines: 2
a. Will not increase the threat of the geologic hazard to adjacent properties beyond3
predevelopment conditions; 4
b. Will not adversely impact other critical areas or their buffers; 5
c. Are designed so that the hazard is eliminated or mitigated to a level equal to or less6
than predevelopment conditions; and7
d. Are certified as safe by a qualified engineer or geologist, licensed in the state of8
Washington. 9
2. Essential Public Facilities Prohibited. Essential public facilities shall not be sited within10
geologically hazardous areas unless there is no other practical alternative. 11
I. Geologically hazardous areas – specific development standards. 12
1. Alterations of an erosion or landslide hazard area and/or buffer may only occur for13
activities for which a geotechnical report is submitted and certifies that: 14
a. The development will not increase surface water discharge or sedimentation to15
adjacent properties beyond predevelopment conditions; 16
b. The development will not decrease slope stability on adjacent properties; and17
c. Such alterations will not adversely impact other critical areas or their buffers. 18
2. A buffer shall be established from all edges of steep slopes as defined in MMC19
20.67.080(B)(2)(f). The size of the buffer shall be determined by the Director to eliminate20
or minimize the risk of property damage, death or injury resulting from erosion and21
landslides caused in whole or part by the development, based upon review of and con-22
currence with a critical area report prepared by a qualified professional. 23
a. Minimum Buffer. 24
i. At the base of a steep slope, the buffer shall be equal to one-half the height of25
the slope. The height of the slope shall be measured vertically from the toe to the26
top of the slope. For slopes less than 100 percent, the buffer shall be measured27
horizontally from the toe of the slope. For slopes greater than or equal to 10028
percent, the buffer shall be measured horizontally from the projection of a 100-29
percent slope originating at the top of the slope. 30
ii. At the top of a steep slope, the buffer shall be equal to one-third the height of the31
slope. The height of the slope shall be measured vertically from the toe to the top32
of the slope. For slopes less than 100 percent, the buffer shall be measured33
horizontally from the top of the slope. For slopes greater than or equal to 10034
percent, the buffer shall be measured horizontally from the projection of a 100-35
percent slope originating at the toe of the slope. 36
iii. The buffer may be reduced when a qualified professional demonstrates to the37
City’s satisfaction that the reduction will not increase the risk to health and safety. 38
iv. The buffer may be increased where the Director determines a larger buffer is39
necessary to prevent risk of damage to proposed and existing development. 40
3. Development within erosion or landslide hazard areas and/or their buffers shall be41
designed to meet the following basic requirements unless it can be demonstrated that an42
alternative design that deviates from one or more of these standards provides equivalent43
or greater long-term slope stability while meeting all other provisions of these critical44
area regulations. The requirement for long-term slope stability shall exclude designs that45
require periodic maintenance or other actions to maintain their level of function. The46
basic development design standards are: 47
a. The proposed development shall not decrease the factor of safety for landslide48
occurrences below the limits of 1.5 for static conditions and 1.2 for dynamic49
conditions. Analysis of dynamic conditions shall be based on a minimum horizontal50
acceleration as established by the current version of the International Building Code; 51
Attachment A
SMP Attachment A 84 of 90
b. Structures and improvements shall minimize alterations to the natural contour of the1
slope and foundations shall be tiered where possible to conform to existing2
topography; 3
c. Structures and improvements shall be located to preserve the most critical portion of4
the site and its natural landforms and vegetation; 5
d. The proposed development shall not result in greater risk or a need for increased6
buffers on neighboring properties; 7
e. The use of retaining walls that allow the maintenance of existing natural slope area is8
preferred over graded artificial slopes; and9
f. Development shall be designed to minimize impervious lot coverage. 10
4. Unless otherwise provided or as part of an approved alteration, removal of vegetation11
from an erosion or landslide hazard area or related buffer shall be prohibited. 12
5. Clearing shall be allowed only from May 1st to October 1st of each year; provided, that13
the City of Medina may extend or shorten the dry season on a case-by-case basis14
depending on actual weather conditions. 15
6. Utility lines and pipes shall be permitted in erosion and landslide hazard areas only when16
the applicant demonstrates that no other practical alternative is available. The line or17
pipe shall be located above ground and properly anchored and/or designed so that it will18
continue to function in the event of an underlying slide. Stormwater conveyance shall be19
allowed only through a high-density polyethylene pipe with fuse-welded joints, or similar20
product that is technically equal or superior. 21
7. Point discharges from surface water facilities and roof drains onto or upstream from22
erosion or landslide hazard area shall be prohibited except as follows: 23
a. Conveyed via continuous storm pipe down-slope to a point where there are no24
erosion hazards areas downstream from the discharge; 25
b. Discharged at flow durations matching pre-developed conditions, with adequate26
energy dissipation, into existing channels that previously conveyed stormwater runoff27
in the pre-developed state; or28
c. Dispersed discharge upslope of the steep slope onto a low-gradient undisturbed29
buffer demonstrated to be adequate to infiltrate all surface and stormwater runoff. 30
8. The division of land in erosion and landslide hazard areas and associated buffers is31
subject to the following: 32
a. Land that is located wholly within erosion or landslide hazard area or its buffer may33
not be subdivided. Land that is located partially within erosion or landslide hazard34
area or its buffer may be divided; provided, that each resulting lot has sufficient35
buildable area outside of, and will not affect, the erosion or landslide hazard or its36
buffer. 37
b. Access roads and utilities may be permitted within the erosion or landslide hazard38
area and associated buffers if the City of Medina determines that no other feasible39
alternative exists. 40
9. On-site sewage disposal systems, including drain fields and infiltration drainage41
systems, shall be prohibited within erosion and landslide hazard areas and related42
buffers. 43
10. New stabilization structures for existing primary residences shall be permitted within44
shoreline areas only where no alternatives (including relocation or reconstruction of45
existing structures) are feasible and less expensive than the proposed stabilization46
measure, and then only if no net loss of shoreline ecological functions will result. 47
11. Activities proposed to be located in seismic hazard areas shall meet the standards of48
MMC 20.67.080(H). 49
50
51
Attachment A
SMP Attachment A 85 of 90
20.67.090 Fish and Wildlife Habitat Conservation Areas1
2
This section shall not apply to shorelines of the state under Chapter 90.58 RCW, except to the3
extent specific areas within shorelines of the state qualify for a fish and wildlife habitat4
conservation designation consistent with this section. 5
A. Fish and wildlife habitat conservation areas include: 6
1. Areas with which state or federally designated endangered, threatened, and sensitive7
species have a primary association. 8
a. Federally designated endangered and threatened species are those fish and wildlife9
species identified by the U.S. Fish and Wildlife Service and the National Marine10
Fisheries Service that are in danger of extinction or are threatened to become11
endangered. The U.S. Fish and Wildlife Service and the National Marine Fisheries12
Service should be consulted as necessary for current listing status. 13
b. State designated endangered, threatened, and sensitive species are those fish and14
wildlife species native to the state of Washington, identified by the State Department15
of Fish and Wildlife, that are in danger of extinction, threatened to become16
endangered, vulnerable, or declining and are likely to become endangered or17
threatened in a significant portion of their range within the state without cooperative18
management or removal of threats. State designated endangered, threatened, and19
sensitive species are periodically recorded in WAC 232-12-014 (state endangered20
species), and WAC 232-12-011 (state threatened and sensitive species). The State21
Department of Fish and Wildlife maintains the most current listing and should be22
consulted as necessary for current listing status. 23
2. State Priority Habitats and Species. Priority habitats and species are considered to be24
priorities for conservation and management. Priority species require protective25
measures for their perpetuation due to their population status; sensitivity to habitat26
alteration; and/or recreational, commercial, or tribal importance. Priority habitats are27
those habitat types or elements with unique or significant value to a diverse assemblage28
of species. A priority habitat may consist of a unique vegetation type or dominant plant29
species, a described successional stage, or a specific structural element. Priority30
habitats and species are identified by the State Department of Fish and Wildlife. 31
3. Habitats and Species of Local Importance. Habitats and species of local importance are32
those identified by the city as approved by the Medina City Council, including those that33
possess unusual or unique habitat warranting protection. 34
4. Naturally Occurring Ponds Under 20 Acres. Naturally occurring ponds are those ponds35
under 20 acres and their submerged aquatic beds that provide fish or wildlife habitat, 36
including those artificial ponds intentionally created from dry areas in order to mitigate37
impacts to ponds. Naturally occurring ponds do not include ponds deliberately designed38
and created from dry sites, such as canals, detention facilities, wastewater treatment39
facilities, farm ponds, temporary construction ponds, and landscape amenities, unless40
such artificial ponds were intentionally created for mitigation. 41
5. Waters of the State. In the City of Medina, waters of the state include lakes, ponds, 42
streams, inland waters, underground waters, and all other surface waters and43
watercourses within the jurisdiction of the State of Washington, as classified in WAC44
222-16-031, not including Type S or Type 1 Waters. 45
6. State Natural Area Preserves and Natural Resource Conservation Areas. Natural area46
preserves and natural resource conservation areas are defined, established, and47
managed by the State Department of Natural Resources. 48
7. Land found by the Medina City Council to be essential for preserving connections49
between habitat blocks and open spaces. 50
B. Water typing. Streams shall be designated in accordance with Table 20.67.090(B): 51
Attachment A
SMP Attachment A 86 of 90
Table 20.67.090(B) Stream Water Type1
Water Typing Designation Criteria
Type 1 Stream
Segments of streams that are at least seasonally
utilized by fish for spawning, rearing or migration.
Stream segments which are fish passable from Lake
Washington are presumed to have at least seasonal
fish use. Fish passage should be determined using
the best professional judgment of a qualified
professional.
Type 2 Stream
Perennial non fish-bearing streams. Perennial
streams do not go dry any time during a year of
normal rainfall. However, for the purpose of stream
typing, Type 2 streams include the intermittent dry
portions of the perennial channel below the
uppermost point of perennial flow. If the uppermost
point of perennial flow cannot be identified with
simple, nontechnical observations then the point of
perennial flow should be determined using the best
professional judgment of a qualified professional.
Type 3 Stream
Segments of natural waters that are not classified as
Type 1 or 2 streams. These are seasonal, non fish-
bearing streams in which surface flow is not present
for a significant portion of a year of normal rainfall
and are not located downstream from any Type 2 or
higher stream.
2
C. Mapping. 3
1. The approximate location and extent of habitat conservation areas are shown on the4
critical area maps adopted by the City of Medina, as most recently updated. The5
following critical area maps are hereby adopted: 6
a. Department of Fish and Wildlife Priority Habitat and Species Maps; 7
b. Department of Natural Resources, Official Water Type Reference Maps, as8
amended; 9
c. Anadromous and resident salmonid distribution maps contained in the Habitat10
Limiting Factors Reports published by the Washington Conservation Commission; 11
d. Department of Natural Resources State Natural Area Preserves and Natural12
Resource Conservation Area Maps; and13
e. City of Medina official habitat maps. 14
2. These maps are to be used as a guide for the City of Medina, project applicants, and/or15
property owners. They are a reference and do not provide a final critical area16
designation. 17
D. In addition to the critical area report requirements prescribed in MMC 20.67.060, a habitat18
assessment shall be included. A habitat assessment is an investigation of the project area19
to evaluate the presence or absence of potential critical fish or wildlife habitat. The habitat20
assessment shall include the following site- and proposal-related information: 21
1. Identification of any species of local importance, priority species, or endangered, 22
threatened, sensitive or candidate species that has a primary association with habitat on23
or adjacent to the project area, and assessment of potential project impacts to the use of24
the site by the species; 25
Attachment A
SMP Attachment A 87 of 90
2. A discussion of any federal, state, or local special management recommendations, 1
including Department of Fish and Wildlife habitat management recommendations that2
have been developed for species or habitats located on or adjacent to the project area; 3
3. A discussion of any ongoing management practices that will protect habitat after the4
project site has been developed, including any proposed monitoring and maintenance5
programs; 6
4. When appropriate due to the type of habitat or species present or the project area7
conditions, the Director may also require the habitat management plan to include: 8
a. An evaluation by the State Department of Fish and Wildlife, local Native American9
Indian tribe, or other qualified expert regarding the applicant’s analysis and the10
effectiveness of any proposed mitigating measures or programs, to include any11
recommendations as appropriate; and/or12
b. Detailed surface and subsurface hydrologic features both on and adjacent to the site. 13
E. Fish and wildlife habitat conservation areas – general development standards. 14
1. A habitat conservation area may be altered only if the proposed alteration of the habitat15
or the mitigation proposed does not result in a net loss of shoreline ecological functions. 16
All new structures and land alterations shall be prohibited from habitat conservation17
areas, except in accordance with this chapter. 18
2. Whenever activities are proposed in or adjacent to a habitat conservation area, which19
state or federally endangered or threatened species have a primary association, such20
area shall be protected through the application of measures in accordance with a critical21
area report prepared by a qualified professional and approved by the city, and guidance22
provided by the appropriate state and/or federal agencies. 23
3. All activities, uses, and alterations proposed to be located in or within the established24
buffers of water bodies used by anadromous fish shall give special consideration to the25
preservation and enhancement of anadromous fish and fish habitat. 26
4. Plant, wildlife, or fish species not indigenous to Western Washington State shall be27
excluded from habitat conservation areas unless authorized by a state or federal permit28
or approval. 29
5. Mitigation sites shall be located to achieve contiguous wildlife habitat corridors in30
accordance with a mitigation plan that is part of an approved critical area report to31
minimize the isolating effects of development on habitat areas, so long as mitigation of32
aquatic habitat is located within the same aquatic ecosystem as the area disturbed. 33
6. The Director shall condition approvals of activities allowed within or adjacent to a habitat34
conservation area or its buffers consistent with the mitigation sequencing set forth in35
MMC 20.67.050(C). Conditions may include, but are not limited to, the following: 36
a. Establishment of buffer zones; 37
b. Preservation of critically important vegetation; 38
c. Limitation of public access to the habitat area, including fencing to deter39
unauthorized access; 40
d. Seasonal restriction of construction activities; 41
e. Establishment of a duration and timetable for periodic review of mitigation activities; 42
and43
f. Requirement of a performance bond, when necessary, to ensure completion and44
success of proposed mitigation. 45
7. Mitigation of alterations to habitat conservation areas shall achieve equivalent or greater46
shoreline ecological functions, and shall include mitigation for adverse impacts upstream47
or downstream of the development proposal site as appropriate. Mitigation shall48
address each function affected by the alteration to achieve functional equivalency or49
improvement on a per function basis. Mitigation should occur in the same sub-drainage50
basin as the habitat impacted. 51
Attachment A
SMP Attachment A 88 of 90
8. Any approval of alterations or impacts to a habitat conservation area shall be supported1
by the most current, accurate, and complete scientific and technical information2
available. 3
F. Fish and wildlife habitat conservation area – buffers. 4
1. The Director shall require the establishment of buffer areas for activities in, or adjacent5
to, habitat conservation areas when needed to protect habitat conservation areas. 6
a. Buffers shall consist of an undisturbed area of native vegetation, or areas identified7
for restoration, established to protect the integrity, functions and values of the8
affected habitat. 9
b. Required buffer widths shall reflect the sensitivity of the habitat and the type and10
intensity of human activity proposed to be conducted nearby. 11
c. As a general rule critical area buffers are not required along Lake Washington, 12
except buffers may be required consistent with this section if a specific area within13
the lake is identified as a fish and wildlife habitat conservation area. The14
determination of a specific area being a fish and wildlife habitat conservation area15
shall be made on a site specific, case-by-case basis. 16
2. The following standard buffers shall be established, measured outward on the horizontal17
plane from the ordinary high water mark or from the top of bank if the ordinary high water18
mark cannot be identified: 19
20
Table 20.67.090(F)(2) Stream Buffers21
Water Type Standard
Buffer Width
Minimum Buffer Width
with Enhancement
Type 1 Stream 100 feet 50 feet
Type 2 Stream 75 feet 37.5 feet
Type 3 Stream 50 feet 25 feet
22
3. Reduction of Stream Buffer Widths. The Director may allow the standard buffer width to23
be reduced by up to the listed minimum buffer width in Table 20.67.090(F)(2) provided: 24
a. A critical area report and mitigation plan approved by the City, and the most current, 25
accurate, and complete scientific and technical information available applied on a26
case-by-case basis determine that a smaller area is adequate to protect the habitat27
functions and values based on site-specific characteristics and the proposal will28
result in a net improvement of stream and buffer functions; 29
b. A plan for mitigating buffer-reduction impacts is prepared using selected incentive-30
based mitigation options in Table 20.67.090(F)(3); 31
c. Where a substantial portion of the remaining buffer is degraded, re-vegetation with32
native plants in the degraded portions shall be included in the remaining buffer area; 33
and34
d. A five year monitoring and maintenance plan shall be included. 35
c. Incentive options may be accumulatively applied to allow a reduction allowance not36
to exceed 50 percent of the standard buffer width and Table 20.67.090(F)(2). 37
d. Where multiple options for an action are prescribed in the Table 20.67.090(F)(3), 38
only one option under that action may be applied. 39
40
41
Attachment A
SMP Attachment A 89 of 90
Table 20.67.090(F)(3) Stream Buffer Reduction Incentive Options1
Description of Action Options Reduction
Allowance
Removal of Impervious
Surface
Reduce impervious surfaces within the to-
be-remaining buffer area by at least 50
percent
Up to 10
percentage
points
Remove all impervious surface where the to-
be remaining buffer is presently more than
50 percent impervious
Up to 20
percentage
points
Installation of bio-
filtration/infiltration
mechanisms
Install bioswales, created and/or enhanced
wetlands, or ponds supplemental to existing
storm drainage and water quality
requirements
Up to 20
percentage
points
Removal of invasive,
nonnative vegetation
Remove and employ extended (minimum
five-year) monitoring and continued-removal
maintenance of relatively dense stands of
invasive, nonnative vegetation from
significant portions of the remaining buffer
area
Up to 10
percentage
points
In-stream habitat
enhancement
Placement of log structure, bioengineered
bank stabilization, or culvert removal;
Up to 20
percentage
points
Improve fish passage and/or creation of side
channel or backwater areas.
Up to 25
percentage
points
Installation of oil/water
separators
If not required by other provisions of the
Medina Municipal Code, install oil/water
separator for stormwater quality control
Up to 10
percentage
points
Use of pervious
materials
Use pervious materials for driveway/ road
construction
Up to 10
percentage
points
Off-site restoration, if no
on-site area is possible
Restoration is provided at a 2:1 ratio or
greater
Up to 10
percentage
points
Restoration is provided at a 4:1 ratio or
greater
Up to 20
percentage
points
Remove toxic material Remove significant refuse or sources of
toxic material
Up to 10
percentage
points
2
4. Averaging of Stream Buffer Widths. The Director may allow the standard stream buffer3
width to be averaged in accordance with a critical area report if: 4
a. The proposal will result in a net improvement of stream, habitat and buffer function; 5
b. The proposal will include re-vegetation of the averaged buffer using native plants, if6
needed; 7
c. The total area contained in the buffer of each stream on the development proposal8
site is not decreased; and9
d. The standard stream buffer width is not reduced by more than 50 percent or to less10
than 25 feet wide, whichever is greater, in any one location. 11
Attachment A
SMP Attachment A 90 of 90
G. Signs and Fencing. 1
1. The outer perimeter of the habitat conservation area or buffer and the limits of those2
areas to be disturbed pursuant to an approved permit or authorization shall be marked in3
the field in such a way as to ensure that no unauthorized disturbance will occur, and4
verified by the Director prior to the commencement of permitted activities. This5
temporary marking shall be maintained throughout construction, and shall not be6
removed until permanent signs, if required, are in place. 7
2. As a condition of any permit or authorization issued pursuant to this chapter, the Director8
may require an applicant to install permanent signs along the boundary of a habitat9
conservation area or buffer. Permanent signs shall be made of a metal face and10
attached to a metal post, or another material of equal durability. Signs must be posted at11
an interval of one per lot or every 50 feet, whichever is less, and must be maintained by12
the property owner in perpetuity. The sign shall be worded as follows or with alternative13
language approved by the city manager or designee: 14
15
Habitat Conservation Area16
Do Not Disturb17
Contact City of Medina Regarding Uses and Restriction18
Fencing19
20
3. The city manager or designee may condition any permit or authorization issued pursuant21
to this chapter to require the applicant to install a permanent fence at the edge of the22
habitat conservation area or buffer, when fencing may prevent future impacts to the23
habitat conservation area. 24
4. Fencing installed as part of a proposed activity or as required in this subsection shall be25
designed so as to minimize interference with species migration, including fish runs, and26
shall be constructed in a manner that minimizes habitat impacts. 27
5. The subdivision and short subdivision of land in fish and wildlife habitat conservation28
areas and associated buffers is subject to the following: 29
a. Land that is located wholly within a habitat conservation area or its buffer may not be30
subdivided. 31
b. Land that is located partially within a habitat conservation area or its buffer may be32
divided; provided, that an accessible and contiguous portion of each new lot is33
located outside of the habitat conservation area or its buffer and meets the City of34
Medina’s minimum lot size requirements. 35
c. Access roads and utilities serving the proposed lots may be permitted within the36
habitat conservation area and associated buffers only if the City of Medina37
determines that no other feasible alternative exists and when consistent with these38
critical areas regulations. 39
40
Attachment B
2. NATURAL ENVIRONMENT ELEMENT
INTRODUCTION
The quality of life in the Pacific Northwest is
often equated with the quality of the
environment. Protecting and restoring air
quality, water resources, soils, and plant, fish
and animal habitats are important goals for
the City of Medina.
This is particularly vital in light of recent
federal Endangered Species Act listings of
several salmonid species. Chinook salmon
and bull trout are listed as threatened by the
National Marine Fisheries Service (NMFS)
and the U.S. Fish and Wildlife Service
USFWS), respectively. Coho salmon are a
candidate species listed by NMFS. All of
these species are found in Lake Washington.
Medina is committed to federal, state, and
regional goals of endangered species
recovery of listed salmon species by
addressing salmon habitat needs within and
adjacent to its boundaries with Lake
Washington. However, protecting these
resources is challenging for a fully developed
community.
The Growth Management Act (GMA)
requires that comprehensive plans establish
critical areas policies based on best available
science as defined by WAC 365-195-905. In
addition, “…cities shall give special
consideration to conservation or protection
measures necessary to preserve or enhance
anadromous fisheries.” King County
countywide planning policies (CPP) direct
local jurisdictions to “protect and enhance the
natural ecosystems,” including critical areas.
Critical areas include wetlands, fish and
wildlife habitat conservation areas, aquifer
recharge areas, frequently flooded areas, and
geologically hazardous areas. This section
establishes critical areas policies based on
best available science to protect the
environment and enhance the community’s
quality of life within the constraints of a fully
developed community.
The GMA also mandates the conservation of
natural resources, such as agricultural, forest,
and mineral resource lands. However,
Medina has none of these areas so natural
resource lands will not be addressed further.
EXISTING CONDITIONS
The City of Medina is located within the
Lake Washington/Cedar River/Sammamish
Watershed, also known as Water Resource
Inventory Area (WRIA) 8.
The 1992 Critical Areas Inventory identifies
and describes some of the most important
critical areas within Medina. The study
identified six potential fish and wildlife
habitat conservation areas:
Fairweather Park [Fairweather Nature
Preserve],
Medina Park and adjacent wetlands at
Overlake Golf & Country Club,
Portions of the Lake Washington
shoreline,
Medina Creek (a.k.a, Fairweather Bay
Creek),
an unnamed creek draining from the
Medina Park ponds, and
an unnamed creek originating in the
south Clyde Hill area.
These features and their vegetated buffers
provide moderate habitat functions for small
mammals, a variety of birds, amphibians,
reptiles, and invertebrates typically found in
urban green spaces. In addition, all of these
1
features are adjacent to or ultimately drain
into Lake Washington, a water body which
contains Endangered Species Act-listed fish.
However, none of these features, aside from
the Lake Washington shoreline itself, contain
listed fish. Therefore, from an ESA
perspective, the most valuable function of
these features to be preserved and enhanced
is water quality treatment and storage, and
groundwater recharge. Other possible
functions include passive recreation and
environmental education.
GOALS
NE-G1 To achieve a well-balanced
relationship between the built and
natural environments utilizing
guidance derived from best
available science.
NE-G2 To prioritize stormwater
management, point and non-point
pollutant discharge reduction, and
erosion control methodologies to
reduce short-term and long-term
water quality impacts.
NE-G3 To promote community-wide
stewardship of the natural
environment for future generations
through protection,
preservation/conservation, and
enhancement of those natural
environment features which are
most sensitive to human activities
and which are critical to fish and
wildlife survival and proliferation.
POLICIES
NE-P1 The City shall maintain and update
critical areas regulations as
required by the GMA, and utilizing
the best available science.
NE-P2 The City shall preserve and should
enhance where possible the
functions and values of Medina’s
critical areas in a manner
consistent with best available
science.
NE-P3 The City shall coordinate with
other cities, King County, federal
and state agencies, tribes, and the
WRIA 8 Steering Committee on
regional environmental issues,
such as surface and groundwater
quality and quantity, and salmon
conservation.
NE-P4 No net loss of wetlands functions,
values, and acreage should result
from development.
NE-P5 The City shall work to protect,
preserve and, where possible,
enhance water quality in Lake
Washington and Medina Creek.
NE-P6 The City shall develop a mitigation
incentives program that promotes
improved water quality. Incentives
should be monitored to determine
effectiveness.
NE-P7 The City shall work to preserve
stream corridors wide enough to
maintain and enhance existing
stream and habitat functions in all
development proposals by use of
native growth protection easements
or other appropriate mechanisms.
NE-P8 The City should restore Medina
Creek to provide salmon habitat by
developing and implementing a
salmon restoration/habitat recovery
plan that addresses, among other
things, management of SR 520
stormwater run-off.
NE-P9 The City shall prohibit the
introduction of invasive plant
species and encourage
enhancement of native plant
communities in natural areas,
which include, but are not limited
Attachment B
to, fish and wildlife habitat
conservation areas and their
buffers.
NE-P10 The City should encourage and
educate residents on development
and land use practices that
minimize impacts on the natural
environment, with emphasis on
anadromous fisheries.
2.1 SHORELINE
MANAGEMENT SUB-ELEMENT
INTRODUCTION
The Washington State Legislature passed into
law the Shoreline Management Act (SMA) in
1971 with the paramount objectives to
protect and restore the valuable natural
resources that shorelines represent and to
plan for and foster all "reasonable and
appropriate uses" that are dependent upon a
waterfront location or which will offer the
opportunities for the public to enjoy the
state's shorelines. The goals and policies of
the SMA constitute one of the goals of the
Growth Management Act as set forth in
RCW 36.70A.020.
Administration of the SMA is a cooperative
effort balancing local and state wide interest
in the management and development of
shoreline areas. The City manages the
shoreline areas through implementation of
its shoreline master program. The goals and
policies set forth in this sub-element are
combined with the regulations set forth in
Subtitle 20.6 of the Medina Municipal Code
and together constitute the Medina Shoreline
Master Program. This master program
represents the City’s participation in a
coordinated planning effort to protect the
public interest associated with the shorelines
of the state, at the same time, recognizing
and protecting private property rights
consistent with the public interest. ((by
requiring local governments to plan (via
shoreline master programs) and regulate (via
permits) shoreline development. The master
program is essentially a shoreline
comprehensive plan with a distinct
environmental orientation applicable to
shoreline areas and customized to local
circumstances. Collectively, the local
master programs comprise the State
Shoreline Master Program. Under the law,
each city and county in Washington State is
responsible for the following:
1. Administration of a shoreline permit
system for proposed substantial
development and uses within shoreline
jurisdiction.
2. Development of an inventory of natural
characteristics and land use patterns
along those designated water bodies.
3. Preparation of a shoreline master
program to manage the uses and
activities on local shorelines.))
The City of Medina is a low-density
residential community that encompasses
approximately 109 acres of shoreline
jurisdiction and 4.5 miles of waterfront
23,760 feet). Except for about 780 feet of
publicly and state owned property, all of the
City’s shoreline is privately owned and zoned
for residential.
Medina originally adopted a Shoreline
Management)) Master Program in 1974.
The program was updated in 2012 to comply
with the 2003 Department of Ecology
Guidelines found in WAC 173-26. ((The
Program was last updated in 1991.
A draft Lake Washington/Cedar/Sammamish
Watershed (WRIA 8) Chinook Salmon
Conservation Plan was released November 8,
2004. Following finalization, Medina will
3
evaluate the approved WRIA 8 study or other
cooperative programs for possible
incorporation into its Shoreline Management
Master Program.))
VISION FOR THE SHORELINE
MASTER PROGRAM
The residential nature of the City’s shoreline
makes preservation of this character while
encouraging good stewardship and
enjoyment of the shoreline, including
protecting and preserving shoreline
ecological functions, the primary vision of
the shoreline master program.
GOALS AND POLICIES
The City’s Shoreline ((Management)) Master
Program provides goals and policies
involving the protection of, and appropriate
uses for, the shoreline. ((Engrossed
Substitute House Bill 1724, passed by State
Legislature, states that such goals and
policies approved under Chapter 90.58 RCW
shall be considered an element of the county
or city’s comprehensive plan. All other
portions of the shoreline master program for
a county or city adopted under Chapter 90.58
RCW, including use regulations, shall be
considered a part of the county or city’s
development regulations. The City’s
Shoreline Management Master Program is
available for review at City Hall, and the
goals and policies contained therein are
incorporated here by reference))
The goals and policies are grouped into the
following categories:
A. Shorelines of Statewide Significance
B. Shoreline Environments;
C. Shoreline Use and Activities;
D. Public Access;
E. Recreation;
F. Circulation;
G. Utilities;
H. Environment;
I. Archaeological, Historic and Cultural
J. Resources; and
K. Shoreline Restoration and Ecological
Enhancements.
A. Shorelines of Statewide Significance
GOALS
SM-G1 Implement the policies of the
Shoreline Management Act as
enunciated in RCW 90.58.020.
POLICIES
SM-P1.1 This Shoreline Master Program
shall be developed using the
following guidelines in order of
preference:
a. Recognize and protect the
state-wide interest over local
interest.
b. Preserve the natural character
of the shoreline.
c. Support actions that result in
long-term benefits over short-
term benefits.
d. Increase public access to
publicly owned areas of the
shorelines.
e. Increase recreational
opportunities for the public in
the shoreline.
B. Environmental Designations
The intent of a shoreline environment
designation is to preserve and enhance
shoreline ecological functions and to
encourage development that will enhance the
present or desired future character of the
shoreline. To accomplish this, shoreline
segments are given an environment
designation based on existing and planned
development patterns, biological capabilities
and limitations, and the aspirations of the
local citizenry.
Attachment B
GOALS
SM-G2 Provide a comprehensive shoreline
environment designation system to
categorize Medina’s shorelines into
similar shoreline areas to guide the
use and management of these areas.
POLICIES
SM-P2.1 Designate properties residential to
accommodate detached single-
family development.
Designation criteria: Assign
residential environment
designation to shoreline areas
predominantly single-family
residential development or are
planned and platted for residential
development.
Areas designated as Residential are
predominantly single-family
residential development and
comprise approximately 98 percent
of the City’s shoreline jurisdiction.
The following management
policies should guide development
within these areas:
a. Residential activities are
preferred over other land and
resource consumptive
development or uses. Limited
non-residential uses, such as
parks, day cares, home
businesses may be allowed,
provided they are consistent
with the residential character
and the City’s land use
regulations.
b. Development should be
located, sited, designed and
maintained to protect, enhance
and be compatible with the
shoreline environment.
c. Development regulations
should require the preservation
of ecological functions, taking
into account the environmental
limitations and sensitivity of
the shoreline area, the level of
infrastructure and services
available, and other
comprehensive planning
considerations.
SM-P2.2 Designate properties Urban
Conservancy to protect and restore
ecological functions of open space,
flood plain and other sensitive
lands, while allowing a variety of
compatible uses.
Designation criteria: Assign Urban
Conservancy environmental
designation to shoreline areas
appropriate and planned for
development that is compatible
with maintaining or restoring of
the ecological functions of the
area, that are not generally
suitable for water-dependent uses
and that lie in incorporated
municipalities, urban growth
areas, or commercial or industrial
rural areas of more intense
development" if any of the
following characteristics apply:
They are suitable for water-
related or water-enjoyment
uses;
They are open space, flood
plain or other sensitive areas
that should not be more
intensively developed;
They have potential for
ecological restoration;
They retain important
ecological functions, even
though partially developed; or
They have the potential for
development that is compatible
with ecological restoration
Areas designated as Urban
Conservancy include Medina
5
Beach Park, Lake Lane Dock,
View Point Park/ 84th Avenue N.E.
Dock, and privately owned joint-
use recreational lots. The
following management policies
should guide development within
these areas:
a. Primary uses should be those
that preserve the natural
character of the area or
promote preservation of open
space or sensitive lands either
directly or over the long term.
Uses that result in restoration
of ecological functions should
be allowed if the use is
otherwise compatible with the
purpose of the environment and
the setting.
b. Water dependent recreation
uses, such as public access
piers, recreational floats, and
swim beaches, shall be the
highest priority, provided they
can be located, designed,
constructed, operated, and
mitigated in a manner that
ensures no net loss of
ecological function.
c. Water oriented recreation uses,
such as viewing trails, benches
and shelters, should be
emphasized and non-water
oriented uses should be
minimized and allowed only as
an accessory use; for example
picnic areas, forest trails and
small playground areas would
be acceptable, but tennis courts
and developed sports fields
would not.
d. Standards should be established
for shoreline stabilization,
vegetation conservation, water
quality, and shoreline
modifications to ensure that
new development does not
result in a net loss of shoreline
ecological functions or further
degrade other shoreline values.
e. Facilities should be designed
for neighborhood and non-
motorized use, unless vehicle
access and parking can be
provided and impacts on the
environment and surrounding
property owners can be
mitigated.
SM-P2.3 Designate properties Aquatic to
protect, restore, and manage the
unique characteristics and
resources of the areas waterward of
the ordinary high water mark.
Designation Criteria: Assign
Aquatic environmental designation
to areas waterward of the ordinary
high water mark.
Areas designated as Aquatic are
those waterward of the ordinary
high water mark. The following
management policies should guide
development within these areas:
a. Allow new over-water
structures only for water-
dependent uses, public access,
or ecological restoration.
b. The size of new over-water
structures should be limited to
the minimum necessary to
support the structure's intended
use.
c. To reduce the impacts of
shoreline development and
increase effective use of water
resources, multiple-use of over-
water facilities should be
encouraged.
d. All developments and uses on
waters or their beds should be
located and designed to
minimize interference with
Attachment B
surface navigation, to consider
impacts to public views, and to
allow for the safe, unobstructed
passage of fish and wildlife,
particularly those species
dependent on migration.
e. Uses that adversely impact the
ecological functions of critical
freshwater habitats should not
be allowed except where
necessary to achieve the
objectives of RCW 90.58.020,
and then only when their
impacts are mitigated
according to the sequence
described in WAC 173-26-
201(2)(e) as necessary to
assure no net loss of ecological
functions.
f. Shoreline uses and
modifications should be
designed and managed to
prevent degradation of water
quality and alteration of natural
hydrological conditions.
SM-P2.4 Designate properties
Transportation to accommodate the
SR 520 highway, which is an
essential public facility.
Designation Criterion: Assign
Transportation environmental
designation to areas of high-
intensity uses related to
transportation.
Areas designated as Transportation
include lands controlled by the
Washington State Department of
Transportation and designated as
state highway right-of-way. The
following management policies
should guide development within
these areas:
a. Noise associated with
construction activity and
ongoing operations should be
mitigated to the maximum
extent practicable.
b. Best management practices and
other mitigation should be
implemented during the
construction and post-
construction phases of the SR
520 replacement project to
ensure no net loss of ecological
function.
c. Priority should be given to
providing public access
through any remnant property
resulting from the SR 520
replacement project.
d. Vegetation and habitat should
be restored and enhanced upon
completion of the SR 520
replacement project using
native species.
e. The SR 520 facility, and any
associated maintenance
facilities occurring within the
shoreline management area,
particularly where visible from
the water, should be fully
screened from adjoining
residential properties to the
extent practicable with
vegetation and fencing as
needed.
SM-P2.5 Areas not designated shall
automatically be assigned an Urban
Conservancy designation.
C. Shoreline Uses and Activities
Uses and activities are given preference to
those uses that are consistent with the
control of pollution and prevention of
damage to the natural environment, or are
unique to, or dependent upon uses of the
shorelines. Preference is first to water-
dependent uses, then to water-related uses
and then water-enjoyment uses. The
7
purpose is to ensure development of
property is done in a manner that protects
the public’s health, safety and welfare, as
well as the land and its vegetation and
wildlife, and to protect property rights while
implementing the policies of the SMA.
GOALS
SM-G3 Locate, design and manage
shoreline uses to prevent and, where
possible, restore significant adverse
impacts on water quality, fish and
wildlife habitats, the environment,
and other uses.
SM-G4 Preserve Medina's shoreline for
single family residential use, in a
manner that also protects and
preserves the natural features along
the shoreline and the quality of
Lake Washington.
SM-G5 Maintain the City Hall building
and grounds in a manner consistent
with the protection and
enhancement of the shoreline
environment.
SM-G6 Limit parking within the shoreline
jurisdiction.
SM-G7 Manage public and community
boating facilities to avoid or
minimize adverse impacts.
SM-G8 Manage shoreline modifications to
avoid, minimize, or mitigate
significant adverse impacts.
SM-G9 Minimize impacts to the natural
environment and neighboring uses
from new or renovated piers and
docks and their associated
components, such as boatlifts and
canopies.
SM-G10 Manage signs so that they do not
visually or aesthetically impair the
shoreline environment.
SM-G11 Limit the visual and environmental
impacts of trams in the shoreline
area.
POLICIES
GENERAL
SM-P3.1 Establish development regulations
that avoid, minimize and mitigate
impacts to the ecological functions
associated with the shoreline area.
SM-P3.2 Encourage low-impact
development practices, where
feasible, to reduce the amount of
impervious surface within the
shoreline area.
SM-P3.3 Ensure that private property rights
are respected consistent with the
public interest expressed in the
Shoreline Management Act.
RESIDENTIAL
SM-P 4.1 Provide adequate setbacks and
natural buffers from the water and
ample open space among structures
to protect natural features,
ecological functions, preserve
views, and minimize use conflicts.
SM-P4.2 Require new development to
preserve existing shoreline
vegetation, control erosion and
protect water quality using best
management practices.
SM-P4.3 Provide development incentives,
including reduced shoreline
setbacks, to encourage the
protection, enhancement and
restoration of high functioning
vegetative buffers and natural or
semi-natural shorelines.
SM-P4.4 At a minimum, development
should achieve no net loss of
ecological functions, even for
exempt development.
Attachment B
CITY GOVERNMENT FACILITIES
SM-P5.1 Medina’s City Hall and uses
accessory to the City Hall should
minimize impacts to shoreline
character and features, visual
access to the shoreline, and not
interfere with the public’s ability to
access or enjoy the shoreline.
SM-P5.2 Any expansion of Medina’s City
Hall should result in no net loss of
ecological function within the
shoreline jurisdiction.
PARKING
SM-P6.1 Limit parking facilities to those
supporting an authorized principal
use and allowing such facilities
only if the following criteria are
met:
a. Parking is designed and located
to minimize adverse impacts
including those related to
surface water runoff, water
quality, visual qualities, public
access, and vegetation and
habitat maintenance;
b. No loss of ecological functions
shall result from construction
and operation of the parking
facility;
c. The parking does not restrict
access to the site by public
safety vehicles, utility vehicles,
or other vehicles requiring
access to shoreline properties;
and
d. Preference shall be given to
permeable surface materials
where feasible.
BOATING FACILITIES
SM-P7.1 Locate and design boating facilities
to ensure no net loss of ecological
functions and to avoid significant
adverse impacts.
SM-P7.2 Where feasible, boating facilities
should include measures that
enhance degraded and/ or scarce
shoreline features.
SM-P7.3 Boating facilities should not
unduly obstruct navigable waters
and should avoid causing adverse
effects to recreational opportunities
such as fishing, pleasure boating,
swimming, beach walking,
picnicking and shoreline viewing.
SM-P7.4 Preference should be given to
boating facilities that minimize the
amount of shoreline modification,
in-water structure, and overwater
coverage.
SM-P7.5 Accessory uses at boating facilities
should be limited to water-oriented
uses, or uses that provide physical
and/or visual shoreline access for
substantial numbers of the general
public. Non-water-dependent
accessory uses should be located
outside of shoreline jurisdiction or
outside of the shoreline setback
whenever possible.
SM-P7.6 Boating facilities should be
located, designed, constructed and
operated so that other appropriate
water-dependent uses are not
adversely affected and to avoid
adverse proximity impacts such as
noise, light and glare; aesthetic
impacts to adjacent land uses; and
impacts to public visual access to
the shoreline.
SHORELINE MODIFICATIONS
SM-P8.1 The adverse effects of shoreline
modifications should be reduced,
as much as possible, and shoreline
9
modifications should be limited in
number and extent.
SM-P8.2 The city should take steps to assure
that shoreline modifications
individually and cumulatively do
not result in a net loss of ecological
function. This is to be achieved by
preventing unnecessary shoreline
modifications, by giving
preference to those types of
shoreline modifications that have a
lesser impact on ecological
functions, and by requiring
mitigation of identified impacts
resulting from shoreline
modifications.
SHORELINE STABILIZATION
SM-P8.3 Shoreline stabilization should be
located, designed, and maintained
to protect and maintain shoreline
ecological functions, ongoing
shoreline processes, and the
integrity of shoreline features.
Ongoing stream or lake processes
and the probable effects of
proposed shoreline stabilization on
other properties and shoreline
features should be considered.
SM-P8.4 Structures should be located and
designed to avoid the need for
future shoreline stabilization where
feasible.
SM-P8.5 Structural shoreline stabilization
measures should only be used
when a need has been
demonstrated and more natural,
flexible, non-structural methods
have been determined infeasible.
Alternatives for shoreline
stabilization should be based on the
following hierarchy of preference:
a. No action (allow the shoreline
to retreat naturally), increase
buffers, and relocate structures.
b. Flexible defense works
constructed of natural materials
including soft shore protection,
bioengineering, including
beach nourishment, protective
berms, or vegetative
stabilization.
c. Rigid works constructed of
artificial materials such as
riprap or concrete.
SM-P8.6 New or expanded structural
shoreline stabilization should only
be permitted where demonstrated
to be necessary to protect an
existing primary structure,
including single-family dwelling,
which is in danger of loss or
substantial damage, and where
mitigation of impacts would not
cause a net loss of shoreline
ecological functions and processes.
SM-P8.7 New or expanded structural
shoreline stabilization for
enhancement, restoration, or
hazardous substance remediation
projects should only be allowed
when non-structural measures,
vegetation planting, or on-site
drainage improvements would be
insufficient to achieve
enhancement, restoration or
remediation objectives.
SM-P8.8 Encourage alternative methods for
shoreline stabilization including
non-regulatory methods. Non-
regulatory methods may include
public facility and resource
planning, technical assistance,
education, voluntary enhancement
and restoration projects, or other
incentive programs.
SM-P8.9 New development that would
require shoreline stabilization
which causes significant impacts to
Attachment B
adjacent properties should not be
allowed.
DREDGING
SM-P8.10 Dredging operations should be
planned and conducted to protect
and maintain existing aquatic
habitat and other shoreline uses,
properties, and values. Proposals
that include dredging should
provide mitigation to achieve no
net loss of shoreline ecological
functions.
SM-P8.11 Dredging and dredge material
disposal should be done in a
manner which avoids or minimizes
significant ecological impacts.
SM-P8.12 Dredging waterward of the
ordinary high water mark for the
primary purpose of obtaining fill
should not be allowed, except as
part of a restoration or
environmental cleanup project.
FILL
SM-P8.13 Fills should be allowed only
when tied to a specific
development proposal that is
permitted by the master program,
and that is located, designed and
constructed to protect shoreline
ecological functions and
ecosystem-wide processes.
SM-P8.14 Fill coverage should be the
minimum necessary to provide for
the proposed use.
SM-P8.15 Factors such as current and
potential public use of the
shoreline and water surface area,
water flow and drainage, water
quality and habitat should be
considered and protected to the
maximum extent feasible.
SM-P8.16 Fills waterward of the ordinary
high water mark should be
restricted to supporting water-
dependent uses, public access,
cleanup and disposal of
contaminated sediments as part of
an interagency clean-up plan,
disposal of dredged sediments in
accordance with Department of
Natural Resources rules, expansion
or alteration of transportation
facilities of statewide significance
when no other alternatives are
feasible, and for mitigation actions,
environmental restoration and
enhancement projects, and only
when other solutions would result
in greater environmental impact.
SM-P8.17 Fills should be designed and
located so that there will be no
significant damage to existing
ecological systems or result in
hazard to adjacent life, property, or
natural resource systems.
LAND SURFACE MODIFICATIONS
SM-P8.18 Limit land surface modification
activities in the shoreline area.
Impacts from land surface
modifications activities can be
avoided through proper site
planning, construction timing
practices, and use of erosion and
drainage control methods.
Generally these activities should be
limited to the maximum extent
necessary to accommodate the
proposed use, and should be
designed and located to protect
shoreline ecological functions and
ecosystem-wide processes.
11
BREAKWATERS, JETTIES, GROINS
SM-P8.19 Breakwaters, jetties and groins
should only be permitted where
necessary to support water-
dependent uses, public access,
shoreline stabilization, or other
specific public purpose.
SM-P8.20 Breakwaters, jetties and groins
should be located and designed to
achieve no net loss of ecological
functions.
MOORAGE FACILITIES (PIERS AND
DOCKS)
SM-P9.1 Locate and design piers and docks
to avoid adversely impacting
shoreline ecological functions or
processes, and where unavoidable
impacts to ecological functions
might occur, mitigation should be
provided.
SM-P9.2 Moorage should be spaced and
oriented in a manner that
minimizes hazards and
obstructions to public navigation
rights and corollary rights thereto
such as, but not limited to, fishing,
swimming and pleasure boating.
SM-P9.3 Piers and docks should be
restricted to the minimum size
necessary to meet the needs of the
proposed use.
SM-P9.4 Moorage facilities should be
constructed of materials that will
not adversely affect water quality
or aquatic plants and animals in the
long term, and have been approved
by applicable state agencies.
SM-P9.5 Establish development regulations
that encourage property owners to
make renovations to their existing
piers and docks outside of normal
maintenance and repairs that
improve the environmental
friendliness of their structure.
SM-P9.6 Encourage joint-use or shared piers
and docks where practical.
SIGNS
SM-P10.1 Signs should be designed and
placed so that they are compatible
with the aesthetic quality of the
existing shoreline and adjacent
land and water uses.
SM-P10.2 Signs should not block or
otherwise interfere with visual
access to the water or shorelines.
SM-P10.3 Outdoor advertising and
billboards are not an appropriate
use of the shoreline areas within
shoreline jurisdiction.
TRAMS
SM-P11.1 Joint use trams are encouraged
where they can be placed on the
property line.
SM-P11.2 The visual impacts of trams
should be minimized.
D. Public Access
Public access includes the ability of the
general public to reach, touch, and enjoy the
water's edge, to travel on the waters of the
state, and to view the water and the
shoreline from adjacent locations. The
purpose is to plan for an integrated shoreline
area public access system that identifies
specific public needs and opportunities to
provide public access.
GOALS
SM-G12 Ensure the public’s ability to
physically and visually enjoy the
shoreline environment.
Attachment B
POLICIES
SM-P12.1 Views of Lake Washington from
public parks should be preserved
and enhanced. Enhancement of
views shall not be construed to
mean excessive removal of
vegetation.
SM-P12.2 Public access should be designed
to provide for public safety and to
minimize potential impacts to
private property and individual
privacy. Public access to shoreline
areas does not include the right to
enter upon or cross private
property, except for dedicated
easements.
SM-P12.3 Public access should be required
for all new shoreline development
and uses where feasible, except for
single-family residential
development containing less than
five dwelling units.
SM-P12.4 Preservation and enhancement of
the public’s visual access to all
shoreline areas should be
encouraged through the
establishment of setbacks and
height limits that ensure view
corridors.
SM-P12.5 Ensure that development upland,
as well as in-water and near-shore
areas are located and designed in
ways that result in no net loss of
ecological functions.
SM-P12.6 Regulate the design, construction,
and operation of permitted uses in
the shoreline jurisdiction to
minimize, insofar as practical,
interference with the public’s use
of the water.
SM-P12.7 Access should provide for a range
of users including pedestrians,
bicyclists, boaters and people with
disabilities to the greatest extent
feasible.
SM-P12.8 Integrate shoreline public access
with existing and planned trails or
routes, such as the Points Loop
Trail, and the City’s parks and
pedestrian pathway system, where
feasible, to improve non-motorized
access and community
connections.
SM-P12.9 The shoreline area between
Medina Beach Park and the tip of
Evergreen Point should be a
priority for establishing new public
access.
SM-P12.10 The City should work with
Washington State Department of
Transportation in providing public
access within any remnant property
that may result from the SR 520
replacement project. In particular
public access should provide
public entry to Lake Washington
where feasible and should be
connected to Fairweather Nature
Preserve.
SM-P12.11 When appropriate, Medina
should consider joining with other
governmental bodies in a
cooperative effort to expand public
access to the shoreline through
programs of acquisition and
development.
SM-P12.12 Continue use of opened
waterfront street ends for public
access.
E. Recreation
Recreational uses include passive activities,
such as walking, viewing and fishing.
Recreational development also includes
facilities for active uses, such as swimming,
boating, and other outdoor recreation uses.
13
This includes both public and non-
commercial recreational opportunities.
GOALS
SM-G13 Recreation activities that are
dependent on access to the water
should be available to citizens of
Medina.
POLICIES
SM-P13.1 Water-dependent recreational
activities such as boating, fishing,
and swimming should have priority
over other types of recreation on
Medina's public shoreline.
SM-P13.2 Coordination with local, state and
federal recreation planning should
be encouraged. Shoreline
recreational development should be
consistent with the City’s park and
recreation plans.
SM-P13.3 Open space and the opportunity
for passive forms of recreation
should be encouraged on public
shoreline. Recreational plans
should promote the conservation of
the shoreline’s natural character,
ecological functions, and processes
while expanding the public’s
ability to enjoy the shoreline.
SM-P13.4 The City should encourage
retention and development of the
shoreline for joint use private
recreational activities, such as
moorage, decks, beach clubs, etc.
SM-P13.5 Links between existing and future
shoreline parks, recreation areas
and public access points should be
created via a non-motorized
network using existing rights-of-
way or through acquisition of
easements and/ or land, where
feasible.
SM-P13.6 Recreational activities should be
designed to avoid conflict with
private property rights, and to
minimize and mitigate negative
impacts on adjoining properties.
F. Circulation
Circulation includes transportation facilities,
which are those structures and developments
that aid in land, air, and water surface
movement of people, goods, and services.
They include roads and highways, bridges,
bikeways, trails, heliports, and other related
facilities.
GOALS
SM-G14 The present transportation system
within the shoreline jurisdiction
shall be maintained, but any
expansion or modification to
accommodate growth shall be
designed in a manner which causes
minimal impacts using the best
technology and science available.
New road construction in the
shoreline jurisdiction should be
minimized.
POLICIES
SM-P14.1 New transportation facilities or
the expansion of existing facilities
must be designed to minimize air,
noise and water pollution, adverse
impacts on aquatic habitat and
wildlife habitat, and the adverse
impacts of excessive light, glare
and community separation.
SM-P14.2 Expansion of existing roadways
should be allowed only if such
facilities are found to be in the
public interest and impacts can be
mitigated to meet no net loss.
SM-P14.3 New road and bridge construction
and the expansion of existing
Attachment B
transportation facilities should
include improved non-motorized
facilities and enhanced visual and
physical public access if feasible.
SM-P14.4 Joint use of transportation
corridors within the shoreline
jurisdiction for roads, utilities, and
motorized and non-motorized
forms of transportation should be
encouraged to the maximum extent
feasible.
G. Utilities
Utilities are services and facilities that
produce, transmit, store, process or dispose
of electric power, gas, water, sewage, and
communications.
GOALS
SM-G15 Manage public and private utilities
within the shoreline area to provide
for safe and healthy water, and
sanitary sewer services, while
protecting and enhancing the water
quality and habitat value of the
shoreline.
POLICIES
SM-P15.1 New utilities should be located
outside of the shoreline jurisdiction
unless no other feasible option
exists. Where permitted, they
should be installed to protect the
shoreline and water from
contamination and degradation.
SM-P15.2 Utilities should avoid locating in
environmentally sensitive areas
unless no feasible alternatives
exist.
SM-P15.3 Wherever utility facilities and
corridors must be placed in a
shoreline area, they should be
located so as to protect scenic
views. Whenever possible, such
facilities should be placed
underground or designed to
minimize impacts on the aesthetic
qualities of the shoreline area.
SM-P15.4 Utilities should be designed and
located in a manner which
preserves the natural landscape and
shoreline ecology, and minimizes
conflicts with present and planned
land uses.
SM-P15.5 Joint use of rights-of-way and
existing utility corridors should be
encouraged.
H. Natural Environment
Medina is enriched with valued natural
features that enhance the quality of life for
the community. Natural systems serve many
essential functions that can provide
significant benefits to fish and wildlife,
public and private property, and enjoyment
of the shoreline area.
GOALS
SM-G16 Preserve, protect, and restore
shoreline environment.
SM-G17 Protect, conserve and establish
vegetation along the shoreline
edge.
SM-G18 Conserve and protect critical areas,
including wildlife habitat areas,
within the shoreline areas from loss
or degradation.
SM-G19 Manage activities that may
adversely impact surface and
ground water quality or quantity.
POLICIES
ENVIRONMENTAL IMPACTS
SM-P16.1 Protect shoreline process and
ecological functions through
regulatory and non-regulatory
means that may include regulation
15
of development within the
shoreline jurisdiction, incentives to
encourage ecologically sound
design, conservation easements,
and acquisition of key properties. .
SM-P16.2 Preserve the scenic aesthetic
quality of shoreline areas and
vistas to the greatest extent
feasible.
SM-P16.3 Adverse impacts on the natural
environment should be minimized
during all phases of development
e.g. design, construction,
operation, and management).
SM-P16.4 Shoreline developments that
propose to enhance
environmentally sensitive areas,
other natural characteristics,
resources of the shoreline, and
provide public access and
recreational opportunities to the
shoreline are consistent with the
fundamental goals of this Master
Program, and should be
encouraged.
VEGETATION CONSERVATION
SM-P17.1 Where new developments and/or
uses or redevelopments are
proposed, native shoreline
vegetation should be conserved to
maintain shoreline ecological
functions and/or processes.
Vegetation conservation and
restoration should be used to
mitigate the direct, indirect and/or
cumulative impacts of shoreline
development, wherever feasible.
Important functions of shoreline
vegetation include, but are not
limited to:
a. Providing shade necessary to
maintain water temperatures
required by salmonids and
other organisms that require
cool water for all or a portion
of their life cycles.
b. Regulating microclimate in
riparian and near-shore areas.
c. Providing organic inputs
necessary for aquatic life,
including providing food in the
form of various insects and
other benthic macro-
invertebrates.
d. Stabilizing banks, minimizing
erosion and sedimentation, and
reducing the
occurrence/severity of
landslides.
e. Reducing fine sediment input
into the aquatic environment by
minimizing erosion, aiding
infiltration, and retaining
runoff.
f. Improving water quality
through filtration and
vegetative uptake of nutrients
and pollutants.
g. Providing a source of large
woody debris to moderate
flows, create hydraulic
roughness, form pools, and
increase structural diversity for
salmonids and other species.
h. Providing habitat elements for
riparian-associated species,
including downed wood, snags,
migratory corridors, food, and
cover.
SM-P17.2 Noxious and invasive weeds.
Encourage management and
control of noxious and invasive
weeds. Control of such species
should be done in a manner that
retains onsite native vegetation,
provides for erosion control, and
protects water quality. Use of non-
toxic or natural controls is
preferred.
Attachment B
SM-P17.3 Provide incentives for the
retention and planting of native
vegetation, and discourage
extensive lawns due to their limited
erosion control value, limited water
retention capacity, and associated
chemical and fertilizer applications
particularly in areas recommended
for designation as Shoreline
Residential. Incentives could
include additional flexibility with
building setbacks from Lake
Washington, a simplified permit
process with recommended
planting plans, reduced or waiver
of permit fees, and/or city
participation in a pilot-project that
promotes shoreline restoration.
CRITICAL AREAS
SM-P18.1 In addressing issues related to
critical areas, use scientific and
technical information, as described
in WAC 173-26-201(2)(a).
SM-P18.2 In protecting and restoring critical
areas within shoreline areas ,
integrate the full spectrum of
planning and regulatory measures,
including the comprehensive plan,
watershed plans, local
development regulations, and state,
tribal, and federal programs.
SM-P18.3 Critical areas within the shoreline
area should be managed and
protected to ensure no net loss of
ecological functions. When
feasible, degraded ecological
functions and ecosystem-wide
processes should be restored.
WATER QUALITY, STORMWATER,
AND NON-POINT POLLUTION
SM-P19.1 All shoreline uses and activities
should be located, designed,
constructed and maintained to
mitigate adverse impacts to water
quality, water quantity, or
hydrology.
SM-P19.2 The City should require
reasonable setbacks, buffers, and
storm water storage basins and
encourage low-impact
development techniques and
materials to achieve the objective
of minimizing impervious surfaces
and lessening negative impacts on
water quality.
SM-P19.3 Stormwater impacts should be
addressed through the application
of the most recent edition of the
Adopted Surface Water Design
Manual and all applicable City
stormwater regulations.
SM-P19.4 The City should provide general
information to the public about the
impacts of land and human
activities on water quality, and
encourage homeowners and
property managers to use non-
chemical weed and pest control
solutions and natural fertilizers.
I. Archaeological, Historic and Cultural
Resources
Archaeological, historic and cultural
resources are those that are either recorded
at the state historic preservation office or
have been inadvertently uncovered.
GOALS
SM-G20 Historically, culturally or
archaeologically significant areas
or architecturally or culturally
significant facilities should be
protected and maintained in the
public interest.
17
POLICIES
SM-P20.1 Medina should preserve or allow
preservation of shoreline buildings
and sites with historic or
architectural value, such as the old
ferry ticket office (City Hall), and
certain boathouses.
SM-P20.2 Prevent the destruction of or
damage to any site having historic,
cultural, scientific, or educational
value as identified by the
appropriate authorities, including
affected Indian tribes, and the
office of archaeology and historic
preservation.
SM-P20.3 Ensure that new development is
compatible with existing historic
structures and cultural areas.
J. Shoreline Restoration and Ecological
Enhancement
Shoreline habitat and natural systems
enhancement and restoration projects
include those activities proposed and
conducted specifically for the purpose of
establishing, restoring, or enhancing habitat
for priority species in shorelines.
GOALS
SM-G21 Implement the projects, programs
and plans established within the
Restoration Plan as funding and
staffing resources permit.
POLICIES
SM-P21.1 Restoration and enhancement of
shorelines should be designed
using principles of landscape and
conservation ecology and should
restore or enhance chemical,
physical, and biological watershed
processes that create and sustain
shoreline habitat structures and
functions.
SM-P21.2 Restoration and enhancement
actions should improve shoreline
ecological functions and processes
and should target meeting the
needs of sensitive plant, fish and
wildlife species as identified by
Washington Department of Fish
and Wildlife, Washington
Department of Natural Resources,
National Marine Fisheries Service
and/or U.S. Fish and Wildlife
Service.
SM-P21.3 The City should, and private
entities are encouraged to, seek
funding from State, Federal,
private and other sources to
implement restoration,
enhancement, and acquisition
projects, particularly those that are
identified in the Restoration Plan
of this SMP or the Final WRIA 8
Chinook Salmon Conservation
Plan and related documents.
SM-P21.4 The City should develop
processing guidelines that will
streamline the review of
restoration-only projects.
SM-P21.5 Allow for the use of tax incentive
programs, mitigation banking,
grants, land swaps, or other
programs, as they are developed, to
encourage restoration and
enhancement of shoreline
ecological functions and to protect
habitat for fish, wildlife and plants.
Attachment B
19
FINAL
Shoreline Restoration Plan
for the City of Medina Shoreline Master ProgramNovember2011
TWC Reference # 090516
Prepared for:
City of Medina
Development Services
Department
PO Box 144
Medina WA 98039
Prepared by:
Attachment C
Attachment C
Printed on 30% recycled paper.
FINAL
S HORELINE R ESTORATION P LAN
for the City of Medina
Shoreline Master Program
Prepared by:
City of Medina
Development Services Department
PO Box 144
Medina, WA 98039-0144
750 Sixth Street South
Kirkland, WA 98033
November 2011
This report was funded in
part through a grant from
the Washington
Department of Ecology.
Grant Number: G1000031
Attachment C
The Watershed Company Reference Number:
090516
The Watershed Company Contact Person:
Amy Summe
Cite this document as:
The Watershed Company. November 2011. FINAL Shoreline Restoration
Plan for the City of Medina’s Lake Washington Shoreline. Prepared for the
City of Medina, Development Services Department.
Attachment C
i
T ABLE OF C ONTENTS
Page #
1 Introduction ......................................................................................... 1
1.1 Purpose ........................................................................................................... 1
1.2 Restoration Plan Requirements ..................................................................... 2
1.3 Types of Restoration Activities ...................................................................... 2
1.4 Contents of this Restoration Plan .................................................................. 3
2 Shoreline Inventory Summary ........................................................... 3
2.1 Introduction ..................................................................................................... 3
2.2 Shoreline Boundary ........................................................................................ 3
2.3 Shoreline Analysis Report .............................................................................. 4
2.3.1 Land Use and Physical Conditions .................................................................. 5
2.3.2 Biological Resources and Critical Areas ........................................................ 6
3 Restoration Goals and Objectives .................................................... 8
3.1 Introduction ..................................................................................................... 8
3.2 System-wide Restoration Objectives ............................................................. 9
3.3 Lake Washington Restoration Objectives ................................................... 10
4 Existing and Ongoing Projects and Programs .............................. 11
4.1 Water Resource Inventory Area (WRIA) 8 Participation ............................. 11
4.2 Comprehensive Plan Policies ...................................................................... 13
4.3 Critical Areas Regulations ............................................................................ 15
4.4 Stormwater Management and Planning ...................................................... 16
4.5 Public Education ........................................................................................... 17
4.5.1 Land Use Element Policies ............................................................................. 17
4.5.2 Community Design Element Policies ............................................................ 18
4.5.3 Transportation and Circulation Plan Policies ............................................... 18
4.5.4 Capital Facilities Plan Policies ....................................................................... 18
4.6 Capital Improvement Plan ............................................................................ 18
4.7 Medina Park Board ........................................................................................ 19
4.8 SR 520 Expansion ......................................................................................... 19
4.9 Earth Corps ................................................................................................... 20
5 Recommended Project and Programs to Achieve Local
Restoration Goals ................................................................................... 20
5.1 Introduction ................................................................................................... 20
5.2 Project Opportunities.................................................................................... 21
5.2.1 Priority 1 – Continue Water Resource Inventory Area (WRIA) 8
Participation .................................................................................................................... 22
5.2.2 Priority 2 – Public Education and Involvement ............................................ 22
Attachment C
ii
5.2.3 Priority 3 – Reduce Shoreline Armoring along Lake Washington, Create or
Enhance Natural Shoreline Conditions ......................................................... 23
5.2.4 Priority 4 – Reduction of In-water and Over-water Structures .................... 24
5.2.5 Priority 5 – Improve Tributaries and Reduce Sediment and Pollutant
Delivery to Lake Washington .......................................................................... 25
5.2.6 Priority 6 – Improve Shoreline Vegetation, Reduce Impervious Coverage 26
5.2.7 Priority 7 – Reduce Aquatic Non-Native Invasive Weeds ............................ 26
5.2.8 Priority 8 – Acquisition of Shoreline Property for Preservation,
Restoration, or Enhancement Purposes ....................................................... 26
5.2.9 Priority 9 – City Zoning, Regulatory, and Planning Policies ....................... 27
6 Implementation Strategies ............................................................... 28
6.1 Voluntary Restoration on Private Properties .............................................. 28
6.2 Development Opportunities ......................................................................... 28
6.3 Development Incentives ............................................................................... 28
6.4 Tax Relief / Fee System ................................................................................ 29
6.5 Resource Directory ....................................................................................... 29
6.6 Volunteer Coordination ................................................................................ 30
7 Proposed Implementation Schedule and Monitoring Methods.... 30
8 References ........................................................................................ 33
9 List of Acronyms and Abbreviations .............................................. 35
Appendix A City of Medina letter of support for the WRIA 8 Chinook Salmon
Conservation Plan
L IST OF F IGURES
Figure 1. Medina Shoreline Reaches ...................................................................... 5
Figure 2. Planned Improvements by Washington Department of Transportation as
part of its SR 520 Corridor project. ......................................................... 20
Figure 3. Partial bulkhead removal example project .............................................. 23
L IST OF T ABLES
Table 1. The Final Lake Washington/Cedar/Sammamish Watershed (WRIA 8)
Chinook Salmon Conservation Plan Action Start-List for Lake Washington
Migratory Area ....................................................................................... 12
Table 2. Implementation Schedule and Funding for Restoration Projects,
Programs and Plans. .............................................................................. 30
Attachment C
The Watershed Company
November 2011
1
S HORELINE R ESTORATION P LAN
FOR C ITY OF M EDINA
S HORELINE M ASTER P ROGRAM
1 INTRODUCTION
1.1 Purpose
The primary purpose of the Shoreline Restoration Plan is to plan for “overall
improvements in shoreline ecological function over time, when compared to the
status upon adoption of the master program” (WAC 173-26-201(2)(f)).
Secondarily, the Shoreline Restoration Plan may enable a jurisdiction to ensure
that the minimum requirement of no net loss in shoreline ecological function is
achieved on a City-wide basis, notwithstanding any shortcomings of individual
projects or activities. By law, activities that have adverse effects on the ecological
functions and values of the shoreline must be mitigated (WAC 173-26-201(2)(e)).
Proponents of such activities are individually required to mitigate for impacts to
the subject shoreline areas, or agreed upon off-site areas, to conditions equivalent
in ecological function to the baseline levels at the time each activity takes place.
However, some uses and developments, either new or ongoing, cannot always
be mitigated in kind on an individual project basis, such as a new bulkhead to
protect a single-family home, that can be compensated for but not truly mitigated
in-kind unless an equivalent area of bulkhead is removed somewhere else. Other
impacts may be sufficiently minor on an individual level, such that mitigation is
not required, but are cumulatively significant. Additionally, unregulated
activities (such as operation and maintenance of existing legal developments)
may also degrade baseline conditions.
Finally, the City of Medina’s Shoreline Master Program (SMP) applies only to
activities in shoreline jurisdiction, yet activities upland of shoreline jurisdiction
may have offsite impacts on shoreline functions. Thus, assembly of out-of-
jurisdiction actions, programs and policies can be essential for understanding
how the City fits into the larger watershed context. The latter is critical when
establishing realistic goals and objectives for dynamic and highly inter-connected
environments.
Together, these different project impacts – out of kind, de minimus, and out of
jurisdiction – may result in cumulative, incremental, and unavoidable
degradation of the overall baseline condition unless additional restoration of
Attachment C
City of Medina
Shoreline Restoration Plan
2
habitat function is undertaken. Accordingly, the Restoration Plan is intended to
be a source of ecological improvements implemented by the City and other
government agencies, developers, non-profit groups, and property owners inside
and outside of shoreline jurisdiction to ensure no net loss of ecological function,
and where possible improvement of ecological function.
1.2 Restoration Plan Requirements
This Restoration Plan has been prepared to meet the purposes outlined above as
well as specific requirements of the SMP Guidelines. Specifically, WAC Section
173-26-201(2)(f) of the SMP Guidelines (Guidelines)1 says:
master programs shall include goals and policies that provide for
restoration of such impaired ecological functions. These master program
provisions shall identify existing policies and programs that contribute to
planned restoration goals and identify any additional policies and
programs that local government will implement to achieve its goals.
These master program elements regarding restoration should make real
and meaningful use of established or funded non-regulatory policies and
programs that contribute to restoration of ecological functions, and
should appropriately consider the direct or indirect effects of other
regulatory or non-regulatory programs under other local, state, and
federal laws, as well as any restoration effects that may flow indirectly
from shoreline development regulations and mitigation standards.”
In addition to meeting the requirements of the Guidelines, this Restoration Plan
is intended to identify priority focal areas for future restoration and mitigation,
support the City’s and other organizations’ applications for grant funding, and to
identify the various entities and their roles working within the City to enhance
the environment.
1.3 Types of Restoration Activities
Restoration of shoreline areas, in relation to shoreline processes and functions,
commonly refers to methods such as re-vegetation, removal of invasive species
or toxic materials, and removal of shoreline modifications, such as levees or
revetments. Consistent with Ecology’s definition, use of the word “restore,” or
any variations, in this document is not intended to encompass actions that
reestablish historic conditions. Instead, it encompasses a suite of strategies that
can be approximately delineated into four categories:
1 The Shoreline Master Program Guidelines were prepared by the Washington Department of
Ecology and codified as WAC 173-26. The Guidelines translate the broad policies of the Shoreline
Management Act (RCW 90.58.020) into standards for regulation of shoreline uses. See
http://www.ecy.wa.gov/programs/sea/sma/guidelines/index.html for more background.
Attachment C
The Watershed Company
November 2011
3
Creation (of a new resource)
Restoration (of a converted or substantially degraded resource)
Enhancement (of an existing degraded resource)
Protection (of an existing high-quality resource).
1.4 Contents of this Restoration Plan
As directed by the SMP Guidelines, the following discussions provide a
summary of baseline of shoreline conditions, list restoration goals and objectives,
and describe existing or potential programs and projects that positively impact
the shoreline environment. In total, implementation of the SMP (with mitigation
of project-related impacts) in combination with this Restoration Plan (for
restoration of lost ecological functions that occurred prior to a specific project)
will result in no net loss of ecosystem function, and voluntary actions and
partnerships identified in this plan may result in a net improvement in the City
of Medina’s shoreline environment in the long term.
2 SHORELINE INVENTORY SUMMARY
2.1 Introduction
The City completed a comprehensive inventory and analysis of its Lake
Washington shoreline (The Watershed Company and AHBL 2010). The purpose
of the shoreline inventory was to facilitate the City of Medina’s compliance with
the State of Washington’s SMA and Ecology’s updated SMP Guidelines. The
inventory describes existing physical and biological conditions in the Lake
Washington shoreline zone within City limits, including recommendations for
restoration of ecological functions where they are degraded. The full Final
Shoreline Analysis Report is summarized below.
2.2 Shoreline Boundary
As defined by the Shoreline Management Act of 1971, shorelines include certain
waters of the state plus their associated “shorelands.” Shorelands are defined as:
those lands extending landward for 200 feet in all directions as
measured on a horizontal plane from the ordinary high water mark;
floodways and contiguous floodplain areas landward 200 feet from such
floodways; and all wetlands and river deltas associated with the streams,
lakes, and tidal waters which are subject to the provisions of this
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chapter<Any county or city may determine that portion of a one-
hundred-year-floodplain2 to be included in its master program as long as
such portion includes, as a minimum, the floodway and the adjacent land
extending landward two hundred feet therefrom (RCW 90.58.030)”
Shorelands in the City of Medina include only areas within 200 feet of the
ordinary high water mark (OHWM), and any associated wetlands within
shoreline jurisdiction. As part of the shoreline jurisdiction assessment, one
wetland was identified in the National Wetland Inventory and is, according to
the Inventory, entirely within the 200-foot shoreline jurisdiction. However,
based on recent site reconnaissance and aerial photo review, the actual presence
of the wetland is unlikely. Lake Washington does not have a floodway or
floodplain.
2.3 Shoreline Analysis Report
The Shoreline Analysis Report is divided into seven main sections: Introduction,
Current Regulatory Framework Summary, Elements of the Shoreline Inventory
and Specific Conditions, Analysis of Ecological Functions and Ecosystem-wide
Processes, Land Use Analysis, Public Access Analysis and Implications, and
Shoreline Management Recommendations. For purposes of dividing the
shoreline into manageable units and to help evaluate differences among discreet
shoreline areas, the City’s shoreline jurisdiction was divided into three reaches,
Reach 1, Reach 2 and Reach 3, based on shoreline orientation (Figure 1). The
main components of the Shoreline Analysis that pertain to this Restoration Plan
are summarized below in Sections 2.3.1 and 2.3.2.
2 According to RCW 173-220-030, 100-year floodplain is “that land area susceptible to being inundated by
stream derived waters with a one percent chance of being equaled or exceeded in any given year. The
limit of this area shall be based upon flood ordinance regulation maps or a reasonable method which
meets the objectives of the act;”
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Figure 1. Medina Shoreline Reaches
2.3.1 Land Use and Physical Conditions
Existing Land Use
The City of Medina shoreline area is nearly fully developed. The few areas not
occupied by residential uses are private recreation clubs, vacant lots, Medina
Beach Park (doubles as “government service” land use), the Lake Lane public
Reach 3
Reach 1
Reach 2
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dock and access, and the View Point Park pier. With the possible exception of
limited additional residential lands being acquired for public open space, land
uses along the shoreline are not expected to change over the next 20 years,
although re-builds, substantial remodels, SR 520 renovations, and some
redevelopment of single-family residential parcels are likely to occur. The City’s
shoreline is predominately zoned single-family residential (R-16, R-30, and R-20).
Parks and public places make up approximately 1 percent of the shoreline area.
Four residential lots, including one owned by the Washington State Department
of Transportation (WSDOT) beneath SR 250, are vacant.
Parks and Open Space/Public Access
There are three points at which the public can access the waterfront to use piers
and other recreational facilities. Medina Beach Park, at the south end of
Evergreen Point Road, is developed with a fish-friendly public pier, a bulkhead,
picnic facilities, and parking. The Lake Lane public dock is accessed via a
narrow and sparsely used public access off of 78th Place NE and is very small and
undeveloped except for the dock itself. View Point Park is located near the south
end of 84th Avenue NE and Overlake Drive W, outside of shoreline jurisdiction,
but a trail leads from a small parking area to the fish-friendly floating dock.
Shoreline Modifications
The Medina shoreline is heavily modified with 77 percent of it armored, 23
percent semi-natural, and less than 0.1 percent natural. There are 186 piers on
the shoreline, or about 41 per mile, and total overwater coverage of
approximately 7.8 acres. This compares to 71 percent armored and 36 piers per
mile for the entire Lake Washington shoreline. Thus, the City of Medina has
higher pier density and shoreline armoring than the lake-wide figures. Some of
the piers have one or more boatlifts. All three reaches are generally comparable
in development extent, although Reach 2 has somewhat less armoring, partially
due to the presence of Medina Beach Park and undeveloped private lots.
2.3.2 Biological Resources and Critical Areas
With a few exceptions, the Medina shoreline zone is generally deficient in high-
quality biological resources and critical areas, primarily because of the extensive
residential development and its associated shoreline modifications. A few
vacant lots and part of Medina Beach park have unarmored shoreline area and
some natural vegetation, but the great majority of parcels have bulkheads and/or
piers, and vegetation is primarily manicured lawns, residential landscaping, and
some large retained trees. As well, the undeveloped lots are surrounded by
residential development and do not cover an extensive or contiguous stretch of
the shoreline.
Reach 1 of the Medina shoreline exhibits the lowest ecological function of the
City’s three reaches. Zoning is entirely single-family residential, and all but one
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lot are developed. At least 30.5 percent of the area is in impervious surface.
Pervious surface is mostly grass lawn, and there is little shoreline vegetation.
Ninety-five percent of the Reach 1 shoreline is heavily armored, and the
remainder is semi-natural. There are 32 docks on the reach. The reach is on
Fairweather Bay and is protected from most natural wave action, but waves are
generated by boat use. Water quality is not impacted by surface water discharge,
and the shoreline vegetation that does exist performs some temperature controls
function. Other shoreline functions that are present to a small degree are
nutrient removal, sediment transport, and toxicant removal. Habitat for wildlife
is provided by the roughly 27 percent woody vegetative cover in the reach, most
of which does not overhang the shoreline.
Reach 2 is mostly west-facing shores and is the highest functioning reach of the
Medina shoreline. Although zoning is entirely single-family residential, two of
the lots contain Medina Beach Park and City hall. Five lots have multi-slip
docks. Three lots are owned by the Washington State Department of
Transportation (WSDOT) and preserved for the replacement of the Evergreen
Point Floating Bridge and other facilities, and three other privately owned lots
are presently undeveloped. Setbacks are variable and generally larger than in
the other reaches due to the presence of steep slopes, and thus more vegetation is
able to grow nearer the lakeshore than in the other reaches. This allows for
higher water quality and habitat function. More than two thirds of the reach is
within a King County erosion hazard zone. Impervious surface within the
shoreline jurisdiction is about 12.4 percent. Hard armoring is present over 71
percent of the shoreline, and 28 percent is semi-natural and mostly located north
of the Evergreen Point Floating Bridge. The small remainder is natural,
unarmored shoreline. Much of the pervious surface is grass, but 48 percent of
shoreline jurisdiction in Reach 2 is covered by woody vegetation. The reach
experiences more dynamic environmental effects than the other reaches because
of higher wave action. Piers number 122 in Reach 2. Ecosystem processes that
are present include wave energy; sedimentation inputs, deposition and loss;
movement of woody debris; and organic inputs from the shoreline. There is no
significant surface water discharge impacting water quality, and vegetation
performs temperature control, nutrient removal, habitat, sediment transport, and
toxicant removal functions.
Reach 3, the east-facing shoreline of Meydenbauer Bay, rates moderately for
ecological function. Of the 33 residential lots within the reach, one is presently
undeveloped and unlikely to develop, as it is owned by the owner of a
developed adjoining lot. Thirty-three percent of the shoreline is impervious, and
11 percent covered by woody vegetation. Grass lawns predominate in the
remaining area. A few landward sections of shoreline jurisdiction in Reach 3 are
within a King County erosion hazard zone. While the east-facing shore is
somewhat protected from wind-generated waves, the Point is still exposed and
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the wave fetch is moderate from the south and southwest. Meydenbauer Bay
experiences a lot of boating activity that can produce significant wakes that
impact the east shore. Approximately 90 percent of the shoreline is armored with
concrete, rock or wooden bulkheads, preventing the recruitment sediment and
contributing to the development of deep water at bulkhead faces, affecting the
development of emergent and aquatic vegetation and limiting shallow-water
refugia for juvenile fish. Ten percent of the shoreline is semi-natural. There are
32 docks in the reach.
The Washington Department of Fish and Wildlife (WDFW) Priority Habitat and
Species (PHS) data obtained for this project depict a single wetland within
shoreline jurisdiction in Reach 3 (WDFW 2010), although the presence of this
wetland is not verified by the National Wetland Inventory or a past City-wide
critical areas inventory (Jones & Stokes 1992). Existing conditions in the mapped
wetland area include a lot developed with a single-family residence, two-slip
dock, and tennis court; therefore, the actual presence of a wetland at the mapped
site is unlikely.
A bald eagle shoreline nest buffer area extends over Reach 1 and into the north
tip of Reach 2. This indicates that the species uses the area and a bald eagle
management plan may be required for development projects within the nest
buffer.
3 RESTORATION GOALS AND OBJECTIVES
3.1 Introduction
According to the Lake Washington/Cedar/Sammamish Watershed (WRIA 8) Near-
Term Action Agenda For Salmon Habitat Conservation, Lake Washington suffers
from “Altered trophic interactions (predation, competition), degradation of
riparian shoreline conditions, altered hydrology, invasive exotic plants, poor
water quality (phosphorus, alkalinity, pH), [and] poor sediment quality” (WRIA
8 Steering Committee 2002). This assertion is substantiated by the information
presented in the Final Shoreline Analysis Report for the City of Medina’s Lake
Washington Shoreline (The Watershed Company and AHBL 2010), which
includes an evaluation of ecological function of Lake Washington reaches within
the City’s shoreline jurisdiction. The evaluation utilizes available GIS inventory
information, aerial photograph interpretation, and field investigation where
possible. The results corroborate the WRIA 8 Steering Committee findings and
expand on the processes affecting lake function, as well as identifying alterations
that impact function and making recommendations for protection and
restoration.
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The WRIA 8 Action Agenda established four “ecosystem objectives,” which are
intended to guide development and prioritization of restoration actions and
strategies. The objectives are as follows:
Maintain, restore, or enhance watershed processes that create habitat
characteristics favorable to salmon.
Maintain or enhance habitat required by salmon during all life stages and
maintain functional corridors linking these habitats.
Maintain a well-dispersed network of high-quality refuge habitats to
serve as centers of population expansion.
Maintain connectivity between high-quality habitats to allow for
population expansion into recovered habitat as degraded systems
recover.”
The WRIA 8 restoration objectives, in combination with the results of the City’s
Final Shoreline Analysis Report, the direction of Ecology’s Shoreline Master
Program Guidelines, and the City’s commitment (Appendix A) to support the
Final Lake Washington/Cedar/Sammamish Watershed (WRIA 8) Chinook Salmon
Conservation Plan, are the foundation for the following goals and objectives of the
City of Medina’s restoration strategy. Although the WRIA 8 Action Agenda and
the Final Lake Washington/Cedar/Sammamish Watershed (WRIA 8) Chinook Salmon
Conservation Plan are salmon-centered, pursuit of ecosystem-wide processes and
ecological functions performance that favors salmon generally captures those
processes and functions that benefit all fish and wildlife.
Goal 1 – Maintain, restore or enhance watershed processes, including sediment,
water, wood, light and nutrient delivery, movement and loss.
Goal 2 – Maintain or enhance fish and wildlife habitat during all life stages and
maintain functional corridors linking these habitats.
Goal 3 – Contribute to conservation and recovery of Chinook salmon and other
anadromous fish, focusing on preserving, protecting and restoring habitat with
the intent to recover listed species, including sustainable, genetically diverse,
harvestable populations of naturally spawning Chinook salmon.
3.2 System-wide Restoration Objectives
Overall objectives to ensure ecological integrity of the Lake
Washington/Cedar/Sammamish watershed primarily involve supporting and
implementing the Chinook Salmon Conservation Plan. These objectives are further
defined as follows:
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Continue to work collaboratively with other jurisdictions and
stakeholders in WRIA 8 to implement the Final Lake
Washington/Cedar/Sammamish Watershed (WRIA 8) Chinook Salmon
Conservation Plan.
Use the scientific foundation and the conservation strategy as the basis
for local actions recommended in the Chinook Salmon Conservation Plan
and as one source of best available science for future projects, ordinances,
and other appropriate local government activities.
Use the comprehensive list of actions, and other actions consistent with
the Chinook Salmon Conservation Plan, as a source of potential site-specific
projects and land use and public outreach recommendations.
Use the start-list to guide priorities for regional funding in the first ten
years of Chinook Salmon Conservation Plan implementation, and
implementing start-list actions through local capital improvement
projects, ordinances, and other activities.
Seek funding for various restoration actions and programs from local
sources and by working with other WRIA 8 jurisdictions and
stakeholders to seek federal, state, grant and other funding opportunities.
Develop a public education plan to inform private property owners in the
shoreline zone and in the remainder of the City about the effects of land
management practices and other unregulated activities (such as
vegetation removal, pesticide/herbicide use, car washing) on fish and
wildlife habitats.
3.3 Lake Washington Restoration Objectives
Objectives specific to the restoration of Lake Washington shorelines are
described below. These objectives were derived from restoration
recommendations for the Cedar River watershed and Lake Washington
shorelines in the WRIA 8 Chinook Salmon Conservation Plan (Chapter 4), as well as
from conservation needs identified in the Shoreline Analysis Report (TWC and
AHBL 2010):
Eliminate man-made barriers to anadromous fish passage, preventing the
creation of new barriers, and providing for transport of water, sediment
and organic matter at all stream crossings.
Identify hardened and eroding lakeshores and streambanks, and correct
to the extent feasible with bioengineered stabilization solutions.
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Increase large woody debris recruitment potential through plantings of
trees in the riparian corridors, particularly conifers. Where feasible,
install large woody debris to meet short-term needs.
Increase quality, width and diversity of native vegetation in protected
corridors adjacent to stream and lake habitats to provide safe migration
pathways for fish and wildlife, food, nest sites, shade, perches, and
organic debris. Strive to control non-indigenous plants or weeds that are
proven harmful to native vegetation or habitats.
Reconnect and enhance small creek mouths as juvenile rearing areas.
Habitat in small Lake Washington tributaries, such as those in the City of
Medina, should be restored for coho so that production of cutthroat trout,
which prey on juvenile Chinook salmon in Lake Washington, is reduced.
Decrease the amount and impact of overwater and in-water structures
through minimization of structure size and use of innovative materials
such as grated decking.
Participate in lake-wide efforts to reduce populations of non-native
aquatic vegetation.
Manage the quality and quantity of stormwater runoff, consistent at a
minimum with the latest Washington Department of Ecology Stormwater
Management Manual for Western Washington. Make any additional efforts
to meet and maintain state and county water quality standards in Lake
Washington tributary streams.
4 EXISTING AND O NGOING PROJECTS AND
PROGRAMS
The following series of existing projects and programs active in the Medina area
are generally organized from the larger watershed scale to the City-scale.
4.1 Water Resource Inventory Area (WRIA) 8 Participation
The City of Medina was one of 27 members of the WRIA 8 Forum, which
participated in financing and developing the Final Lake
Washington/Cedar/Sammamish Watershed (WRIA 8) Chinook Salmon Conservation
Plan. The Chinook Salmon Conservation Plan includes the City’s commitment to
the plan in the form of a letter of support dated July 1, 2005 (Appendix A).
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The City’s SMP update products rely heavily on the science included in the
WRIA 8 products, and incorporate recommended actions from the WRIA 8
products. The Lake Washington shoreline is among the highest priorities for
restoration in WRIA 8 because of the importance of its shorelines for juvenile
Chinook rearing. Recommended actions in the Chinook Salmon Conservation Plan
to improve shoreline rearing habitat are summarized in Table 1.
Table 1. The Final Lake Washington/Cedar/Sammamish Watershed (WRIA 8)
Chinook Salmon Conservation Plan Action Start-List for Lake Washington
Migratory Area
Goal/ Action Items
Reduce predation to outmigrating juvenile Chinook by: Reducing bank hardening,
restoring overhanging riparian vegetation, replacing bulkheads and rip-rap with
sandy beaches with gentle slopes, and use of mesh dock surfaces and/or community
docks.
Encourage salmon friendly shoreline design during new construction or redevelopment .
Offer incentives and regulatory flexibility to improve bulkhead and dock design and
revegetate shorelines. Require major redevelopment projects to meet current standards.
Discourage construction of new bulkheads; offer incentives (e.g., provide expertise,
expedite permitting) for voluntary removal of bulkheads, beach improvement, and
riparian revegetation.
Support joint effort by NOAA Fisheries and other agencies to develop dock/pier
specifications to streamline federal/state/local permitting; encourage similar efforts for
bulkhead specifications.
Promote value of light-permeable docks, smaller piling sizes, and community docks to
both salmon and landowners. Offer financial incentives for community docks through
reduced permit fees, taxes, and permitting time.
Develop workshop series on lakeside living, including: natural yard care, alternatives to
vertical wall bulkheads, fish friendly dock design, best management practices for aquatic
weed control, porous paving, and boat, dock, and deck maintenance.
Protect and restore water quality in tributaries and along shoreline. Restore coho
runs in smaller tributaries as control mechanism to reduce the cutthroat population.
Reconnect and enhance small creek mouths as juvenile rearing areas.
Address water quality and high flow impacts through NPDES permit updates and
Washington Department of Ecology’s Stormwater Management Manual. Address low
impact development (LID) techniques, on-site stormwater detention, control of point
source pollution and impacts from major transportation projects. Encourage LID through
regulations, incentives, education/training, and demonstration projects.
Protect and restore water quality and other ecological functions in tributaries. Protect
and restore forest cover, riparian buffers, wetlands, and creek mouths by revising and
enforcing critical areas ordinances and Shoreline Master Programs, incentives, and
flexible development tools.
Promote the use of “rain gardens” and other low impact development practices.
Opportunities include a design competition or a home/garden tour.
The WRIA 8 Steering Committee’s mission and goal statements state that the
Plan shall: 1) recognize that local governments are key implementing entities for
the plan, because of their responsibilities for land use, 2) direct most future
population growth to already urbanized areas, because new development has
greater negative effects on hydrology and ecological health of streams in rural
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than in urban areas, 3) create incentives for behavior that would support Plan
goals, and 4) be coordinated with the Growth Management Act, local and
regional responses to the Clean Water Act, other environmental laws and
past/current planning efforts.
The City’s preparation of the Final Shoreline Analysis Report for the City of
Medina’s Lake Washington Shoreline (TWC and AHBL 2010) and this Shoreline
Restoration Plan are important steps toward furthering the goals and objectives
of the WRIA 8 Chinook Salmon Conservation Plan. Provisions in the updated
Shoreline Master Program address many of the recommendations identified in
Table 1; these provisions include standards for dock design and dimensions,
incentives to reduce shoreline armoring, and stormwater improvement
standards.
The City’s conservation partners are also actively pursuing projects and
programs to address the above recommendations. For example, in coordination
with the City of Seattle, Ecology, Puget Sound Partnership, the Governor’s Office
for Regulatory Assistance, and the King Conservation District (KCD), WRIA 8
has spearheaded a Green Shorelines program to encourage environmentally
sensitive shoreline designs through landowner surveys and outreach
http://www.govlink.org/watersheds/8/action/greenshorelines/default.aspx).
In addition to project opportunities identified in Table 1, the plan emphasizes the
need to engage the public so that they will support ecological protection and
restoration, and so they will implement practices that conserve shoreline
functions on their own properties.
4.2 Comprehensive Plan Policies
The City amended its Comprehensive Plan on March 14, 2005 (City of Medina
2005). The Plan incorporates by reference the goals and policies in the Shoreline
Master Program, and the Plan’s Natural Environment Element contains a
number of goals directed toward the City’s commitment to “federal, state, and
regional goals of endangered species recovery of listed salmon species by
addressing salmon habitat needs within the adjacent to its boundaries with Lake
Washington.” The Plan focuses on the preservation and enhancement of water
quality treatment and storage and groundwater discharge.
Specific goals are reproduced below:
NE-G1 To achieve a well-balanced relationship between the built and natural
environments utilizing guidance derived from best available science.
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NE-G2 To prioritize stormwater management, point and non-point pollution
discharge reduction, and erosion control methodologies to reduce
shore-term and long-term water quality impacts.
NE-G3 To promote community-wide stewardship of the natural environment
for future generations through protection, preservation/conservation,
and enhancement of those natural environment features which are most
sensitive to human activities and which are crucial to fish and wildlife
survival and proliferation.
Natural Environment policies in the Plan are as follows:
NE-P1 The City shall maintain and update critical areas regulations as
required by the GMA, and utilizing the best available science.
NE-P2 The City shall preserve and should enhance where possible the
functions and values of Medina’s critical areas in a manner consistent
with best available science.
NE-P3 The City shall coordinate with other cities, King County, federal and
state agencies, tribes, and the WRIA 8 Steering Committee on regional
environmental issues, such as surface and groundwater quality and
quantity, and salmon conservation.
NE-P4 No net loss of wetlands functions, values, and acreage should result
from development.
NE-P5 The City shall work to protect, preserve and, where possible, enhance
water quality in Lake Washington and Medina (Fairweather) Creek.
NE-P6 The City shall develop a mitigation incentives program that promotes
improved water quality. Incentives should be monitored to determine
effectiveness.
NE-P7 The City shall work to preserve stream corridors wide enough to
maintain and enhance existing stream and habitat functions in all
development proposals by use of native growth protection easements
or other appropriate mechanisms.
NE-P8 The City should restore Medina (Fairweather) Creek to provide salmon
habitat by developing and implementing a salmon restoration/habitat
recovery plan that addresses, among other things, management of SR
520 stormwater run-off.
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NE-P9 The City shall prohibit the introduction of invasive plant species and
encourage enhancement of native plant communities in natural areas,
which include, but are not limited to, fish and wildlife habitat
conservation areas and their buffers.
NE-P10 The City should encourage and educate residents on development and
land use practices that minimize impacts on the natural environment,
with emphasis on anadromous fisheries.
4.3 Critical Areas Regulations
The City of Medina’s critical area regulations that apply in shoreline jurisdiction
are contained in Chapter 20.67 of the SMP. Chapter 18.12 of the Medina
Municipal Code (MMC), revised in May 2005, contains the critical areas
regulations that will apply outside of shoreline jurisdiction. They include as a
general provision the protection of “unique, fragile, and valuable elements of the
environment, including ground and surface waters, wetlands, and fish and
wildlife and their habitats through application of best available science<” All
activities which require a development permit (including but not limited to
building, grading, drainage, short plat, lot line adjustment, variance, demolition,
and condition and special use) under the SMP are reviewed under the City’s
shoreline critical areas regulations for consistency. If there is a conflict between
the critical areas regulations and the body of the SMP, the regulations that offer
the greatest environmental protection apply.
The basic components of Medina’s critical areas regulations include Ecology’s
four-tiered wetland rating system with standard buffers ranging from 40 to 225
feet in shoreline jurisdiction, and a three-tiered water-typing system for streams
requiring standard buffers of 50 to 100 feet. The critical areas regulations also
include designation and protection of fish and wildlife conservation areas. Fish
and wildlife conservation areas in the City of Medina include, in addition to
streams, areas with which a state or federal endangered, threatened, or sensitive
species has a primary association; state priority habitats and species; habitat and
species of local importance; naturally occurring pond under 20 acres; designated
Waters of the State; state Natural Area Preserves and Natural Resources
Conservation Areas; and lands found to be “essential for preserving connections
between habitat blocks and open spaces” by the Medina City Council.
Management of the City’s critical areas under these regulations should help
insure that ecological functions and values are not degraded, and impacts to
critical areas are mitigated. These critical areas regulations are one important
tool that will help the City meet its restoration goals.
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4.4 Stormwater Management and Planning
The City of Medina’s 2009 Stormwater Management Program identifies 50,040
feet of storm sewer, 13 stormwater outfalls, and 722 catch basins. Storm drainage
from the entire City is ultimately discharged to Lake Washington, although some
is via Fairweather Creek, which drains to the lake outside of City boundaries.
Subsequently, although much of the stormwater originates outside of shoreline
jurisdiction, all of the City’s drainage affects shoreline conditions.
The Capital Facilities Plan in the City’s Comprehensive Plan includes the
following stormwater policies:
1. The City should make improvements to the stormwater system based on
the Comprehensive Stormwater Management Plan, including increasing
the flow capacity of a number of individual sections of the stormwater
system and reconditioning some of the open ditches.
2. The City shall maintain requirements for stormwater retention/detention
and/or the use of best management practices as defined under
Department of Ecology guidelines, and according to the objectives of the
Puget Sound Water Quality Management Plan.
3. The City shall pursue stormwater management strategies to minimize
flooding, significant erosion to natural drainage ways, and degradation of
water quality.
4. The City shall encourage the use of public information programs or other
such educational efforts to raise the awareness of City residents
concerning water quality and quantity issues and solutions.
The City holds National Pollutant Discharge Elimination System (NPDES) Phase
II Municipal Stormwater permit #WAR04-5527 from Ecology. The NPDES Phase
II permit is required to cover the City’s stormwater discharges into regulated
lakes and streams.
Under the conditions of the permit, the City must meet minimum control
measure requirements that require the protection and improvement of water
quality through public education and outreach, public
involvement/participation, detection and elimination of illicit non-stormwater
discharges (e.g., spills, illegal dumping, wastewater), management and
regulation of construction site runoff, post-construction management and
regulation of runoff from new development and redevelopment, and pollution
prevention and maintenance for municipal operations.
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In 2007, Ecology published information about toxics levels in fish, including fish
sampled in Lake Washington (Washington Department of Ecology 2007). Lake
Washington ranked second only to the Wenatchee River near Leavenworth for a
site contaminant score. Although this report does not identify specific point
sources, it represents a clear need to better understand contaminant sources and
control.
4.5 Public Education
The City of Medina’s Comprehensive Plan identifies various policy statements
that address the goal of environmental public involvement (excerpted below).
These items help guide City staff and local citizen groups in developing
mechanisms to educate the public and broaden the interest in protecting and
enhancing local environmental resources. In addition to the sections below, the
plan’s Natural Resource Element contains goals and policies that encourage and
require public involvement (see Section 4.2, Goal NE-G3 and Policy NE-P10).
4.5.1 Land Use Element Policies
Future Land Use Designation Policies
Policy LU-P7: The City shall work with WSDOT and City residents to develop
mitigation measures that it seeks to be implemented as part of
regional facilities development or improvements projects, such as
SR 520 and related structures and improvements.
Policy LU-P8: The City shall encourage and facilitate public participation in all
land use planning processes.
Policy LU-13: The process to site proposed new or expansions to existing
essential public facilities should consist of the following:
a. An inventory of similar existing essential public facilities, including their
locations and capacities;
b. A forecast of the future needs for the essential public facility;
c. An analysis of the potential social and economic impacts and benefits to
jurisdictions receiving or surrounding the facilities;
d. An analysis of the proposal's consistency with County and City policies;
e. An analysis of alternatives to the facility, including decentralization,
conservation, demand management and other strategies;
f. An analysis of alternative sites based on siting criteria developed through
an interjurisdictional process;
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g. An analysis of environmental impacts and mitigation; and
h. Extensive public involvement.
4.5.2 Community Design Element Policies
Policy CD-P2: The City should refine and update the Street Design Standards
and Landscaping Plan as needed based on community input.
Policy CD-P5: Residents are urged to consult with the City and with their
neighbors on both the removal and replacement of trees and tree
groupings to help protect views and to prevent potential problems
e.g., removal of an important tree or planting a living fence).
4.5.3 Transportation and Circulation Plan Policies
Policy T-P-8: The City shall work with WSDOT, city residents and other
groups, stakeholders and agencies to develop mitigation measures
that may be implemented as part of any SR 520
improvement/expansion project. The City shall seek an overall
education of impacts, including measures such as:
a. Noise reduction measures,
b. Landscaped lids and open space,
c. Landscaped buffers,
d. Protection of Fairweather Nature Park,
e. Enhanced motorized and nonmotorized local connectivity,
f. Water and air quality improvements, and
g. Overall environmental protection.
4.5.4 Capital Facilities Plan Policies
Policy CF-P7: The City shall encourage the use of public information programs
or other such educational programs to raise the awareness of City
residents concerning water quality and quantity issues.
4.6 Capital Improvement Plan
The City’s Six Year Capital Improvement Plan (CIP) City of Medina 2005a)
addresses, as part of ongoing street, storm drainage, sidewalk, and parks
projects, environmental issues and policies. Street improvement projects in the
Attachment C
The Watershed Company
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2007-2012 CIP include mandatory stormwater drainage improvements. Included
in the City’s CIP list, an existing culvert that is a fish passage barrier is scheduled
to be replaced by an open-bottom box culvert on NE 24th Street. The project is
outside of shoreline jurisdiction, but it is expected to contribute to aquatic habitat
in the surrounding area. Parks improvements implemented from the CIP list
included the installation of “fish friendly piers” (see Section 4.7 for further
details). Stream rehabilitation projects on Fairweather Creek in the Fairweather
Nature Preserve were also implemented as a part of the CIP list, in partnership
with Earth Corps volunteers.
4.7 Medina Park Board
The Medina Park Board acts as an advisory body to the Mayor and City Council
on park-related matters. A park enhancement project was implemented in 2007
at Medina Beach Park, consistent with project recommendation C290 from the
Final Lake Washington/Cedar/Sammamish Watershed (WRIA 8) Chinook Salmon
Conservation Plan (WRIA 8 2005). The project included enlargement of the gravel
cove at the southeast end of the park, the addition of two smaller coves in the
replaced bulkhead, elimination of two piers and construction of a smaller pier
with grated decking, installation of spawning gravels, and planting of native
planting in the southeast portion of the park. Piers at the Lake Lane Dock and
View Point Park have also been updated with grated decking. Medina Parks
now offer dog mitts, which helps encourage residents to properly dispose of pet
waste and limits transfer of fecal coliform bacteria to the Lake. Additional
opportunities for enhancement may be available at the City Hall/Medina Beach
Park site through vegetation enhancement and educational signage on the value
of shoreline ecological functions and potential human impacts.
4.8 SR 520 Expansion
State Route 520 passes transects the City of Medina and its shoreline jurisdiction.
Expansion of SR 520 is anticipated that will require filling of wetlands and
converting existing pervious surfaces to impervious surfaces. In order to comply
with stormwater requirements, WSDOT plans to add a single bioswale for
stormwater in the Lake Washington basin and a stormwater pond at the
southern terminus of Fairweather Basin, just outside of the City’s shoreline
jurisdiction (Figure 2). Habitat functions of the lost wetlands would be mitigated
through riparian plantings and offsite mitigation. It is anticipated that
stormwater measures associated with the project should improve water quality
in Lake Washington by treating runoff from SR 520 that is currently untreated.
Attachment C
City of Medina
Shoreline Restoration Plan
20
Figure 2. Planned Improvements by Washington Department of Transportation as
part of its SR 520 Corridor project.
Outside of jurisdiction, WSDOT has proposed replacement of existing culvert
with new, fish-passable culverts under SR 520 on Fairweather Creek, a tributary
of Fairweather Bay. This project would result in small gains in available fish
habitat (approximately 44 feet) (WSDOT 2010).
4.9 Earth Corps
The City of Medina is an “Agency Partner” of Earth Corps, a non-profit
organization that provides environmental restoration service programs for
young adults. These one-year programs provide opportunities to learn
conservation and develop skills in leading volunteers. Earth Corps works with
the City’s Parks department to organize and lead restoration projects, such as
removing invasive plants and planting native species. To date, Earth Corps has
conducted restoration activities only in Fairweather Park and Nature Preserve,
outside of shoreline jurisdiction. Contact Information: info@earthcorps.org,
http://www.earthcorps.org/volunteer.php
5 RECOMMENDED P ROJECT AND
PROGRAMS TO A CHIEVE LOCAL
RESTORATION GOALS
5.1 Introduction
There are several opportunities to expand on existing programs and
partnerships. Many shoreline properties have the potential for improvement of
ecological functions through: 1) reduction or modification of shoreline armoring,
2) reduction of overwater cover and in-water structures (grated pier decking,
Attachment C
The Watershed Company
November 2011
21
pier size reduction, pile size and quantity reduction, moorage cover removal),
3) improvements to nearshore native vegetative cover, and/or 4) reductions in
impervious surface coverage. Other opportunities may exist to improve either
fish habitat or fish passage for those properties that have streams discharging to
Lake Washington.
Generally, restoration opportunities are identified on City property, including
parks and roads/roadsides. Many other restoration opportunities exist
throughout the City on private property. These opportunities would include
many of the same issues as on public properties, but would likely occur only
through voluntary means or through re-development proposals.
5.2 Project Opportunities
The City’s restoration goals and unique constraints were used to identify
restoration actions and develop a hierarchy to rank different types of projects or
programs associated with shoreline restoration. The process of prioritizing
actions involves balancing ecological goals with a variety of site-specific
constraints. Briefly restated, the City’s environmental protection and restoration
goals include 1) protecting watershed processes, 2) protecting fish and wildlife
habitat, and 3) contributing to Chinook conservation efforts. Constraints that are
specific to Medina include a highly developed residential shoreline along Lake
Washington, private recreational properties, a few undeveloped private
shoreline properties, and three public access/recreation sites. Programmatic
actions, like continuing WRIA 8 involvement and conducting outreach programs
to local residents, tend to receive relatively high priority compared to restoration
actions involving private landowners. Other factors that influenced the
hierarchy are based on scientific recommendations specific to WRIA 8, potential
funding sources, and the projected level of public benefit. Restoration projects
on public property have received a high priority ranking due to their availability
to be funded by a variety of sources, such as CIP program, Parks Department,
local grants, and non-profit groups.
Although restoration project/programs are prioritized below, the actual order of
implementation may not always correspond with the priority level assigned to
that project/program. This discrepancy is caused by a variety of factors that
affect project effectiveness and feasibility over time (e.g., landowner willingness,
funding availability, changes in land ownership). Some projects, such as those
associated with shoreline planting, are relatively inexpensive and easy to permit
and should be implemented over the short and intermediate term despite the
perception of lower priority than projects involving extensive shoreline
restoration or large-scale capital improvement projects. Straightforward projects
with available funding should be initiated immediately for the worthwhile
benefits they provide and to preserve a sense of momentum while permitting,
Attachment C
City of Medina
Shoreline Restoration Plan
22
design, site access authorization, and funding for the larger, more complicated,
and more expensive projects are under way.
5.2.1 Priority 1 – Continue Water Resource Inventory Area (WRIA) 8
Participation
Of basic importance is the continuation of ongoing, programmatic, basin-wide
programs and initiatives such as the WRIA 8 Forum. Continue to work
collaboratively with other jurisdictions and stakeholders in WRIA 8 to
implement the Final Lake Washington/Cedar/Sammamish Watershed (WRIA 8)
Chinook Salmon Conservation Plan. This process provides an opportunity for
the City to keep in touch with its role on a basin-wide scale and to influence
habitat conditions beyond its borders, which, in turn, come back to influence
water quality and quantity and habitat issues within the City.
5.2.2 Priority 2 – Public Education and Involvement
Public education and involvement has a high priority in the City of Medina due
to the predominance of residential development along the shoreline. Recent
outreach efforts by other jurisdictions, such as the handbook Green Shorelines:
Bulkhead Alternatives for a Healthier Lake Washington (City of Seattle 2008),
have begun to change the perception of shoreline aesthetics, use, and ecological
health. This and other outreach efforts (i.e. workshops, websites, example
projects) are clear motivating and contributing factors for restoration activities on
private property.
While some opportunities for shoreline restoration exist within City parks (see
Section 4.7), many other opportunities exist on private properties. Regardless of
ownership, providing education opportunities and involving the public are keys
to success. Opportunities to engage the public include stewardship events,
educational signage in public parks, and the development of a long-term Public
Education and Outreach Plan (Section 4.5).
Specific projects from the Action Start List include developing a workshop series
and website that is tailored to lakeshore property owners, and that promotes
natural yard care, alternatives to vertical bulkheads, fish-friendly dock design,
best management practices for aquatic weed control, porous paving, and
environmentally friendly methods of maintaining boats, docks, and decks.
Additionally, design competitions and media coverage could be used to promote
the use of “rain gardens” and other low impact development practices that
minimize water quality impacts typically associated with development. A
home/garden tour or “Street of Dreams” type event might serve to showcase
these landscape/engineering treatments. These Action Start List goals could be
implemented by other local or regional government entities or non-profit
organizations, and they could provide a reference source for local residents.
Attachment C
The Watershed Company
November 2011
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5.2.3 Priority 3 – Reduce Shoreline Armoring along Lake
Washington, Create or Enhance Natural Shoreline Conditions
The preponderance of shoreline armoring and its association with impaired
habitat conditions, specifically for juvenile Chinook salmon, has been identified
as one of the key limiting factors along Lake Washington (Kerwin 2001).
Seventy-seven percent of the Medina shoreline is armored; 23 percent is semi-
natural, meaning that some shoreline function persists; and less than 0.1 percent
is natural (The Watershed Company and AHBL 2010).
Emphasis should be given to future project proposals that involve or have the
potential to restore privately-owned shoreline areas to more natural conditions.
An example of how shoreline armoring might be reduced on some lots along the
City’s residential areas is depicted below (Figure 3).
Figure 3. Partial bulkhead removal example project
Attachment C
City of Medina
Shoreline Restoration Plan
24
This example displays before and after images of a lot in which the existing
bulkhead is partially pulled back to create a shallow cove beach combined with
natural materials. This example combines the effort to improve habitat
conditions with improved access and aesthetics. The City should explore ways
to assist local property owners, whether through financial assistance, permit
expedition, or guidance to team together with restoration of multiple contiguous
lots (See Section 6.1 below).
Recommendations from the WRIA 8 Action Start List include a focus on reducing
shoreline armoring and encouraging salmon friendly shoreline design during
new construction or redevelopment by offering incentives and regulatory
flexibility to improve bulkhead and dock design and revegetate shorelines.
Other recommendations from the List that support this priority include:
1) increasing enforcement that addresses nonconforming structures over the long
run by requiring that major redevelopment projects meet current standards;
2) discouraging construction of new bulkheads and offer incentives (e.g., provide
expertise, expedite permitting) for voluntary removal of bulkheads, beach
improvement, riparian revegetation; 3) utilizing interpretive signage where
possible to explain restoration efforts.
5.2.4 Priority 4 – Reduction of In-water and Over-water Structures
Similar to Priority 3 listed above, in-water and over-water structures, particularly
piers, docks, and covered moorages, have been identified as one of the key
limiting factors in Lake Washington (Kerwin 2001). Overwater structure density
along the City’s shoreline is about 41 piers per mile – slightly higher than the
lake-wide average of 36 piers per mile (Toft 2001), but in-line with other
jurisdictions around Lake Washington. The density of residential development
along the City’s lakeshore is the main reason for the slightly higher-than-average
pier density. Future project proposals involving reductions in the size and/or
quantity of such structures should be emphasized. Such future projects may
involve joint-use pier proposals or pier reconstruction and may be allowed to
undergo an expedited permit process.
WRIA 8 Action Start List Recommendations in support of Priority 4 include: 1)
supporting the joint effort by NOAA Fisheries and other agencies to develop
dock/pier specifications that streamline federal/state/local permitting; 2)
promoting the value of light-permeable docks, smaller piling sizes, and
community docks to both salmon and landowners through direct mailings to
lakeshore landowners or registered boat owners sent with property tax notice or
boat registration tab renewal; and 3) offering financial incentives for community
docks in terms of reduced permit fees, loan fees/percentage rates, taxes, and
permitting time, in addition to construction cost savings. Similarly, the WRIA 8
Salmon Conservation Plan identified a future project (C302) to explore
Attachment C
The Watershed Company
November 2011
25
opportunities to reduce the number of docks by working with private property
owners.
5.2.5 Priority 5 – Improve Tributaries and Reduce Sediment and
Pollutant Delivery to Lake Washington
Although the occurrence of watercourses in shoreline jurisdiction is very limited,
their impacts to shoreline areas should not be discounted. Fairweather Creek in
particular, as well as natural drainages in Fairweather Nature Preserve have the
potential to provide fish habitat and wildlife habitat. In-city watercourses are
also a common receiving body for non-point source pollution, which in turn
delivers those contaminants ultimately to Lake Washington.
Many actions provided in the WRIA 8 Salmon Conservation Plan focus on
addressing water quality and stormwater controls, including:
Implement Phase 2 NPDES permit requirements
Address stormwater impacts from transportation projects involving new
or expanded roadways
Encourage low impact development through regulations, incentives,
education and training, and demonstration projects where practical
Improve enforcement of existing land use and other regulations
These recommendations emphasize the use of low impact development
techniques, on-site stormwater detention for new and redeveloped projects, and
control of point sources that discharge directly into surface waters. They involve
protecting and restoring vegetative cover, riparian buffers, wetlands, and creek
mouths by revising and enforcing critical areas ordinances and SMPs, incentives,
and flexible development tools. While some of these actions have limited
implementation potential within shoreline jurisdiction because of the general
lack of streams and wetlands along the lake, improvements to watercourses
elsewhere within City limits can impact water quality in Lake Washington and
thereby affect the shoreline in Medina.
Although the City of Medina shoreline does not contain known salmon
spawning habitat, the potential exists to improve salmon habitat through the
above actions that address water quality, sedimentation and shoreline habitat. A
local resident raises and releases coho fry into Fairweather Creek on an annual
basis. In past years the City has provided funding to support this effort. The
project involves volunteer education and is intended to supplement the
population of native coho salmon in Lake Washington.
Attachment C
City of Medina
Shoreline Restoration Plan
26
Chinook fry entering Lake Washington from the Cedar River and North Lake
Washington tributaries typically do not immediately disperse far from the mouth
of their natal stream and are largely dependent upon shallow-water habitats in
the littoral zone with overhanging vegetation and complex cover (Tabor and
Piaskowski 2002; Tabor et al. 2004). The mouths of creeks entering Lake
Washington (whether they support salmon spawning or not), as well as
undeveloped lakeshore riparian habitats associated with these confluence areas,
attract juvenile Chinook salmon and provide important rearing habitat during
the critical life stage early in the emigration period (February and March) (Tabor
et al. 2004; Tabor et al. 2006). Thus, any improvement to these areas in general is
beneficial to the species. As well, later in the spring (May and June), juvenile
Chinook are known to be well distributed throughout both limnetic and littoral
areas of Lake Washington, and could utilize suitable shoreline habitats along
Medina.
5.2.6 Priority 6 – Improve Shoreline Vegetation, Reduce Impervious
Coverage
Similar to the priority listed above to improve water quality and reduce sediment
and pollutant delivery, improved riparian vegetation and reduction in
impervious surfaces are emphasized throughout the WRIA 8 Salmon
Conservation Plan. There is significant potential to improve shoreline vegetation
on the City’s shorelines, primarily on private properties. Increased use of low
impact development techniques, including reductions in impervious surface
coverage, is likely to take place on both public and private development. The
City’s Parks Department should continue to improve shoreline landscapes by
incorporating areas of native vegetation. Private development should be
encouraged to utilize low impact development techniques such as the planting of
native trees and use of porous paving.
5.2.7 Priority 7 – Reduce Aquatic Non-Native Invasive Weeds
While not specifically listed in the WRIA 8 Salmon Conservation Plan, reduction
of aquatic invasive weeds from Lake Washington, particularly Eurasian water
milfoil and white water lily, is of particular concern across many jurisdictions
with Lake Washington shoreline. Not only are aquatic weeds a problem for
boats and swimmers, but they also tend to reduce dissolved oxygen to lethal
levels for fish, hampering foraging opportunities. Long-term control of aquatic
non-native invasive plants in Lake Washington will require coordinated inter-
jurisdictional collaboration.
5.2.8 Priority 8 – Acquisition of Shoreline Property for Preservation,
Restoration, or Enhancement Purposes
The City should explore the few remaining opportunities to protect natural areas
or other areas with high ecological value or restoration potential via property
Attachment C
The Watershed Company
November 2011
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acquisition. Although very little natural area exists, four privately owned areas
are vacant and presently vegetated. Other purchases would necessarily be of
developed property, which would most likely be prohibitively costly.
Mechanisms to purchase property would likely include collaboration with other
stakeholder groups, including representatives from local government, businesses
and the general public in order to develop a prioritized list of actions. Properties
throughout the highly developed shoreline could act as a showcase for voluntary
restoration actions on surrounding properties.
5.2.9 Priority 9 – City Zoning, Regulatory, and Planning Policies
The City should include environmental enhancement projects in its new CIP
project list and Parks Plans. The 2006-2011 CIP list included pier enhancements
at public parks and stream restoration on Fairweather Creek in coordination with
Earth Corps volunteers. CIP projects for 2012-2017 could include educational
signage, bioengineering on City parks properties, and planting overhanging
vegetation along the shoreline.
Many of the City’s regulations and plans have recently been or are presently
being updated. Notably, the City’s CAO was updated (May 2005) consistent with
the Best Available Science for critical areas, including those within the shoreline
area. As noted in the WRIA Implementation Monitoring Report (WRIA 8 2008),
both SMP and CAO are highly linked to the implementation of plan
recommendations. For the time being, it is generally considered most important
to capitalize on this Restoration Plan by focusing on implementing projects
consistent with the updated SMP policies and existing plans CAO, NPDES.
Unimplemented or unused policies, by themselves, will not improve habitat. As
time goes by, further review and potential updating of these policies may
increase in priority. Policy-related items in this category as listed in previous
sections include Comprehensive Plan Policies (Section 4.2), Critical Areas
Regulations (Section 4.3), and Stormwater Planning (Section 4.4), Capital
Improvement Plan (Section 4.6), Parks Plan (Section 4.7).
The City conducts all of the above at some level already, but significant
additional effort may be needed to document activities and to alter or upgrade
programs. For example, monitoring of 1) current conditions over time, 2) the
effectiveness of recommended best management practices, or 3) the effectiveness
of the City programs could provide useful information on which to base future
plans and actions.
Attachment C
City of Medina
Shoreline Restoration Plan
28
6 IMPLEMENTATION STRATEGIES
With projected budget and staff limitations, the City of Medina is limited in
implementing restoration projects or programs on its own. However, regional,
local agencies and organizations are active in Medina and the surrounding area.
The City’s SMP represents an important vehicle for facilitating and guiding
restoration projects and programs in partnership with other government
agencies or private and/or non-profit entities. The City can provide cooperation,
direction, and leadership to assure that project/program designs meet identified
goals. Possible approaches to achieving restoration goals are identified below.
6.1 Voluntary Restoration on Private Properties
Grant funding sources may be available for shoreline restoration on multiple
contiguous residential lots with interested landowners. Private residents would
likely need assistance from the City or another regional partner to help with
coordination and grant writing. The Green Shorelines program, a partnership
between WRIA 8, the City of Seattle, Ecology, Puget Sound Partnership, and
KCD may be able to provide coordination assistance. Restoring shoreline
properties that are connected to one another would provide significantly greater
benefits than a more piecemeal approach.
6.2 Development Opportunities
When shoreline development occurs, the City has the ability to look for
opportunities to encourage or facilitate restoration as a companion or parallel to
minimum mitigation requirements as part of the SMP. Development may
present timing opportunities for restoration that would not otherwise occur and
may not be available in the future. Mitigation may also be allowed through the
use of a fee-in-lieu-of or exchange of land for “banking” opportunities. In certain
cases, on-site mitigation opportunities are limited due to building site
constraints, limited potential ecological gains, or other site-specific factors. In
these instances, the project proponent could contribute to an off-site restoration
site within the immediate sub-basin, as identified by the City Shoreline
Administrator in lieu of on-site mitigation.
6.3 Development Incentives
Through the SMP, the City may provide development incentives for restoration
and public access, including development code incentives (e.g., height, density,
impervious area or lot coverage). This may serve to encourage developers to try
to be more imaginative or innovative in their development designs to include
more access and conservation. Examples include the building of trails,
installation of rain gardens or LID features above and beyond DOE
Attachment C
The Watershed Company
November 2011
29
requirements, shared parking, exceeding landscape or open space requirements,
or other innovative measures that benefit the environment and the citizenry.
6.4 Tax Relief / Fee System
A tax relief/fee system to directly fund shoreline restoration measures may be
investigated under the SMP. One possibility is for the City to work with King
County to implement a public benefit rating systems or other mechanisms that
may be administered by the Counties to encourage private landowners to
preserve natural shoreline features for "open space" tax relief. Ecology has
published a technical guidance document for local governments who wish to use
this tool to improve landowner stewardship of natural resources.
A second possibility is a Shoreline Restoration Fund. A chief limitation to
implementing restoration is local funding, which is often required as a match for
State and federal grant sources. To foster ecological restoration of the City’s
shorelines, the City may establish an account that may serve as a source of local
match monies for non-profit organizations implementing restoration of the City’s
shorelines. Monies drawn from the fund would be used as a local match for
restoration grant funds, such as the Salmon Recovery Funding Board (SRFB),
Aquatic Lands Enhancement Account (ALEA), King Conservation District
grants, or another source.
6.5 Resource Directory
Development of a resource list would be helpful in aiding potential partners or
property owners who want to be involved in restoration. Examples of grant
programs that could be included are:
Community Salmon Fund: The Community Salmon Fund has partnered
with King County and the King Conservation District to provide
matching funds for community based restoration projects that enhance
salmonid habitat.
Salmon Recovery Funding Board (SRFB) Grant Programs: SRFB
administers two grant programs for protection and/or restoration of
salmon habitat. Eligible applicants can include municipal subdivisions
cities, towns, and counties, or port, conservation districts, utility, park
and recreation, and school districts), tribal governments, state agencies,
nonprofit organizations, and private landowners.
Recreation and Conservation Office (RCO) is a Washington State entity
that hosts a variety of grant programs that range from recreation to
watershed recovery.
Attachment C
City of Medina
Shoreline Restoration Plan
30
6.6 Volunteer Coordination
The City could emphasize and accomplish restoration projects by using
community volunteers and coordinating with organizations such as the King
Conservation District, Stewardship Partners, Adopt-A-Stream, local churches,
Kiwanis, Rotary International, Chamber of Commerce, or Medina School District.
The City should strongly encourage the participation of citizens to build a strong
sense of stewardship that develops through their investment of time, money or
materials in the project. Probably the most important volunteer is the landowner
that acts as the steward of the land following the completion of a project. The
City could provide ongoing assistance and resources to landowners that need
additional plantings, equipment use or other materials to maintain their
restoration project.
7 PROPOSED IMPLEMENTATION SCHEDULE
AND MONITORING METHODS
The City’s shoreline zone is dominated by single-family residences, with some
private community holdings, vacant land, Medina Beach Park, and an access
easement from View Point Park to a public dock. Therefore, efforts should be
made to improve shoreline ecological function through the promotion of
restoration and healthy practices at all levels, from large-scale marina users to
single-family property owners. Improvement of shoreline ecological functions
on the shoreline requires a comprehensive watershed approach, which combines
upland and shoreline projects and programs.
The following table (Table 2) outlines a possible schedule and funding sources
for implementation of a variety of efforts that could improve shoreline ecological
function, and are described in previous sections of this report.
Table 2. Implementation Schedule and Funding for Restoration Projects,
Programs and Plans.
Restoration
Project/Program Schedule Funding Source or Commitment
WRIA 8 Participation
and Recovery Plan
Implementation
Ongoing
The City is a member jurisdiction of WRIA 8 and
contributes to WRIA 8 administration through an
interlocal agreement. Projects will be funded by the
City, partnering agencies and non-profit organizations,
and grants as projects and funding opportunities arise.
Attachment C
The Watershed Company
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Restoration
Project/Program Schedule Funding Source or Commitment
Comprehensive Plan
Policies Ongoing
The City makes a substantial commitment of staff time
in the course of project and program reviews to
determine consistency and compliance with the
recently updated Comprehensive Plan.
Critical Areas
Regulations Ongoing
The City makes a substantial commitment of staff time
in the course of project and program reviews to
determine consistency and compliance with their
recently updated Critical Areas Regulations.
Stormwater Planning Ongoing
Currently, staff time and materials are the only City
resource commitments. The City currently follows its
2009 Stormwater Management Program which
implements the City’s Phase II NPDES permit and
reports annually to Ecology. The City also is in full
compliance with NPDES permit requirements for Phase
II cities.
Public Education Ongoing
Currently, staff time and materials are provided in
developing public education and outreach efforts,
which are highlighted in the Comprehensive Plan policy
statement based on the goal of natural resource
protection. These items help guide City staff and local
citizen groups in developing mechanisms to educate
the public and broaden the interest in protecting and
enhancing local environmental resources.
Earth Corps Ongoing
Currently, staff time and materials to support this group
are a part of the City’s resource commitments. The
City’s Parks and Recreation Department is an “Agency
Partner” with Earth Corps.
Recommended Projects
Public As funds
and
opportunity
allow
Projects would likely be implemented either when grant
funds are obtained, when partnerships are formed
between the City and other agencies or non-profit
groups, or as may be required by the critical areas
regulations and the SMP during project-level reviews
by the City.
Recommended Projects
Private
Public Education/
Outreach
As funds
and
opportunity
allow
On-going and future education efforts should be
coordinated with the City and partnering agencies,
including funding sources (grant funding, monetary
donations, volunteer hours)
City planning staff will track all land use and development activity, including
exemptions, within shoreline jurisdiction, and will incorporate actions and
programs of the Parks and Utilities departments as well. A report will be
assembled that provides basic project information, including location, permit
type issued, project description, impacts, mitigation (if any), and monitoring
Attachment C
City of Medina
Shoreline Restoration Plan
32
outcomes as appropriate. Examples of data categories might include square feet
of non-native vegetation removed; square feet of native vegetation planted or
maintained; reductions in chemical usage to maintain turf; linear feet of eroding
bank stabilized through plantings; linear feet of shoreline armoring removed; or
number of fish passage barriers corrected. The report would also update Table 1,
above, and outline implementation of various programs and restoration actions
by the City or other groups) that relate to watershed health.
The staff report will be assembled to coincide with Comprehensive Plan updates
and will be used, in light of the goals and objectives of the SMP, to determine
whether implementation of the SMP is meeting the basic goal of no net loss of
ecological functions relative to the baseline condition established in the Shoreline
Analysis Report (The Watershed Company and AHBL 2010). In the long term,
the City should be able to demonstrate a net improvement in the City of
Medina’s shoreline environment.
Attachment C
The Watershed Company
November 2011
33
8 REFERENCES
City of Medina. 2005. City of Medina Comprehensive Plan.
City of Medina. 2006. City of Medina Capital Improvement Program.
City of Medina. Undated. Medina Parks Long Range Vision and Strategic Planning
Document. Available at http://www.medina-wa.gov.
Jones & Stokes Associates. 1992. Critical Areas Inventory – Wetlands and fish and
wildlife habitat conservation areas – City of Medina. Prepared for McConnell/Burke.
Kerwin, J. 2001. Salmon and steelhead habitat limiting factors report for the Cedar-
Sammamish Basin (Water Resource Inventory Area 8). Washington Conservation
Commission. Olympia, WA.
Tabor, R.A. and R.M. Piaskowski. 2002. Nearshore habitat use by juvenile chinook
salmon in Lentic systems of the Lake Washington Basin, Annual Report, 2001. U.S.
Fish and Wildlife Service, Lacey, WA.
Tabor, R.A., H.A. Gearns, C.M. McCoy III, and S. Camacho. 2006. Nearshore habitat use
by juvenile Chinook salmon in lentic systems of the Lake Washington Basin, Annual
Report, 2003 and 2004. U.S. Fish and Wildlife Service, Lacey, WA.
Tabor, R.A., J.A. Schuerer, H.A. Gearns, and E.P. Bixler. 2004. Nearshore habitat use by
juvenile Chinook salmon in lentic systems of the Lake Washington basin, annual
report, 2002. U.S. Fish and Wildlife Service, Western Washington Fish and Wildlife
Office, Lacey, WA.
The Watershed Company and AHBL. 2010. Final Shoreline Analysis Report for the City
of Medina’s Lake Washington Shoreline. Prepared for City of Medina, Development
Services Department.
Toft, J.D. 2001. Shoreline and dock modifications in Lake Washington. Prepared for
King County Department of Natural Resources. October 2001. SAFS-UW-0106.
Washington Department of Ecology. 2007. Washington State Toxics Monitoring
Program: Contaminants in Fish Tissue from Freshwater Environments in 2004 and
2005. Publication No. 07-03-024. June 2007.
http://www.ecy.wa.gov/pubs/0703024.pdf
Washington Department of Transportation. 2010. Updated Environmental Assessment:
SR 520 Bridge Replacement and HOV Program.
Attachment C
City of Medina
Shoreline Restoration Plan
34
WRIA 8 Steering Committee. 2002. Lake Washington/Cedar/Sammamish Watershed
WRIA) Near-Term Action Agenda For Salmon Habitat Conservation. August, 2002.
http://dnr.metrokc.gov/wrias/8/near-term-action-agenda.htm.
WRIA 8 Steering Committee. 2005. Final Lake Washington/Cedar/Sammamish
Watershed (WRIA 8) Chinook Salmon Conservation Plan. July 2005.
Attachment C
The Watershed Company
November 2011
35
9 LIST OF A CRONYMS AND ABBREVIATIONS
CAO critical areas ordinance
CIP ............................... Capital Investment Program
GMA ............................ Growth Management Act
LID ............................... low impact development
NPDES ......................... National Pollutant Discharge Elimination System
OHWM ........................ ordinary high water mark
PHS .............................. Priority Habitats and Species
SMA ............................. Shoreline Management Act
SMP .............................. Shoreline Master Program
WDFW ......................... Washington Department of Fish and Wildlife
WRIA ........................... Water Resource Inventory Area
WSDOT ....................... Washington State Department of Transportation
Attachment C
Attachment C
The Watershed Company
November 2011
A PPENDIX A
City of Medina letter of support for
the WRIA 8 Chinook Salmon
Conservation Plan
Attachment C
Attachment C
Attachment C
Attachment C