Source: https://www.codepublishing.com/WA/Bothell/html/Bothell12/Bothell1250.html
Timestamp: 2018-09-19 09:37:33
Document Index: 586962019

Matched Legal Cases: ['§ 3', '§ 2', '§ 3', '§ 2', '§ 1', '§ 3', '§ 2', '§ 3', '§ 1', '§ 2', '§ 1', '§ 3', '§ 2', '§ 2', '§ 3', '§ 2', '§ 3', '§ 2', '§ 2', '§ 3', '§ 3', '§ 2', '§ 3', '§ 3', '§ 2', '§ 2', '§ 3']

Chapter 12.50 CANYON CREEK/39TH AVENUE SE SUBAREA REGULATIONS
CANYON CREEK/39TH AVENUE SE SUBAREA REGULATIONS
12.50.010 Purpose.
12.50.020 Canyon Mobile Park mobile home park overlay – R 9,600 zoning on 228th Street SE.
12.50.030 Regulation of uses for protection of groundwater resources.
12.50.040 Preservation of the hydrologic cycle within the North Creek Protection Area (NCPA).
12.50.050 Wildlife standards within the North Creek Protection Area (NCPA).
12.50.060 Definitions.
Subarea zoning regulations implement subarea-specific policies in the Imagine Bothell... Comprehensive Plan. The subarea zoning regulations in this chapter apply specifically to land within the Canyon Creek/39th Avenue SE Subarea. Subarea zoning regulations are in addition to city-wide zoning regulations or, where more restrictive, take the place of city-wide zoning regulations. (Ord. 2215 § 3 (Exh. B3), 2016; Res. 1332; Ord. 2163 § 2 (Exh. B-3), 2014; Ord. 2053 § 3 (Exh. C), 2010; Ord. 1946 § 2, 2005; Ord. 1629 § 1, 1996).
Development shall be limited to the existing mobile home park (MHP) and any additional mobile or manufactured homes which may be permitted by existing approvals or by new approvals obtained under Chapter 12.08 BMC. Redevelopment to uses other than a mobile home park shall require prior review and approval of an amendment to the Imagine Bothell... Comprehensive Plan. (Ord. 2215 § 3 (Exh. B3), 2016; Res. 1332; Ord. 2163 § 2 (Exh. B-3), 2014; Ord. 2053 § 3 (Exh. C), 2010; Ord. 1957 § 1 (Exh. B), 2006; Ord. 1946 § 2, 2005; Ord. 1629 § 1, 1996).
The Palm, Woods and Cole, and North Creek drainage basins within the Canyon Creek/39th Avenue SE Subarea have been identified as important sources of water for North Creek, via groundwater and surface water movement. This water promotes the long-term vitality of the fisheries resources found in North Creek. This section augments and amends other development codes by establishing regulations for the protection of groundwater resources specifically within the Palm, Woods and Cole, and North Creek drainage basins.
6. Uses identified by the Bothell Surface Water Design Manual as pollution-generating impervious or pervious surfaces shall be prohibited.
B. County, State and Federal Regulations. All activities, uses, and construction activities shall be in accordance with applicable county, state and federal regulations for groundwater protection. Further, all activities must comply with the water source protection requirements of the U.S. Environmental Protection Agency, Washington State Department of Health, Washington State Department of Ecology, and the King and Snohomish County health districts. (Ord. 2215 § 3 (Exh. B3), 2016; Ord. 2200 § 2 (Exh. B), 2016; Res. 1332; Ord. 2163 § 2 (Exh. B-3), 2014; Ord. 2053 § 3 (Exh. C), 2010; Ord. 1946 § 2, 2005).
The North Creek Protection Area (NCPA) low impact development (LID) overlay is assigned to properties within the Canyon Creek/39th Avenue SE Subarea as a special regulation to protect the known critical fish and wildlife habitat present in this subarea through the low impact development (LID) overlay and other regulations. The Palm, Woods and Cole Creek drainage basins within the Canyon Creek/39th Avenue SE Subarea have been identified as important sources of water for North Creek, via groundwater and surface water movement, which water promotes the long-term vitality of the fisheries resources found in North Creek. This chapter augments and amends other development codes by establishing regulations for the maintenance and restoration of the hydrologic cycle, particularly as it affects protection of surface and groundwater resources specifically within the Palm, Woods and Cole and North Creek drainage basins. This land use section shall be used in conjunction with the Bothell Design and Construction Standards and Specifications, and the Bothell Surface Water Design Manual (Bothell Standards).
B. Exceptions. The special provisions of the NCPA shall not be applied to the following activities or developments; provided, however, that all activities and developments shall fully comply with the city’s critical areas regulations of Chapter 14.04 BMC, the Bothell Design and Construction Standards, including the Bothell Surface Water Design Manual, the tree retention requirements of Chapter 12.18 BMC, and all other applicable city-wide regulations:
2. Construction of a single-family residence on any lot of record legally established on or before March 15, 2008;
3. Short subdivisions proposing a lot area of 40,000 square feet or greater may be exempt from the special provisions of this section provided the short subdivision:
a. Creates no more than four lots;
b. Complies with the area, dimensional, setback, building coverage, hard surface coverage, building height and other standards of the city’s R 40,000 zoning classification as stipulated within Chapter 12.14 BMC;
c. Complies with all other city-wide regulations including the critical areas regulations, other applicable provisions of the zoning code, the tree retention requirements of Chapter 12.18 BMC, the latest edition of the Bothell Surface Water Design Manual and other city-wide standards; and
d. Such short subdivisions shall be exempt from the minimum lot area provisions of BMC 12.14.030(B)(2)(c).
C. Special Submittal Requirements.
1. Site Assessment. A site assessment shall be submitted for all developments not excepted from these provisions which identifies and describes the natural processes existing on and around the development site including:
e. Wetlands and other critical areas;
b. Location of Fish and Wildlife Habitat. The study shall depict the location of all streams, floodplains, wetlands, riparian areas, forested areas and all other critical areas and associated buffers as required by Chapter 14.04 BMC on and within 300 feet of the project area, or another dimension as approved by the director.
c. Habitat Assessment. A habitat assessment shall be included as part of the special study and shall include:
(1) Detailed description of vegetation on and adjacent to the project area;
(2) Identification of any species of local importance, priority species, or endangered, threatened, sensitive, or candidate species that have a primary association with habitat on or adjacent to the project area, and assessment of potential project impacts to the use of the site by the species;
(3) A discussion of any federal, state, or local special management recommendations, including Washington Department of Fish and Wildlife habitat management recommendations, that have been developed for species or habitats located on or adjacent to the project area;
(4) A detailed discussion of the direct potential impacts on habitat by the project, including potential impacts to water quality;
(5) A discussion of specific measures and design features proposed by the applicant to avoid, minimize or mitigate impacts to habitat, including buffers wider than those required in Chapter 14.04 BMC, if found to be warranted;
(6) A discussion of the specific storm water facilities proposed by the applicant to provide for protection of surface water and groundwater in the vicinity of the development; and
(7) A discussion of management practices that will protect habitat after the project site has been developed, including proposed monitoring and maintenance.
D. Site and Building Design Regulations.
b. Site design and storm water facilities shall be designed in accordance with these low impact development regulations as provided herein, and the 2016 Bothell Surface Water Design Manual.
2. Effective Impervious Surface Coverage.
a. Effective impervious area (EIA) shall not exceed 20 percent. EIA shall be based upon the gross area of the total site.
b. Within the NCPA, the director of public works shall specify the following forest equivalent storm water facilities in order of preference:
(1) Dispersion into intact forest areas;
(2) Bioretention.
(1) Infiltration;
(2) Other approved LID measures, provided the applicant demonstrates that such measures meet the forest equivalency performance standard stated in the Bothell Surface Water Design Manual;
(3) A combination of infiltration and/or other approved LID measures to reduce the requirement for storm water detention facilities such that the combined system meets the forest equivalency performance standard stated in the Bothell Surface Water Design Manual;
(4) Forest equivalent storm water detention.
These special storm water treatment requirements shall be applied to the entire subject property or site and shall not be limited to the developable area, or actually developed area of the subject site.
c. A maintenance/management plan addressing the proposed surface water facilities consistent with the Bothell Standards and BMC Title 18 shall accompany all proposals.
d. Application of the effective impervious area (EIA) shall be limited by the following:
(1) The effective impervious area standard shall not apply to arterials and collector streets, including the area of any arterial right-of-way dedicated to the city as part of a private residential or commercial project; provided, that the maximum feasible reduction of surface water runoff is achieved in project design in accordance with the 2016 Bothell Surface Water Manual, as amended.
(2) The effective impervious surface area standard shall not apply to existing development, lots of record in existence on or before March 15, 2008, and other development activities as identified in subsection B of this section.
a. Within lands zoned R 5,400a (LID), an area equal to 50 percent of the gross site area shall be preserved as permanent forest cover. Areas allowed to be credited as forest cover include:
(2) Intact forest areas within critical areas and critical area buffers as defined by Chapter 14.04 BMC; provided, however, that within a critical area or a critical area buffer 100 percent of all intact forest or vegetated cover shall be preserved; or
(1) A forest rehabilitation or restoration plan prepared by a qualified expert in forestry, forest rehabilitation or restoration, landscape architecture or another field familiar with forest rehabilitation within which the expert shall make specific recommendations regarding the type of plant materials, the number of plants to be installed, any soil amendments that are needed to rehabilitate the forest, a maintenance and management plan consistent with subsection (D)(3)(d) of this section and a contingency plan to be implemented should the forest rehabilitation not meet its objectives;
(1) A forest restoration plan prepared by a qualified expert in forestry, forest restoration or rehabilitation, landscape architecture or another field familiar with forest restoration within which the expert shall make specific recommendations regarding the type of plant materials, the number of plants to be installed, identify soil amendments needed to rehabilitate the forest, a maintenance and management plan consistent with subsection (D)(3)(d) of this section and shall include a contingency plan to be implemented should the forest rehabilitation not meet its performance objectives;
(2) The forest restoration plan shall be implemented prior to the issuance of any final occupancy permits for the subject property; and
(1) Surface water dispersion systems as described in the LID Supplement to the Bothell Design Standards specifications and the Bothell Surface Water Design Manual;
d. All preserved, rehabilitated and restored forest areas must be accompanied by a management plan addressing:
(C) Dedication of a separate tract containing the forest area to the city, another public agency, or conveyance to a legal entity such as an incorporated land trust, which ensures the ownership, protection and maintenance, and protection of the forest cover.
(D) Management of any storm water management facilities allowed within the forest area;
4. Site Design Regulations. Site design shall consider the information gathered in the special site study to identify and describe the natural processes existing on and around the development site and how the site design, lay out and arrangement of site improvements preserves natural processes to the maximum extent feasible.
(3) Graded slopes and alteration of vegetation cover shall be avoided by road placement, and through use of retaining walls which allow the maintenance of existing natural slope areas and shall be preferred over graded artificial slopes;
(A) Use of pole- or pin-type construction which conforms to the existing topography is preferred.
(D) Standard prepared building pads (slab on grade) resulting in grading more than 15 feet outside the building footprint area or more than three feet of topographic modification are prohibited.
C. Modification of Development Regulations.
1. To accommodate low impact development, the community development director is authorized to modify Chapters 12.14, 12.18, and 12.20 BMC, as specifically described below, without the need for a variance as provided for in Chapter 12.36 BMC. The city of Bothell shall decline to approve modifications in cases where conflicts occur with the Imagine Bothell... Comprehensive Plan and Fitzgerald/35th Avenue SE Subarea plan policies or if the public health, safety and welfare would not be furthered by the proposed modification.
(1) Within the R 5,400a (LID) zoning classification, the minimum lot area per single-family dwelling unit may be reduced by as much as 40 percent. For example, properties with a zoning classification of R 5,400a (LID) may have a minimum lot area of 3,250 square feet.
(2) Within the R 5,400a (LID) zoning classification, minimum lot circle diameter may be reduced by as much as 20 percent. For example, properties with a zoning classification of R 5,400a (LID) may have a minimum lot circle diameter of 40 feet.
(3) Lots which are modified under subsections (C)(1)(a)(1) and (2) of this section shall provide for a special setback of 25 feet along common property lines whenever such lots are located within 50 feet of an existing primary single-family building.
c. In addition to the circumstances within BMC 12.18.160 where the community development director may grant modification to the required landscape standards of Chapter 12.18 BMC, the community development director may also grant modification to accommodate dispersion and bioretention facilities within required landscape areas. All landscape areas shall be graded to provide for water retention where feasible. Except as accessory to single-family dwellings, turf shall be discouraged and limited to recreation or community gathering areas.
d. Recreation area standards of Chapter 12.20 BMC which are applicable to the R 5,400a (LID) zone may be varied according to the following:
(1) The minimum recreation area required in BMC 12.20.020 may be modified by the community development director when trails and viewing platforms or facilities of a similar nature are provided within or adjacent to retained forest areas.
(2) Single purpose facilities may account for up to 80 percent of the required recreation area.
(3) Location, layout and dimensions of required recreation areas in BMC 12.20.040 may be varied to accommodate the use of trails and other linear facilities located within forest retention areas.
2. To accommodate low impact development the public works director, in consultation with the fire marshal, is authorized to modify the Bothell Design and Construction Standards and Specifications (Bothell Standards) as adopted in BMC 17.02.010 as specifically described below without the need for a variance as provided for in Chapters 17.23 and 18.08 BMC.
a. Bothell Design and Construction Standards.
(1) Public street width standards may be reduced pursuant to the following:
(A) Streets classified by the city as public local access streets (ADT less than 500) will be allowed to be constructed as two-lane, two-way, 20-foot-wide clear, drivable surface constructed of a standard paving material; provided, that a prohibition for on-street parking is provided on both sides of the street with appropriate signage.
(B) Should on-street parking on one side of the street be desired, a six-foot-wide parking area will be added to the 20-foot-wide drivable surface for a total width of 26 feet. The six-foot-wide parking area may be constructed of a pervious material as approved by the public works director.
(C) Should on-street parking on both sides of the street be desired, a six-foot-wide parking area will be added to both sides of the 20-foot-wide drivable surface for a total width of 32 feet. The six-foot-wide parking area may be constructed of a pervious material as approved by the public works director.
(D) Local access streets (ADT less than 500) may be allowed to be constructed as one-way looped road sections under the direction of the public works director and the city fire marshal.
(E) Guest parking must be provided when on-street parking is not constructed. One guest parking stall shall be provided for every four dwelling units. All guest parking will be clearly identified with signage and striping.
(2) Private street and fire department access drives may be reduced to the following:
(A) Local access streets (ADT less than 500) will be allowed to be constructed as a 16-foot-wide clear, drivable surface constructed of standard pavement materials, with an additional three-foot pervious material shoulder capable of supporting the imposed weight of a fire apparatus on each side; provided, that a prohibition for on-street parking is provided on both sides of the street with appropriate signage.
(B) Guest parking must be provided when on-street parking is not constructed. One guest parking stall shall be provided for every four dwelling units. All guest parking will be clearly identified with signage and striping.
b. Roadway materials standards may be varied according to the following:
c. Cul-de-sac and turn-around dimensions may be varied to provide a hammerhead type of design to reduce impervious surface and may be constructed of pervious pavement pursuant to the Bothell Design and Construction Standards; provided, however, that the fire marshal may stipulate the use of special fire prevention facilities such as sprinklers in buildings, special fire hydrant spacing, or other fire prevention facilities.
d. Pedestrian facility placement, design, and materials standards may be varied according to the following:
e. Parking lot standards may be varied to allow pervious pavement throughout the parking lot, provided drive aisles are capable of supporting the weight of fire apparatus. Pervious pavement may be required on all portions of the parking lot other than the drive aisle when soil conditions warrant.
D. Supplemental Requirements Regarding the Use of Specific Types of Low Impact Storm Drainage Facilities within the NCPA. Within the NCPA, the director of public works shall specify the following forest equivalent storm water facilities in order of preference:
1. Dispersion into intact forest areas;
2. Bioretention.
1. Infiltration;
2. Other approved LID measures, provided the applicant demonstrates that such measures meet the forest equivalency performance standard stated in the Bothell Surface Water Design Manual;
3. A combination of infiltration and/or other approved LID measures to reduce the requirement for storm water detention facilities such that the combined system meets the forest equivalency performance standard stated in the Bothell Surface Water Design Manual;
4. Forest equivalent storm water detention.
These special storm water treatment requirements shall be applied to the entire subject property or site and shall not be limited to the developable area, or the actually developed area of the subject site.
E. The public works director may allow variation in the Bothell Design and Construction Standards and Specifications (Bothell Standards) as provided for in BMC 17.02.010 to accommodate low impact development as provided below:
1. Application of Standards.
a. Best Available Information. The public works director may approve alternatives to these standards upon review of evidence submitted by the applicant that such modifications are equal to or better than the requirements in these regulations and meet the specific criteria in Section 1-7 of the Bothell Design and Construction Standards.
b. Dispersion into Preserved Forest. Dispersion of runoff from an impervious surface into retained forest areas may utilize several facilities subject to approval by the public works director. The Bothell Surface Water Design Manual describes different methods for implementing dispersion on a site to reduce EIA and provide credits for treatment and flow control. (Ord. 2215 § 3 (Exh. B3), 2016; Ord. 2200 § 2 (Exh. B), 2016; Res. 1332; Ord. 2163 § 2 (Exh. B-3), 2014; Ord. 2053 § 3 (Exh. C), 2010).
The North Creek Protection Area (NCPA) is assigned to properties within the Canyon Creek/39th Avenue SE Subarea as a special regulation to protect the known critical fish and wildlife habitat present in this subarea. This special regulation is intended to augment the fish and wildlife protections afforded under Chapter 14.04 BMC, Critical Area Regulations; and BMC Title 13, Shoreline Management, where applicable. The primary emphasis of this section shall be the application of best available science for the protection of any critical fish and wildlife habitat present on or in the vicinity of the subject property.
2. Additional wildlife corridors are designated on the zoning map to provide additional connections between critical areas that may not be provided by contiguous critical areas or critical area buffers. These wildlife corridors shall follow critical areas and be invoked by the director of community development when a contiguous corridor is not provided by the application of the critical areas regulations of Chapter 14.04 BMC. Wildlife corridors are shown on the zoning map.
1. All specific habitat-related measures proposed in the special study required under BMC 12.50.040(B) shall be based upon documented best available science for the specific type of habitat and plant and animal species located on the subject property;
7. The director may require modifications to the development layout, design, location of buildings or other improvements to ensure consistency with best available science and/or to protect the fish and wildlife habitat present on the subject property. (Ord. 2215 § 3 (Exh. B3), 2016; Res. 1332; Ord. 2163 § 2 (Exh. B-3), 2014; Ord. 2053 § 3 (Exh. C), 2010).
“Bioretention facility” means a landscaped depression, with a designed soil mix and indigenous plant materials that are adapted to high soil moisture conditions that receives storm water runoff from a developed area.
1. Forest rehabilitation consists of interplanting within an area containing existing mature and immature trees that have established an overhead canopy but may not be a solid canopy cover. Plantings to rehabilitate a forest shall consist of exclusively native or indigenous trees, understory and emergent plants.
2. Forest restoration consists of interplanting an area where the native trees have been removed and/or replaced for agricultural or ornamental purposes but the native soils remain in place. Plantings to restore a forest shall consist of exclusively native or indigenous trees, understory plants and emergent plants.
“Vegetated roof” means a vegetated roof carrying, and designed to carry, at least 18 inches of soil supporting plant life, built by a licensed roofing contractor meeting the criteria of the Bothell Surface Water Design Manual. (Ord. 2215 § 3 (Exh. B3), 2016; Ord. 2200 § 2 (Exh. B), 2016; Res. 1332; Ord. 2163 § 2 (Exh. B-3), 2014; Ord. 2053 § 3 (Exh. C), 2010).