23.60A.170

A. View corridors shall be provided and maintained on properties pursuant to the standards in each shoreline environment and this Section 23.60A.170 . If a standard in the shoreline environment is inconsistent with a standard in this Section 23.60A.170 , the standard in the shoreline environment applies. B. Minimum standards for view corridors are as follows, unless otherwise provided in the shoreline environment where the view corridor is located: 1. View corridors shall provide a view of the water through the lot from the public right-of-way. 2. View corridors a. A view corridor or corridors meeting the minimum size requirement of the applicable shoreline environment shall be provided and maintained. b. Applicants may meet their total percentage by providing multiple view corridors on a lot if each view corridor has a minimum width of 10 feet, except in the UH environment where the maximum number of view corridors is two, and each view corridor has a minimum width of 20 feet. c. When more than one lot comprises a development site the Director may allow the view corridor requirements to be consolidated on one or more lots. 3. Structures, including but not limited to buildings, fences, and covered walkways, shall not be located in view corridors unless the slope of the lot permits a full, unobstructed view of the water over the structures or unless allowed to be in the view corridor under the view corridor standards for the shoreline environment where the corridor is proposed. Eaves and open railings may be located in view corridors. 4. Parking for motor vehicles is not allowed in view corridors, except if allowed to be in the view corridor under the view corridor standards for the applicable shoreline environment, or if the applicant demonstrates that: a. The parking is required parking for a water-dependent or a water-related use and no reasonable alternative exists; or b. The area of the lot where the parking would be located is 4 or more feet below street level. 5. If the use is allowed, allowed as a special use or allowed as a shoreline conditional use in the applicable shoreline environment, the following may be located in a required view corridor: a. Open wet moorage; b. Storage of boats undergoing repair; and c. Outdoor storage of items accessory to water-dependent or water-related uses. 6. Removal of existing landscaping is not required. New landscaping complying with the standards of Section 23.60A.190 is allowed in a view corridor. C. Waiver or Modifications 1. The Director may waive or modify the view corridor requirements if the applicant demonstrates that the intent to preserve views cannot be met by a strict application of the requirements or one of the following conditions applies: a. There is no available clear view of the water from the street; b. Existing development or topography effectively blocks any possible views from the street; or c. The view corridor requirement would prohibit use of the lot for water-dependent shoreline uses or physical public access; or d. The lot width is 50 feet or less, and the lot is located in a multifamily zone. 2. In determining whether to waive or modify the requirement, the Director shall consider the following factors: a. The direction of predominant views of the water; b. The extent of existing public view corridors, such as parks or street ends in the immediate vicinity; c. The availability of actual views of the water and the potential of the lot for providing those views from the street; d. The percent of the lot that would be devoted to a view corridor if the requirements were strictly applied; e. Extreme irregularity in the shape of the lot or the shoreline topography that precludes effective application of the requirements; and f. The purpose of the shoreline environment in which the development is located, to determine whether the primary objective of the environment is water-dependent uses or public access views. D. The Director may reduce or waive the yard and setback requirements in underlying residential zones in order to facilitate the goal of providing view corridors. (Ord. 124105 , § 3, 2013.)