Hunts Point City Zoning Code
CHAPTER 18
31 R-40 ZONE
§ 18.31.010 Bulk regulations.
(1)
No more than one primary residential building and two accessory buildings may be constructed or occupied on each zoning lot or lot of record.
(2)
The following bulk regulations apply to each zoning lot or lot of record:
(a)
Minimum lot size: 40,000 square feet.
(b)
Minimum front lot line setback (all structures):
(i)
Waterfront lot: No closer to the front lot line than the stringline setback or, in the absence of dwellings on the two adjacent lots, 25 percent of the lot depth, but in no instance less than 125 feet.
(ii)
Non-waterfront lot: As approved by the most recent building permit on file with the town of Hunts Point, but in no instance less than 25 feet.
(c)
Minimum rear lot line setback:
(i)
Waterfront lot: No less than 25 percent of the lot depth, and in no instance less than 50 feet.
(ii)
Non-waterfront lot: 10 feet.
(d)
Minimum side lot line setback: No less than 10 percent of the lot width, and in no instance less than 10 feet.
(e)
Maximum gross floor area ratio including primary and accessory structures:
Lot Area | GFAR |
|---|---|
0 – 20,000 sq. ft. | 0.25 |
20,001 – 40,000 sq. ft. | 5,000 sq. ft. plus 0.15 of lot area over 20,000 sq. ft. |
40,001 – 100,000 sq. ft. | 8,000 sq. ft. plus 0.10 of lot area over 40,000 sq. ft. |
Over 100,000 sq. ft. | 14,000 sq. ft. plus 0.05 of lot area over 100,000 sq. ft. |
(i)
The maximum gross floor area ratio is also subject to the following conditions:
(A)
The primary residential building may not exceed the larger of 12,000 square feet or 0.75 of the maximum gross floor area.
(B)
The gross floor area (GFA) of any structure located within 25 feet of the primary residential building shall be included in the GFA of the primary residential building.
(f)
Maximum height of building: An inward sloping line at 45 degrees from the vertical beginning at a point 15 feet above the intersection of the original grade and the minimum side yard setback lines but not to exceed 30 feet above an original grade reference line nor a height of 36 feet above the finish grade measured from any point of contact of the finish grade with the building wall, deck, porch or veranda structure to the highest point of the building structure (see illustration, Appendix B1[1]).
[1]
Editor's Note: Appendix B1 Maximum Building Height Section R-40 Zone is included as an attachment to this title.
(g)
The maximum floor area of all accessory buildings and structures shall not exceed 4,000 square feet.
(Ord. 571 § 2 (Exh. A), 2024; Ord. 584 § 2, 2025)
§ 18.31.020 Accessory uses.
(1)
No accessory use, building, or structure is allowed absent of the primary residential building.
(2)
No more than two separate buildings, excluding the primary residential building, a single garden shed less than 120 square feet in floor area, a single pump house for lake irrigation less than 120 square feet in floor area, and all covered moorage, shall be permitted on any zoning lot.
(3)
Repealed by Ord. 584.
(4)
No accessory uses, buildings, or structures are allowed in the setback areas except driveways, fences, hedges, walls, and similar elements as described in this section.
(5)
Fence or fences, which terms shall include, unless otherwise specifically noted, walls, gates, rails, hedges, barriers or other boundary structures or any combination thereof, except as follows:
(a)
In the front yard:
(i)
No fence situated in a front yard shall have a height above the finished grade of the ground upon which it is situated exceeding four feet measured to the highest point, except in the case of swimming pool fences, which shall be governed by Chapter 18.40 HPMC.
(ii)
Fences may be extended to the shoreline or face of a waterfront bulkhead when located on or within 10 feet of the side property line if provided with a safety opening at least three feet in width no more than 30 feet from the shoreline or the face of a waterfront bulkhead.
(iii)
Front yard fences across the waterfront shall not be located within 10 feet of the shoreline or the inside edge of a waterfront bulkhead, whichever distance is greater, and shall be provided with a safety opening at least three feet in width.
(iv)
Dirt or other fill under, behind, or in front of fences, or artificial mounds beneath the same shall not be deemed to be "finished grade."
(b)
Other yards:
(i)
Except for swimming pool fences which are governed by Chapter 18.40 HPMC, fences located in the side and rear yards shall not exceed six and one-half feet in height, measured to the highest point, above the finished grade of the ground upon which they are situated.
(ii)
Dirt or other fill under, behind, or in front of such fences, or artificial mounds beneath the same shall not be deemed to be "finished grade."
(c)
Except for hedges, fences shall maintain a minimum distance from the public street back edge of curb.
(i)
Waterfront lot: The minimum distance is 20 feet.
(ii)
Non-waterfront lot: The minimum distance is 10 feet.
(d)
Except for hedges, all portions of such structures visible from a town roadway shall be composed of materials and colors compatible with the evergreen setting of Hunts Point and visually screened from the roadway by plantings obscuring 75 percent of the visible structure at all times of the year. Such plant screening shall be at least 50 percent evergreen and be effectively complete or grown within three years of the date the structure is completed. Screen plantings shall be maintained at this minimum screening level thereafter. Swimming pool fences which shall be govered by Chapter 18.40 HPMC are exempted.
(e)
In the event a fence is finished on only one side, the finished side of such fence shall face away from the property being fenced.
(f)
Gates constructed for security purposes across a driveway from the public right-of-way shall permit immediate access for police, fire, ambulance, and other emergency vehicles.
(g)
Bellevue fire department approval is required as part of the application process for all new gates.
(6)
Off-street parking areas, driveways and private automobile storage garages or carports shall be permitted in rear yards only.
(a)
Parking areas may not be located in the setback area.
(b)
Parking of vehicles on private and public property shall conform to Chapter 18.42 HPMC and all other applicable regulations.
(c)
The use of shared driveways is encouraged; provided, that any appropriate easements have been recorded.
(d)
The location of driveways to allow for buffer plantings between adjacent properties is encouraged.
(e)
A minimum of two off-street parking spaces located outside the setback shall be provided for the primary residence.
(f)
Each lot shall use one driveway which has a maximum width of 20 feet in the public right-of-way.
(7)
Patios are allowed accessory uses provided they meet all setbacks and are uncovered in the front yard.
(8)
Open structural ornamentation is an allowed accessory use, provided any ornamentation erected or grown within 10 feet of any building shall permit ingress and egress in the event of fire or other emergencies.
(9)
Greenhouses and buildings erected for the storage of landscaping and gardening equipment, which equipment is used only for the purpose of maintaining the zoning lot upon which it is located, are allowed; provided, that such buildings shall only be permitted in the rear yard.
(10)
Pump houses or other structures for enclosure of mechanical equipment, whether roofed or open; provided, that:
(a)
No part of the structure shall be placed within 10 feet of the shoreline or face of a waterfront bulkhead.
(b)
No part of the structure shall be placed within the side or rear lot line setbacks as required for other structures.
(c)
The structure shall not exceed the height limit for fences in front, rear, and side yards.
(d)
The structure shall be screened by evergreen plantings so that no part of the structure is visible from a point five feet above either the mean water level of Lake Washington or the finished grade of neighboring properties at the property line.
(e)
The structure shall not exceed 120 square feet in floor area.
(11)
Hobby shops: Permitted as a use in any accessory building or in the primary residential building. Any hobby conducted out of doors shall be so screened as to be obscured from public right-of-way and adjoining properties.
(12)
Waterfront structures, swimming pools and spas, and game courts: See Chapter 18.40 HPMC.
(13)
Animals: Permitted as a use on any zoning lot and in any primary or accessory building; provided, that no more than two dogs or two cats shall be kept on any zoning lot except for breeding litters under the age of six months; and provided further, that none of the following shall be permitted: horses, cattle, asses, sheep, goats, swine, domestic fowl, or nondomestic animals.
(14)
Accessory dwelling units (ADUs): No more than one accessory dwelling unit, subordinate to and either attached to or detached from the primary residential building, may be constructed or occupied on each zoning lot or lot of record.
(a)
Each ADU must provide a minimum of two off-street parking spaces which are in addition to those required for the primary residential unit unless this provision is subject to HPMC 18.20.160(3) or (4).
(b)
The total floor area of an attached or detached ADU shall not exceed 1,500 square feet.
(c)
Accessory dwelling units shall meet all technical code standards in HPMC Title 15, which includes but may not be limited to building, electrical, fire, and plumbing code requirements.
(Ord. 571 § 2 (Exh. A), 2024; Ord. 584 § 2, 2025)
