Yarrow Point City Zoning Code
CHAPTER 17
16 DEVELOPMENT STANDARDS
§ 17.16.010 Lot area.
The area of lots formed by platting (subdivision) shall not be less than:
A.
Zone R-12: 12,000 square feet.
B.
Zone R-15: 15,000 square feet.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.020 Structure area.
The total structure area shall not exceed 30 percent of the lot area.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.030 Structure height.
A.
Structure height shall not exceed 25 feet above original grade or 31 feet above finished grade, whichever is less.
1.
Height above original grade shall be measured by offsetting the topographic contours as surveyed for original grade by 25 feet vertically.
2.
Height above finished grade shall be measured by offsetting the proposed finished grade contours by 31 feet.
3.
An original grade determination as outlined in "Yarrow Point Original Grade Guidelines" may be required if a building's envelope is being modified or for new structures as determined by town staff.
B.
The following may be built to exceed the allowable structure height by the number of feet listed for each.
1.
Chimney: three feet or the minimum as required to meet relevant requirements of Chapter 15.04 YPMC.
2.
Conventional broadcast band TV or radio receiving antennas: three feet or as specified by the manufacturer.
3.
Solar panels: four feet.
4.
Skylights: one foot.
5.
Ventilation or plumbing vents; two feet or the minimum as required to meet relevant requirements of Chapter 15.04 YPMC.
(Ord. 549 § 1, 2005; Ord. 593 § 1, 2009; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.040 Setback requirements.
A.
Setbacks. Buildings, structures, garages, carports, eaves, gas meters, electrical meters, mechanical equipment, gutters, large stored vehicles, and similar equipment may only be placed in the area enclosed by the setback lines.
1.
The setback from the shoreline of Lake Washington is 50 feet.
2.
The setback from a public right-of-way is 25 feet.
3.
The setback from a private lane provided to serve the lot or provided on the lot to serve other building sites is 25 feet.
4.
The setback from a property line dividing private property is 10 feet. Provided, that zero lot line developments are exempt from this setback regulation.
5.
The setback from a private lane on adjacent property which does not include rights of use by the lot in question is 10 feet.
6.
The setback from a panhandle driveway is 10 feet.
7.
The setback between detached dwelling units shall be 20 feet.
B.
Applicability of Setback Restrictions. The following things may be located without regard to setback restrictions:
1.
Fences and hedges;
2.
Plants and vegetation;
3.
Low decks;
4.
Boats less than six feet in height, including trailer height, regardless of length;
5.
Paved areas;
6.
Rockeries and retaining walls;
7.
Underground structures;
8.
Piers, their appurtenances as permitted by the SMP, and piling placed with reciprocal easement agreements;
9.
Actively used licensed vehicles;
10.
Swimming pools not exceeding the height of low decks;
11.
Window wells:
a.
The window well must be for egress of habitable space.
b.
Top of the window well shall not exceed six inches above finished grade.
c.
The structure height as measured from the bottom of the window well finished grade to the top of the structure shall not exceed 31 feet.
d.
Window wells in the setback shall not exceed the minimum size required for egress by current building codes adopted by the town.
12.
A trellis is permitted as part of the primary pedestrian entrance to property within the setback area abutting a public right-of-way or a private lane provided the trellis does not impede traffic visibility or pedestrian movement as determined by the town.
a.
A trellis shall conform to the following dimensions:
i.
Shall not exceed eight feet in height above finished grade;
ii.
Shall not exceed six feet in width;
iii.
Shall not exceed three feet in depth;
iv.
Shall not exceed a total of 18 square feet.
b.
The trellis may be placed over a pedestrian gate, walkway, or entrance, but shall not be placed over a driveway.
c.
There shall be a maximum of one trellis structure within a setback area per building lot.
d.
The top and sides of the trellis structure must be 50 percent open.
13.
Driveway Gates. Driveway gates and their associated mechanical equipment, posts, plinths, and columns may be constructed in compliance with YPMC § 15.04.075(C). In the setback area they shall not exceed six feet, six inches in height above the lowest adjacent finished grade.
(Ord. 549 § 1, 2005; Ord. 582 § 1, 2008; Ord. 679 § 1, 2017; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.045 Impervious surface.
A.
The total percentage of a lot that can be covered by impervious surface, including buildings, is 60 percent.
B.
The following improvements will be exempt to the extent allowed, from calculation of the maximum impervious surface limits:
1.
Decks/Platforms. Decks and platforms constructed with gaps measuring one-eighth of an inch or greater between boards which provide free drainage between the boards as determined by the code official shall be exempt from the calculation of maximum impervious surface limits so long as the surface below the deck or platform is not impervious.
2.
Pavers and gravel shall be calculated as 75 percent impervious, provided the area is not used for vehicular access or storage.
3.
Artificial turf shall not be considered impervious surface so long as the turf is permeable and the underlying material is composed of native soils or permeable materials applied over native soils. Town staff may require confirmation of surface permeability.
4.
A gazebo with partially permeable roofing, permeable canvas, or noncontiguous coverings shall be calculated as 75 percent impervious so long as it is located on surfaces which are permeable, or on gravel and/or pavers, pursuant to subsection (B)(2) of this section.
C.
Impervious surfaces shall be designed to ensure that rain water is directed into a street storm drain or into a detention system or into a storm drain infiltration system in accordance with the town's adopted storm water standards.
(Ord. 570 § 1, 2007; Ord. 575 § 1, 2007; Ord. 769 § 2 (Att. A), 2025; Ord. 774 § 2 (Exh. A), 2025)
§ 17.16.050 Legal building site requirements.
A.
A legal building site must meet the requirements in subsections (A)(1) and (A)(2) of this section.
1.
Abut a public street or have access to a public street by means of a private lane or panhandle driveway; and
2.
Meet at least one of the following criteria:
a.
Fully comply with the minimum area requirements of YPMC § 17.16.010; or
b.
Any building site that does not meet the minimum area requirements of YPMC § 17.16.010 must meet all of the following conditions:
i.
The building site was lawfully created and came into existence before the date of the town's incorporation of August 4, 1959; and
ii.
The building site was held in separate ownership as of the date of incorporation of August 4, 1959; and
iii.
The building site has not been consolidated with a contiguous lot since the date of incorporation of August 4, 1959; and
iv.
The building site has not been developed in conjunction with a contiguous lot since the date of incorporation of August 4, 1959; or
c.
Lots which came into the town through a valid annexation process and which were legal building lots or sites in the zone of the prior jurisdiction, but which do not meet the minimum area requirements of YPMC § 17.16.010.
B.
Under no circumstances shall a lot that does not comply with the requirements of subsection A of this section and is solely created or recognized as a tax parcel or given a tax number by the county assessor's office be deemed a legal building site, and no land use permits, authorizations or approvals shall be granted.
C.
Legal building sites must conform to all applicable town, state, and federal building setback, environmental, critical areas and other applicable building and development regulations.
D.
The owner or applicant has the burden of establishing compliance with this section.
(Ord. 549 § 1, 2005; Ord. 681 § 1, 2017; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.060 Off-street parking.
The town does not require off-street parking to be constructed as a condition of development approval.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.070 Excavations and fills.
Slopes for permanent excavations or fills without retaining walls shall not be steeper than two horizontal to one vertical.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.080 Storm sewers.
During the development, improvement, use or construction within a lot, site, parcel, plat or area, all natural contours shall be maintained to the extent that natural drainage flow from or onto adjacent public or private property shall not be disrupted, blocked, increased, redirected or otherwise made detrimental to the use or maintenance of adjacent property; provided, that this restriction shall not prevent the installation and maintenance of a covered storm sewer under or across private property along a natural drainage course for the purpose of generally improving a particular property, in conformance with the specifications and plans meeting the approval of the town engineer. Collected water, including but not limited to such waters as may be collected from roof downspout drains, surface drains or foundation drains, shall be discharged into storm sewer facilities where such facilities are available.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.090 Utility services.
All utility services including electrical, telephone and cable serving any new construction shall be placed underground.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.100 Private lanes.
Grading, paving, and utility services are the only construction permitted in any area designated as a private lane or panhandle driveway.
(Ord. 549 § 1, 2005; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.105 Miscellaneous standards.
A.
Addressing. Each dwelling unit shall have a house number as established by the town building official.
B.
Compliance with Regulations. Dwelling units shall comply with the state building code and all other applicable regulations.
C.
Required Design Criteria for Dwelling Units.
1.
Garage. Each dwelling unit shall include at least a two-car garage which:
a.
May be attached or detached;
b.
Shall have a minimum interior dimension of 16 feet wide by 20 feet deep and eight feet in height;
c.
May be configured as two or more single garages where each has a minimum interior dimension of eight feet wide by 20 feet deep and eight feet in height;
d.
Shall have vehicular access to the public right-of-way, panhandle driveway which is connected to public right-of-way, or a private lane which is connected to public right-of-way; and
e.
A vehicular lift shall not be used as a substitute for the dimensional standard of the garage.
D.
Fences, walls and hedges are permitted subject to the following criteria:
1.
No fence, wall, hedge or vegetation shall be permitted which will impair the visibility for vehicular traffic as determined by the town engineer or their designee.
2.
No fence, freestanding wall, retaining wall, rockery, or hedge in the setback area shall exceed six feet, six inches in height above the lowest adjacent finished grade, except as noted below.
3.
Where a retaining wall protects a cut, such a wall may be topped by a fence or wall of the same height that would otherwise be permitted at the location if no retaining wall existed.
4.
Where a retaining wall protects a fill, the height of the fill shall be considered as subtracting from the normally permitted height of a fence constructed in the setback area.
5.
Whenever a fence is required as a protective guard rail for a retaining wall that protects a fill, the combined height of the wall and fence shall be permitted to exceed six feet, six inches in height; provided, that the fence shall not exceed 36 inches in height and any portion of such fence more than six feet, six inches above the foot of the wall shall be an open-work fence.
E.
Hobby Shops. Hobby shops shall be screened so that they are not able to be viewed from a public right-of-way.
F.
Bulkheads. A bulkhead consisting of rock, stone, concrete, timber or similar materials may be constructed as an accessory use to a primary use, provided it does not materially reduce the waters of the state. Bulkheads may be placed at the shoreline, following its contour as defined in Chapter 17.08 YPMC, or the shoreline may be cut back to allow its placement. Bulkheads shall be continuous at each property sideline boundary where bulkheads exist.
G.
Piers and Pilings. Piers and pilings for piers or moorage are permitted as an accessory use subject to the following criteria, and those criteria required under the town's adopted SMP:
1.
One pier is permitted for each building site or each separately provided lot which may not be a building site when a minimum setback of 10 feet from the extended lot line is provided.
2.
Piers may be located so as to straddle a property line when a mutual reciprocal easement between the two affected properties which provides for the common use of such pier is filed with the King County recorder's office. Such documentation must be provided to the town as part of shoreline applications associated with these piers.
3.
A property line pier is allowed only in lieu of any other pier.
4.
Piers may extend outward from the shoreline of ordinary high water for a distance not to exceed 150 feet.
5.
Piling for moorage shall not extend higher than six feet above the line of ordinary high water.
6.
Piling for piers and boathouses shall not extend above the deck of the pier.
7.
A setback of 10 feet shall be provided from extended sidelines for pilings for moorage, except that a piling may be located without respect to setbacks when mutual reciprocal easements are filed with the King County recorder's office by the adjoining affected property owners.
H.
Storage of Boats and Float Planes/Seaplanes.
1.
Boats may be moored or stored; provided, that such storage position, if not at a dock or boat house, is located so the vessel meets all setback requirements for buildings except for boats as provided in YPMC § 17.16.040(B)(4). Boats may not be lived in.
2.
Float Planes/Seaplanes. Float planes or seaplanes may be moored or stored; provided, that float planes/seaplanes shall maintain a 10-foot setback from the side property lines of adjacent properties and no part of a plane may extend into the 10-foot setback. Float planes and seaplanes may not be anchored to shorelands adjacent to waterfront property or attached to such property without the permission of the owner of such property.
I.
Helicopters. The storage, use or operation of helicopters is prohibited.
J.
Large Vehicles. Storage of large vehicles is permitted as an accessory use; provided, that the vehicle complies with all setback requirements for structures. Large vehicles may not be used as a dwelling unit.
K.
Recreational Facilities.
1.
Swimming pools, hot tubs and spas, including temporary and permanent covers, exceeding height of low decks are required to meet all restrictions applicable to structures.
2.
Pools must be enclosed by fencing at least five feet high, with no openings larger than four inches wide. Gates must be self-closing with self-latching devices that are at least four and one-half feet above the ground and located on the pool side of the fence. The fencing and gate shall be designed to prohibit climbing or penetration by small children.
3.
Fencing surrounding tennis courts, paddle tennis courts, and similar recreational facilities shall be constructed of non-sight-obscuring material and shall not exceed 12 feet in height.
4.
Outdoor lighting of recreational facilities must point downwards. The beam of light must be no higher than three feet above grade at the property line of any adjoining property. Light poles or standards must comply with the height restrictions for structures set forth in this title, but are exempt from setback restrictions.
L.
Use Change. Primary uses and ADUs may be changed to one of the other primary uses listed in this title as long as (1) the resulting combination of dwelling units does not exceed the dwelling unit density requirement as established in YPMC § 17.12.020(B) and (2) the new primary use meets the applicable requirements of the YPMC. If the applicable provisions of the new primary use cannot be met, no use change is permitted.
(Ord. 769 § 2 (Att. A), 2025)
§ 17.16.110 Permanent supportive housing and transitional housing facilities.
Permanent supportive and transitional housing facilities are permitted uses in any zoning district allowing a single-family dwelling subject to the following criteria:
A.
Permanent supportive and transitional housing facilities are limited to a maximum of six residents at any one time, plus up to four resident staff.
B.
Permanent supportive and transitional housing facilities must be a 24-hour-per-day facility where rooms or units are assigned to specific residents for the duration of their stay. Transitional housing facilities shall require a minimum length stay of 72 hours.
C.
On-site services such as laundry, hygiene, meals, case management, and social programs are limited to the assigned residents and shall not be available for drop in or other use by nonresidents.
D.
No permanent supportive housing or transitional housing facility may be located within half a mile of another property that contains a permanent supportive housing or transitional housing facility in the town or an adjacent jurisdiction, calculated as a radius from the property lines of the site.
E.
Provision of quarterly reports to town staff on how permitted facilities are meeting performance metrics. Metrics can include but are not limited to placement of residents into permanent housing or other treatment programs, length of stay for residents, and employment status of residents.
F.
Permanent supportive and transitional housing facility operators shall obtain a state of Washington business license.
G.
All facilities shall comply with YPMC Title 8, Health and Safety.
H.
There shall be no demand for parking beyond that which is normal to the neighborhood and no unusual or excessive traffic to and from the premises. In no case shall the facility cause on-street parking.
I.
Prior to the start of operation for a permanent supportive housing or transitional housing facility, an occupancy agreement shall be submitted to the town meeting the following requirements. The town shall review and determine that the occupancy agreement meets the following requirements to the town's satisfaction before approving the occupancy agreement:
1.
Property owners and/or facility operators shall use and enforce the occupancy agreement approved by the town.
2.
The occupancy agreement shall include but is not limited to the following:
a.
Names and contact information for on-site staff. The facility operator shall notify the town of each staff change(s) within 72 hours.
b.
Description of the services to be provided on site.
c.
Description of the staffing plan including the following:
i.
Number, function, and general schedule of staff supporting residents and operations.
ii.
Staff certification requirements.
iii.
Staff training programs.
iv.
Staff to resident ratios.
v.
Roles and responsibilities of all staff.
vi.
The name and contact information for at least one organization member located off site.
d.
Rules and/or code of conduct describing resident expectations and consequences for failing to comply. At minimum, the code of conduct shall be consistent with state law prohibitions and restrictions concerning the following:
i.
Possession and use of illegal drugs on site.
ii.
Threatening or unsafe behavior.
iii.
Possession and use of weapons.
e.
A fire safety plan reviewed and approved by the Bellevue fire department confirming fire department access.
f.
A safety and security plan reviewed and approved by the Clyde Hill police department including protocols for response to the facility and to facility residents throughout the town. The safety and security plan shall establish a maximum number of permitted Clyde Hill police department response calls to the facility. Any Clyde Hill police department call(s) to the facility exceeding the maximum threshold established in the safety and security plan shall be considered a violation of this chapter and the facility operator will be fined in accordance with YPMC § 1.08.030.
g.
A plan for avoiding potential impacts on nearby residences including a proposed mitigation approach (for example, a good neighbor agreement plan) that addresses items such as noise, smoking areas, parking, security procedures, and litter.
h.
Description of eligibility for residency and resident referral process.
(Ord. 737 § 3 (Exh. A), 2023; Ord. 769 § 2 (Att. A), 2025)
§ 17.16.120 Single-family dwellings.
A.
Single-family dwellings are permitted uses in any zoning district subject to the following criteria:
1.
Single-family dwellings shall count as one dwelling unit.
2.
Single-family dwellings shall consist of a single detached dwelling unit. No more than one standalone single-family dwelling may be constructed on a buildable lot.
(Ord. 769 § 2 (Att. A), 2025)
§ 17.16.130 Duplexes.
A.
Duplexes are permitted uses in any zoning district subject to the following criteria:
1.
Duplexes shall count as two dwelling units.
2.
Duplexes shall share a wall which separates conditioned space on both sides.
(Ord. 769 § 2 (Att. A), 2025)
§ 17.16.140 Cottage housing.
A.
Cottage housing is a permitted use in any zoning district subject to the following criteria:
1.
Cottage houses shall consist of two single-family dwellings on a single buildable lot and shall not be more than two dwelling units in any combination.
2.
Each cottage shall be a standalone building and each shall count as a dwelling unit.
3.
Twenty percent of the buildable lot shall be shared open space with the following criteria:
a.
Shared open space shall be owned in common.
b.
Shared open space shall not include driveways, parking spaces, or structures enclosed on more than two sides.
c.
Shared open space shall be contiguous and rectangular unless infeasible.
d.
Shared open space shall not be in the setbacks except those setbacks between two dwelling units on a single platted lot.
e.
Shared open space shall be positioned between the two dwelling units so as to maximize the distance between units.
f.
Shared open space shall not contain mechanical equipment.
g.
On irregular shaped lots, town staff may approve an open space which is not exactly rectangular.
(Ord. 769 § 2 (Att. A), 2025)
§ 17.16.150 Stacked flats.
A.
Stacked flats are a permitted use in any zoning district subject to the following criteria:
1.
Stacked flats shall count as two dwelling units which shall be positioned one atop the other and shall not contain more than two dwelling units in any combination.
2.
Stacked flats shall share a floor/ceiling between conditioned space.
(Ord. 769 § 2 (Att. A), 2025)
§ 17.16.160 Courtyard apartments.
A.
Courtyard apartments are a permitted use in any zoning district subject to the following criteria:
1.
Courtyard apartments shall count as two dwelling units and shall not contain more than two dwelling units in any combination.
2.
Courtyard apartments shall share a wall which separates conditioned space on both sides.
3.
Twenty percent of the buildable lot shall be shared open space with the following criteria:
a.
Shared open space shall be owned in common.
b.
Each dwelling unit shall have at least one wall with frontage to the shared open space.
c.
Shared open space shall not include driveways, parking spaces, or structures enclosed on more than two sides.
d.
Shared open space shall be contiguous and rectangular unless infeasible.
e.
Shared open space shall not be in the setbacks except those setbacks between two dwelling units on a single platted lot.
f.
Shared open space shall not contain mechanical equipment.
g.
Town staff may approve open space that is not exactly rectangular on irregular shaped lots.
(Ord. 769 § 2 (Att. A), 2025)
§ 17.16.170 Accessory dwelling units.
A.
Accessory dwelling units ("ADU") are permitted uses in any zoning district subject to the criteria set forth herein.
B.
An ADU is considered one dwelling unit for density calculations.
C.
One ADU is permitted as an accessory use to an existing single-family dwelling; provided, that the following requirements are met:
1.
Density. The lot is a legally established buildable lot and contains no more than one dwelling unit.
2.
Size. The gross floor area of an ADU shall not exceed six percent of the lot area and shall contain not less than 220 square feet and not more than 1,000 gross square feet, excluding any related garage area.
3.
Location. The ADU may be a part of the single-family dwelling as established in this chapter or located in a separate building.
4.
External Entry. ADUs shall have an external entry, thus not requiring entry into the primary residence.
D.
ADUs may be converted from existing structures or portions of existing structures, including those which are nonconforming to this title provided such nonconformance is compliant with Chapter 17.24 YPMC.
1.
ADU conversions which create no new structure area are exempt from the requirements of YPMC § 17.16.105(C)(1).
(Ord. 769 § 2 (Att. A), 2025)
