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<br /> <br />Kittitas County Shoreline Master Program <br />Chapter 6 133 <br />March 7, 2016 <br />Kittitas County Board of County Commissioners Shoreline Master Program Adopting Ordinance <br />Kittitas County Shoreline Master Program Exhibit A | March 2016 | Page 133 of 339 <br />applicable. Dimensional standards relating to critical areas are governed by the <br />provisions of Section 5.2 Environmental protection and critical areas. <br />2. Bulk and dimensional standards shall be coordinated with KCC Title 17, Zoning and <br />other Kittitas County development standards to protect the natural character of the <br />shoreline and ensure no net loss of shoreline ecological functions and processes <br />consistent with the purpose of the environment designation. In the event the <br />provisions of this Program conflict with provisions of federal, state or Kittitas County <br />regulations, the provision that is more protective of shoreline resources shall prevail, <br />when consistent with SMA policy. <br />3. No new structures within the shoreline shall exceed a height of thirty-five (35) feet <br />above average grade level, except as provided herein. <br />4. Proposals for new or expanded commercial, multi-family or mixed use structures <br />exceeding the thirty-five (35) foot building height limitation shall only be allowed with <br />a Shoreline Variance where the Administrator finds the following standards are met: <br />a. The proposed building shall not obstruct the view of the water for a substantial <br />number of residential buildings located with a view of the adjoining shoreline. <br />b. The applicant shall provide a view analysis identifying the properties and <br />structures located within the view corridor for that shoreline demonstrating the <br />level of obstruction represented by the proposed structure for each affected <br />property. <br />c. The view corridor shall include residential buildings located outside of the <br />shoreline area if it can be clearly demonstrated that the property has significant <br />water views. <br />d. To insure that the analysis is cumulative in nature, it shall include vacant existing <br />parcels of record as well as existing structures. Vacant parcels of record shall be <br />assumed to be developed with structures complying with the thirty-five (35) foot <br />height limitation. <br />e. The proposed structure shall not obstruct more than thirty percent (30%) of the <br />view of the shoreline enjoyed by the structures within the view corridor. <br />f. The structure shall be located and oriented on the subject property in a manner <br />that diminishes the potential view impact. <br />g. No side yard setbacks shall be reduced to accommodate the proposed structure. <br />Side yard setbacks may be increased where necessary to mitigate potential view <br />obstruction resulting from the proposed structure. <br />h. Extraordinary circumstances are demonstrated and the public interest will be <br />served by the proposed use or development. <br /> <br />5. Where permitted above ground, power poles and transmission towers are not <br />subject to height limits but shall not be higher than necessary to address public <br />safety and meet federal and state standards.