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HomeMy WebLinkAbout4325 ORD C, AN ORDINANCE amending certain sections of the Zoning Ordinance of the City of Bremerton, Washington, that pertain primarily to General Provisions, Landscaping Provisions, Nonconformities and Administrative Procedures. WHEREAS, the City of Bremerton is currently reviewing and revising its Zoning Ordinance; and WHEREAS, the Zoning Ordinance contains chapters pertaining to general zoning and land use provisions, as well as provisions for landscaping, noncon'formities and administrative procedures; and WHEREAS, the Bremerton Planning Commission recommended City Council approval of changes to these chapters following public hearings on September 18, 1990, October 16, 1990, and February 19, 1991; and WHEREAS, the Bremerton City Council conducted public hearings on January 23, 1991, April 10, 1991 and April 17, 1991, after which it approved the changes that are included in this ordinance; now therefore, THE CITY OF BREMERTON DOES HEREBY ORDAIN: Section 1. Amendment. The following sections of Chapter IV, General Provisions, of the Zoning Ordinance are amended to read as follows: Section 1: FRONT YARDS A. Through Lots Through lots have two (2) front property lines with a front yard on each of ..... ~ ..... ~ parallel or approximately parallel Section 4: Accessory ~!iii~ii~ii~ Structures Section 6: Setbacks of Accessory Structures A. ~ accessory structures shall observe the samc front and sidc yard setbacke ~i~i~~iiii?~i~iii~i~iiii?~i~ as thc principal located~ t ...... ~ ...................................................................................................................................................................................................................................................................................................................................................................................... Section 7: Measuring Height of a Structure, is amended to add the illustrations attached hereto as Exhibit "A" and incorporated herein by this reference. ...... ~ ...... a~ ..... t to a ..~.~.i~.~........~..~........~..~..~.~.........t.~t ~.~......~ ~......~ .~.~3.t ~ .....L~ .I...... ~.~.~ ........ ~ .... ::::::::::::::::::::::::::::::::::::::: :::::::::: ::::::::::::::::::::::::::::::::::::: :::~:: :::::::~:~: :~: :::J:~: ::::::::::::::::::::::::::::: -~-~-~' -~-~-- ~-~ ~- ~ public -~ht-~f ...... Then D. ~?~ Fences and walls shall not block or hinder the sight t- ~ ~ .... ~ rcTaired by ~ ~ ~-~ ~ ~ ~ ~ ~ Figurc "III I ~f the E. ~iii~i No electric or electrified fences shall be permitted ~:~thin the City of Bremerton. F. ....... ~i!~iii Barbed wire or similar wire protcction__p_r_~ducts ~ ....................... ~ ............................ : ............................................... ~ ...................... P ....................... ~ he~ li~i off s~x (G) feet .................................. ts. Section 2. Amendment. The following sections of Chapter VIII: Landscaping Provisions, are amended to read as follows: Section 2: Applicability A. The provisions of this chapter shall appl~ to the following · ~ ~ ~ -~' ~ ~ ~ ~' 1 ~' 4- ~4- ~' ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: new construction ..................... on ~..'~:::::::G~-'~. :~:.':'~ of existing structures and/or uses· 1. Residential Structures of Three or More Dwelling Units and All Non-residential Uses/Structures: .... ~ .... 4- 4-~ ~ -4-~^~4- except in the Central c. One (1) tree per twenty-five (25) lineal feet ~ .an~sca~c~ a-~ ~'ith ~ solid fence Section 6: Performance Assurance Device, is redesignated "Section 8" to accommodate new Sections #6 and #7. A new Section 6 is added as follows: A new Section 7 is added as follows: ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ~...~H~:.. ================================================= Section 3. Amendment. The following sections of Chapter IX: Nonconformities, are amended to read as follows: Section 2: NONCONFORMING LOTS B. Continuation and Development: 1. An undeveloped nonconforming lot may be developed for ~ D. Illegal Lot ~eduction or Split: ~'i'~'~'~:~'~'"':':6:~'"":':'~:~:~:'~'~:ted in such a manner that would result in a 8 lot that is in violation of the minimum lot size or dimensions required by the zoning district in which the property is located. F. Expansion of a Nonconforming Use: 2. A single-family dwelling an~here in the City, or a uplex ~n any residential ................ z~ ma be altered or enlarged in confo~ance with th'~'"""~'ite located, provided suc_ expansion ~oc~ not I. Destruction of a Nonconforming Use: ',.,~ ,L Section 4: NONCONFORMING STRUCTURES A. Definition of Nonconforming Structure: A nonconforming structure is one which was legally constructed prior to the effective date of this Ordinance or subsequent amendments to this Ordinance but which does not comply with the required setbacks, height, lot coverage, or other development requirments of the zoning district in which it is now located. The term "Structure" shall include, but not be limited to, principal and accessory structures, fences, edifices, signs, ~?ii:i~~i:i:i:i:~ and other site improvements intended for use, occupancy or ornamentation. . . D. Change of Ownership, Tenancy or Management: Any change in the ownership, tenancy, or management of a nonconforming structure shall not affect its legal nonconforming status ..... ;,1^,1 ~-~--~ ~'~ ~ ....... ~ ...... ....... ~ ........ case of a E. Expansion of a Nonconforming Structure: lO Structural alterations may be required . . . F. Repair and Maintenance: 2. Restore a structure from substantial destruction, as defined in this Section, for the purpose of resuming a nonconforming status; ~ Section 7: AMORTIZATION A. Purpose: The purpose of this section is to provide for the gradual elimination of nonconformities or their conversion to conforming uses, after a reasonable allowance of time for the amortization of investments of certain classes of nonconforming uses, to encourage and promote the orderly and beneficial development of the City. This section is intended to apply to ~i~ uses ~?~ii?~~iiiiiii~iiii~ ~ permanent bui:~:~:~:~gs an~:':::::~::~::~::::':':~??':'~~ ............................................. ~~~?~?~?~ incompatible with the con'~'~"i"~'"'"'~ses in ~'"'"'~'~:~'~'~d'~'~'"'neighborhood and with the goals and policies of the Comprehensive Plan. ~-~ -~..~-~ ~ ...... t~t .... ~f 11 ~s- ~ ............ ~h aftcr thc ~s ~ ~ ~ ~ t -~ .,~ shall sent. 12 nc. ncc. n fc.r~.,,in~ u.~o. ~::~::~?:~i.' '~::~::~::~'{i:?ii[::~ ~}':' :::':'::i ' :' !'i '!i::':':':::':':: ! [ ?':~ ". ~" ======================= ~ ~ ~:':':'~:':'::" '~ [~:':':':;:':':: i i~ i" ~'ii~ii'"' ":?' ':': ' 'f':':':~:':" ! [~i ' ' ~:':':':i~ i ~'"' "~::':':':':':':':':'::~:~ "~':::':~ :[:~:[:[:~:[:~:~:~:~:~:~:~:~:~:~:[:~:!:[:[:~:[:!:[:::::::::::::::::::::::::::::::::::::::::::.:::::::::::::::::::::::::::::::::~:~:~:::::~:[:::~:[:::~:[:::::::::~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::..:::::::::: E. Request for an Administrative Continuance cf 1. Grounds for Continuance: A nonconforming use may be maintained beyond its period of amortization a~ 13 .... ~"^~ ~ ~"- ~'"" if the Dir tor ~ .... 1 ..... ~ -- ~ 1. ~ ~ :.:~:~:?:~:.:~:~:.:.:~:.:~:~:.:.~:.:..~:.:.::.:.::!.~:~:?:~!?:.:~!f:~i~i~[~?:.:~:::.:~:~:.:.!~:.!::.:~:::.:~:.:f ":':J~!~?".F':':':':':':~iiiiiF":f':'? a.~v~---°~-~' C~ .... ==t ....... ...... that special circumstances apply to ~ nonconfo~ing uses ~ on a particular property ~ ~ do not ~~~...:~.:.:.:.:.::.:.:.::.:.:.:.:.:.:.:.:.:.: .....~.._.... ...... a ~,, ~ &~'~:'..':'~'~ .... ~.. ~'~-':::-::.~:~:~-~.~:.....::~ .~ ........................... ~ ..... Z :~:.....:.:.:.:.: ......... ~~:~'"'"'"'""'"'"'"":'"" ' ~'~'- :~::"":"'"~ af footed by ~ ......... ~ ~ - ~ ~ ~,, ~ ~- - '"'"'"~'='~"'"'":~":' '"?'":': ....................... ::::::::::::::::::::::::::::::::::::; :::::::::::::::::::::::::::::: .:...:: ::::::: ::::....=============================================================== ..... ~ ..... ~ .................... that a continuance for a prescribed period of a~iti~nal tima is in the public interest and will be reasonably compatible with and not detrimental to the use of adjacent properties. ............................................................................................................................................................. 2. ~pplication ~roco~ for Continuanco: ...... ~ .... ~ ~ t .... for a 3 Notice of Application for Continuance: ...................... ~.t.~..~.. ....... ~ - two 14 nonccnfornity. 4. Dete~ination_~ Director ~ ...... ~ ...... d~ I~.. ~ ~ ...... tz ~,~ ~ ...... ~ ................ ~ .... 1 ~t out ::::::::::::::::::::::::::::::::::::::::::::::::: ::: ...'.~$....[:~:~:[:~:[:~:~:[:~:;:~:~:~:~:~:~:~:[:~:[:[:~:~:~:[:~::::::::::::::::::::::::::::::::::::::::::::::: ..................................... ....................................................................................................................................................................................................................................... 15 ............................ 1. ~ That the nature of the use is such that it can ~'~ altered or te~inated so that the property can be used in cc-_f~t~-- ~~~ with the uses pe~itted in the zone '~'~'~'~'~'~'~'~'~'T~ is located ~,.; or '~at the nonconfo~ing public health or safety or is a public nuisance. Section 4. Amendment. The following sections of Chapter X: ADMINISTRATION, are amended to read as follows: Section 6: SITE PLAN REVIEW C. Procedures for Site Plan Review 5. Recording of Decision ~ ~ ~A..~ ~ 4 ~ A ~1 ~-- i....:~!~.....~!:~i~.~::~:..~::*P::~.:~:~.~.~::~:~....~.~:~i~:.~.~.:~!~.~!:~:~?.~..~...~:'~.~::~.:~ Auditor. 6. Time Limits of Site Plan Approval of the grant of a building permit for the approved project, the Site Plan Approval shall become void· 16 The Director ~ ...... ~' ........... may grant one (1) six (6) month extension in writing to the one (1) year ~~ period '~S~'"':~':':':':':'~'~'~:~:~'~':""':'~:~'~:'~:~'~:':':':'applies in writing for such extension prior to the expiration date. 9. APPEALS A. Finality of Decision 1. Effective Date of Decision: A decision by the '~"-- ~cm~'~~~ cr the · ~X: ~',~ .... ~ 4-.. ~ .... 1 ================================================================================== D~rector .............. ~ ...... ~ ...... ~~~ ~ ~:'":':'~Yi":'":'~'~:~'~:~:~:*':':'~Y~:~'~:':~ ........................................ ~:~Y'~:'~:~':':':':'i':':':':i~'~:~':~'i':':':':'iS:r Review is filed within fourteen (14) calendar days of the date of the decision. ~ . ~ Dcvcl~pment or a. The Director ~ ...... ~ -- Planning Co~ission shall prepare its findings and conclusions within fcurtccn ~ ~~?~?~?~?~ calendar days of the date '~"~'"'"':~'~':':':':'~:~'~:'~:ng of the Re,est for Review· The decision shall become final unless an appeal is filed within fourteen (14) calendar days from the date of the findings and conclusions. Section 5. Amendment. A new Section 10 is added to Chapter X, ADMINISTRATION, as follows: 17 Section 6. Amendment. The following definitions contained in Chapter III. DEFINITIONS, are amended to read as follows: LOT LINE, FRONT. Any property line of a lot which abuts a public street, private street, or alley (when no street frontage) is considered a frontage and shall meet the minimum lot frontage development retirements of this LOT LINE, REAR. The property line of a lot that is most opposite or most distant from the designated front lot line and that does.not intersect any fron~ lot li~ i"~:~':':':':'~:~:':':':that which adjoins the ordinary high water line. Section 7. Amendment. The "Lot Requirements Table", Figure V-1 of Chapter V, ZONING DISTRICTS of the Zoning Ordinance is amended to include the following footnote: Section 8. Effective Date. This Ordinance shall become effective ten (10) days from passage and publication. APPROVED by the City Council of the City of Bremerton this day of ~ ~/ , 1991. 19 PASSED by the City Council of the City of Bremerton this /,.~- day o f ~ ,'3~ , 1991. / LYNN HORTON, President Bremerton City Council APPROVED this /"'7 ~;.iy day of '~ , 1991. LOUIS MENTOR, Mayor ATTEST: KATHLEEN McCLUSKEY, City Clerk Effective Date: 2O Exhibit "A" The following illustration is added to Chapter IV, GENEP~AL PROVISIONS, of the Zoning Ordinance to supplement Section 7, MEASURING HEIGHT OF A STRUCTURE. MEASURING HEIGHT OF A STRUCTURE GAll I CAll I 21 SUMMARY ORDINANCE NO. 4325 AN ORDINANCE amending certain sections of the Zoning Ordinance of the City of Bremerton, Washington, that pertain primarily to General Provisions, Landscaping Provisions, Nonconformities and Administrative Procedures. THE CITY OF BREMERTON DOES HEREBY ORDAIN: Section 1. Amendment FRONT YARDS A. Through lots have two (2) front property lines with a front yard on each of two parallel or approximately parallel streets. It is subject to the front yard setback requirements of its zone. Administrative Exception may be granted; Orientation of the lot or structure shall be considered; Exception may require a public hearing and must be in writing. Section 4: Accessory A. A use or structure that is incidental and subordinate to a principal structure or use shall be permitted; B. Accessory structures and uses may not be established without a related principal structure or use on the same property; C. Accessory uses or structures shall be determined by the definition of "Structure, Accessory". Section 6: Setbacks of Accessory Structures All accessory structures shall observe the same front and side yard setbacks requirements of the zone; in which they are located; constructed no closer than three (3) feet from the side or rear property lines that adjoin other property; conform to City Laws; Section 7: Measuring Height of a Structure, is amended. Section 8: Fences and Walls A. Fences and walls shall observe certain height and setback requirements for residential and commercial and industrial zones. B. A Special Use Permit may be requested for higher fences or walls along property lines. C. Fences and walls shall not block the sight distance of traffic and shall observe the sight distance requirements. D. No electric fences shall be permitted within the City of Bremerton. E. Barbed wire protective devices are permitted only above a height of six (6) feet. Section Z. Landscaping. A. The provisions of this chapter shall apply to the following new construction and expansion of existing structures for residential Structures of Three or More Dwelling Units and Ail Non-residential Uses/Structures: b. except in the Central, Callow, and Manette Business Districts, the front yard area shall be landscaped consistent with the front setback requirements of the zone or in accordance with the landscaping requirements for off- street parking areas. c. One (1) tree per twenty-five (25) lineal feet of street frontage shall be provided in all zones and special districts of the City. The type, size and specific locations of trees shall be approved by the City Parks Department and the property owner shall arrange for the planting of street trees through that Department. In addition, the screening and landscaping requirements for off-street parking facilities contained in Chapter VII (Parking Provisions) of this Ordinance shall apply. Section 6: Performance Assurance Device, is redesignated "Section 8" to accommodate new Sections #6 and %7. Section 6: CLEAR VISION AREA: A clear-vision area shall be maintained at intersections; it shall consist of a triangular area with two sides generally following lot lines from the point of their intersection for a distance of forty (40) feet. The third line of the triangle connects the other two at their 40 ft. marks and encloses the clear-vision area, as illustrated in Figure VIII-l; A clear-vision area shall contain no plantings, fences, walls, other structures, or visual obstructions within a vertical area extending from three (3) feet to eight (8) feet above the ground, measured from the established centerline of the street, alley or driveway. There are some exceptions to the foregoing provisions. Section 7: OPEN SPACE: There shall be a minimum of fifteen percent (15%) including active and passive areas; Open Space areas shall not include certain areas and shall not adversely impact surrounding land uses. Site Plan Review and Approval required; Phased Development requires common open space not less than fifteen percent (15%) of the total area. Maintenance required. Section 3. Amendment. Section 2: NONCONFORMING LOTS B. Continuation and Development: An undeveloped nonconforming lot may be developed for any use allowed by the zoning district provided the development meets, through design or by approved variance, all lot development requirements of that zone. D. Illegal Lot Reduction or Split: With the exception of lands needed for utilities or other public purposes, no land may be reduced in area or otherwise divided or adjusted in such a manner that would result in a lot that is in violation of the minimum lot size or dimensions required by the zoning district in which the property is located. F. Expansion of a Nonconforming Use: A nonconforming use may not be enlarged or expanded, except as follows: 1. Alterations to a nonconforming use are permitted within its physical space, provided the use is not physically enlarged or changed to a different use. 2. A single-family dwelling anywhere in the City, or a duplex in any residential zone may be altered or enlarged in conformance with the site develoDment requirements of the zone in which it is located, provided no additional dwelling units result. 3. The acquisition of additional accessory parking to serve an existing nonconforming use is permitted and is not considered an expansion of the nonconformity. I. Destruction of a Nonconforming Use: The elimination or destruction of a nonconforming use, including the substantial or total destruction of the structure in which it is located, shall constitute a discontinuation of the use, subject to the provisions of Section 3-G of this Chapter. Section 4: NONCONFORMING STRUCTURES A. Definition of Nonconforming Structure: A nonconforming structure is one which was legally constructed prior to the effective date of this Ordinance or subsequent amendments to this Ordinance but which does not comply with the required setbacks, height, lot coverage, or other development requirments of the zoning district in which it is now located. The term "Structure" shall include, but not be limited to, principal and accessory structures, fences, edifices, signs, paved parking lots and other site improvements intended for use, occupancy or ornamentation. . . D. Change of Ownership, Tenancy or Management: Any change in the ownership, tenancy, or management of a nonconforming structure shall not affect its legal nonconforming status. E. Expansion of a Nonconforming Structure: 2. The uses that may occupy the expanded portion of a nonconforming structure are limited to those uses permitted in that zone, or that may be allowed in accordance with Section 3-F of this Chapter. 3. Structural alterations may be required. F. Repair and Maintenance: 2. Restore a structure from substantial destruction, as defined in this Section, for the purpose of resuming a nonconforming status; nor 3. Extend the normal life expectancy of the structure through the replacement of major structural components different from those contained in the structure at the time it became a nonconformity. Section 7: AMORTIZATION A. Purpose: The purpose of this section is to provide for the gradual elimination of nonconformities or their conversion to conforming uses, after a reasonable allowance of time for the amortization of investments of certain classes of nonconforming uses, to encourage and promote the orderly and beneficial development of the City. This section is intended to apply to land uses and structures, other than permanent buildings which have been determined to be incompatible with the conforming uses in the surrounding neighborhood and with the goals and policies of the Comprehensive Plan. B. Initiation of Amortization: 1. An amortization action may be initiated by the Director of Community Development, Mayor, Planning Commission, or the City Council. 2. The City Council shall approve a proposed amortization action prior to any notification or other action. C. Term of the Amortization Period: 1. The standard amortization period shall be three (3) years. 2. The amortization period may be shortened or extended, with City Council approval, according to the urgency of the action, extent of the use or structure involved, value of the structure, and amount of difficulty involved in correction of the nonconforming situation. D. Notices of Amortization and Termination: 1. Notice of Amortization, including the termination date shall be provided to each affected property owner by certified mail. a. The Notice shall be recorded with the County Auditor. b. Notice shall set forth all pertinent provisions of this Chapter, including the purpose. c. Failure to send notice by mail to any owner where the address of said owner is not a matter of public record after a reasonable effort has been made to locate the owner, and failure to record the notice, shall not invalidate any proceeding under this Chapter. 2. Notice of Termination & Order to Comply: a. A Notice of Termination of the nonconforming use and Order to Comply with the current land use regulations shall be served by the Director or his authorized representative upon the owner(s) of record. b. This Notice shall be served within thirty (30) calendar days following the end of the amortization period. c. If the Director is unable, with reasonable effort, to serve notice on the property owner(s), the Notice and Order shall be delivered to a lessee of the subject property. E. Request for Administrative Continuance 1. Grounds for Continuance: A nonconforming use may be maintained beyond its period of amortization if the Director approves a Request for Administrative Continuance, based on the following determinations: a. that special circumstances apply to the nonconforming use or property that do not generally apply to other properties affected by the amortization program; and b. that a continuance for a prescribed period is in the public interest and will be reasonably compatible with and not detrimental to the use of adjacent properties. c. That the property owner(s) has a plan for the termination of the nonconformity and is making progress toward that end. 2. Application Process for Continuance: a. The Request for Administrative Continuance shall be filed with the Department of Community Development prior to the termination date of the amortization period, or prior to the termination of a previous continued period. b. The applicant may be the owner of record of the property, a person with a power of attorney from the owner, or a lessee if the terms of the lease permit the existing use. 3. Notice of Application for Continuance: a. Written Notice of the Application for Continuance shall be mailed to the owners of record of all properties within a radius of three hundred (300) feet of the subject property. b. One or more similar notices shall be posted on or near the subject site. 4. Determination by Director a. The Director shall investigate the matter and make a decision within sixty (60) calendar days from the date the application was filed. b. The review period may be extended with the mutual agreement of the applicant and Director. The decision shall be based on the criteria for approval set out in this Section and shall be supported by findings of fact. d. The Director may impose conditions and time limitations, as deemed necessary to ensure compatibility with adjacent and nearby properties. e. The written determination shall be filed as a public record. F. Appeal of Director's Determination: 1. An appeal of the Director's determination may be made to the Planning Commission in accordance with the appeal procedures contained in Chapter X of this Ordinance. 2. The Planning Commission shall sustain the decision of the Director if, following a public hearing, it determines that one or both of the following conditions apply: a. That the nature of the use is such that it can be altered or terminated so that the property can be used in conformance with the uses permitted in the zone in which it is located; or b. That the nonconforming use is detrimental to the public health or safety or is a public nuisance. Section 4. Amendment. Section 6: SITE PLAN REVIEW C. Procedures for Site Plan Review 5. Recording of Decision A Binding Site Plan and any conditions of approval that are intended to remain with the land indefinitely, shall be recorded by the City with the Kitsap County Auditor. 6. Time Limits of Site Plan Approval a. with the exception of a Binding Site Plan, if construction work is not begun within one (1) year of the grant of a building permit for the approved project, the Site Plan Approval shall become void. b. A Binding Site Plan shall remain in effect until it is formally amended, superseded, or otherwise eliminated. c. The Director may grant one (1) six (6) month extension in writing to the one (1) year approval .period of a non-binding site plan upon good cause shown, provided applicant applies in writing for such extension prior to the expiration date. 9. APPEALS A. Finality of Decision 1. Effective Date of Decision: A decision by the Director other than a Zoning Ordinance Interpretation, or by the Planning Commission shall become final, unless a Request for Review is filed within fourteen (14) calendar days of the date of the decision. a. The Director or Planning Commission shall prepare its findings and conclusions within thirty (30) calendar days of the date of the filing of the Request for Review. The decision shall become final unless an appeal is filed within fourteen (14) calendar days from the date of the findings and conclusions. b. An appeal of any Zoning Ordinance Interpretation may be filed at any time and does not require a Request for Review. Section 5. Amendment. A new Section 10 is added to Chapter X, ADMINISTRATION, as follows: Section 10. ZONING ORDINANCE SPECIAL EXCEPTIONS A. Introduction: This section establishes a process for permitting relief from Zoning Ordinance requirements that may be inappropriate in specific unique situations or that may cause undue inconvenience or irritation to the owner or occupants of affected properties, but that are not so severe that they would warrant a Variance on the basis of hardship. B. Limitations to Zoning Ordinance Special Exceptions: A Zoning Ordinance Special Exception may be granted to any provision of the Zoning Ordinance except: To any provision establishing the uses that are permitted in a zone; To residential density limitations; To any procedural provision of the Ordinance; To any definition in the Ordinance. C. Criteria for Zoning Ordinance Special Exceptions: The Planning Commission may approve a Zoning Ordinance Special Exception only if each of the following are true: Is the proposal consistent with the Comprehensive Plan? Is there a clear relationship to the public interests and well-being of the neighborhood or community? Will the exception be applied in a manner that will not result in a hazard to health or public safety? Is it clear that this is NOT a hardship situation that should be considered for a Variance? Is the proposal compatible with surrounding areas and with developments already permitted under the general provisions of the Zoning Ordinance? Do exceptional or special circumstances exist that warrant an exception from the zoning restrictions? D. Administrative Approval: A Zoning Ordinance Special Exception may be approved administratively by the Director, using the criteria listed above, provided the owners of all adjoining (see definition in Chapter III) properties have indicated in writing that they have no objections to the requested exception. The Director's decision may be appealed to the Planning Commmission in accordance with the appeal provisions of Chapter X. Section 6. Amendment. LOT LINE, FRONT. Any property line of a lot which abuts a public street, private street, or alley (when no street frontage) is considered a frontage and shall meet the minimum lot frontage development requirements of this Ordinance unless otherwise designated through the Zoning Ordinance Exception process. LOT LINE, REAR. The property line of a lot that is most opposite or most distant from the designated front lot line and that does not intersect any front lot line unless otherwise designated through the Zoning Ordinance Exception process. In the case of a waterfront property, the rear lot line is that which adjoins the ordinary high water line. Section 7. Amendment.' "Lot Requirements Table", Figure V-1 of Chapter V, ZONING DISTRICTS of the Zoning Ordinance is amended: Minimum lot size requirements are to be applied at the time of land divisions or property line adjustments, and shall not limit the development of existing lots. Section 8. Effective Date. This Ordinance shall become effective ten (10) days from passage and publication. A copy of the full text of this ordinance is available from the City Clerk's office, 239 4th Street, Bremerton. APPROVED by the City Council of the City of Bremerton this 8 day of May , 1991. PASSED by the City Council of the City of Bremerton this 15 day of May , 1991.