AGENDA Planning Commission 5:30 PM - Thursday, July 15, 2021 Virtual Meeting, Sammamish, WA Page Estimated Time CALL TO ORDER 5:30 pm ROLL CALL MEETING ACCESSIBILITY Pursuant to the Governor’s Emergency Proclamation 20-25, the City is unable to provide an in-person location for the public to listen to the virtual Planning Commission meeting this evening. Meetings are still accessible to the public and public comment is able to be submitted. To View Live: • City Website: www.sammamish.us/tv21 • City YouTube: www.youtube.com/c/Sammamish/videos • Comcast Channel 21 (within Sammamish only) To View Later: Meeting videos are typically available the day after the meeting: • City Website: www.sammamish.us/tv21 • City YouTube: www.youtube.com/c/Sammamish/videos • Comcast Channel 21 (within Sammamish only) APPROVAL OF AGENDA APPROVAL OF THE MINUTES 4 - 5 1. July 1, 2021 Regular Meeting View Minutes PUBLIC COMMENT - NON AGENDA Page 1 of 127
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Transcript
AGENDA
Planning Commission 5:30 PM - Thursday, July 15, 2021
Virtual Meeting, Sammamish, WA Page Estimated
Time CALL TO ORDER 5:30 pm
ROLL CALL
MEETING ACCESSIBILITY
Pursuant to the Governor’s Emergency Proclamation 20-25, the City is unable to provide an in-person location for the public to listen to the virtual Planning Commission meeting this evening. Meetings are still accessible to the public and public comment is able to be submitted.
To View Live:
• City Website: www.sammamish.us/tv21
• City YouTube: www.youtube.com/c/Sammamish/videos
• Comcast Channel 21 (within Sammamish only)
To View Later: Meeting videos are typically available the day after the meeting:
• City Website: www.sammamish.us/tv21
• City YouTube: www.youtube.com/c/Sammamish/videos
• Comcast Channel 21 (within Sammamish only)
APPROVAL OF AGENDA
APPROVAL OF THE MINUTES
4 - 5 1. July 1, 2021 Regular Meeting
View Minutes
PUBLIC COMMENT - NON AGENDA
Page 1 of 127
3 minutes per person / 5 minutes if representing an organization.
Pursuant to the Governor’s Emergency Proclamation 20-25, the City is unable to provide an in-person location for the public to listen to the virtual City Council meeting this evening. Meetings are still accessible to the public and public comment is able to be submitted.
Written Comment:
Written public comment will be accepted until 5:00 pm on the day of the meeting. Submit your written comments by email to the Planning Commission Coordinator at [email protected] and the Planning Commission at [email protected].
Verbal Comment:
Up to 3 minutes of verbal public comment may be provided per person live during the meeting. Call the following number and input the access code when prompted by 5:30 pm the day of the meeting:
• Phone Number: +1 (872) 240-3311
• Access Code: 699-839-229
Once you have joined, you will be placed on mute. The meeting operator will unmute you when it is your turn to comment. You will hear an automated voice say “unmuted” when that occurs, and the operator will ask you to begin your comment. If you would like to provide public comment for Agenda Public Comment, please say so when you are unmuted or please call back when prompted for Agenda Public Comment. You will be placed back on mute and will have an opportunity to speak for 7 minutes under the Agenda Public Comment.
OLD BUSINESS
6 - 126 2. Public Hearing and Deliberation: Development Regulations
Updates - Phase Two
View Agenda Item
NEW BUSINESS
PUBLIC COMMENT - AGENDA
7 minutes per person
ADJOURNMENT 8:30 pm
LONG TERM CALENDAR
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127 3. View Calendar
Note: This is an opportunity for the public to address the Planning Commission. For non-agenda items, three (3) minutes are granted per person, or five (5) minutes if representing the official position of a recognized community organization. Seven (7) minutes are granted per person for agenda items. If you are submitting written comments or if you would like to show a video or PowerPoint during your verbal comments, it must be submitted or emailed by 5pm the day of the meeting to the meeting coordinator, Amber Malmberg [email protected] and to the Planning Commission at [email protected]. Please be aware that Planning Commission meetings are videotaped and available to the public. The City of Sammamish Planning Commission is appointed and is the advisory board to the City Council on the preparation and amendment of land use plans and implementing ordinances such as zoning. Planning Commissioners are selected to represent all areas of the City and as many "walks of life" as possible. The actions of the Planning Commission are not final decisions; they are in the form of recommendations to City Council who must ultimately make the final decision. THE COMMISSION MAY ADD OR TAKE ACTIONS ON ITEMS NOT LISTED ON THIS AGENDA. Planning Commission meetings are wheelchair accessible. American Sign Language (ASL) interpretation is available upon request. Please phone (425) 295-0500 at least 48 hours in advance. Assisted Listening Devices are also available upon request
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Planning Commission Regular Meeting - Jul 01 2021
MINUTES
Planning Commission
6:30 PM - July 1, 2021
Virtual Meeting, Sammamish, WA
Commissioners Present: Vice-Chair Rituja Indapure, Planning Commissioner, Position 7
Mike Bresko, Planning Commissioner, Position 2
TC Labby, Planning Commissioner, Position 3
Josh Amato, Planning Commissioner, Position 4
Commissioners Absent: Chair Mark Baughman, Planning Commissioner, Position 6
Karthik Seetharaman, Planning Commissioner, Position 1
Karen Malcolm, Planning Commissioner, Position 5
Staff Present: Director of Community Development David Pyle
Senior Management Analyst Evan Fischer
Management Analyst Jaclyn Beliel
Office Assistant Amber Malmberg
CALL TO ORDER Vice Chair Indapure called the Sammamish Planning Commission meeting to order at 6:31 PM.
ROLL CALL Roll was called.
MEETING ACCESSIBILITY Amber Malmberg read the meeting accessibility information found on the meeting agenda.
APPROVAL OF AGENDA Motion to approve the July 1, 2021 agenda as distributed.
Motion carried with no objections.
APPROVAL OF THE MINUTES Motion to approve the June 17, 2021 minutes as distributed.
Page 1 of 2
Draft
APPROVAL OF THE MINUTES #1.
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Planning Commission Regular Meeting - Jul 01 2021
Motion carried with no objections.
PUBLIC COMMENT - NON AGENDA
Mary Wictor - 408 208th Ave NE, Sammamish WA, 98074
Topic: Asking for clarification on proper staff contact when providing input.
OLD BUSINESS
Development Regulation Updates - Phase Two Project Work Session
City consultants, Jeff Arango and Lee Einsweiler, gave a presentation on the Development Regulation Updates. David Pyle, Director of Community Development and Evan Fischer, Senior Management Analyst, were available to answer questions.
NEW BUSINESS
PUBLIC COMMENT - AGENDA
Mary Wictor - 408 208th Ave NE, Sammamish WA, 98074
Topic: Development Regulation Updates - Phase Two Project Work Session.
Paul Stickney - Sammamish, WA
Topic: Development Regulation Updates - Phase Two Project Work Session.
ADJOURNMENT MOTION: Mike Bresko moved to adjourn. TC Labby seconded. Motion carried unanimously 4-0 with Chair Mark Baughman, Karthik Seetharaman, and Karen Malcolm absent.
Meeting adjourned at 7:53pm.
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APPROVAL OF THE MINUTES #1.
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Agenda Bill
Planning Commission Regular Meeting
July 15, 2021
SUBJECT:
Development Regulation Updates - Phase Two
DATE SUBMITTED:
July 08, 2021
DEPARTMENT:
Community Development
NEEDED FROM COUNCIL: ☑ Action ☐ Direction ☐ Informational
RECOMMENDATION:
Receive a staff presentation, open public hearing, receive public comment, close the public hearing, and deliberate on whether to recommend to the City Council the draft development regulations amendments, additions, and Unified Development Code outline.
EXHIBITS:
1. Exhibit 1 - Phase II Staff Report
2. Exhibit 2 - Full Draft Code Amendments
3. Exhibit 3 - Unified Development Code Outline
4. Exhibit 4 - Reverse Unified Development Code Outline
5. Exhibit 5 - Question and Answer Matrix Template
BUDGET: Total dollar amount N/A ☐ Approved in budget
Fund(s) N/A ☐
☑
Budget reallocation required
No budgetary impact
WORK PLAN FOCUS AREAS:
☐ Transportation ☐ Community Safety
☐ Communication & Engagement ☑ Community Livability
☑ High Performing Government ☐ Culture & Recreation
☑ Environmental Health & Protection ☐ Financial Sustainability
NEEDED FROM COUNCIL:
Should the Planning Commission recommend to the City Council the draft development regulations amendments, additions, and Unified Development Code outline?
KEY FACTS AND INFORMATION SUMMARY:
Background
Over the past several months, staff and the Planning Commission have been working on the Development Regulations Update - Phase II. Phase II includes developing code amendments and new code language that address issues with the City's development regulations as identified by the Community Advisory Group, the Planning Commission, the City Council, and staff. Additionally, Phase II
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will see the creation of a Unified Development Code which will consolidate the City’s development regulations into one user-friendly and clearly organized Title of the Sammamish Municipal Code. For a complete project history, please see Exhibit 1 – Phase II Staff Report. The Planning Commission has met on the following dates regarding this topic:
March 4, 2021 - Project overview presentation and discussion on low-priority topics.
March 18, 2021 - Completed discussion on low-priority topics.
April 1, 2021 - Discussion on high-priority topics.
May 6, 2021 - Discussion on medium-priority topics.
June 3, 2021 - Review of proposed draft code for high and medium-priority topics.
June 17, 2021 – Presentation on the Planned Unit Development section as well as an outline of the UDC.
July 1, 2021 - Presentation on the work completed to date by the Planning Commission which led to a full draft of development regulation code amendments, additions, and the Unified Development Code Outline.
Next Steps
On July 15, 2021, staff will provide a high-level overview of the draft code and present the minor updates based on the Planning Commission’s feedback on July 1, 2021. Staff will also answer any questions on the following exhibits which capture the Phase II work completed to date:
Exhibit 2 – Full Draft Code Amendments – A full draft of all the proposed code amendments and additions resulting from the feedback and direction provided by the Planning Commission. All new or amended text in the draft appears in red and text that has been unedited appears in black.
Exhibit 3 – Unified Development Code (UDC) Outline – The UDC Outline provides the proposed structure and numbering system of the UDC, which when adopted will be Title 21 of the Sammamish Municipal Code (SMC). The UDC will incorporate the draft code amendments and additions as seen Exhibit 1 as well as the existing development regulations from other titles of the SMC. The outline identifies which sections of the UDC will be new and which will be from other titles of the SMC.
Exhibit 4 - UDC Reverse Outline – The UDC Reverse Outline mirrors the structure in Exhibit 2 but replaces the proposed numbering system with the existing SMC numbering to track where each section of code originated from in the SMC.
Exhibit 5 – Question and Answer Matrix – The Question and Answer Matrix tracks comments and questions from the Planning Commission and the corresponding answers and changes in the draft code if applicable.
Following the presentation, the Planning Commission will open a public hearing, receive public comment, close the public hearing, and deliberate on the proposed amendments before voting on a recommendation to the City Council.
Recommended Motion:
Move to recommend to the City Council the proposed draft development regulations amendments, additions, and Unified Development Code outline as presented in Exhibits 2, 3, and 4.
▪ New code organization and formatting including an updated numbering system.
▪ Consolidate tables and footnotes.
▪ New graphics to illustrate code standards.
▪ Unified development code complete draft will be completed by September.
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Appendix A Issues and Solutions Table
OVERVIEW: This document is a summary of the topics that will be addressed with updates to specific code sections. The list has been formed with input from City staff and a Community Advisory Group assembled for this project and through consultation with the Planning Commission and City Council in the fall of 2020.
PRIORITY CATEGORIES: All of the topics identified in the table below will be addressed in the code updates. However, some topics are more complex and warrant more discussion while others are more straightforward and can be carried forward with the development of draft code.
LOW=Solutions are identified and team has begun drafting code MEDIUM=Concept solutions have been identified; requires additional discussion with Planning Commission about potential solutions
HIGH=Requires additional internal brainstorming and analysis by staff followed by further discussion with Planning Commission about potential solutions
# PROBLEM STATEMENT PRIORITY PREFERRED SOLUTION
1 1. Infrastructure has not kept pace with growth, particularly around older subdivisions. 2. The code has no requirements for sewer connections and allows septic in geologically hazardous and steep slope areas, where this type of infrastructure (especially drainfields) may be a risk to surrounding properties. 3. Developers are not accountable for contributions to infrastructure outside of their development. There is a disconnect between the water district and the City.
HIGH 1. Strengthen requirements for sewer connections with a clear preference for new connections. Require all new projects or those that exceed 50% of assessed value of improvements to request information on sewer availability from Sammamish Plateau Water. (21A.60.030)
2. Require homes connect to the sewer system within two years of it being available within 250' or if the septic system fails. (21A.60.030)
3. Prohibit septic in geologically hazardous areas and steep slopes. (21A.60.030)
4. Strengthen requirements for connection to a public water system and provide a clear preference for public connections. Connections to private systems only allowed when public connections are determined to be infeasible due to physical constraints, distance to the facility, or costs (21A.60.040)
5. Require all plats to connect to the public sewer system. (21A.60)
6. Develop baseline LID requirements through sustainable site planning techniques and shift the LID incentives to the new Planned Unit Development Standards. (21A.85)
7. In Tamarack and Inglewood require drainage review for any new residential units including an ADU. (13.20.020)
8. Address stormwater infiltration and impacts on Critical Aquifer Recharge areas as part of the project guidance process including a context analysis and conceptual site plan.(20.05)
9. As part of the project guidance process applicants shall be required to account for septic systems (when public sewer is determined to be infeasible) when submitting a conceptual site plan and context analysis. (20.050)
2 Definitions do not cover all terms referenced in the City's code, which can make harder to understand and require more interpretation.
LOW 1.Define all terms referenced in code, but not in the definitions section, and ensure existing definitions are clear. Resolve conflicting definitions in the following code sections. (16.20.025) (16.25.190) (21A.15)(19A.040) (23.150.10)
3 Existing use and development standard tables and calculations are confusing and require extensive cross-referencing both for potential developers and City staff.
MEDIUM 1. As part of the Unified Development Code provide links in the standards table to the supplemental standards and remove the cross references. (21A.25.30)
2. Clarify numerical requirements by simplifying the language. (21A.25.070)
3. Verify all cross references for accuracy and eliminate redundancy.
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4 1. There are no fundamental criteria for the design of subdivisions in the Development Code that would establish a baseline standard for new subdivision development. 2. New subdivisions do not fit the wooded rural character of Sammamish, do not use landscaping effectively to create a good fit with the surrounding neighborhood, and do not give residents a sense of privacy. 3. New development often does not provide an adequate buffer from arterial streets; with inconsistent landscaping, fences and retaining walls that dominate the street frontage. 4. Non-arterial streets in new subdivisions have on-street parking areas that are often underutilized and creates the perception of excess width.
HIGH 1. Develop a set of standards for new residential neighborhoods (i.e. subdivisions) that offers consistency in site design, street layout, supplemental street standards, arterial frontage standards, open space integration, preservation of natural features, and connections to surrounding lots. (21A.15 NEW)
2. Develop new Planned Unit Development Standards that provide incentives in exchange for improved design and public benefits. Include criteria regarding open space preservation and design. Incentives may include density or floor to areas ratio bonuses, allowances and incentives for more diverse housing types, and flexibility with street standards. (21A.15 NEW)
3. Develop criteria for the preservation of open space beyond the minimum required. (21A.30.140)
4. Lower the combined height of fences and retaining walls or rockeries and require step backs with planted rea between multiple rockeries or retaining walls and between a retaining wall, rockery, or berm and fencing. (21A.30.190). Incorporate the standards in the Town Center Code (21B.30.180)
5 Schools, most of which are in residential zones, are required to adhere to the same standards as single-family homes, although they are a different building type and use.
MEDIUM 1. Develop new standards for civic uses in residential zones to ensure neighborhood compatibility particularly as it relates to the transition between uses with a focus on Schools. (Update 21A.30.240)
6 Reasonable use exceptions should be better defined as the current rules have resulted in excessively large homes being permitted on highly constrained lots in critical areas and buffers.
MEDIUM 1. Revise the Reasonable Use process to require review by the Hearing Examiner that will include a public hearing. The Director will provide a recommendation to the Hearing Examiner on reasonable use applications and the public will have the opportunity to provide input during the review process including a public hearing. (20.05.020) 2. Supplement Reasonable Use exception criteria to include additional analysis regarding what is "reasonable". (21A.50.070)
7 There are no "required" baseline Low Impact Development standards. Existing standards should have clear incentives that are coordinated with future PUD standards.
MEDIUM 1. Develop "required" baseline standards for LID with a focus on sustainable site planning. (21A.85)
2. Incorporate the LID incentives into new Planned Unit Development standards. (21A.30.140)
8 1. Projects advance beyond the conceptual design stage before applicants have discussed code City and can result in costly redesigns. 2. Administrative process and requirements are not clear and specific. General requirements for application materials don't provide the necessary information to review projects. 3. Process/permitting timeframes are defined in different locations.
LOW 1. Project guidance should be required for all development applications except minor construction and include a context analysis and a conceptual site plan. (20.05)
2. Create a more specific set of application requirements for different site conditions and project types that requires applicants provide staff more of the necessary information to review projects. (20.05.040)
3. Retain minimum application requirements (20.05.040) and supplement code to give the Director more discretion to request additional materials and information or specifications on any submitted plans to address different scenarios.
4. Allow the director the ability to waive fees where the permit fee may be a barrier to an action that has public benefits such as removal of invasive species. (20.05)
5. Modify 120-day review time to be from the time the application is deemed complete. Consider adding different review times for different project types based on actual median review times of past projects. (20.05.050)
9 Compliance and enforcement of existing code regulations is challenging given the current code provisions.
LOW 1. Require financial guarantees with performance agreements for tree protection, erosion control, and clearing limits. Consider adding "stop work" requirements when approved plan is not followed with precision. (16.20)(23.80)
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10 1. The height, bulk, and scale of new homes can be overwhelming from the street. 2. Development standards do not adequately reflect site conditions and limitations. 3. Baseline standards for new homes allow for too much home in a small area.
HIGH 1. Establish a base Floor to Area Ratio (FAR) limit so that the size of a home is proportional to the size of the parcel to allow for more flexibility with site planning to improve parking design, landscaping, low-impact development, tree preservation, and consideration of other site planning challenges. (21A.25.030)
2. Regulate building height be segment to minimize excessive height on steep slopes and require structures to step up the hillside to minimize bulk and scale. (21A.25.030)
3. Limit the width of driveways based on the width of the lot, require parking and garages to be setback from the home and use the side yard or alleys. (21A. 25.030)
4. Allow for flexible side yard setbacks to allow for parking and access when the garage is located to the side or rear of the home. (21A.25.030)
11 The code’s development regulations lack visuals to help make code requirements more understandable
LOW 1. Graphics will be used to illustrate new code standards as part of Phase Two and for existing standards as part of the Unified Development Code (UDC). Several graphics have already been produced as part of the code audit that will be used in the code such as for the new arterial frontage types, landscaping standards, and residential design (subdivision) standards. Graphics should not only demonstrate what is intended or allowed with a codified design standard or criteria, but should also demonstrate what is not intended or allowed.
12 Staff requires more flexibility and should be empowered in review and enforcement.
HIGH 1. Increase the types of construction violations that are subject to immediate fines and stop work orders as necessary. New construction violations include improper erosion control measures, obstructing private streets and shared driveways, impacting critical areas, and developing in conflict with approved plans. (23.100)
13 Standards for subdivision development on slopes and in sensitive areas are the same as those for unconstrained properties. Native vegetation and wildlife habitat are cleared from a majority of larger sites in development.
HIGH 1. As part of the new residential design standards (subdivision) there will be a focus on standards for steep slopes to make sure the development fits in rather than manipulates slopes and other natural features. Retaining trees and understory vegetation will be requirements where feasible. (21A.XX NEW) (16.15)
2. Require early and advanced tree vigor enhancement for trees to be retained on sites under development permit review. (21A.37.270) (21A.37.280)
14 There is no mechanism to enforce development standards when projects are complete or near completion.
LOW 1. Add fines for doing work in conflict with an approved permit and do not sign off on final inspection when projects conflict with approved plans. (23.100)
2. Develop reporting requirements for qualified professionals working for the applicant to verify compliance with approved plans and permit conditions at appropriate point in the project. (16.20.300)
15 There are no requirements for construction management other than traffic management during development.
MEDIUM 1. Develop a standard set of permit conditions related to construction that becomes part of the permit approval and are posted to the City's website. Also provide the option to add conditions as appropriate based on the conditions of the site and approved plans to mitigate potential impacts. Require as-built plans that are certified by a qualified professional to verify compliance with approved permits. (16.20)
2. Require a pre-construction meeting with planning and building officials to discuss staging and construction management. Adjust the fee schedule as necessary to increase cost recovery. (16.20)
3. Require applicants to sign an affidavit prior to construction verifying that erosion control fencing will installed properly and maintained for duration of the project or face a fine of $1,000 per square foot of impacted area. (23.100)(16.20)
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16 Developers are willing to pay fines for violating code provisions or construction management requirements
LOW 1. Enhance the City's ability to issue stop work orders when construction is occurring that is not in compliance with approved plans and permits. When a field correction is not permitted, applicants must apply for a permit amendment and cease work until it is approved. (23.100.10)(16.20)
17 Landscaping and maintenance of plantings can interfere with utilities.
LOW 1. In the new residential design standards include standards that the design shall minimize the need for tree removal related to utility easements. Where tree removal is necessary consider low-impact native plantings to avoid only mowed grass corridors. (21A.XX NEW) (21A.30) (21A.37.230)
18 Maintenance of landscaping in the right-of-way can be a burden on the City.
LOW 1. For new projects, focus on native vegetation that is drought tolerant, provides habitat functions, and is low maintenance. (21A.XX NEW)(21A.35) 2. Require property owners to maintain the public right-of-way in front of their homes (i.e. sidewalk buffer strip) and allow for native plant or edible gardens. (21A.35) 3. Grant the City the ability to take over landscape areas, open space tracts, or critical areas tracts that are not being maintained where there is a demonstrated public benefit such as new public open space, reforestation, habitat restoration, stormwater management, or other benefits.(21.A.35) 4. Provide incentives for homeowners associations to replant landscape areas with a focus on native, drought tolerant plantings with habitat benefits. Incentives may include waiving permit fees, technical assistance, and volunteer programs. (21A.35)
19 Proposal modifications that constitute a substantial change and would require a new application are not defined.
LOW 1. Provide a specific description of substantial change to review requirements and would require a new application. (20.05)
20 Noticing requirements are not well organized and could be clearer.
LOW 1. Modernize the City's permit noticing requirements to reflect new methods of outreach such as website postings. (20.05)
21 Decisions on new development may not further the comprehensive plan.
LOW 1. As an application submittal item, require the applicant to submit a narrative/summary demonstrating how the project aligns with the Comprehensive Plan policies for larger scale projects. (20.05)
22 Residential parking requirements sometimes conflict, are sometimes unclear, and can lead to parking that is poorly designed or dominates the street frontage of new homes.
LOW 1. Require a parking summary as part of new subdivisions that demonstrate the parking is right sized for the anticipated demand including both on- and off-street parking so that streets are not oversized. (20.05)(21A.XX NEW)
23 Refund provisions and timelines are unclear, and do not specify which permit fees are eligible.
LOW 1. The Director will maintain a policy on permit refunds and make it accessible to the public. (20.05)
24 There is no established process for modifications to a conditional use or requirements for certain expansions to non-conforming uses
LOW 1. Add language to recognize existing uses that are considered as "de-facto" conditional uses (pre-dating incorporation) but have not gone through the conditional use process. Require an audit of uses and allow minor improvements without going through the full conditional use process. If major improvements are proposed then full conditional use review will be required. (21A.100.150)(21.A.110.040)
25 School capacity and concurrency in the code should be valid and all cross-references should lead to a single section.
LOW Addressed as part of parallel effort on school impact fees and concurrency.
26 The code does not clearly lay out standards short-term rentals as a non-residential use that tend to be located in residential zones.
LOW Address as part of the Phase Three scoping process following additional input and direction from the City Council.
25 Development categories defined in the code are not consistent with those listed in decision types.
LOW 1. Include Unified Development Plans (UZDP) as a Type 3 decision. Remove Urban Planned Development as a Type 3 from Code (we do not have this action type - King County remnant). (20.05.020) (21B.95.030)
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28 Signage regulation have not been evaluated for compliance with Reed v. Town of Gilbert - 135 S. Ct. 2218 (2015)
LOW 1. Sammamish did complete an update to and significant simplification of the City’s Sign Code in 2017 under Ordinance O2017-436 and was further amended in 2018 under Ordinance O2018-462 to address Electronic Reader Boards/Changing Message Signs
26 Current code does not adequately differentiate between accessory uses for which a building permit is required.
LOW 1. Require a permit for any accessory structure that has electricity and/or plumbing with the same setback standards as accessory dwelling units. Any accessory structure over 200' square feet must meet setbacks and requires a permit. (20.050)(21A.25.030)
27 Infrastructure and environmental challenges in Inglewood and Tamarack are not adequately addressed in the code.
HIGH 1. Develop maintenance standards for critical areas and steep slopes and stormwater/drainage requirements after development is complete. (21A.50.220)
2. When a project is located in the historic Tamarack Plat code regulations in SMC 21A.50.220 apply due to a concentration of critical areas in the area. (21A.50.220)
3. Develop maintenance standards for critical areas and steep slopes and stormwater/drainage requirements after development is complete. (21A.50.220)
28 Permits are required for regular maintenance of landscaping and/or infrastructure in critical areas
LOW 1. Allow for regular maintenance of ditches, culverts, drainage features (e.g. French drains), shoulders and paths within these exceptions, and for lawn and landscape maintenance in critical areas and buffers including invasive plant and weed removal, thinning or removal of volunteer plants or runners etc. (16.15.050)
29 There are no limits on clearing without a permit outside of critical areas.
HIGH 1. Limit the land area that can be cleared without a permit (including shrubs and groundcovers) and reference the tree removal section in 21A.37.240. Limit clearing on lands that do no have an active use or development permit approval . Lower the tree diameter that is allowed to be removed without a permit. (16.15.050)
30 City policy and code do not adequately protect steep slopes.
HIGH 1. Increase the limits on clearing and grading for individual lots such that it is not permitted until associated with an approved development permit for the the construction one or more dwellings. (21A.50.220(3)(c))
2. Incorporate standards from the Erosion Hazards near Sensitive Waterbodies into the general section on Erosion Hazards that limit disturbance, require monitoring, and address drainage. (21A.550.225(3-4)
3. Require a critical areas report as part of all request for clearing and grading permits to verify whether there are any critical areas on the site. (16.15.070)
4. Eliminate the exemption for the cutting and removal of any coniferous tree of less than eight inches DBH or any deciduous tree of less than 12 inches and make it expressly prohibited to remove understory vegetation beyond normal maintenance without obtaining a grading permit. (16.15.050)
31 Critical areas and natural vegetation are not adequately protected during development.
MEDIUM 1. Require site plans for single-family homes be recorded. (21A.50.180).
2. Place limits on original permit requirements for Critical Areas, when recorded and required prior to permit issuance.
2. Record notice on title before any permit approvals per code to inform the public of the presence of Critical Areas, buffers, any mitigation, and limitations on actions.
3. Trees/driplines, clearing limits, and landscaping should be recorded with the site plan to monitor retention and protection. (21A.50.180)
34 Ensure recent amendments under Phase 1 are clear, use proper grammar and word choice, consistent application of terms and definitions and accurate cross-references
LOW 1. Ensure recent amendments under Phase 1 are clear, use proper grammar and word choice, consistent application of terms and definitions and accurate cross-references as part of the Unified Development Code.
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DEVELOPMENT REGULATIONS UPDATEPHASE TWO
PUBLIC HEARING DRAFT 7/ 15/2021
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21.30.100 Purpose, Intent and Applicability
21.30.100.A Purpose and Intent
The intent of this section is to provide design standards for residential neighborhoods and the standards will apply to subdivisions, binding site plans, and short subdivisions in the R-1 through R-18 Zoning Districts. The design principles and standards are specifically intended to implement the City’s Comprehensive Plan and vision statement.
21.30.100.B Applicability
The neighborhood design standards apply to all plats, short-plats, and binding site plans in the Residential Districts (R- Districts).
21.30.100.C Design Intent
The intent of the Design Principles is to guide future development as closely as possible towards the stated vision of Sammamish as defined in its Comprehensive Plan. Design as defined for this
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section is a broad term that includes layout of platting, utilities, streets and pathways, landscape, and building design.
From the City’s Comprehensive Plan Vision [Add as a sidebar]:
Sammamish is a vibrant bedroom community blessed with a well-preserved natural environment, a
family-friendly, kid-safe culture, and unrivaled connectedness.
From its expanding tree canopy, to its peaceful neighborhoods, to its multi-modal transportation
resources, Sammamish captures the best of the past even as it embraces a burgeoning digital future
and meets housing affordability through balanced, sustainable housing.
It is a state-of-the art community—engaged, responsive, and generous in its support for the full range
of human endeavor.
21.30.200 Design Principles
The design principles illustrate the intent of the design standards and inform project design, particularly during the early stages. The application of the design principles will depend on the characteristics of the site and surrounding context. Applicants will be required to demonstrate how they have incorporated the design principles into their project but are not a basis for decision-making. The design standards in SMC 21.30.300 are used to review projects and determine compliance with this Chapter.
21.30.200.A. Preserving Ecological Functions of the Land
Sammamish cares about preserving the ecological function of its land, especially as the City becomes built out. Therefore:
1. Site planning should retain the form of the land and the major vegetation to the extent possible, fitting development into its natural context rather than reshaping the land for ease of development.
2. Tree retention is a priority, making sure that trees will remain healthy in the long term by saving groups of trees and leaving undisturbed areas to protect roots.
3. Sustainable solutions for stormwater should be part of all new development, paying careful attention to hydrologic systems and limiting impervious surface.
4. Storm water facilities should be designed as visual community amenities where visible.
5. Distinct natural features should be highlighted and retained in the site design.
21A.30.200.B Maintaining a Green Northwest Character
Sammamish cares about keeping their green Northwest character that makes it an attractive place to live. Therefore:
1. Well-landscaped areas should line arterials, with native drought-tolerant plants selected for an ability to provide year-round screening between buildings and traffic.
2. Landscape along residential streets should reflect the Northwest character and be designed for a pleasant streetscape over time.
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3. Grade cuts should be limited so that tall walls are not necessary and when required are subtly integrated into the site design.
4. Fencing should be integrated into landscaping rather than standing alone as separation from streets and arterials.
5. Homes should be designed to respect the public interface along the street, with limited frontage devoted to garage entries and massing that avoids the feeling of a wall along the street.
21A.30.200.C A Well-Connected Community
Sammamish cares about being a well-connected community, where walking and cycling are pleasant and safe. Therefore:
1. New development should improve connections for people walking and biking, with sidewalks and trails, and with consideration of existing and future networks where people can access public amenities such as parks, playgrounds, and transit.
2. Neighborhood streets should be designed to encourage low vehicle speeds, and where appropriate with low volumes of traffic, streets can be shared by people walking, cycling, and driving slowly.
21A.30.200.D. Family-friendly Neighborhoods with Amenities for All Ages
Sammamish values its family-friendly neighborhoods, with amenities that people of all ages and abilities can enjoy. Therefore:
1. Neighborhoods should include places to spend time, with play areas and benches.
2. Open spaces should be accessible, connected, and include a variety of active and passive recreation opportunities.
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21.30.300 Neighborhood Design Standards
21.30.300.A Protection and Integration of Natural Features
1. Design Intent
Sammamish values its well-preserved natural environment and aspires to expand its tree canopy as it balances future development. Natural features, including topography, hydrology, habitat, and designated view corridors should be respected with new development, minimizing impacts and improving environmental function where possible.
2. Design Standards
a. Natural Features Context.
In order to fit development into its context, the various elements of context must be understood. For natural features, that means understanding significant topography, hydrology, and habitat corridors on and beyond the site itself.
b. Natural Features.
Natural features such as wooded stands, topographic features, or wetlands should be integrated into development as assets to the full extent possible, for environmental reasons and to highlight the unique character of each site.
c. Hillside Development.
Development on hillsides should minimize clearing and grading, fitting buildings and streets with the slope rather than using extensive grading and vegetation removal for ease of construction.
d. Forested Areas and Habitat.
Remaining forested areas in Sammamish are important to the character and ecosystem of the city. Development is expected to prioritize retention of wooded areas to the extent possible, in a manner that will support the long-term health of the trees.
For sidebar: Goal EC.4 Protect and promote a diversity of plant, pollinator, and animal species habitat in Sammamish.
Goal EC.10 Maintain and improve the City’s forested character.
21.30.300.B Streets and Connections
1. Purpose and Intent
Sammamish values all forms of mobility and aspires to be a community with unrivaled connectedness. To this end, development should be considered in terms of pedestrian and cycling routes that are attractive and safe for all ages. These routes should form a connected system and support a mix of uses available to neighborhoods. For all vehicle options, development should consider connectivity that minimizes congestion, “right-sizes” travel lanes and parking, and ensures adequate access for emergency vehicles.
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2. Design Standards
Sammamish’s street network relies on arterials as through-routes. The system of arterials contributes to a relatively disconnected street system due to topographic constraints, and developments without connections to adjacent sites. Sammamish aspires to increase connectivity by balancing quiet neighborhoods with a more resilient set of connections for all modes of movement.
a. Street Connections. Streets and alleys provide connections to homes and
through neighborhoods. They should be appropriately sized so that the streets
support and blend into a well-landscaped neighborhood, discourage drivers
from speeding, and assure emergency vehicle access. In designing new
subdivisions, alleys and pedestrian-oriented streets should be considered as
options for creating neighborhoods where walking is safe and attractive. The
street network should also consider needs for increasing connectivity beyond the
site itself, with input from the City.
b. Block Size and Perimeter. Block lengths are related to walkabilty, with shorter
blocks offering permeability and shorter routes to destinations. They can also
improve emergency response time. Blocks may be separated with connections
for use by pedestrians, bicycles, and emergency vehicles only. Neighborhoods
must be designed with block sizes that do not exceed a total perimeter of 1600’
to provide for connectivity. Exceptions to this limit may be permitted due to
constraints from topography, critical areas and buffers, the preservation of
mature forest, and other factors determined by the City that limit effective street
connectivity. Non-motorized connections may be counted towards the block
perimeter calculations except where the City determines a full street connection
is warranted for access and connectivity. Houses oriented towards pedestrian
paths are an option.
c. Dead-end Streets. Dead-end streets must be limited to no more than 750’, and
must be designed for future connection unless determined by the City to be
infeasible. Where a full street connection is not possible, a non-motorized
connection such as a trail or sidewalk must be provided, where the City
determines it is feasible.
d. Curb to Curb Width. Streets must be right-sized based on the anticipated built
project density, anticipated traffic, and the parking program analysis required in
SMC 21.30.300.E. The application of the curb-to-curb width in the Public Works
Standards may be modified to meet the neighborhood design standards in ways
such as requiring one parking lane instead of the standard two lanes.
e. Curb cuts from public and private streets should be located to allow for usable
on-street parking where additional parking is necessary based on the project
parking program analysis.
f. Walking and Biking Connections. A robust network of pedestrian and bicycle
connections is a priority for Sammamish and should be included in developments
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in a manner appropriate to the site and the surrounding connections. This may
include sidewalks, paths, bike lanes, and “woonerf”-style shared streets or
greenways. Routes that are integrated into the landscape or have a planted
buffer from streets are encouraged.
21.30.300.C Open Space and Recreation
1. Design Intent
Open space serves a variety of needs including environmental sustainability, and passive and active recreation. The design intent for open space and recreation is to prioritize protection of significant environmental features, and to distribute recreational opportunities so they are available to all neighborhoods.
2. Context
Sammamish’s goal of a network of open spaces, parks, and trails is the context for new development. The size, type, and location of open spaces should be considered as part of a system. This system should provide future residents with local open space and recreation assets, while also connecting them to citywide open space and recreational assets. Open space opportunities will be determined in part by the context of the site and surrounding area. Applicants must analyze the site and neighborhood context that is summarized as part of an application to provide open space that is counted towards the net developable area for the site. Examples of site and neighborhood context that should be considered are:
▪ mature forest that could be preserved.
▪ an adjacent trail system where a connection is possible.
▪ protection of a wildlife habitat corridor on-site.
▪ the presence of soils appropriate for small-scale agriculture.
▪ protection of landslide hazard areas.
▪ the need for additional recreation space to serve the development.
Add in Sidebar: Goal P.1 Provide a network of parks, trails, athletic fields, and open spaces that delivers a variety of active and passive recreational opportunities to the Sammamish community.
Goal EC.1 Serve as a leader in environmental stewardship of the natural environment for current and future generations.
3. Calculation of Density and Public Benefit
Open space proposed beyond the on-site recreation space required in 21A.30.140 must provide a clear public benefit to be counted towards the project density and approved by the City. Open space that is not counted towards the project density is exempt from this section. Adverse impacts will also be considered in determining compliance with these standards such as views from arterial streets, compatibility with adjacent development, connectivity, and other potential impacts. To be considered for public benefit, projects must use design methods for providing additional open space as outlined below. Alternatives may be proposed that are consistent with the intent of this section, as approved by the City.
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A. DESIGN INTENT
The design intent is to dedicate open space in alignment with Sammamish’s goals and maximize opportunities of each site. For example, open space should be dedicated to preserving significant stands of healthy woodland where possible, providing space for green stormwater infrastructure, or connecting trails. In some developments, localized park or recreation space may be appropriate, or opportunities may arise for other amenities such as benches, viewpoints, or play areas.
B. DESIGN STANDARDS
i. Open space should be integrated throughout the development to provide benefits for homesite design, such as increased buffers with native forest and vegetation.
ii. Integrate trail systems and other non-motorized connections within open space areas to increase connectivity where feasible.
iii. Integrate green infrastructure using low-impact development techniques into the design of open space areas.
4. Open Space Tracts
A. DESIGN INTENT
The design intent is to allow for larger open space tracts where there are clear public benefits, such as preserving wildlife habitat corridors, extending natural features with off-site connections, preserving mature forest and native vegetation, trail connections, and passive open space opportunities.
B. DESIGN STANDARDS
i. Open space tracts should not be provided for the purposes of reducing development costs, in cases where they prohibit necessary street or non-motorized connections, or where a clear public benefit is lacking.
ii. Open space tracts should be provided on lands that have existing mature forest and native vegetation.
iii. Open space tracts must be accessible as passive open space unless determined to be infeasible or unsafe.
5. Buffers
A. DESIGN INTENT
To integrate buffers into the design of neighborhoods and homesites that contribute positively to the character of Sammamish for all developments.
B. DESIGN STANDARDS
i. Buffers should maximize the preservation of mature forest and native vegetation when determining the appropriate locations.
ii. Where there is no mature vegetation, buffers should be landscaped with substantial drought-tolerant native vegetation that will provide a year-round screen between traffic and homes. Pedestrian trails are allowed in buffers.
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iii. Buffers should provide benefits to individual homesites such as increased privacy, shading, minimized noise impacts, improved mobility for non-motorized travel, and improved aesthetics.
6. Recreation + Trails
A. DESIGN INTENT
To maximize opportunities for recreation and trails, enhance neighborhood connectivity and expand access to recreation land and facilities.
B. DESIGN STANDARDS
i. Proposed trails must be designed to connect to adjacent properties where opportunities exist now or in the future and must be publicly accessible at all times.
ii. Recreation areas must be accessible and provide passive or active recreational opportunities.
iii. Trails must be designed to be compatible with adjacent development, including providing safe and convenient trail access along the route.
iii. Trails must be designed in accordance with City engineering standards. Ownership and management may be taken over by the City at their discretion.
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21.30.300.D Parcels and Sites
1. Design Intent
Layout of parcels and sites creates long-term development patterns for the city and should be forward-looking and stand the test of time. Parcel and site layout should address the needs of residents, alignment with goals for the larger community, connectivity, mobility and environmental stewardship.
2. Design Standards
a. Design parcels and sites to minimize the need for clearing and grading, and to preserve mature forest and native vegetation where feasible.
b. The size, dimensions, and orientation of parcels must accommodate development that meets site design standards such as the Floor to Area (FAR) ratio, driveway width standards, parking design and location standards, and landscape frontage requirements.
c. Through lots with two street frontages are prohibited (unless in cases of hardship or provisions of ADUs). Alleys and open spaces are not considered a street frontage.
21.30.300.E Parking
1. Design Intent
The design intent of parking is to right-size the total amount of parking provided through neighborhood design, including on- and off-street parking. Design on-street parking to be compatible with adjacent development, pedestrian-oriented, and not oversized for anticipated traffic and parking volumes.
2. Parking Program Analysis
All development applications subject to the Neighborhood Design Standards must provide a parking program analysis summary showing the location and amount of on- and off-street parking proposed, including the number of stalls provided per dwelling unit. All parking, including in garages, must be factored into the parking program analysis.
3. Design Standards
a. Provide no more than 200% of the off-street parking requirement within the neighborhood, unless waived by the City upon determination that additional parking is warranted based on information submitted by the applicant for a neighborhood-specific analysis.
b. Where uninterrupted parallel on-street parking is not warranted by the parking program analysis, provide bulb outs with landscaping and street trees between parking pockets.
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c. Design off-street parking to minimize aesthetic impacts on the street frontage such as setting the parking back behind the face of the building, utilizing alleys, landscaping buffers, and narrow single-lane driveway widths.
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21.30.300.F Arterial Street Frontages
1. Design Intent
People experience Sammamish through traveling along the city’s arterials. Development alongside these arterials is expected to retain or replant edges that keep or improve the character of Sammamish as a community in harmony with its natural setting. Edge buffers also benefit residents of homes along arterials.
2. Arterial Street Typologies
3. Arterial Frontage Types
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Arterial frontage standards apply to all development in the R- Districts. The following arterial frontage types are permitted along designated arterial streets shown in the map above including major arterials, minor arterials, and collectors. All applicable development must incorporate one or more of the permitted frontage types on designated arterial streets. Designated arterial frontages apply for a minimum of 100’ from the edge of the arterial street public right-of-way. The 100’ distance may be reduced on projects less than 5 acres where application of the standards would reduce the project density as determined by the City based on information submitted by the applicant.
If the frontage area is provided in a separate open space tract, the land is counted towards the net developable area and overall project density in SMC 21A.25.080. If the 100’ distance needs to be expanded to accommodate the frontage type and it meets the intent of this section, the additional land also counts toward the net density and project density.
For existing parcels along arterial streets that do not have enough land to create a buffer the Front arterial frontage type must be used but may also incorporate the Retaining Wall frontage to accommodate sloped sites, in accordance with the standards below.
A. FOREST
Forest is the default frontage type on sites that have mature trees and native vegetation that can be preserved. If the arterial frontage is deforested, then reforestation is also an option consistent with the City of Sammamish’s Urban Forest Management Plan. Applicants must submit a reforestation plan by a certified arborist or other qualified expert for review and approval by the City.
B. STORMWATER/GREEN INFRASTRUCTURE
The stormwater/green infrastructure frontage type must be designed for both stormwater functions and as an open space amenity through the use of native vegetation and the incorporation of natural habitat features.
The diagram below shows a stormwater pond fronting on an arterial street with street trees, natural fencing, and native vegetation which serves as a visual and physical amenity.
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C. FRONT-FACING
For single-family homes on parcels or sites existing prior to December 31, 2021, the only permitted arterial frontage type is Front. Vehicle access must be from a non-arterial street unless determined infeasible by the City. The rear or side of a home is not permitted within 100’ from the edge of the arterial street public right-of-way.
D. LANDSCAPE
The landscape arterial frontage type is appropriate on sites that do not have existing mature trees and native vegetation. The landscape arterial frontage must screen the development on the remainder of the site within the first three years by using native vegetation. Landscape arterial frontage plans must be prepared by a licensed landscape architect in the State of Washington.
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e. Open Space
Open space with natural landscape features can provide for a variety of functions including for wildlife habitat, active and passive recreation, trails, and can be integrated with stormwater and green infrastructure. The Open Space arterial frontage may be used to satisfy the requirements for on-site recreation requirements in SMC 21A.30.170 or be dedicated to the City for parks or open space at the City’s discretion.
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F. RETAINING WALL
On parcels and sites existing prior to December 31, 2021, the use a retaining wall may be an appropriate design on sloped sites. Retaining walls are limited to four feet in height, and the front of the house or unit must face the arterial street. Vehicle access must be taken from a non-arterial street unless determined to be infeasible by the City.
21.30.300.G Sustainable Site Planning
1. Compliance with Related Standards
a. All neighborhood design projects must demonstrate compliance with the 2016 King County Surface Water Manual (KCSWM), SMC Title 13 Surface Water Management, and the City’s Public Works Standards.
2. Design Intent
Sustainable site planning techniques maximize the use of natural systems and functions of the land, minimizing the need for stormwater infrastructure. Stormwater is addressed primarily through low-impact development techniques that rely primarily on evapotranspiration and infiltration.
3. Design Standards
a. Neighborhoods must be designed to maximize opportunities for low-impact development through sustainable site planning techniques including the preservation of natural features, restoration of native vegetation, and low-impact development for stormwater management.
b. Neighborhoods must be designed so that all individual parcels greater than 6,000 square feet retain and infiltrate all stormwater runoff on-site, unless determined to be infeasible due to soils or other factors based on information submitted by a qualified professional. Driveways may be exempt in cases where topography would prohibit retaining all runoff on-site. Techniques may include the use of natural drainage patterns, cisterns, rain gardens, infiltration swales, retaining natural vegetation, French drains, and similar measures. A registered Landscape Architect in the State of Washington shall develop the sustainable site plan for the application that addresses compliance with these standards.
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21.30.400 Planned Unit Developments (NEW)
21.30.400.A Purpose
Planned unit developments (PUD) are intended to provide flexibility in design to meet the goals of the City’s Comprehensive Plan such as increasing housing diversity, furthering the desired character of Sammamish, and protecting and enhancing natural features to promote sustainability.
21.30.400.B Applicability
PUDs are allowed as a permitted use in the R-1 through R-8 zones subject to meeting the design criteria.
21.30.400.C Modifications to Development Regulations
The following development regulations may be modified during the PUD review process if design criteria are satisfied.
1. Dimensional Standards except building height
2. Street Design
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3. Parking Requirements
4. Density
5. Regulations not subject to modification
a. Neighborhood design standards
b. Critical area regulations
c. Building codes
d. Clearing and grading
e. Land Uses (except as described below)
f. Tree Standards
g. Adequacy of Public Facilities and Services
21.30.400.D Residential Uses and Density
1. Residential density may exceed the number of units allowed in the underlying zoning district if the design criteria for PUDs are met and the total Floor to Area Ratio (FAR) for all lands included in net density calculations is not exceeded, unless bonus density through affordable housing is achieved. Residential unit types must be consistent with the permitted uses in the underlying R- zone.
Density Calculation: 10 acres of land included in density. 10 x 0.5 (FAR) = 217,800 of building square footage. The 217,800 square feet can be allocated to residential units and are not limited by the residential density limits in the underlying district if the planned development criteria are met.
2. Detached single-family dwellings may not exceed 85% of the total residential units provided. Accessory dwelling units may qualify for the 15% of required non-single-family units (exclusive of the principal dwelling) if constructed with a single-family home.
3. Affordable Housing Floor to Area Ratio Bonus. The square footage of each perpetually affordable unit shall be exempt from the FAR limits and provide an FAR bonus equal to the square footage of the affordable unit. The FAR bonus shall be limited to 20% of the base FAR.
21.30.400.F Neighborhood Service Uses
Up to 10,000 sq ft of neighborhood serving retail, daycare, or restaurant/café space may be approved as part of planned development if other criteria are met.
21.30.400.E Planned Development Review
1. Planned developments are a Type III application with a review and recommendation from the director to the Hearing Examiner who makes the final decision.
2. Neighborhood Meeting. A neighborhood meeting in accordance with SMC 20.05.030 is required.
3. Conceptual review. Conceptual review is required prior to final approval. Concept plans are reviewed initially by the director and submitted with the final application to the Hearing Examiner.
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Applicants must submit all the required application materials for conceptual review in the submittal requirements maintained by the City. The City maintains a list of application materials and may require additional materials as necessary to verify conformance with the planned development review criteria. Conceptual review must include at a minimum the following materials:
a. A context map showing existing conditions for the project site including parcel(s),
any development, trees and vegetation, topography, adjacent development,
streets and connections, critical areas, and other natural and manmade
features;
b. An illustrated site plan that shows the general layout of streets, parcels, buildings,
open space, any critical areas and buffers, the presence of natural features, and
any other built features of the proposed development;
c. A narrative explaining how the proposal satisfies or exceeds the review criteria
for planned unit developments. It is expected that the proposal represents a
superior design than the underlying development standards with enhanced
public benefits;
d. A summary of all proposed uses and residential unit types with a calculation
showing the proposal is in conformance the requirements of 21.30.400.D;
e. Conceptual architectural building elevations or 3d models showing proposed
massing, style(s), and materials;
f. A summary of all requested modifications to development regulations and a
description of how the modifications are consistent with the purposes of the
planned development criteria; and
g. A conceptual phasing plan, if applicable
4. Open House. An open house in accordance with SMC 20.05.037 is required.
5. Final Review. Final review of planned development applications shall follow the Type III process for plats including all application materials required for a preliminary plat. The final decision shall include findings of fact detailing whether the project meets the decision criteria for approval.
6. Modifications to Planned Developments. Minor amendments may be approved administratively by the director and major amendments shall be reviewed as a new application. Applications are considered minor if they meet the following criteria:
a. Does not increase the number of units or land uses;
b. Does not increase the intensity of land uses (i.e. single-family to townhouse);
c. Does not decrease the amount of open space provided;
d. Does not increase the size of block sizes;
e. Does not reduce street or non-motorized connections;
f. Does not include a request for further modifications to development regulations; and
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g. Does not significantly alter the overall design of the Planned Development.
21.30.400.F Decision Criteria
Planned developments must meet the following criteria for approval:
1. The planned development is a superior design compared to the regulations for
the underlying zone and furthers the goals of the City’s Comprehensive Plan.
2. The planned development provides clear public benefits that exceed a
standard development proposal, examples of which might include:
a. The planned development preserves and/or restores natural features and
ecological functions on the site including mature forest, steep slopes,
native vegetation, and other features.
b. The design of streets, parcels, and buildings is superior compared to the
underlying development standards in the zone. The design furthers goals
for neighborhood connections for vehicles and non-motorized travel,
transitions to adjacent properties and developments that minimize
impacts, and furthers the desired character of Sammamish.
c. The project provides publicly accessible open space such as parks, trails,
natural areas, or other types of open space.
d. A range of housing types including detached single-family, accessory
dwelling units, duplexes, and townhouses are included.
3. The Planned Development provides an appropriate transition to adjacent
properties that minimizes any potential adverse impacts through techniques such
as buffers, forest preservation, restoration of natural features, integration of open
space and trails, and landscaping.
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16.15.050 Clearing and grading permit required – Exceptions.
All clearing and grading activities must be associated with an approved land use and exceptions do not apply to
properties that are undeveloped and do not have an approved land use. No clearing and grading activities may occur
on undeveloped properties without a permit associated with an approved land use. On sites without an approved land
use the removal of hazardous trees, invasive species, and noxious weed is allowed with issuance of a clearing and
grading permit. For parcels in the R- zones clearing and grading may not occur until a building permit has been issued.
Regardless of the exceptions any clearing and grading activity involving more than 1,000 square feet of land
disturbance and/or 5 cubic yards of material shall require a permit and drainage review. Land disturbance includes the
removal of forest understory and native vegetation. In critical drainage areas the threshold for a permit shall be 200
square feet of land disturbance or the additional or removal of 2 cubic yards of material.
For development or clearing and grading activity located within critical areas and associated regulatory buffers as
defined by Chapter 21A.50 SMC, no person shall do any clearing or grading without first having obtained a clearing
and grading permit, unless exempted below. For development or clearing and grading activity located outside of
critical areas and associated regulatory buffers as defined by Chapter 21A.50 SMC, no person shall do any clearing
or grading without first having obtained a clearing and grading permit except for the following, if associated with an
approved land use:
(1) An on-site excavation or fill for basements and footings of a building, retaining wall, parking lot, or other structure
authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation nor
exempt any excavation having an unsupported height greater than four feet after the completion of such structure;
(2) Maintenance of existing driveways or private access roads, including in critical areas and buffers, within their
existing road prisms; provided, that the performance and restoration requirements of this chapter are met and best
management practices are utilized to protect water quality;
(3) Any grading within a publicly owned road right-of-way;
(4) Clearing or grading by a public agency for the following routine maintenance activities:
(a) Roadside ditch cleaning, provided the ditch does not contain salmonids;
(b) Pavement maintenance;
(c) Normal grading of gravel shoulders;
(d) Maintenance of culverts;
(e) Maintenance of flood control or other approved surface water management facilities;
(f) Routine clearing within road right-of-way;
(5) Cemetery graves;
(6) Any clearing or grading that has been approved by the director as part of a commercial site development permit
and for which a financial guarantee has been posted;
(7) The following activities are exempt from the clearing requirements of this chapter and no permit shall be required:
(a) Normal and routine maintenance of existing lawns and landscaping, including up to 50 cubic yards of top
soil, mulch, or bark materials added to existing landscaped areas;
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(b) Normal and routine horticultural activities associated with commercial orchards, nurseries, or Christmas tree
farms subject to the limitations on the use of pesticides in critical areas as set out in Chapter 21A.50 SMC. This
does not include clearing or grading in order to develop or expand such activities;
(c) Normal and routine maintenance of existing public park properties and private and public golf courses;
(d) Pruning and limbing of vegetation for maintenance of above-ground electrical and telecommunication
facilities;
(8) The cutting and removal of any coniferous trees of less than eight inches DBH or any deciduous trees of less than
12 inches DBH on sites with an approved land use unless required to be protected by a previous permit approval;
(9) The pruning, limbing, and general maintenance of trees outside of environmentally critical areas and buffers,
consistent with the requirements of Chapter 21A.37 SMC;
(10) An excavation that is less than two feet in depth or does not create a cut slope greater than four feet in height and
steeper than one unit vertical in two units horizontal (66.7 percent slope), that does not exceed 50 cubic yards on any
one lot and does not obstruct a drainage course;
(11) A fill less than one foot in depth and placed on natural terrain with a slope flatter than one unit vertical in five
units horizontal (20 percent slope), or less than three feet in depth, not intended to support structures, that does not
exceed 50 cubic yards on any one lot and does not obstruct a drainage course;
(12) Normal routine maintenance of existing single-family drainage systems, including but not limited to excavation
to replace existing pipes, catch basins and infiltration trenches, that does not exceed 50 cubic yards on any one lot and
does not obstruct a drainage course; and
(13) Installation of sanitary septic systems with King County health district approval and inspection. (Ord. O2019-
(1) In addition to the monetary penalty outlined in SMC 23.100.010, any tree damaged or removed in violation of
Chapter 21A.37 SMC shall be subject to replacement. For the purpose of code enforcement, if a tree has been removed
and only the stump remains, the size of the tree shall be the diameter of the top of the stump. Mitigation measures
must comply with the standards specified in SMC 21A.37.280, Tree replacement standards, except that the number of
replacement trees for significant trees removed or damaged shall be as follows:
(a) Removed or damaged coniferous trees with a DBH equal to or greater than eight inches up to 12 inches shall
be replaced by four trees;
(b) Removed or damaged trees with a DBH equal to or greater than 12 inches up to 16 inches shall be replaced
by six trees; and
(c) Removed or damaged trees with a DBH of 16 inches or more shall be replaced by eight trees. (Ord. O2015-
395 § 4 (Att. B))
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20.05.020 Classifications of land use decision processes.
(1) Land use permit decisions are classified into four types, based on the amount of discretion associated with each
decision. Procedures for the four different types are distinguished according to who makes the decision, whether public
notice is required, whether a public hearing is required before a decision is made, and whether administrative appeals
are provided. The types of land use decisions are listed in Exhibit A of this section.
(a) Type 1 decisions are made by the director (director) of the department of community development
(department). Type 1 decisions are non-appealable administrative decisions that require the exercise of little or
no administrative discretion. For Type 1 decisions for which the department has issued a SEPA threshold
determination, the issuance of any subsequent permits shall not occur until any allowed administrative appeal of
the SEPA threshold determination is decided.
(b) Type 2 decisions are made by the director, or his or her designee. Type 2 decisions are discretionary decisions
that are subject to administrative appeal in accordance with applicable provisions of law or ordinance.
(c) Type 3 decisions are quasi-judicial decisions made by the hearing examiner following an open record hearing.
Type 3 decisions may be appealed to superior court.
(d) Type 4 decisions are quasi-judicial decisions made by the hearing examiner. Type 4 decisions may be
appealed to the State Shoreline Hearings Board.
(2) Except as provided in SMC 20.15.130(1)(f) or unless otherwise agreed to by the applicant, all Type 2, 3 and 4
decisions included in consolidated permit applications that would require more than one type of land use decision
process may be processed and decided together, including any administrative appeals, using the highest numbered
land use decision type applicable to the project application.
(3) Certain development proposals are subject to additional procedural requirements beyond the standard procedures
established in this chapter.
(4) Land use permits that are categorically exempt from review under the State Environmental Policy Act (SEPA) will
not require a threshold determination (determination of nonsignificance (DNS) or determination of significance (DS)).
For all other projects, the SEPA review procedures codified in Chapter 20.15 SMC are supplemental to the procedures
set forth in this chapter.
Exhibit A
LAND USE DECISION TYPE
Type 1 Decision by director, no administrative appeal
Building; clearing and grading; boundary line adjustment; temporary use; TDR sending site certification; [MAJOR – second story]accessory structures over 200 sq ft or with
electricity and plumbing; right-of-way; road variance except those rendered in conjunction
with a subdivision or short plat decision1; variance from the requirements of Chapter 9.04 KCC as adopted by SMC Title 13; shoreline exemption; approval of a conversion harvest
plan; temporary homeless encampment permit2
Type 2 Decision by director appealable to hearing examiner, no further
administrative appeal
Short plat; road variance decisions rendered in conjunction with a short plat decision; zoning variance; conditional use permit; procedural and substantive SEPA decision; site
development permit; approval of residential density incentives; new or reuse of public or
private schools; reasonable use exceptions under SMC 21A.50.070(2); preliminary determinations under SMC 20.05.030(3); critical areas exceptions and decisions to require
studies or to approve, condition or deny a development proposal based on the requirements
of Chapter 21A.50 SMC; binding site plan; unified zone development plan under Chapter 21B.95 SMC3
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Type 3 Recommendation by director, hearing and decision by hearing
examiner appealable to superior
court
Preliminary plat; plat alterations; preliminary plat revisions; plat vacations; zone reclassifications4; urban planned developmentUnified Zone Development Plan under
Chapter 21B.95 SMC; special use
Type 4 Recommendation by director,
hearing and decision by hearing
examiner appealable to the State Shoreline Hearings Board
Shoreline variances; shoreline substantial development permits (SSDPs); shoreline
conditional use permits
1 The road variance process is administered by the City engineer pursuant to the City’s street standards as set forth in the public works standards.
2 Subject to the notice requirements of SMC 21A.70.195(4).
3 Subject also to the procedural requirements of SMC 20.05.037 and Chapter 21B.95 SMC.
4 Approvals that are consistent with the interim comprehensive plan may be considered by the examiner at any time. Zone reclassifications that are
not consistent with the interim comprehensive plan require a site-specific land use map amendment and the City council’s hearing and consideration
will be scheduled with the amendment to the interim comprehensive plan pursuant to SMC 24.25.040 and 24.25.050.
The purpose of this section is to establish standards for the development of civic uses such as schools, churches,
community centers, and other similar uses in the R- zones to ensure compatibility with residential development. Civic
uses should be designed to minimize impacts on residential neighborhoods from noise, light, visual impacts, and
vehicle traffic.
21A.67.020 Design Standards
(1) Setbacks and Buffers. A buffer is required along side and rear property lines that are adjacent to existing
or future residential development. The buffer shall include the preservation of mature trees where present
and must be landscaped to provide a year-round visual barrier between the school and adjacent residential
development. Unless mature forest is used for the buffer it must meet the requirements for Type I
landscaping as outlined in 21A.35.030.
(2) Lighting. All lighting shall be designed to minimize light glare on adjacent properties. Parking lots shall
not be located within 100’ of side and rear lot lines where there is existing or potential for future residential
development.
(3) Noise. Civic uses shall be designed to minimize noise impacts on adjacent residential properties including
locating activities that are likely to produce more noise away from adjacent properties, the use of mature
trees, landscaping and other features to minimize noise transfer across properties and using existing
topography to minimize sound travel. The City may require a noise impact study by a qualified professional
to understand potential impacts and mitigation.
(4) Vehicle Access. Access to civic uses shall be from the principal street or arterial unless and shall only be
from local residential streets when other options are not available. Access shall be located and designed to
minimize the concentration of vehicle traffic on local residential streets.
(5) Non-Motorized Connections. Civic uses shall be designed for multiple non-motorized connections to
adjacent streets and neighborhoods where feasible. The purpose of the connections is to provide easy
access for people walking, biking, or rolling.
21A.70.010 Purpose.
The purposes of this chapter are to:
(1) Establish the legal status of a nonconformance by creating provisions through which a nonconformance may be
maintained, altered, reconstructed, expanded or terminated;
(2) Provide for the temporary establishment of uses that are not otherwise permitted in a zone and to regulate such
uses by their scope and period of use;
(3) Provide a permitting process and standards for homeless encampments for homeless persons, consistent with state
laws; and
(4) Encourage the adaptive re-use of existing public facilities that will continue to serve the community, and to ensure
public review of redevelopment plans by allowing:
(a) Temporary re-use of closed public school facilities retained in school district ownership, and the reconversion
of a temporary re-use back to a school use;
(b) Permanent re-use of surplus nonresidential facilities (e.g., schools, fire stations, government facilities) not
retained in school district ownership; or
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(c) Permanent re-use of historic structures listed on the National Register or designated as county landmarks.
(Ord. O2014-372 § 3; Ord. O99-29 § 1)
21A.70.020 Nonconformance – Applicability.
(1) All nonconformances except nonconforming uses and improvements related to the provisions of Chapter 21A.50
SMC shall be subject to the provisions of this chapter.
(2) The provisions of this chapter do not supersede or relieve a property owner from compliance with:
(a) The requirements of the Uniform Building and Fire Codes; or
(b) The provisions of this code beyond the specific nonconformance addressed by this chapter. (Ord. O2013-350
§ 1 (Att. A); Ord. O99-29 § 1)
21A.70.030 Nonconformance – Creation, continuation, and forfeiture of nonconformance status.
Once created pursuant to SMC 21A.15.800, a nonconformance may be continued in a manner consistent with the
provisions of this chapter. However, nonconformance status is forfeited if the nonconformance is discontinued beyond
the provisions of SMC 21A.70.050 unless the structure is a historic landmark or resource and is being restored or
reconstructed. Once nonconformance status is forfeited, the nonconformance shall not be re-established. (Ord. O99-
29 § 1)
21A.70.040 Nonconformance – Abatement of illegal use, structure or development.
Any use, structure or other site improvement not established in compliance with use and development standards in
effect at the time of establishment shall be deemed illegal and shall be discontinued or terminated and subject to
removal pursuant to the provisions of SMC Title 23. (Ord. O99-29 § 1)
21A.70.050 Nonconformance – Re-establishment of discontinued nonconforming use, or damaged or
destroyed nonconforming structure or site improvement.
A nonconforming use that has been discontinued or a nonconforming structure or site improvement that has been
damaged or destroyed may be re-established or reconstructed if:
(1) The damage to the nonconforming structure is less than 50% of the current market value from a professional
appraisal and the nonconformity nonconforming use, structure, or site improvement that previously existed is not
expanded; All expansions of nonconforming structures must meet the current code requirements, including setbacks,
unless a variance is obtained.
(2) A new nonconformance is not created; and
(3) A nonconforming structure that is damaged or destroyed such that it exceeds 50% of the value of the structure may
only be reconstructed if the reconstruction complies with all code requirements. Single-family homes are exempt from
this restriction and may be reconstructed if the nonconformity is not expanded.
(3) The use has not been discontinued for more than 12 months prior to its re-establishment, or the nonconforming
structure or site improvement is reconstructed pursuant to a complete permit application submitted to the department
within 12 months of the occurrence of damage or destruction. (Ord. O99-29 § 1)
21A.70.060 Nonconformance – Modifications, expansions, and alterations to nonconforming use, structure, or
site improvement.
Modifications to a nonconforming use, structure, or site improvementnonconformity may be reviewed and approved
by the department with appeals to the Hearing Examiner pursuant to the code compliance review process of SMC
21A.100.010 provided that:
(1) The modification or expansion complies will all code requirements and does not expand any existing
nonconformance or the degree of nonconformity; and
(2) The modification or alternations does not create a new type of nonconformance.
(3) The alternation constitutes normal and routine maintenance or is intended to correct a nonconformity
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(Ord. O99-29 § 1)
21A. 70.070 Nonconforming Uses.
(1) Nonconforming uses may not be changed to another nonconforming use. When all or part of a
nonconforming use is changed to a permitted use it may not be changed back to a nonconforming use.
(2) If a structure containing a nonconforming use is damaged or destroyed, and the cause was not due to
actions by the owner, it may be reestablished by obtaining a building permit and commencing construction
within 12 months from the date the damage occurred. The reestablished nonconforming use may not
exceed the existing building square footage or create a new nonconformity. If the nonconforming use is a
nonconforming structure, then the reconstruction must comply with 21A.70.050.
(3) A nonconforming use that has been discontinued for more than 12 months in whole or part may not be
reestablished. Active listing of a vacant space with a nonconforming use qualifies for maintain the
nonconforming use.
(4) A nonconforming use may be expanded up to 10% or 500 square feet, whichever is less if all the following
are met:
(a) The expansion complies with all code requirement except the nonconforming use expansion.
(b) The director determines the expansion is necessary for continued operation of the nonconforming
use such as fire, building, or public health codes.
21A.70.070 Nonconformance – Expansions of nonconforming uses, structures, or site improvements.
A nonconforming use, structure, or site improvement may be expanded as follows:
(1) The department may review and approve, pursuant to the code compliance process of SMC 21A.100.010, an
expansion of a nonconformance provided that:
(a) The expansion shall conform to all other provisions of this title, except that the extent of the project-wide
nonconformance in each of the following may be increased up to 10 percent:
(i) Building square footage;
(ii) Impervious surface;
(iii) Parking; or
(iv) Building height.
(b) No subsequent expansion of the same nonconformance shall be approved under this subsection if the
cumulative amount of such expansion exceeds the percentage prescribed in subsection (1)(a) of this section.
(2) A special use permit shall be required for expansions of a nonconformance within a development authorized by an
existing special use or unclassified use permit if the expansions are not consistent with the provisions of subsection
(1) of this section.
(3) A conditional use permit shall be required for expansions of a nonconformance:
(a) Within a development authorized by an existing planned unit development approval; or
(b) Not consistent with the provisions of subsections (1) and (2) of this section. (Ord. O99-29 § 1)
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21A.70.080 Nonconformance – Required findings.
Modifications or expansions approved by the department shall be based on written findings that the proposed
modification or expansion of a nonconformance located within a development governed by an existing conditional
use permit, special use permit, unclassified use permit, or planned unit development shall provide the same level of
protection for and compatibility with adjacent land uses as the original land use permit approval. (Ord. O99-29 § 1)
21A.70.090 Nonconformance – Residences.
Any residence nonconforming relative to use may be expanded, after review and approval through the code
compliance process set forth in SMC 21A.100.010, subject to all other applicable codes besides those set forth in this
chapter for nonconformances. (Ord. O99-29 § 1)
21A.100.150 Modifications and expansions – Uses or development authorized by existing conditional use,
special use, or unclassified use permits including conditional uses that have not been subject to full conditional
use review.
(1) The department may review and approve, pursuant to the code compliance process of SMC 21A.100.010, an
expansion of a use or development authorized by an existing conditional use, special use or unclassified use permit
provided that:
(a) The expansion shall conform to all provisions of this title and the original land use permit, except that the
project-wide amount of each of the following may be increased up to 10 percent. Expansions beyond 10% of any
of the following shall require full conditional use review for conditional uses:
(i) Building square footage;
(ii) Impervious surface;
(iii) Parking; or
(iv) Building height.
(b) No subsequent expansions shall be approved under this subsection if the cumulative amount of such expansion
exceeds the percentage prescribed in subsection (1)(a) of this section.
(2) A conditional use permit shall be required for expansions within a use or development authorized by an existing
conditional use permit if the expansions are not consistent with the provisions of subsection (1) of this section.
(3) A special use permit shall be required for expansions within a use or development authorized by an existing special
use or unclassified use permit, if the expansions to either permit are not consistent with the provisions of subsection
(1) of this section.
(4) This section shall not apply to modifications or expansions of telecommunication facilities, the provisions for
which are set forth in SMC 21A.55.130 or to modifications or expansions of nonconformances, the provisions for
which are set forth in SMC 21A.70.070. (Ord. O99-29 § 1)
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TITLE 21 UNIFIED DEVELOPMENT CODE
Chap. 21.05 Preface/User Guide (NEW)
Chapter Summary
This chapter is intended to introduce the Unified Development Code document, its contents, and structure. The chapter ‘s user guide will explain how the following chapters are ordered to parallel that of a traditional development’s design and construction.
Sec. 21.05.100 Preface (NEW)
21.05.100.A
Sec. 21.05.200 User Guide (NEW)
21.05.200.A
Sec. 21.05.300 Title (21A.05.110)
21.05.300.A Title (21A.05.110)
21.30.300.B Conformity with this title required (21A.05.040)
Sec. 21.05.400 Authority to adopt code (21A.05.020)
21.05.400.A
Sec. 21.05.500 Effective Date (1.01.070)
21.05.500.A
Sec. 21.05.600 Minimum requirements (21A.05.050)
21.05.600.A
Sec. 21.05.700 Drawings (21A.05.110)
21.05.700.A
Sec. 21.05.800 Severability (1.01.060)
21.05.800.A
Chap. 21.10 Neighborhood Design (NEW)
Chapter Summary:
This chapter contains mostly new content that provides an overall vision and approach to new development projects within Sammamish. As an introduction to more detailed requirements and procedures within following chapters, this chapter outlines the “big ideas” and overarching design principles and standards for applicants to consider during the conceptual design phase. With some exceptions, the contents of this chapter are considered guidelines rather than legal code.
Sec. 21.10.100 Purpose, Intent and Applicability (NEW)
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21.10.100.A Purpose and Intent (NEW)
21.10.100.B Applicability (NEW)
21.10.100.C Design Intent (NEW)
Sec. 21.10.200 Design Principles (NEW)
21.10.200.A Preserving Ecological Functions of the Land (NEW)
21.10.200.B Maintaining a Green Northwest Character (NEW)
21.10.200.C A Well-Connected Community (NEW)
21.10.200.D Family-Friendly Neighborhoods with Amenities for All Ages (NEW)
Sec. 21.10.300 Neighborhood Design Standards (NEW)
21.10.300.A Protection and Integration of Natural Features (NEW)
21.10.300.B Open Space and Recreation (NEW)
21.10.300.C Parcels and Sites (NEW)
21.10.300.D Lot segregations—Zero lot line development (21A.30.020)
21.10.300.E Lot segregations—Clustered development (21A.30.030)
21.10.300.F Parking (NEW)
21.10.300.G Arterial Street Frontages (NEW)
21.10.300.H Adequacy of Public Facilities and Services (NEW)
21.10.300.J Recreation space—Fees in lieu of (21A.30.150)
21.10.300.K On-site recreation—Play areas required (21A.30.160)
21.10.300.L Storage space and collection points for recyclables (21A.30.180)
21.10.300.M On-site recreation—Maintenance of recreation space or dedication (21A.30.170)
21.10.300.F Sustainable Site Planning (NEW)
21.10.300.G Streets and Connections (NEW)
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Sec. 21.10.400 Planned Unit Developments (NEW)
21.10.400.A Purpose (NEW)
21.10.400.B Applicability (NEW)
21.10.400.C Modifications to Development Regulations
21.10.400.D Residential Density
21.10.400.E Planned Development Review
Sec. 21.10.500 Residential Density Incentives (21A.75)
21.10.500.A Purpose (21A.75.010)
21.10.500.B Permitted locations of residential density incentives (21A.75.020)
21.10.500.C Maximum densities permitted through residential density incentive review (21A.75.030)
21.10.500.D Public benefits and density incentives (21A.75.040)
21.10.500.E Rules for calculating total permitted dwelling units (21A.75.050)
21.10.500.F Review process (21A.75.060)
21.10.500.G Minor adjustments in final site plans (21A.75.070)
21.10.500.H Applicability of development standards (21A.75.080)
Sec. 21.10.600 Land Division (Title 19A)
21.10.600.A Purpose (19A.01)
21.10.600.B Definitions (19A.04)
21.10.600.C Administration (19A.08)
21.10.600.D Subdivisions and Short Subdivisions (19A.12)
21.10.600.E Final Plat and Final Short Plat Maps for Preliminarily Approved Subdivisions and Short Subdivisions (19A.16)
21.10.600.F Binding Site Plans (19A.20)
21.10.600.G Boundary Line Adjustments (19A.24)
Chap. 21.20 Environment and Sustainability
Chapter Summary:
This chapter consolidates existing development regulations related to the natural environment and sustainability. Its sections include content regulating environmentally critical areas; wetlands, hydrology, and flooding; low impact development (LID), the State Environment Policy Act (SEPA); vegetation management and clearing; and site grading.
Sec. 21.20.100 Purpose and Intent
Sec. 21.20.200 Environmentally Critical Areas (21A.50)
21.20.200.A Purpose (21A.50.010)
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21.20.200.B Applicability (21A.50.020)
21.20.200.C Appeals (21A.50.030)
21.20.200.D Critical areas rules (21A.50.040)
21.20.200.E Fees (21A.50.045)
21.20.200.F Complete exemptions (21A.50.050)
21.20.200.G Allowances for existing urban development and other uses (21A.50.060)
21.20.200.H Exceptions (21A.50.070)
21.20.200.I Critical area maps and inventories (21A.50.090)
21.20.200.J Disclosure by applicant (21A.50.100)
21.20.200.K Critical area review and study requirement (21A.50.110 – 21A.50.130)
21.20.200.L Avoiding impacts to critical areas (21A.50.135)
21.20.200.M Mitigation, maintenance, monitoring and contingency (21A.50.140)
21.20.200.N Mitigation plan requirements (21A.50.145)
21.20.200.O Financial guarantees (21A.50.150)
21.20.200.P Vegetation management plan (21A.50.160)
21.20.200.Q Critical area markers, signs and fencing (21A.50.170)
21.20.200.R Notice on title (21A.50.180)
21.20.200.S Critical area tracts and designations on site plans (21A.50.190)
21.20.200.T Alteration (21A.50.200)
21.20.200.U Building setbacks (21A.50.210)
21.20.200.V Erosion, flood, landslide, and seismic hazard areas (21A.50.220 – 21A.50.270)
21.20.700.I Operating conditions and standards of performance (16.15.090)
21.20.700.J Shorelines (16.15.100)
21.20.700.K Enforcement (16.15.110)
21.20.700.L Clearing standards (16.15.120)
Chap. 21.30 Zoning Districts
Chapter Summary:
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This chapter consolidates portions of the zoning related chapters of the existing development code. The intent of this chapter is to introduce and define the City’s zoning districts.
Sec. 21.30.100 Purpose and Interpretation (21A.05)
21.30.100.A Purpose (21A.05.030)
21.30.100.B Interpretation—Applicability and intent (21A.05.055)
Sec. 21.50.600 Wireless Communication Facilities (21A.55)
21.50.600.A Purpose (21A.55.010)
21.50.600.B Applicability (21A.55.020)
21.50.600.C Exemptions (21A.55.030)
21.50.600.D Permit required (21A.55.040)
21.50.600.E Application requirements (21A.55.050)
21.50.600.F Sitting hierarchy (21A.55.060)
21.50.600.G Base station hierarchy (21A.55.070)
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21.50.600.H General requirements (21A.55.080)
21.50.600.I Design standards (21A.55.090)
21.50.600.J Technical evaluation (21A.55.100)
21.50.600.K Interference (21A.55.110)
21.50.600.L Cessation of use (21A.55.120)
21.50.600.M Light poles (21A.55.130)
Sec. 21.50.700 Transfer of Development Rights (21A.80)
21.50.700.A Purpose and intent (21A.80.010)
21.50.700.B Applicability (21A.80.020)
21.50.700.C Sending site categories and criteria (21A.80.030)
21.50.700.D Receiving sites (21A.80.040)
21.50.700.E Calculation of available development rights from sending sites (21A.80.050)
21.50.700.F Sending site certification (21A.80.060)
21.50.700.G Documentation of restrictions (21A.80.070)
21.50.700.H Sending site development limitations (21A.80.080)
21.50.700.I Receiving site incentives (21A.80.090)
21.50.700.J TDR transfer process (21A.80.100)
Sec. 21.50.800 Protection and Preservation of Landmarks (21.10)
21.50.800.A Findings and declaration of purpose (21.10.010)
21.50.800.B Landmarks commission created – Membership and organization (21.10.030)
21.50.800.C Designation criteria (21.10.040)
21.50.800.D Nomination procedure (21.10.050)
21.50.800.E Designation procedure (21.10.060)
21.50.800.F Certificate of appropriateness procedure (21.10.070)
21.50.800.G Evaluation of economic impact (21.10.080)
21.50.800.H Appeal procedure (21.10.090)
21.50.800.I Penalty for violation of SMC 21.10.060 (21.10.100)
21.50.800.J Special valuation of historic properties (21.10.110)
21.50.800.K Historic resources—Review process (21.10.120)
21.50.800.L Administrative rules (21.10.130)
21.50.800.M Severability (21.10.140)
Sec. 21.50.900 Definitions (New)
21.50.900.A Definitions (21.10.020)
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Chap. 21.60 Town Center
Chapter Summary:
This chapter includes an unaltered version of Title 21B Town Center Development Code from the existing Municipal Code. This chapter’s contents are intended to remain as-is.
Sec. 21.60.100 Authority, Purpose, Interpretation and Administration (21B.05)
Sec. 21.60.200 Zones, Maps and Designations (21B.10)
Sec. 21.60.300 Technical Terms and Land Use Definitions (21B.15)
Sec. 21.60.400 Permitted Uses (21B.20)
Sec. 21.60.500 Development Standards—Density and Dimensions (21B.25)
Sec. 21.60.600 Development Standards—Design Requirements (21B.30)
Sec. 21.60.700 Development Standards—Landscaping and Irrigation (21B.35)
Sec. 21.60.800 Development Standards—Parking and Circulation (21B.40)
Sec. 21.60.900 Signage (21B.45)
Sec. 21.60.1000 Affordable Housing (21B.75)
Sec. 21.60.1100 Development Standards—Interim Stormwater Standards (21B.85)
Sec. 21.60.1200 Unified Zone Development Plans (21B.95)
Sec. 21.60.1300 Development Standards—Interim Street Design Standards (21B.96)
Chap. 21.70 Public Works and Buildings (NEW)
Chapter Summary:
This chapter consolidates chapters within Title 14 Public Works and Transportation, Title 14A Public Facilities, and Title 16 Buildings and Construction from the existing municipal code. Except for a new construction and building code cross-reference table, most of Title 16 will remain in the Municipal Code as-is.
Sec. 21.70.100 Public Works and Facilities (14A.01)
21.70.100.A Public works standards adopted (14A.01.010)
21.70.100.B Resolution of conflicts (14A.01.020)
21.70.100.C Appeals (14A.01.030)
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Sec. 21.70.200 Concurrency (14A.10)
21.70.200.A Concurrency requirement (14A.10.010)
21.70.200.B Application for certificate of concurrency (14A.10.020)
21.70.200.C Exemptions from concurrency test (14A.10.030)
21.70.200.D Concurrency test (14A.10.040)
21.70.200.E Level of service standards (14A.10.050)
21.70.200.F Certificate of concurrency (14A.10.060)
21.70.200.G Fees (14A.10.070)
21.70.200.H Appeals (14A.10.080)
Sec. 21.70.300 Street Impact Fees (14A.15)
21.70.300.A Findings and authority (14A.15.010)
21.70.300.B Assessment of impact fees (14A.15.020)
21.70.300.C Exemptions (14A.15.030)
21.70.300.D Credits (14A.15.040)
21.70.300.E Tax adjustments (14A.15.050)
21.70.300.F Appeals (14A.15.060)
21.70.300.G Establishment of impact fee accounts (14A.15.070)
21.70.400.N Mitigation of adverse environmental impacts (14A.20.140)
Sec. 21.70.500 Impact Fee Deferral (14A.25)
21.70.500.A Purpose (14A.25.010)
21.70.500.B Applicability (14A.25.020)
21.70.500.C Impact fee deferral (14A.25.030)
21.70.500.D Deferral term (14A.25.040)
21.70.500.E Deferral impact fee lien (14A.25.050)
21.70.500.F Limitation on deferrals (14A.25.060)
Sec. 21.70.600 Right-of-Way Use Permits (14A.30)
21.70.600.A Purpose—Permit required (14A.30.010)
21.70.600.B Right-of-way use permit application process and fee (14A.30.020)
21.70.600.C Right-of-way use permit types (14A.30.025)
21.70.600.D Type A right-of-way special use permit (14A.30.030)
21.70.600.E Type B right-of-way construction permit (14A.30.040)
21.70.600.F Type C right-of-way lease permit (14A.30.050)
21.70.600.G Type D right-of-way lease permit (14A.30.060)
21.70.600.H Revocation or suspension of permit (14A.30.070)
21.70.600.I Enforcement (14A.30.080)
Sec. 21.70.700 Construction Codes Cross Reference Table (NEW)
21.70.700.A Cross reference table (NEW)
Sec. 21.70.800 Definitions (14A.05)
21.70.800.A Definitions (14A.05.010, 14A.30.015)
Chap. 21.80 Administration
Chapter Summary:
This chapter expands Title 20 Administrative Procedures/Environmental Policy from the existing Municipal Code to include other administrative procedures from other existing development code chapters.
Sec. 21.80.100 Procedures for Land Use Permit Applications, Public Notice, Hearings and Appeals (20.05)
21.80.100.A Chapter purpose (20.05.010)
21.80.100.B Classifications of land use decision processes (20.05.020)
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21.80.100.E Unified zone development plan process (20.05.037)
21.80.100.F Application requirements (20.05.040)
21.80.100.G Notice of complete application to applicant (20.05.050)
21.80.100.H Notice of application (20.05.060)
21.80.100.I Vesting (20.05.070)
21.80.100.J Applications—Modifications to proposal (20.05.080)
21.80.100.K Reasonable accommodation (20.05.085)
21.80.100.L Notice of decision or recommendation—Appeals (20.05.090)
21.80.100.M Permit issuance (20.05.100)
21.80.100.N Semi-annual report (20.05.110)
21.80.100.O Citizen’s guide (20.05.120)
Sec. 21.80.200 Hearing Examiner (20.10)
21.80.200.A Chapter purpose (20.10.010)
21.80.200.B Office created (20.10.020)
21.80.200.C Appointment and terms (20.10.030)
21.80.200.D Removal (20.10.040)
21.80.200.E Qualifications (20.10.050)
21.80.200.F Pro tem examiners (20.10.060)
21.80.200.G Jurisdiction of the hearing examiner (20.10.070)
21.80.200.H Appeal to examiner—Filing (20.10.080)
21.80.200.I Dismissal of untimely appeals (20.10.090)
21.80.200.J Expeditious processing (20.10.100)
21.80.200.K Time limits (20.10.110)
21.80.200.L Condition, modification and restriction examples (20.10.120)
21.80.200.M Quasi-judicial powers (20.10.130)
21.80.200.N Freedom from improper influence (20.10.140)
21.80.200.O Public hearing (20.10.150)
21.80.200.P Consolidation of hearings (20.10.160)
21.80.200.Q Prehearing conference (20.10.170)
21.80.200.R Notice (20.10.180)
21.80.200.S Rules and conduct of hearings (20.10.190)
21.80.200.T Examiner findings, recommendations, and decisions (20.10.210 – 20.10.240)
21.80.200.U Judicial review of final decisions of the hearing examiner (20.10.250)
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21.80.200.V Reconsideration of final action (20.10.260)
21.80.200.W Citizen’s guide (20.10.270)
21.80.200.X Semi-annual report (20.10.280)
21.80.200.Y Site-specific land use map amendment (20.10.290)
Sec. 21.80.300 State Environmental Policy Act (SEPA) Procedures (20.15)
21.80.300.A Lead agency (20.15.020)
21.80.300.B Purpose and general requirements (20.15.030)
21.80.300.C Categorical exemptions and threshold determinations (20.15.040)
21.80.300.D Planned actions (20.15.050)
21.80.300.E Environmental impact statements and other environmental documents (20.15.060)
21.80.300.F Comments and public notice (20.15.070)
21.80.300.G Use of existing environmental documents (20.15.080)
21.80.300.H Substantive authority (20.15.090)
21.80.300.I SEPA/GMA integration (20.15.100)
21.80.300.J Ongoing actions (20.15.110)
21.80.300.K Responsibility as consulted agency (20.15.120)
21.80.300.L Appeals (20.15.130)
21.80.300.M Department procedural rules (20.15.140)
Sec. 21.80.400 Land Use Mediation Program (20.20)
21.80.400.A Introduction (20.20.010)
21.80.400.B When mediation is available (20.20.030)
21.80.400.C Notice of availability of mediation (20.20.040)
21.80.400.D Neighborhood meetings for plat applications (20.20.050)
21.80.400.E Request for mediation—Responses (20.20.060)
21.80.400.F Attendance—Representation (20.20.070)
21.80.400.G When mediation may occur (20.20.080)
21.80.400.H Time of mediation (20.20.090)
21.80.400.I Waiver of hearing and review time limits (20.20.100)
21.80.400.J Selection of mediator (20.20.110)
21.80.400.K Costs of mediation (20.20.120)
21.80.400.L Notice of mediation (20.20.130)
21.80.400.M Authority of the mediator (20.20.140)
21.80.400.N Use of experts (20.20.150)
21.80.400.O General order of mediation (20.20.160)
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21.80.400.P Agreements resulting from mediation (20.20.170)
Sec. 21.80.500 Commercial Site Development Permits (21A.95)
21.80.500.A Purpose (21A.95.010)
21.80.500.B Applicability (21A.95.020)
21.80.500.C Public comments (21A.95.030)
21.80.500.D Application of development standards (21A.95.040)
21.80.500.E Approval (21A.95.050)
21.80.500.F Financial guarantees (21A.95.060)
21.80.500.G Project phasing—Limitation of permit approval (21A.95.070)
21.80.500.H Modification to an approved permit (21A.95.080)
21.80.500.I Administrative rules (21A.95.090)
Sec. 21.80.600 Development Permit Fees (21A.97)
21.80.600.A King County Code Title 27 (Development Permit Fees) adopted (21A.97.010)
Sec. 21.80.700 Review Procedures—Notice Requirements (21A.100)
21.80.700.A Administration and review authority (21A.05.090)
21.80.700.B Review (21A.05.095)
21.80.700.C Code compliance review—Actions subject to review (21A.100.010)
21.80.700.D Code compliance review—Notice requirements and comment period (21A.100.020)
21.80.700.E Code compliance review—Decisions and appeals (21A.100.030)
21.80.700.F Director review—Actions subject to review (21A.100.040)
21.80.700.G Director review—Decision regarding proposal (21A.100.050)
21.80.700.H Director review—Procedure for issuance of interpretations (21A.100.055)
21.80.700.I Director review—Decision and interpretation final unless appealed (21A.100.060)
21.80.700.J Examiner review—Zone reclassifications and special use permits (21A.100.070)
21.80.700.K Combined review (21A.100.080)
21.80.700.L Establishment of hearing rules (21A.100.090)
21.80.700.M Records (21A.100.100)
21.80.700.N Modifications and expansions of uses or developments authorized by existing land use permits—Permits defined (21A.100.110)
21.80.700.O Modifications or expansions of uses or developments authorized by existing land use permits—When use now permitted outright (21A.100.120)
21.80.700.P Modifications or expansions of uses authorized by existing land use permits—Required findings (21A.100.130)
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21.80.700.Q Modifications and expansions—Use or development authorized by an existing planned unit development approval (21A.100.140)
21.80.700.R Modifications and expansions—Uses or development authorized by existing conditional use, special use, or unclassified use permits (21A.100.150)
Sec. 21.80.800 Application Requirements— Notice Methods (21A.90)
21.80.800.A Applications—Limitations on refiling of applications (21A.90.010)
Sec. 21.80.900 School Impact Fees (21A.105)
21.80.900.A Authority (21A.105.010)
21.80.900.B Purpose (21A.105.020)
21.80.900.C Impact fee program elements (21A.105.030)
21.80.900.D Fee calculations (21A.105.040)
21.80.900.E Fee collection (21A.105.050)
21.80.900.F Assessment of impact fees (21A.105.060)
21.80.900.G Adjustments, exceptions, and appeals (21A.105.070)
21.80.900.H Exemption or reduction for low- or moderate-income housing (21A.105.080)
21.80.900.I Impact fee accounts and refunds (21A.105.090)
21.80.900.J Formula for determining school impact fees (21A.105.100)
Sec. 21.80.1000 Decision Criteria (21A.110)
21.80.1000.A Purpose (21A.110.010)
21.80.1000.B Temporary use permit (21A.110.020)
21.80.1000.C Variance (21A.110.030)
21.80.1000.D Conditional use permit (21A.110.040)
21.80.1000.E Special use permit (21A.110.050)
21.80.1000.F Zone reclassification (21A.110.060)
Sec. 21.80.1100 Enforcement (21A.115)
21.80.1100.A Purpose (21A.115.010)
21.80.1100.B Authority and application (21A.115.020)
21.80.1100.C Violations defined (21A.115.030)
21.80.1100.D Permit suspension, revocation or modification (21A.115.040)
21.80.1100.E Initiation of revocation or modification proceedings (21A.115.050)
Sec. 21.80.1200 Moving Buildings (16.10)
21.80.1200.A Purpose—Scope (16.10.010)
21.80.1200.B Permit required (16.10.030)
21.80.1200.C Permit—Application information (16.10.040)
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21.80.1200.D Permit—Application—Deposits and fees (16.10.050)
21.80.1200.E Permit—Conditions for granting (16.10.060)
21.80.1300.C Nonconformance—Creation, continuation, and forfeiture of nonconformance status (21A.70.030)
21.80.1300.D Nonconformance—Abatement of illegal use, structure or development (21A.70.040)
21.80.1300.E Nonconformance—Re-establishment of discontinued nonconforming use, or damaged or destroyed nonconforming structure or site improvement (21A.70.050)
21.80.1300.F Nonconformance—Modifications to nonconforming use, structure, or site improvement (21A.70.060)
21.80.1300.G Nonconformance—Expansions of nonconforming uses, structures, or site improvements (21A.70.070)
Sec. 21.80.400 Definitions (20.20.020, 16.10.020, 20.15.010)
Chap. 21.95 Definitions (NEW)
Chapter Summary:
This chapter is intended to consolidate all definitions and technical terms relevant to the entire Unified Development Code document. Definitions and technical terms that are only relevant to a specific chapter will remain in the that chapter’s own definitions section.
Sec. 21.80.100 Definitions (NEW)
21.80.100.A Definitions (NEW)
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The outline below follows the existing Municipal Code outline and illustrates where
the existing provisions will be placed in the new Unified Development Code outline. Content listed
below will be moved from its existing location to the new Chapter 21A. Unified Development Code
(except where expressly noted as a “copy” of an existing provision). The new location is in
parentheses after the title (21.20.500, for example)
TITLE 1 General Provisions
Ch. 1.01 Code Adoption 1.01.060 Severability (copy from 21.05.800) 1.01.070 Effective Date (copy from 21.05.500)
TITLE 13 Surface Water Management (21.20.500)
Ch. 13.05 Authority, Purpose, General Provisions, and Administration (21.20.500.A)
Ch. 13.10 Definitions (21.20.500.B)
Ch. 13.15 Surface Water Development Charge (21.20.500.C)
Ch. 13.20 Surface Water Runoff Regulations (21.20.500.D)
Ch. 13.25 Surface Water Management Program (21.20.500.E)
Ch. 13.30 Water Quality (21.20.500.F)
Ch. 13.35 Fertilizers (21.20.500.G)
TITLE 14A Public Facilities
Ch. 14A.01 Public Works and Facilities (21.70.100) 14A.01.010 Public works standards adopted (21.70.100.A) 14A.01.020 Resolution of conflicts (21.70.100.B) 14A.01.030 Appeals (21.70.100.C)
Ch. 14A.05 Definitions (21.70.800)
Ch. 14A.10 Concurrency (21.70.200) 14A.10.010 Concurrency requirement (21.70.200.A) 14A.10.020 Application for certificate of concurrency (21.70.200.B) 14A.10.030 Exemptions from concurrency test (21.70.200.C) 14A.10.040 Concurrency test (21.70.200.D) 14A.10.050 Level of service standards (21.70.200.E) 14A.10.060 Certificate of concurrency (21.70.200.F) 14A.10.070 Fees (21.70.200.G) 14A.10.080 Appeals (21.70.200.H)
Ch. 14A.15 Street Impact Fees (21.70.300) 14A.15.010 Findings and authority (21.70.300.A) 14A.15.020 Assessment of impact fees (21.70.300.B) 14A.15.030 Exemptions (21.70.300.C) 14A.15.040 Credits (21.70.300.D)
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14A.15.050 Tax adjustments (21.70.300.E) 14A.15.060 Appeals (21.70.300.F) 14A.15.070 Establishment of impact fee accounts (21.70.300.G) 14A.15.080 Refunds (21.70.300.H) 14A.15.090 Use of funds (21.70.300.I) 14A.15.100 Review (21.70.300.J) 14A.15.110 Street impact fee rates (21.70.300.K) 14A.15.120 Independent fee calculations (21.70.300.L) 14A.15.130 Administrative fees (21.70.300.M) 14A.15.140 Mitigation of adverse environmental impacts (21.70.300.N)
Ch. 14A.20 Impact Fees for Parks and Recreational Facilities (21.70.400) 14A.20.010 Findings and authority (21.70.400.A) 14A.20.020 Assessment of impact fees (21.70.400.B) 14A.20.030 Exemptions (21.70.400.C) 14A.20.040 Credits (21.70.400.D) 14A.20.050 Tax adjustments (21.70.400.E) 14A.20.060 Appeals (21.70.400.F) 14A.20.070 Establishment of impact fee accounts (21.70.400.G) 14A.20.080 Refunds (21.70.400.H) 14A.20.090 Use of funds (21.70.400.I) 14A.20.100 Review (21.70.400.J) 14A.20.110 Park and recreational facilities impact fee rates (21.70.400.K) 14A.20.120 Independent fee calculations (21.70.400.L) 14A.20.130 Administrative fees (21.70.400.M) 14A.20.140 Mitigation of adverse environmental impacts (21.70.400.N)
Ch. 14A.30 Right-of-Way Use Permits (21.70.600) 14A.30.010 Purpose—Permit required (21.70.600.A) 14A.30.020 Right-of-way use permit application process and fee (21.70.600.B) 14A.30.025 Right-of-way use permit types (21.70.600.C) 14A.30.030 Type A right-of-way special use permit (21.70.600.D) 14A.30.040 Type B right-of-way construction permit (21.70.600.E) 14A.30.050 Type C right-of-way lease permit (21.70.600.F) 14A.30.060 Type D right-of-way lease permit (21.70.600.G) 14A.30.070 Revocation or suspension of permit (21.70.600.H) 14A.30.080 Enforcement (21.70.600.I)
Ch. 19A.12 Subdivisions and Short Subdivisions (21.10.600.D)
Ch. 19A.16 Final Plat and Final Short Plat Maps for Preliminarily Approved Subdivisions and Short Subdivisions (21.10.600.E)
Ch. 19A.20 Binding Site Plans (21.10.600.F)
Ch. 19A.24 Boundary Line Adjustments (21.10.600.G)
TITLE 20 Administrative Procedures/Environmental Policy
Ch. 20.05 Procedures for Land Use Permit Applications, Public Notice, Hearings and Appeals (21.80.100)
20.05.010 Chapter purpose (21.80.100.A) 20.05.020 Classifications of land use decision processes (21.80.100.B) 20.05.030 Feasibility conference—Preapplication conference (21.80.100.C) 20.05.035 Neighborhood meetings (21.80.100.D) 20.05.037 Unified zone development plan process (21.80.100.E) 20.05.040 Application requirements (21.80.100.F) 20.05.050 Notice of complete application to applicant (21.80.100.G) 20.05.060 Notice of application (21.80.100.H) 20.05.070 Vesting (21.80.100.I) 20.05.080 Applications—Modifications to proposal (21.80.100.J) 20.05.085 Reasonable accommodation (21.80.100.K) 20.05.090 Notice of decision or recommendation—Appeals (21.80.100.L) 20.05.100 Permit issuance (21.80.100.M) 20.05.110 Semi-annual report (21.80.100.N) 20.05.120 Citizen’s guide (21.80.100.O)
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Ch. 20.10 Hearing Examiner (21.80.200) 20.10.010 Chapter purpose (21.80.200.A) 20.10.020 Office created (21.80.200.B) 20.10.030 Appointment and terms (21.80.200.C) 20.10.040 Removal (21.80.200.D) 20.10.050 Qualifications (21.80.200.E) 20.10.060 Pro tem examiners (21.80.200.F) 20.10.070 Jurisdiction of the hearing examiner (21.80.200.G) 20.10.080 Appeal to examiner—Filing (21.80.200.H) 20.10.090 Dismissal of untimely appeals (21.80.200.I) 20.10.100 Expeditious processing (21.80.200.J) 20.10.110 Time limits (21.80.200.K) 20.10.120 Condition, modification and restriction examples (21.80.200.L) 20.10.130 Quasi-judicial powers (21.80.200.M) 20.10.140 Freedom from improper influence (21.80.200.N) 20.10.150 Public hearing (21.80.200.O) 20.10.160 Consolidation of hearings (21.80.200.P) 20.10.170 Prehearing conference (21.80.200.Q) 20.10.180 Notice (21.80.200.R) 20.10.190 Rules and conduct of hearings (21.80.200.S) 20.10.210 Additional examiner findings—Reclassifications (21.80.200) 20.10.220 Additional examiner findings – Preliminary plats (21.80.200) 20.10.230 Additional examiner findings and recommendations – School capacities
(21.80.200) 20.10.240 Examiner findings, recommendations, and decisions (21.80.200) 20.10.250 Judicial review of final decisions of the hearing examiner (21.80.200.U) 20.10.260 Reconsideration of final action (21.80.200.V) 20.10.270 Citizen’s guide (21.80.200.W) 20.10.280 Semi-annual report (21.80.200.X) 20.10.290 Site-specific land use map amendment (21.80.200.Y)
Ch. 20.15 State Environmental Policy Act (SEPA) Procedures (21.80.300) 20.15.010 Definitions and abbreviations (21.80.400) 20.15.020 Lead agency (21.80.300.A) 20.15.030 Purpose and general requirements (21.80.300.B) 20.15.040 Categorical exemptions and threshold determinations (21.80.300.C) 20.15.050 Planned actions (21.80.300.D) 20.15.060 Environmental impact statements and other environmental documents
(21.80.300.E) 20.15.070 Comments and public notice (21.80.300.F) 20.15.080 Use of existing environmental documents (21.80.300.G) 20.15.090 Substantive authority (21.80.300.H) 20.15.100 SEPA/GMA integration (21.80.300.I) 20.15.110 Ongoing actions (21.80.300.J) 20.15.120 Responsibility as consulted agency (21.80.300.K) 20.15.130 Appeals (21.80.300.L) 20.15.140 Department procedural rules (21.80.300.M)
Ch. 20.20 Land Use Mediation Program (21.80.400) 20.20.010 Introduction (21.80.400.A) 20.20.030 When mediation is available (21.80.400.B) 20.20.020 Definitions (21.80.400) 20.20.040 Notice of availability of mediation (21.80.400.C)
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20.20.050 Neighborhood meetings for plat applications (21.80.400.D) 20.20.060 Request for mediation—Responses (21.80.400.E) 20.20.070 Attendance—Representation (21.80.400.F) 20.20.080 When mediation may occur (21.80.400.G) 20.20.090 Time of mediation (21.80.400.H) 20.20.100 Waiver of hearing and review time limits (21.80.400.I) 20.20.110 Selection of mediator (21.80.400.J) 20.20.120 Costs of mediation (21.80.400.K) 20.20.130 Notice of mediation (21.80.400.L) 20.20.140 Authority of the mediator (21.80.400.M) 20.20.150 Use of experts (21.80.400.N) 20.20.160 General order of mediation (21.80.400.O) 20.20.170 Agreements resulting from mediation (21.80.400.P)
TITLE 21 Historic Preservation
Ch. 21.10 Protection and Preservation of Landmarks (21.50.800) 21.10.010 Findings and declaration of purpose (21.50.800.A) 21.10.020 Definitions (21.50.900.A) 21.10.030 Landmarks commission created – Membership and organization
(21.50.800.B) 21.10.040 Designation criteria (21.50.800.C) 21.10.050 Nomination procedure (21.50.800.D) 21.10.060 Designation procedure (21.50.800.E) 21.10.070 Certificate of appropriateness procedure (21.50.800.F) 21.10.080 Evaluation of economic impact (21.50.800.G) 21.10.090 Appeal procedure (21.50.800.H) 21.10.100 Penalty for violation of SMC 21.10.060 (21.50.800.I) 21.10.110 Special valuation of historic properties (21.50.800.J) 21.10.120 Historic resources—Review process (21.50.800.K) 21.10.130 Administrative rules (21.50.800.L) 21.10.140 Severability (21.50.800.M)
TITLE 21A Development Code
Ch. 21A.05 Purpose and Interpretation (21.30.100) 21A.05.020 Authority to adopt code (21.05.400) 21A.05.030 Purpose (21.30.100.A) 21A.05.040 Conformity with this title required (21.30.300.B) 21A.05.050 Minimum requirements (21.05.600) 21A.05.055 Interpretation—Applicability and intent (21.30.100.B) 21A.05.060 Interpretation—General (21.30.100.C) 21A.05.070 Interpretation—Standard industrial classification (21.30.100.D) 21A.05.080 Interpretation—Zoning maps (21.30.100.E) 21A.05.085 Interpretation—Public request—Acknowledgement—Notice (21.30.100.F) 21A.05.090 Administration and review authority (21.80.700.A) 21A.05.095 Review (21.80.700.B) 21A.05.100 Classification of right-of-way (21.30.100.G) 21A.05.110 Title (21.05.300, 21.05.300.A) 21A.05.110 Drawings (21.05.700)
Ch. 21A.10 Zones, Maps and Designations (21.30.200) 21A.10.010 Zones and map designations established (21.30.200.A)
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21A.10.020 Zone and map designation purpose (21.30.200.B) 21A.10.030 Urban residential zone (21.30.200.C) 21A.10.040 Neighborhood business zone (21.30.200.D) 21A.10.050 Community business zone (21.30.200.E) 21A.10.060 Office zone (21.30.200.F) 21A.10.070 Map designation—Special district overlay (21.30.200.G) 21A.10.080 Zoning maps and boundaries (21.30.200.H)
Ch. 21A.15 Technical Terms and Land Use Definitions (21.30.400)
Ch. 21A.20 Principal Uses (21.40.100) 21A.20.010 Establishment of uses (21.40.100.A) 21A.20.020 Interpretation of land use tables (21.40.100.B) 21A.20.030 Residential land uses (21.40.100.C) 21A.20.040 Recreational/cultural land uses (21.40.100.N) 21A.20.050 General services land uses (21.40.100.O) 21A.20.060 Government/business services land uses (21.40.100.P) 21A.20.070 Retail land uses (21.40.100.S) 21A.20.080 Manufacturing land uses (21.40.100.T) 21A.20.090 Resource land uses (21.40.100.U) 21A.20.100 Regional land uses (21.40.100.V)
Ch. 21A.25 District Standards—Density and Dimensions (21.30.300) 21A.25.010 Purpose (21.30.300.A) 21A.25.020 Interpretation of tables (21.30.300.B) 21A.25.030 Densities and dimensions—Residential zones (21.30.300.C) 21A.25.040 Densities and dimensions—Commercial zones (21.30.300.D) 21A.25.050 Measurement methods (21.30.300.E) 21A.25.060 Minimum urban residential density (21.30.300.F) 21A.25.070 Calculations—Allowable dwelling units, lots or floor area, lot coverage
(21.30.300.G) 21A.25.080 Calculations—Site area used for density calculations (21.30.300.H) 21A.25.090 Calculations—Site area used for minimum density calculations (21.30.300.I) 21A.25.110 Lot area—Prohibited reduction (21.30.300.J) 21A.25.120 Measurement of setbacks (21.30.300.K) 21A.25.130 Setbacks—Specific building or use (21.30.300.L) 21A.25.140 Setbacks—Livestock buildings and manure storage areas (21.30.300.M) 21A.25.150 Setbacks—Modifications (21.30.300.N) 21A.25.155 Setbacks—Required building separation (21.30.300.O) 21A.25.160 Setbacks—From regional utility corridors (21.30.300.P) 21A.25.170 Setbacks—From alley (21.30.300.Q) 21A.25.180 Setbacks—Required modifications (21.30.300.R) 21A.25.190 Setbacks—Projections and structures allowed (21.30.300.S) 21A.25.200 Height—Exceptions to limits (21.30.300.T) 21A.25.210 Lot divided by zone boundary (21.30.300.U) 21A.25.220 Sight distance requirements (21.30.300.V)
Ch. 21A.30 Development Standards—Design Requirements (21.50.100) 21A.30.010 Purpose (21.50.100.A) 21A.30.020 Lot segregations—Zero lot line development (21.10.300.D) 21A.30.030 Lot segregations—Clustered development (21.10.300.E) 21A.30.040 Townhouse development (21.40.100.D) 21A.30.050 Attached dwellings and group residence—Applicability (21.40.100.E)
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21A.30.060 Attached dwellings and group residences—Vehicular access and parking location (21.50.100.E)
21A.30.070 Attached dwellings and group residences—Building façade modulation (21.40.100.F)
21A.30.080 Mixed use development—Percentages of residential uses (21.40.100.G) 21A.30.090 Mixed use development—Residential density (21.40.100.H) 21A.30.100 Mixed use development—Building floor area (21.40.100.I) 21A.30.110 Mixed use development—Shared parking (21.40.100.J) 21A.30.120 Mobile home parks—Standards for existing parks (21.40.100.K) 21A.30.130 Mobile home parks—Standards for new parks (21.40.100.L) 21A.30.140 On-site recreation—Space required (21.10.300.I) 21A.30.150 Recreation space—Fees in lieu of (21.10.300.J) 21A.30.160 On-site recreation—Play areas required (21.10.300.K) 21A.30.170 On-site recreation—Maintenance of recreation space or dedication
(21.10.300.M) 21A.30.180 Storage space and collection points for recyclables (21.10.300.L) 21A.30.185 Garbage and trash storage design (21.50.200.D) 21A.30.190 Fences (21.50.200.E) 21A.30.200 Trail corridors – Applicability (21.50.200.F) 21A.30.210 Trail corridors – Development standards (21.50.200.F) 21A.30.220 Trail corridors – Maintenance of trail corridors/improvements (21.50.200.F) 21A.30.230 Outdoor lighting (21.50.200.G) 21A.30.240 Nonresidential use design standards (21.40.100.M) 21A.30.250 Public agency and utility yards—Design requirements (21.40.100.Q) 21A.30.260 Satellite public agency and utility yards—Design requirements (21.40.100.R)
Ch. 21A.35 Design Standards—Landscaping and Irrigation (21.50.200) 21A.35.010 Purpose (21.50.200.A) 21A.35.020 Application (21.50.200.B) 21A.35.030 Landscaping – Screen types and description (21.50.200.C) 21A.35.040 Landscaping – Street frontages (21.50.200.C) 21A.35.050 Landscaping – Side and rear lot lines (21.50.200.C) 21A.35.055 Landscaping – Drainage facilities (21.50.200.C) 21A.35.060 Landscaping – Surface parking areas (21.50.200.C) 21A.35.070 Landscaping – General standards for all landscape areas (21.50.200.C) 21A.35.080 Landscaping – Additional standards for required landscape areas
(21.50.200.C) 21A.35.090 Landscaping – Alternative options (21.50.200.C) 21A.35.100 Landscaping – Plan design, design review, and installation (21.50.200.C) 21A.35.110 Maintenance (21.50.200.H) 21A.35.120 Financial guarantees (21.50.200.I) 21A.35.130 Water use – Applicability of water budget for landscape areas (21.50.200.J) 21A.35.140 Water use – Irrigation water budget calculated (21.50.200.J) 21A.35.150 Water use – Estimated water use calculated (21.50.200.J) 21A.35.160 Water use – Irrigation efficiency goals and system design standards
(21.50.200.J) 21A.35.170 Water use – Irrigation system design, design review and audit at installation
(21.50.200.J) 21A.35.180 Water use – Irrigation design plan contents (21.50.200.J) 21A.35.190 Water use – Irrigation schedules (21.50.200.J) 21A.35.200 Water use – Irrigation system maintenance (21.50.200.J)
Ch. 21A.37 Development Standards – Trees (21.20.600)
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Ch. 21A.40 Development Standards—Parking and Circulation (21.50.300) 21A.40.010 Purpose (21.50.300.A) 21A.40.020 Authority and application (221.50.300.B) 21A.40.030 Computation of required off-street parking spaces (21.50.300.C) 21A.40.040 Shared parking requirements (21.50.300.D) 21A.40.050 Exceptions for community residential facilities (CRF) and senior citizen
assisted housing (21.50.300.F) 21A.40.055 Parking for new lots created under SMC Title 19A (21.50.300.G) 21A.40.060 Parking for the disabled (21.50.300.H) 21A.40.065 Electric vehicle parking stations—Provisions for (21.50.300.I) 21A.40.070 Loading space requirements (21.50.300.J) 21A.40.080 Stacking spaces for drive-through facilities (21.50.300.K) 21A.40.090 Transit and rideshare provisions (21.50.300.L) 21A.40.100 Pedestrian and bicycle circulation and access (21.50.300.M) 21A.40.110 Off-street parking plan design standards (21.50.300.N) 21A.40.120 Off-street parking construction standards (21.50.300.O) 21A.40.125 Electric vehicle charging spaces (21.50.300.P) 21A.40.130 Compact car allowance requirements (21.50.300.Q) 21A.40.140 Internal circulation street standards (21.50.300.R)
Ch. 21A.50 Environmentally Critical Areas (21.20.200) 21A.50.010 Purpose (21.20.200.A) 21A.50.020 Applicability (21.20.200.B) 21A.50.030 Appeals (21.20.200.C) 21A.50.040 Critical areas rules (21.20.200.D) 21A.50.045 Fees (21.20.200.E) 21A.50.050 Complete exemptions (21.20.200.F) 21A.50.060 Allowances for existing urban development and other uses (21.20.200.G) 21A.50.070 Exceptions (21.20.200.H) 21A.50.090 Critical area maps and inventories (21.20.200.I)
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21A.50.100 Disclosure by applicant (21.20.200.J) 21A.50.110 Critical area review (21.20.200.K) 21A.50.120 Critical areas study requirement (21.20.200.K) 21A.50.130 Contents of critical areas study (21.20.200.K) 21A.50.135 Avoiding impacts to critical areas (21.20.200.L) 21A.50.140 Mitigation, maintenance, monitoring and contingency (21.20.200.M) 21A.50.145 Mitigation plan requirements (21.20.200.N) 21A.50.150 Financial guarantees (21.20.200.O) 21A.50.160 Vegetation management plan (21.20.200.P) 21A.50.170 Critical area markers, signs and fencing (21.20.200.Q) 21A.50.180 Notice on title (21.20.200.R) 21A.50.190 Critical area tracts and designations on site plans (21.20.200.S) 21A.50.200 Alteration (21.20.200.T) 21A.50.210 Building setbacks (21.20.200.U) 21A.50.220 Erosion hazard areas – Development standards and permitted alterations
(21.20.200.V) 21A.50.225 Erosion hazards near sensitive water bodies overlay (21.20.200.V) 21A.50.230 Frequently flooded areas (21.20.200.V) 21A.50.240 Flood hazard areas – Certification by engineer or surveyor (21.20.200.V) 21A.50.260 Landslide hazard areas – Development standards and permitted alterations
(21.20.200.V) 21A.50.270 Seismic hazard areas – Development standards and permitted alterations
(21.20.200.V) 21A.50.280 Critical aquifer recharge areas—Development standards (21.20.200.W) 21A.50.290 Wetlands – Development standards (21.20.200.X) 21A.50.300 Wetlands – Permitted alterations (21.20.200.X) 21A.50.310 Wetlands – Mitigation requirements (21.20.200.X) 21A.50.315 Wetlands – Alternative mitigation (21.20.200.X) 21A.50.320 Wetlands – Development flexibilities (21.20.200.X) 21A.50.322 Wetland management area – Special district overlay (21.20.200.X) 21A.50.325 Fish and wildlife habitat conservation areas – Development standards
(21.20.200.Y) 21A.50.327 Fish and wildlife habitat corridors (21.20.200.Y) 21A.50.330 Streams – Development standards (21.20.200.Z) 21A.50.340 Streams – Permitted alterations (21.20.200.Z) 21A.50.350 Streams – Mitigation requirements (21.20.200.Z) 21A.50.351 Ponds – Development standards (21.20.200.Z) 21A.50.352 Lake Sammamish buffer – Permitted alterations (21.20.200.Z) 21A.50.355 Lake management areas – Special district overlay (21.20.200.Z)
Ch. 21A.55 Wireless Communication Facilities (21.50.600) 21A.55.010 Purpose (21.50.600.A) 21A.55.020 Applicability (21.50.600.B) 21A.55.030 Exemptions (21.50.600.C) 21A.55.040 Permit required (21.50.600.D) 21A.55.050 Application requirements (21.50.600.E) 21A.55.060 Sitting hierarchy (21.50.600.F) 21A.55.070 Base station hierarchy (21.50.600.G) 21A.55.080 General requirements (21.50.600.H) 21A.55.090 Design standards (21.50.600.I) 21A.55.100 Technical evaluation (21.50.600.J) 21A.55.110 Interference (21.50.600.K) 21A.55.120 Cessation of use (21.50.600.L)
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21A.55.130 Light poles (21.50.600.M)
Ch. 21A.60 Development Standards—Adequacy of Public Facilities and Services (21.50.400)
21A.60.010 Purpose (21.50.400.A) 21A.60.020 General requirements (21.50.400.B) 21A.60.030 Adequate sewage disposal (21.50.400.C) 21A.60.040 Adequate water supply (21.50.400.D) 21A.60.050 Surface water management (21.50.400.E) 21A.60.060 Adequate streets (21.50.400.F) 21A.60.070 Adequate vehicular access (21.50.400.G) 21A.60.080 Adequate fire protection (21.50.400.H) 21A.60.090 School concurrency—Applicability and relationship to fees (21.50.400.I) 21A.60.100 Findings, recommendations, and decisions regarding school capabilities
(21.50.400.J) 21A.60.110 Annual council review (21.50.400.K) 21A.60.120 School concurrency standard (21.50.400.L) 21A.60.130 Credit for improvements (21.50.400.M)
Ch. 21A.70 Temporary Uses (21.40.300) 21A.70.100 Temporary use permits—Uses requiring permits (21.40.300.A) 21A.70.110 Temporary use permits—Exemptions to permit requirement (21.40.300.B) 21A.70.120 Temporary use permits—Duration and frequency (21.40.300.C) 21A.70.130 Temporary use permits—Parking (21.40.300.D) 21A.70.140 Temporary use permits—Traffic control (21.40.300.E) 21A.70.150 Temporary construction buildings (21.40.300.F) 21A.70.160 Temporary construction residence (21.40.300.G) 21A.70.170 Temporary mobile home for medical hardship (21.40.300.H) 21A.70.180 Temporary real estate offices (21.40.300.I)
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21A.70.190 Temporary school facilities (21.40.300.J) 21A.70.195 Temporary homeless encampment use permit (21.40.300.K)
Ch. 21A.70 Re-use of Facilities (21.40.400) 21A.70.200 Re-use of facilities—General standards (21.40.400.A) 21A.70.210 Re-use of facilities—Re-establishment of closed public school facilities
(21.40.400.B)
Ch. 21A.75 Residential Density Incentives (21.10.500) 21A.75.010 Purpose (21.10.500.A) 21A.75.020 Permitted locations of residential density incentives (21.10.500.B) 21A.75.030 Maximum densities permitted through residential density incentive review
(21.10.500.C) 21A.75.040 Public benefits and density incentives (21.10.500.D) 21A.75.050 Rules for calculating total permitted dwelling units (21.10.500.E) 21A.75.060 Review process (21.10.500.F) 21A.75.070 Minor adjustments in final site plans (21.10.500.G) 21A.75.080 Applicability of development standards (21.10.500.H)
Ch. 21A.80 Transfer of Development Rights (21.50.700) 21A.80.010 Purpose and intent (21.50.700.A) 21A.80.020 Applicability (21.50.700.B) 21A.80.030 Sending site categories and criteria (21.50.700.C) 21A.80.040 Receiving sites (21.50.700.D) 21A.80.050 Calculation of available development rights from sending sites (21.50.700.E) 21A.80.060 Sending site certification (21.50.700.F) 21A.80.070 Documentation of restrictions (21.50.700.G) 21A.80.080 Sending site development limitations (21.50.700.H) 21A.80.090 Receiving site incentives (21.50.700.I) 21A.80.100 TDR transfer process (21.50.700.J)
Ch. 21A.85 Low Impact Development (21A.85) 21A.85.010 Intent and goals (21.20.300.A) 21A.85.020 Applicability (21.20.300.B) 21A.85.030 Low impact development approaches (21.20.300.C) 21A.85.040 LID incentives (21.20.300.D) 21A.85.050 Review (21.20.300.E)
Ch. 21A.90 Application Requirements— Notice Methods (21.80.800) 21A.90.010 Applications—Limitations on refiling of applications (21.80.800.A)
Ch. 21A.95 Commercial Site Development Permits (21.80.500) 21A.95.010 Purpose (21.80.500.A) 21A.95.020 Applicability (21.80.500.B) 21A.95.030 Public comments (21.80.500.C) 21A.95.040 Application of development standards (21.80.500.D) 21A.95.050 Approval (21.80.500.E) 21A.95.060 Financial guarantees (21.80.500.F) 21A.95.070 Project phasing—Limitation of permit approval (21.80.500.G) 21A.95.080 Modification to an approved permit (21.80.500.H) 21A.95.090 Administrative rules (21.80.500.I)
Ch. 21A.97 Development Permit Fees (21.80.600) 21A.97.010 King County Code Title 27 (Development Permit Fees) adopted
(21.80.600.A)
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Ch. 21A.100 Review Procedures—Notice Requirements (21.80.700) 21A.100.010 Code compliance review—Actions subject to review (21.80.700.C) 21A.100.020 Code compliance review—Notice requirements and comment period
(21.80.700.D) 21A.100.030 Code compliance review—Decisions and appeals (21.80.700.E) 21A.100.040 Director review—Actions subject to review (21.80.700.F) 21A.100.050 Director review—Decision regarding proposal (21.80.700.G) 21A.100.055 Director review—Procedure for issuance of interpretations (21.80.700.H) 21A.100.060 Director review—Decision and interpretation final unless appealed
(21.80.700.I) 21A.100.070 Examiner review—Zone reclassifications and special use permits
(21.80.700.J) 21A.100.080 Combined review (21.80.700.K) 21A.100.090 Establishment of hearing rules (21.80.700.L) 21A.100.100 Records (21.80.700.M) 21A.100.110 Modifications and expansions of uses or developments authorized by
existing land use permits—Permits defined (21.80.700.N) 21A.100.120 Modifications or expansions of uses or developments authorized by existing
land use permits—When use now permitted outright (21.80.700.O) 21A.100.130 Modifications or expansions of uses authorized by existing land use
permits—Required findings (21.80.700.P) 21A.100.140 Modifications and expansions—Use or development authorized by an
existing planned unit development approval (21.80.700.Q) 21A.100.150 Modifications and expansions—Uses or development authorized by existing
conditional use, special use, or unclassified use permits (21.80.700.R)
Ch. 21A.105 School Impact Fees (21.80.900) 21A.105.010 Authority (21.80.900.A) 21A.105.020 Purpose (21.80.900.B) 21A.105.030 Impact fee program elements (21.80.900.C) 21A.105.040 Fee calculations (21.80.900.D) 21A.105.050 Fee collection (21.80.900.E) 21A.105.060 Assessment of impact fees (21.80.900.F) 21A.105.070 Adjustments, exceptions, and appeals (21.80.900.G) 21A.105.080 Exemption or reduction for low- or moderate-income housing (21.80.900.H) 21A.105.090 Impact fee accounts and refunds (21.80.900.I) 21A.105.100 Formula for determining school impact fees (21.80.900.J)
Ch. 21A.110 Decision Criteria (21.80.1000) 21A.110.010 Purpose (21.80.1000.A) 21A.110.020 Temporary use permit (21.80.1000.B) 21A.110.030 Variance (21.80.1000.C) 21A.110.040 Conditional use permit (21.80.1000.D) 21A.110.050 Special use permit (21.80.1000.E) 21A.110.060 Zone reclassification (21.80.1000.F)
Ch. 21A.115 Enforcement (21.80.1100) 21A.115.010 Purpose (21.80.1100.A) 21A.115.020 Authority and application (21.80.1100.B) 21A.115.030 Violations defined (21.80.1100.C) 21A.115.040 Permit suspension, revocation or modification (21.80.1100.D) 21A.115.050 Initiation of revocation or modification proceedings (21.80.1100.E)
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TITLE 21B Town Center (21.60)
Ch. 21B.05 Authority, Purpose, Interpretation and Administration (21.60.100)
Ch. 21B.10 Zones, Maps and Designations (21.60.200)
Ch. 21B.15 Technical Terms and Land Use Definitions (21.60.300)
Ch. 21B.20 Permitted Uses (21.60.400)
Ch. 21B.25 Development Standards—Density and Dimensions (21.60.500)
Ch. 21B.30 Development Standards—Design Requirements (21.60.600)
Ch. 21B.35 Development Standards—Landscaping and Irrigation (21.60.700)
Ch. 21B.40 Development Standards—Parking and Circulation (21.60.800)
Ch. 21B.45 Signage (21.60.900)
Ch. 21B.75 Affordable Housing (21.60.1000)
Ch. 21B.85 Development Standards—Interim Stormwater Standards (21.60.1100)
Ch. 21B.95 Unified Zone Development Plans (21.60.1200)
Ch. 21B.96 Development Standards—Interim Street Design Standards (21.60.1300)
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July 15, 2021 Exhibit 5 Question and Answer Matrix
No.
Page # (Doc Name)
Source*
Questions and Comments Staff Response to Questions and Comments Code Amendments
12 of 118 PC
Question: As written: “Strom water facilities should be
designated as visual community amenities where visible.” Is
this saying, “Strom water facilities that are visible should be
designated as visual community amenities”? Visible from
where? Should all storm water facilities be designated as visual
community amenities?
The intent is for stormwater facilities that are visible from
public spaces (streets, parks, etc..) or private properties be
designed as visual amenities rather than a requirement for all
facilities to be visual amenities. The design standards have
more specific requirements particularly for stormwater
facilities that are along an arterial.
14 PCShould be “300” not “200” it is within 21.30.300 Neighborhood
Design StandardsUpdated to 300.
16 PC
Goal P.1 and Goal EC.1 are not referenced in the text above
these statements, and seem out of place. Should they be
indented, added as bullets or otherwise referenced?
These will be added to the Unified Development Code as a sidebar
and are not directly part of the development regulations.
25 PCWhat are the implications of the >6,000 sf requiring to retain
and infiltrate all stormwater runoff on-site?
The Floor to Area Ratio standard will ensure that homes are
appropriately sized for each parcel and create more opportunities for
on-site stormwater retention assuming flood risks are mitigated and
engineering standards are met. Limiting mass grading and clearing
will also create more opportunities for site specific approaches to site
and drainage design. Retaining more stormwater on individual sites
may reduce infrastructure costs elsewhere in the project. The
standards provide flexibility in cases where topography or other
challenges limit the ability for on-site treatment.
26 PCTop of page, “French drains…” need this to be subsection “c” or
added to prior paragraph?Updated formatting as suggested.
27 PC
Question: What are the anticipated results of limiting single-
family dwellings to not exceeding 85% of total residential units
provided?
The anticipated results are more diversity in housing types as
opposed to projects that are entirely single-family detached
housing.
28 PC“A neighborhood meeting in accordance with SMC …” is “shall
occur” needed?Updated as suggested.
28 PC font change in the a – g list
The code document will be entirely reformatted for the Unified
Development Code over the summer with consistent fonts, styles,
and formatting.
28 PC Same as #2 above, is “shall occur” needed? Updated as suggested.
28 PC indent the lettered list
The code document will be entirely reformatted for the Unified
Development Code over the summer with consistent fonts, styles,
and formatting.
29 PC
Since this is in a section starting with planned developments
must meet the following criteria, it might be helpful to state
more clearly that the list in #2 are examples. “The planned
development provides clear public benefit that exceed a
standard development proposal, examples of which might
include:”
Updated as suggested.
30 PC “On sites without an approved…removal or hazardous trees,”