Chapter 21A.20
PERMITTED USES

Sections:

21A.20.010    Establishment of uses.

21A.20.020    Interpretation of land use tables.

21A.20.030    Residential land uses.

21A.20.040    Recreational/cultural land uses.

21A.20.050    General services land uses.

21A.20.060    Government/business services land uses.

21A.20.070    Retail land uses.

21A.20.080    Manufacturing land uses.

21A.20.090    Resource land uses.

21A.20.100    Regional land uses.

21A.20.010 Establishment of uses.

The use of a property is defined by the activity for which the building or lot is intended, designed, arranged, occupied, or maintained. The use is considered permanently established when that use will be or has been in continuous operation for a period exceeding 60 days. A use that will operate for less than 60 days is considered a temporary use, and subject to the requirements of Chapter 21A.70 SMC. All applicable requirements of this code, or other applicable state or federal requirements, shall govern a use located in the City of Sammamish. (Ord. O2003-132 § 11)

21A.20.020 Interpretation of land use tables.

(1) The land use tables in this chapter determine whether a specific use is allowed in a zone district. The zone district is located on the vertical column and the specific use is located on the horizontal row of these tables.

(2) If no symbol appears in the box at the intersection of the column and the row, the use is not allowed in that district, except for certain temporary uses.

(3) If the letter “P” appears in the box at the intersection of the column and the row, the use is allowed in that district subject to the review procedures specified in Chapter 21A.100 SMC and the general requirements of the code.

(4) If the letter “C” appears in the box at the intersection of the column and the row, the use is allowed subject to the conditional use review procedures specified in Chapter 21A.100 SMC and the general requirements of the code.

(5) If the letter “S” appears in the box at the intersection of the column and the row, the regional

use is permitted subject to the special use permit review procedures specified in Chapter 21A.100 SMC and the general requirements of the code.

(6) If a number appears in the box at the intersection of the column and the row, the use may be allowed subject to the appropriate review process indicated above, the general requirements of the code and the specific conditions indicated in the development condition with the corresponding number immediately following the land use table.

(7) If more than one letter-number combination appears in the box at the intersection of the column and the row, the use is allowed in that zone subject to different sets of limitation or conditions depending on the review process indicated by the letter, the general requirements of the code and the specific conditions indicated in the development condition with the corresponding number immediately following the table.

(8) All applicable requirements shall govern a use whether or not they are cross-referenced in a section. (Ord. O2003-132 § 11)

21A.20.030 Residential land uses.

A. Table of Residential Land Uses.

KEY

P – Permitted Use

C – Conditional Use

S – Special Use

		ZONE	RESIDENTIAL		COMMERCIAL
			Urban Residential		Neighborhood Business	Community Business	Office
SIC#	SPECIFIC LAND USE		R-1 – R-8	R-12 – R-18	NB	CB	O
	DWELLING UNITS, TYPES:
*	Single detached		P C9	P C9
*	Townhouse		P10	P	P2	P2	P2
*	Apartment		P3	P	P2	P2	P2
*	Mobile home park		C6	P
	GROUP RESIDENCES:
*	Community residential facility-I		C	P	P2	P2	P2
*	Community residential facility-II				P2	P2	P2
*	Dormitory		C4	P
*	Senior citizen assisted housing			P	P2	P2	P2
	ACCESSORY USES:
*	Residential accessory uses		P5	P5	P5	P5	P5
*	Home occupation		P	P	P	P	P
*	Home industry		C
*	TEMPORARY LODGING:
7011	Hotel/motel (1)					P	P
*	Bed and breakfast guesthouse		P7	P7	P7	P8
7041	Organization hotel/lodging houses

B. Development Conditions.

1. Except bed and breakfast guesthouses.

2. Only as part of a mixed use development subject to the conditions of Chapter 21A.30 SMC, except that in the NB zone on properties with a land use designation of commercial outside of center (CO) in the urban areas, stand-alone townhouse developments are permitted subject to the provisions of SMC 21A.25.040, 21A.30.020, 21A.30.040 and 21A.30.140.

3. Only in a building listed on the National Register as an historic site or designated as a landmark subject to the provisions of Chapter 21A.70 SMC.

4. Only as an accessory to a school, college/university, or church.

5. a. Accessory dwelling units:

(1) Only one accessory dwelling per primary single detached dwelling unit;

(2) Only in the same building as the primary dwelling unit when the lot is less than 10,000 square feet in area or when there is more than one primary dwelling on a lot;

(3) The primary dwelling unit or the accessory dwelling unit shall be owner occupied;

(a) One of the dwelling units shall not exceed a floor area of 1,000 square feet except when one of the dwelling units is wholly contained within a basement or attic;

(b) When the primary and accessory dwelling units are located in the same building, only one entrance may be located on each street side of the building;

(c) The total number of occupants in both the primary residence and the accessory dwelling unit combined may not exceed the maximum number established by the definition of family in SMC 21A.15.450;

(d) Additions to an existing structure or the development of a newly constructed detached ADU shall be designed consistent with the existing facade, roof pitch, siding, and windows of the primary dwelling unit;

(4) One additional off-street parking space shall be provided;

(5) The accessory dwelling unit shall be converted to another permitted use or shall be removed if one of the dwelling units ceases to be owner occupied; and

(6) An applicant seeking to build an accessory dwelling unit shall file a notice approved by the department with the records and elections division that identifies the dwelling unit as accessory. The notice shall run with the land. The applicant shall submit proof that the notice was filed before the department shall approve any permit for the construction of the accessory dwelling unit. The required contents and form of the notice shall be set forth in administrative rules.

b. One single or twin engine, noncommercial aircraft shall be permitted only on lots that abut, or have a legal access that is not a City right-of-way, to a waterbody or landing field, provided:

(1) No aircraft sales, service, repair, charter, or rental; and

(2) No storage of aviation fuel except that contained in the tank or tanks of the aircraft.

6. Mobile home parks shall not be permitted in the R-1 zones.

7. Only as an accessory to the permanent residence of the operator, provided:

a. Serving meals to paying guests shall be limited to breakfast; and

b. The number of persons accommodated per night shall not exceed five, except that a structure which satisfies the standards of the Uniform Building Code as adopted by the City of Sammamish for R-1 occupancies may accommodate up to 10 persons per night.

8. Only when part of a mixed use development.

9. Required prior to approving more than one dwelling on individual lots, except on lots in subdivisions, short subdivisions, or binding site plans approved for multiple unit lots, and except as provided for accessory dwelling units in subsection (B)(5) of this section.

10. Only when done in accordance with the low impact development standards in SMC 21A.30.020 and Chapter 21A.85 SMC. (Ord. O2009-249 § 1; Ord. O2003-132 § 11)

21A.20.040 Recreational/cultural land uses.

A. Table of Recreational/Cultural Land Uses.

KEY

P – Permitted Use

C – Conditional Use

S – Special Use

		ZONE	RESIDENTIAL		COMMERCIAL
			Urban Residential		Neighborhood Business	Community Business	Office
SIC#	SPECIFIC LAND USE		R-1 – R-8	R-12 – R-18	NB	CB	O
	PARK/RECREATION:
*	Park		P1	P1	P	P	P
*	Trails		P	P	P	P	P
*	Marina		C3	C3	P4	P	P
*	Sports club (9)		C3	C3	C	P
	AMUSEMENT/ENTERTAINMENT:
*	Theater					P5	P5
7833	Theater, drive-in
793	Bowling center					P
*	Golf facility		P6	P6
7999	Amusement and recreation services		P7 C	P7 C		P
*	Amusement arcades					P
	CULTURAL:
823	Library		P8 C	P8 C	P	P	P
841	Museum		P8 C	P8 C	P	P	P
842	Arboretum		P	P	P	P	P
*	Conference center		P8 C	P8 C	P		P

B. Development Conditions.

1. The following conditions and limitations shall apply, where appropriate:

a. No stadiums on sites less than 10 acres;

b. Lighting for structures and fields shall be directed away from residential areas;

c. Except as specifically noted herein, buildings or service yards shall maintain a minimum distance of 50 feet from property lines adjoining residential zones, except for structures in on-site recreation areas required in SMC 21A.30.140 and 21A.30.160. Setback requirements for structures in these on-site required recreation areas shall be maintained pursuant to SMC 21A.25.030. Swing sets, sandboxes, playhouses, other playground equipment, basketball hoops, tennis courts, camping tents, temporary tent structures used for functions and gathering, and dumpsters, shall maintain a minimum distance of 20 feet from property lines adjoining residential zones.

2. Limited to day moorage. The marina shall not create a need for off-site public services beyond those already available prior to date of application.

3. Limited to recreation facilities subject to the following conditions and limitations:

a. The bulk and scale shall be compatible with residential or rural character of the area;

b. For sports clubs, the gross floor area shall not exceed 10,000 square feet unless the building is on the same site or adjacent to a site where a public facility is located or unless the building is a nonprofit facility located in the urban area; and

c. Use is limited to residents of a specified residential development or to sports clubs providing supervised instructional or athletic programs.

4. Limited to day moorage.

5. Adult use facilities shall be prohibited within 660 feet of any residential zones, any other adult use facility, or school licensed daycare centers, parks, community centers, public libraries or churches which conduct religious or educational classes for minors.

6. Clubhouses, maintenance buildings and equipment storage areas, and driving range tees shall be at least 50 feet from residential property lines. Lighting for practice greens and driving range ball impact areas shall be directed away from adjoining residential zones.

7. Limited to a golf driving range as an accessory to golf courses.

8. Only as accessory to a park or in a building listed on the National Register as an historic site or designated as a landmark subject to the provisions of Chapter 21A.70 SMC.

9. Only for stand-alone sports clubs that are not part of a park. (Ord. O2005-171 § 2; Ord. O2003-132 § 11)

21A.20.050 General services land uses.

A. Table of General Services Land Uses.

KEY

P – Permitted Use

C – Conditional Use

S – Special Use

		ZONE	RESIDENTIAL		COMMERCIAL
			Urban Residential		Neighborhood Business	Community Business	Office
SIC#	SPECIFIC LAND USE		R-1 – R-8	R-12 – R-18	NB	CB	O
	PERSONAL SERVICES:
72	General personal service				P	P	P3
7216	Drycleaning plants
7261	Funeral home/crematory		C4	C4		P
*	Cemetery, columbarium or mausoleum		P20 C5	P20 C5	P20	P20	P20
*	Daycare I		P6	P	P	P	P7
*	Daycare II		P8 C	P8 C	P	P	P7
074	Veterinary clinic				P9	P9
753	Automotive repair(1)				P10	P
754	Automotive service				P10	P
76	Miscellaneous repair					P
866	Churches, synagogue, temple		P11 C	P11 C	P	P	P
83	Social services(2)		P11 C12	P11 C12	P12	P	P
*	Stable		P13 C
*	Kennel or cattery					C
*	Theater production services					P24
*	Artist studios		P22	P22	P	P	P23
*	Interim recycling facility		P17	P17	P18	P18
	HEALTH SERVICES:
801 – 04	Office/outpatient clinic		P11 C12	P11 C12	P	P	P
805	Nursing and personal care facilities			C		P
806	Hospital		C12	C12		P	C
807	Medical/dental lab					P	P
808 – 09	Miscellaneous health					P	P
	EDUCATION SERVICES:
*	Elementary school		P	P
*	Middle/junior high school		P	P
*	Secondary or high school			P21
*	Vocational school		P12 C	P12 C		C	P14
*	Specialized instruction school		P15 C16	P15 C16	P	P	P14
*	School district support facility		P19 C	P19 C	C	P	P

B. Development Conditions.

1. Except SIC Industry No. 7534, Tire retreading, see manufacturing permitted use table.

2. Except SIC Industry Group Nos.:

a. 835 – Daycare services; and

b. 836 – Residential care, which is otherwise provided for on the residential permitted land use table.

3. Limited to SIC Industry Group and Industry Nos.:

a. 723 – Beauty shops;

b. 724 – Barber shops;

c. 725 – Shoe repair shops and shoeshine parlors;

d. 7212 – Garment pressing and agents for laundries and drycleaners;

e. 217 – Carpet and upholstery cleaning.

4. Only as an accessory to a cemetery.

5. Structures shall maintain a minimum distance of 100 feet from property lines adjoining residential zones.

6. Only as an accessory to residential use, provided:

a. Outdoor play areas shall be completely enclosed by a solid wall or fence, with no openings except for gates, and have a minimum height of six feet; and

b. Outdoor play equipment shall maintain a minimum distance of 20 feet from property lines adjoining residential zones.

7. Permitted as an accessory use, see commercial/industrial accessory, SMC 21A.20.060 (A).

8. Only as a re-use of a public school facility subject to the provisions of Chapter 21A.70 SMC, or an accessory use to a school, church, park, sport club or public housing administered by a public agency, provided:

a. Outdoor play areas shall be completely enclosed by a solid wall or fence, with no openings except for gates and have a minimum height of six feet;

b. Outdoor play equipment shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;

c. Direct access to a developed arterial street shall be required in any residential zone; and

d. Hours of operation may be restricted to assure compatibility with surrounding development.

9. a. No burning of refuse or dead animals is allowed;

b. The portion of the building or structure in which animals are kept or treated shall be soundproofed. All run areas, excluding confinement areas for livestock, shall be surrounded by an eight-foot solid wall and surfaced with concrete or other impervious material; and

c. The provisions of Chapter 21A.65 SMC relative to animal keeping are met.

10. The repair work or service shall only be performed in an enclosed building, and no outdoor storage of materials. SIC Industry No. 7532, Top, body, and upholstery repair shops and paint shops, is not allowed.

11. Only as a re-use of a public school facility subject to the provisions of Chapter 21A.70 SMC.

12. Only as a re-use of a surplus nonresidential facility subject to Chapter 21A.70 SMC.

13. Covered riding arenas are subject to the provisions of Chapter 21A.65 SMC and shall not exceed 20,000 square feet; provided, that stabling areas, whether attached or detached, shall not be counted in this calculation.

14. All instruction must be within an enclosed structure.

15. Only as an accessory to residential use, provided:

a. Students are limited to 12 per one-hour session;

b. All instruction must be within an enclosed structure; and

c. Structures used for the school shall maintain a distance of 25 feet from property lines adjoining residential zones.

16. Subject to the following:

a. Structures used for the school and accessory uses shall maintain a minimum distance of 25 feet from property lines adjoining residential zones;

b. On lots over two and one-half acres:

(1) Retail sales of items related to the instructional courses is permitted, provided total floor area for retail sales is limited to 2,000 square feet;

(2) Sales of food prepared in the instructional courses is permitted, provided total floor area for food sales is limited to 1,000 square feet and is located in the same structure as the school; and

(3) Other incidental student-supporting uses are allowed, provided such uses are found to be both compatible with and incidental to the principal use; and

c. On sites over 10 acres, and zoned R-1, and/or R-4:

(1) Retail sales of items related to the instructional courses is permitted, provided total floor area for retail sales is limited to 2,000 square feet;

(2) Sales of food prepared in the instructional courses is permitted, provided total floor area for food sales is limited to 1,750 square feet and is located in the same structure as the school;

(3) Other incidental student-supporting uses are allowed, provided such uses are found to be functionally related, subordinate, compatible with and incidental to the principal use;

(4) The use is integrated with allowable agricultural uses on the site;

(5) Advertised special events shall comply with the temporary use requirements of this chapter; and

(6) Existing structures that are damaged or destroyed by fire or natural event, if damaged by more than 50 percent of their prior value, may reconstruct and expand an additional 65 percent of the original floor area but need not be approved as a conditional use if their use otherwise complies with the standards set forth in development condition (B)(16)(c) of this section and the requirements of this title.

17. Limited to drop box facilities accessory to a public or community use such as a school, fire station or community center.

18. With the exception of drop box facilities for the collection and temporary storage of recyclable materials, all processing and storage of material shall be within enclosed buildings. Yard waste processing is not permitted.

19. Only when adjacent to an existing or proposed school.

20. Limited to columbariums accessory to a church; provided, that required landscaping and parking are not reduced.

21. a. New high schools shall be permitted in urban residential zones subject to the review process set forth in Chapter 21A.100 SMC; and

b. Renovation, expansion, modernization, or reconstruction of a school, or the addition of relocatable facilities, is permitted.

22. Only as a re-use of a surplus nonresidential facility subject to Chapter 21A.70 SMC or as a joint use of an existing public school facility.

23. All studio use must be within an enclosed structure.

24. Adult use facilities shall be prohibited within 660 feet of any residential zones, any other adult use facility, or school licensed daycare centers, parks, community centers, public libraries or churches which conduct religious or educational classes for minors. (Ord. O2009-249 § 1; Ord. O2003-132 § 11)

21A.20.060 Government/business services land uses.

A. Table of Government/Business Service Land Uses.

KEY

P – Permitted Use

C – Conditional Use

S – Special Use

		ZONE	RESIDENTIAL		COMMERCIAL
			Urban Residential		Neighborhood Business	Community Business	Office
SIC#	SPECIFIC LAND USE		R-1 – R-8	R-12 – R-18	NB	CB	O
	GOVERNMENT SERVICES:
*	Public agency or utility yard		C25	C25	P	P	P
*	Satellite public agency or utility yard		P26 C	P26 C	P	P	P
*	Public agency or utility office		P2 C	P2 C	P	P	P
*	Public agency archives						P
921	Court					P3	P
9221	Police facility		P5	P5	P5	P	P
9224	Fire facility		C4	C4	P	P	P
*	Utility facility		P22 C21	P22 C21	P	P	P
*	Commuter parking lot		C P14	C P14	P	P	P
*	Private storm water management facility		P6	P6	P6	P6	P6
*	Vactor waste receiving facility		P13	P13	P23	P23	P23
	BUSINESS SERVICES:
*	Construction and trade						P7
*	Individual transportation and taxi					P18	P8
421	Trucking and courier service					P9	P10
*	Self-service storage			C11		P	P
473	Freight and cargo service						P
472	Passenger transportation service					P	P
48	Communication offices						P
482	Telegraph and other communications					P	P
*	General business service				P	P	P
*	Professional office				P	P	P
7312	Outdoor advertising service						P12
735	Miscellaneous equipment rental					P12	P12
751	Automotive rental and leasing					P
752	Automotive parking				P15	P15	P15
*	Off-street required parking lot		P24	P24	P24	P24	P24
7941	Professional sport teams/promoters						P
873	Research, development and testing						P1
	ACCESSORY USES:
*	Commercial/industrial accessory uses				P16	P16	P
*	Helistop		C17	C17	C17	C17	C17

B. Development Conditions.

1. Except SIC Industry No. 8732, Commercial economic, sociological, and educational research, see general business service/office.

2. a. Only as a re-use of a public school facility or a surplus nonresidential facility subject to the provisions of Chapter 21A.70 SMC; or

b. Only when accessory to a fire facility and the office is no greater than 1,500 square feet of floor area.

3. Only as a re-use of a surplus nonresidential facility subject to Chapter 21A.70 SMC.

4. a. All buildings and structures shall maintain a minimum distance of 20 feet from property lines adjoining residential zones;

b. Any buildings from which fire-fighting equipment emerges onto a street shall maintain a distance of 35 feet from such street;

c. No outdoor storage.

5. Limited to “storefront” police offices. Such offices shall not have:

a. Holding cells;

b. Suspect interview rooms (except in the NB zone); or

c. Long-term storage of stolen properties.

6. Private storm water management facilities serving development proposals located on commercial zoned lands shall also be located on commercial lands, unless participating in an approved shared facility drainage plan. Such facilities serving development within an area designated “urban” in the King County comprehensive plan shall only be located in the urban area.

7. No outdoor storage of materials.

8. Limited to office uses.

9. Limited to self-service household moving truck or trailer rental accessory to a gasoline service station.

10. Limited to SIC Industry No. 4215, Courier services, except by air.

11. Accessory to an apartment development of at least 12 units, provided:

a. The gross floor area in self-service storage shall not exceed the total gross floor area of the apartment dwellings on the site;

b. All outdoor lights shall be deflected, shaded and focused away from all adjoining property;

c. The use of the facility shall be limited to dead storage of household goods;

d. No servicing or repair of motor vehicles, boats, trailers, lawn mowers or similar equipment;

e. No outdoor storage or storage of flammable liquids, highly combustible or explosive materials or hazardous chemicals;

f. No residential occupancy of the storage units;

g. No business activity other than the rental of storage units; and

h. A resident director shall be required on the site and shall be responsible for maintaining the operation of the facility in conformance with the conditions of approval.

12. No outdoor storage.

13. Only as an accessory use to a public agency or utility yard, or to a transfer station.

14. Limited to new commuter parking lots designed for 30 or fewer parking spaces or commuter parking lots located on existing parking lots for churches, schools, or other permitted nonresidential uses which have excess capacity available during commuting; provided, that the new or existing lot is adjacent to a designated arterial that has been improved to a standard acceptable to the department of transportation;

15. No tow-in lots for damaged, abandoned or otherwise impounded vehicles.

16. Storage limited to accessory storage of commodities sold at retail on the premises or materials used in the fabrication of commodities sold on the premises.

17. Limited to emergency medical evacuation sites in conjunction with police, fire or health service facilities.

18. Limited to private road ambulance services with no outside storage of vehicles.

19. Limited to two acres or less.

20. a. Utility yards only on sites with utility district offices; or

b. Public agency yards are limited to material storage for road maintenance facilities.

21. Limited to bulk gas storage tanks which pipe to individual residences but excluding liquefied natural gas storage tanks.

22. Excluding bulk gas storage tanks.

23. Vactor waste treatment, storage and disposal shall be limited to liquid materials. Materials shall be disposed of directly into a sewer system, or shall be stored in tanks (or other covered structures), as well as enclosed buildings.

24. Provided:

a. Off-street required parking for a land use located in the urban area must be located in the urban area;

b. Off-street required parking for a land use located in the rural area must be located in the rural area; and

c. Off-street required parking must be located on a lot which would permit, either outright or through a land use permit approval process, the land use the off-street parking will serve.

25. Prior to issuing the notice of decision, the applicant shall hold a second neighborhood meeting consistent with the provisions of SMC 20.05.035.

26. Accessory to an existing publicly owned and improved site, including but not limited to parks, schools, and civic centers. (Ord. O2005-170 § 1; Ord. O2003-132 § 11)

21A.20.070 Retail land uses.

A. Table of Retail Land Uses.

KEY

P – Permitted Use

C – Conditional Use

S – Special Use

		ZONE	RESIDENTIAL		COMMERCIAL
			Urban Residential		Neighborhood Business	Community Business	Office
SIC#	SPECIFIC LAND USE		R-1 – R-8	R-12 – R-18	NB	CB	O
*	Building, hardware and garden materials				P1	P
*	Department and variety stores				P	P	C
54	Food stores				P	P	C
*	Agricultural product sales		P2
553	Auto supply stores					P4
554	Gasoline service stations				P	P
56	Apparel and accessory stores					P
*	Furniture and home furnishings stores					P
58	Eating and drinking places				P5	P	P
*	Drug stores				P	P	C
592	Liquor stores					P
593	Used goods: antiques/secondhand shops					P