Chapter 21A.25
DEVELOPMENT STANDARDS – DENSITY AND DIMENSIONS Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Sections:

21A.25.010    Purpose. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.020    Interpretation of tables. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.030    Densities and dimensions – Residential zones. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.040    Densities and dimensions – Commercial zones. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.050    Measurement methods. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.060    Minimum urban residential density. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.070    Calculations – Allowable dwelling units, lots or floor area, lot coverage. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.080    Calculations – Site area used for density calculations. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.090    Calculations – Site area used for minimum density calculations. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.100    Repealed.

21A.25.110    Lot area – Prohibited reduction. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.120    Measurement of setbacks. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.130    Setbacks – Specific building or use. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.140    Setbacks – Livestock buildings and manure storage areas. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.150    Setbacks – Modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.155    Setbacks – Required building separation. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.160    Setbacks – From regional utility corridors. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.170    Setbacks – From alley. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.180    Setbacks – Required modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.190    Setbacks – Projections and structures allowed. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.200    Height – Exceptions to limits. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.210    Lot divided by zone boundary. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.220    Sight distance requirements. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21A.25.230    Repealed.

21A.25.010 Purpose. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The purpose of this chapter is to establish basic dimensional standards for development, generally related to residential density and commercial intensity, setbacks, height, individual building bulk and variation, as well as specific rules for general application. The standards and rules are established to provide flexibility in project design and regulate some of the effects of density and intensity of development. (Ord. O2016-407 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.020 Interpretation of tables. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) SMC 21A.25.030 and 21A.25.040 contain general density and dimension standards for the various zones and limitations specific to a particular zone(s). Additional rules, exceptions, and methodologies are set forth in SMC 21A.25.050 through 21A.25.220.

(2) The density and dimension tables are arranged in a matrix format on two separate tables and are delineated into two general land use categories:

(a) Residential; and

(b) Commercial.

(3) Development standards are listed down the left side of both tables, and the zones are listed at the top. The matrix cells contain the minimum dimensional requirements of the zone. The parenthetical numbers in the matrix identify specific requirements applicable either to a specific use or zone. A blank box indicates that there are no specific requirements. If more than one standard appears in a cell, each standard will be subject to any applicable parenthetical footnote following the standard. (Ord. O2003-132 § 12)

21A.25.030 Densities and dimensions – Residential zones. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

A. Residential Zones.

 

Z

O

N

E

S

RESIDENTIAL

 

URBAN RESIDENTIAL

STANDARDS

R-1(13)

R-4

R-6

R-8

R-12

R-18

Maximum Density

DU/Acre (11)

1 du/ac

4 du/ac

(5)

6 du/ac

8 du/ac

12 du/ac

18 du/ac

Minimum Density (2)

 

 

 

85%

(14)

80%

(14)

75%

(14)

Minimum Lot Width

35 ft

(6)

30 ft

(6)

30 ft

(6)

30 ft

30 ft

30 ft

Minimum Front Yard Structure Setback (7)(22)

20 ft

(25)

15 ft

(16) (25)

15 ft

(16) (25)

10 ft

10 ft

10 ft

Minimum Rear Yard Structure Setback (8)(21)(22)

10 ft

10 ft

10 ft

10 ft

5 ft

5 ft

Minimum Side Yard Structure Setback (2)(8)(12)(21)(22)

10 ft

10 ft

10 ft

10 ft

5 ft

5 ft

Minimum Front Yard Single Detached Dwelling Setback (7)(12)

20 ft

(6) (25)

15 ft

(6) (16) (23) (25)

15 ft

(6) (16) (24) (25)

10 ft

10 ft

10 ft

Minimum Side Yard Single Detached Dwelling Setback (2)(8)(12)(21)

25 ft

5 ft

(23)

5 ft

(24)

5 ft

(26)

5 ft

5 ft

Minimum Rear Yard Single Detached Dwelling Setback (8)(21)

30 ft

12 ft

(23)

12 ft

(24)

20 ft

20 ft

20 ft

Minimum Side Yard Detached Accessory Dwelling Setback (17)(27)

5 ft

5 ft

5 ft

5 ft

5 ft

5 ft

Minimum Rear Yard Detached Accessory Dwelling Setback (17)(27)

5 ft

5 ft

5 ft

5 ft

5 ft

5 ft

Maximum Structure Height (3)(15)(29)

35 ft

(20)

35 ft

(20)

 

35 ft

(20)

 

35 ft

(20)

 

60 ft

60 ft

80 ft

(10)

Maximum Detached Accessory Dwelling Structure Height (28)

18 ft

18 ft

18 ft

18 ft

18 ft

18 ft

Maximum Impervious Surface: Percentage (4)(30)

30%

(9)

 

 

75%

85%

85%

Minimum Yard Area (18)(30)

 

45%

35%

 

 

 

Maximum Lot Coverage (19)(30)

 

40%

50%

 

 

 

B. Development Conditions.

1. Also see SMC 21A.25.060.

2. These standards may be modified under the provisions for zero lot line and townhouse developments.

3. Netting or fencing and support structures for the netting or fencing used to contain golf balls in the operation of golf courses or golf driving ranges are exempt from the structure height requirements; provided, that the maximum height shall not exceed 75 feet.

4. Applies to each individual lot. Impervious surface area standards for:

a. Regional uses shall be established at the time of permit review;

b. Nonresidential uses in residential zones shall comply with SMC 21A.25.130;

c. Lot may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit.

5. Mobile home parks shall be allowed a base density of six dwelling units per acre.

6. All lots located within the R-1, R-4, and R-6 zoning districts created under SMC Title 19A must abut a public or private street and shall be orientated so that the average street frontage or average front yard width of each lot created equals the minimum lot width requirements pursuant to subsection (A) of this section with no individual lot having a street frontage or front yard abutting the street of less than 20 feet.

7. At least 20 linear feet of driveway shall be provided between any garage, carport or other fenced parking area and the street property line. The linear distance shall be measured along the center line of the driveway from the access point to such garage, carport or fenced area to the street property line.

8. For townhouse and apartment development, the setback shall be a minimum of 20 feet along any property line abutting R-1 through R-8.

9. Lots smaller than one-half acre in area shall comply with standards of the nearest comparable R-4 through R-8 zone. For lots that are one-half acre in area or larger, the impervious surface area allowed shall be 10,000 square feet or 30 percent of the property, whichever is greater. On any lot over one acre in area, an additional five percent of the lot area may be used for buildings related to agricultural or forestry practices. For lots smaller than two acres but larger than one-half acre, an additional 10 percent of the lot area may be used for structures which are determined to be medically necessary, provided the applicant submits with the permit application a notarized affidavit, conforming with the requirements of SMC 21A.70.170(1)(b). Public projects shall be subject to the applicable impervious surface provisions of the R-4 zone.

10. The 80-foot maximum structure height is to be used only for projects in the R-18 zone using residential density incentives and transfer of density credits pursuant to this title.

11. Density applies only to dwelling units and not to sleeping units.

12. Vehicle access points from garages, carports or fenced parking areas shall be set back from the property line on which a joint use driveway is located to provide a straight line length of at least 30 feet as measured from the center line of the garage, carport or fenced parking area, from the access point to the opposite side of the joint use driveway.

13. All subdivisions and short subdivisions in the R-1 zone shall be required to be clustered away from critical areas or the axis of designated corridors such as urban separators or the wildlife habitat network to the extent possible and a permanent open space tract that includes at least 50 percent of the site shall be created. Open space tracts shall meet the provisions of SMC 21A.30.030.

14. See SMC 21A.25.090.

15. Subject to the increase in maximum structure height permitted pursuant to Chapter 21A.85 SMC, low impact development incentives, and SMC 21A.30.020.

16. Thirty percent of the area contained within the front yard setback shall be landscaped. This part of the front yard setback area may be used to comply with the minimum yard area percentage.

17. When constructed in accordance with SMC 21A.20.030(B)(5).

18. For the purposes of this section, “yard” is any surface area that is not structured or hardened. Yard areas may be landscaped, contain uncovered decks of less than 18 inches above grade, and artificial turf, but do not include areas covered by pervious concrete or other similar materials.

19. The maximum lot coverage may be increased by five percentile points once, if a covered outdoor living space or an accessory dwelling unit is built on site. For the purposes of this section, a covered outdoor living space includes any structure with a roof that is not fully enclosed by walls.

20. For new single-family residential homes and additions in single-family land use districts, the maximum height of any individual building facade is 40 feet. Facades taller than 40 feet may be permitted when architectural modulation is provided that includes:

a. An upper story balcony, porch, deck, exterior stairway, or other functional architectural feature; and

b. A floor line projection (e.g., skirt roof), roof ledger, window fenestrations, pillars, columns, or similar architectural design features (such as bay windows, window seats, or awnings) to provide articulation and reduce massing effects.

21. Reduction of minimum rear yard and/or side yard setbacks shall be granted when bundled and submitted with a Type I permit application and when agreement with the adjoining property owner(s) of a parcel under separate ownership has been reached resulting in an executed agreement that includes an approved site plan consenting to a reduction of setback. The agreement shall provide that it runs with the land and must be recorded with King County Records prior to permit issuance. The agreement shall reference the parcel number and legal description of all affected properties and conform to a format specified by the director. Provided, no side or rear setback may be reduced to less than five feet. Further provided, that setback reductions granted under this part shall not cause for a violation or nonconformance with existing site restrictions (e.g., easements) or adopted construction codes, Chapter 16.05 SMC. The setback reduction granted under this part shall not be available for or applicable to lots created through the subdivision process that remain vested under RCW 58.17.170.

22. Applies to all structures and buildings unless modified for primary single detached dwelling units or detached accessory dwelling units.

23. R-4 setbacks for primary single detached dwelling units are dynamic. The minimum dimension listed in the table is modified as follows in response to home size:

a. For single-family homes less than 2,500 square feet:

Front setback: not less than 15 feet (20 feet minimum for garages);

Side setback: not less than five feet;

Rear setback: an average of 15 feet but at no point less than 12 feet.

b. For single-family homes between 2,500 square feet and 4,000 square feet:

Front setback: not less than 20 feet;

Side setback: an average of 10 feet but at no point less than eight feet;

Rear setback: an average of 20 feet but at no point less than 15 feet.

c. For single-family homes greater than 4,000 square feet:

Front setback: not less than 25 feet;

Side setback: an average of 12 feet but at no point less than 10 feet;

Rear setback: an average of 25 feet but at no point less than 20 feet.

24. R-6 setbacks for primary single detached dwelling units are dynamic. The minimum dimension listed in the table is modified as follows in response to home size:

a. For single-family homes less than 2,500 square feet:

Front setback: not less than 15 feet (20 feet minimum for garages);

Side setback: not less than five feet;

Rear setback: an average of 15 feet but at no point less than 12 feet.

b. For single-family homes between 2,500 square feet and 4,000 square feet:

Front setback: not less than 15 feet (20 feet minimum for garages);

Side setback: an average of 10 feet but at no point less than eight feet;

Rear setback: an average of 20 feet but at no point less than 15 feet.

c. For single-family homes greater than 4,000 square feet:

Front setback: not less than 20 feet;

Side setback: an average of 12 feet but at no point less than 10 feet;

Rear setback: an average of 25 feet but at no point less than 20 feet.

25. The front yard setback along any arterial streets shall be 30 feet.

26. Side yard setbacks shall be a minimum of 10 feet when the abutting property is zoned R-1, R-4, or R-6.

27. Only applies to stand-alone detached accessory dwelling units. Does not apply to detached accessory dwelling units that are combined with other structures or improvements such as pool houses, outdoor kitchens, detached garages, covered patios, etc. Standard minimum structure setbacks apply to detached accessory dwelling units that are combined with other structures and improvements.

28. Does not apply to detached accessory dwelling units that conform to minimum structure setbacks.

29. For school and government uses, structure height may exceed the maximum structure height by one foot for every one foot the front, side, and rear yard setbacks are increased above the minimum setbacks; provided, however, the maximum structure height may not exceed 75 feet.

30. For school and government uses, maximum impervious surface limitations, minimum yard area requirements, and maximum lot coverage restrictions may be increased as part of the review of a Type 1, Type 2, or Type 3 permit application to accommodate instances where they render a necessary component of a project infeasible. Deviation from the maximum impervious surface limitations, minimum yard area requirements, and maximum lot coverage restrictions shall be granted if the following are satisfied: (a) the proposed increase is the minimum necessary to resolve the design conflict as demonstrated through written engineering analysis prepared by a qualified consultant and verified by the City; (b) the proposed increase will not result in impact to the root zone and tree protection areas required for retained significant trees under SMC 21A.37.270; and (c) the project is compliant with applicable stormwater regulations. (Ord. O2019-482 § 1 (Att. A); Ord. O2016-429 § 3 (Att. C); Ord. O2016-407 § 1 (Att. A); Ord. O2010-279 § 1 (Att. A); Ord. O2009-249 § 1; Ord. O2008-236 § 1; Ord. O2004-143 § 1; Ord. O2003-132 § 12)

21A.25.040 Densities and dimensions – Commercial zones. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

A. Commercial Zones.

 

Z

O

N

E

S

COMMERCIAL

 

NEIGHBORHOOD BUSINESS

COMMUNITY BUSINESS

OFFICE

STANDARDS

NB

CB

O

Maximum Density

DU/Acre

8 du/ac

(1)

18 du/ac

(1)

18 du/ac

(1)

Minimum Lot Area

 

 

 

Maximum Lot Depth/Width Ratio

 

10 ft

10 ft

Minimum Rear Yard Setback (4)

20 ft

(5)

20 ft

(5)

20 ft

(5)

Minimum Front Yard Setback

10 ft

(2)

10 ft

(2)

10 ft

Minimum Side Yard Setback (4)

20 ft

(5)

20 ft

(5)

20 ft

(5)

Maximum Structure Height (7)

35 ft

45 ft

(3)

35 ft

60 ft

(3)

45 ft

60 ft

(3)

Maximum Floor/Lot Ratio: Square Feet

1/1

(6)

1.5/1

(6)

2.5/1

(6)

Maximum Impervious Surface: Percentage (8)(9)

85%

85%

75%

B. Development Conditions.

1. These densities are allowed only through the application of mixed use development standards and for stand-alone townhouse development in the NB zone on property designated commercial outside of center in the urban area.

2. Gas station pump islands shall be placed no closer than 25 feet to street front lines.

3. This maximum structure height allowed only for mixed use developments and for stand-alone townhouse development in the NB zone on property designated commercial outside of center in the urban area.

4. Required on property lines adjoining residential zones.

5. Required on property lines adjoining residential zones for industrial uses established by conditional use permits.

6. The floor/lot ratio for mixed use developments shall conform to Chapter 21A.30 SMC.

7. Height limits may be increased when portions of the structure or building which exceed the maximum structure height limit provide one additional foot of front, rear, and side yard setback for each foot above the maximum structure height limit, provided the maximum height may exceed 75 feet only in mixed use developments. Netting or fencing and support structures for the netting or fencing used to contain golf balls in the operation of golf courses or golf driving ranges are exempt from this additional setback requirement; provided, that the maximum height shall not exceed 75 feet.

8. The impervious surface area for any lot may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit.

9. Subject to the increase in maximum height permitted pursuant to SMC 21A.30.020, preferred low impact development incentives. (Ord. O2019-482 § 1 (Att. A); Ord. O2016-429 § 3 (Att. C); Ord. O2009-249 § 1; Ord. O2008-236 § 1; Ord. O2003-132 § 12)

21A.25.050 Measurement methods. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The following provisions shall be used to determine compliance with this title:

(1) Front yard setbacks shall be measured from the property line or lot line of an existing edge of a street right-of-way or temporary turnaround, except as provided by SMC 21A.25.170;

(2) Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot; provided, that an access easement shall not be included within the circle;

(3) Structure height shall be measured from the average existing grade of land prior to any cuts and fills or other disturbances associated with the proposed project to the highest point of the structure or roof. The average existing grade shall be determined by first delineating the smallest square or rectangle that can enclose the structure or building and then averaging the existing grade elevations taken at the midpoint of each side of the square or rectangle;

(4) Lot area shall be the total horizontal land area contained within the boundaries of a lot; and

(5) Impervious surface calculations shall not include areas of turf, landscaping, natural vegetation, surface water flow control, or water quality treatment facilities. (Ord. O2019-482 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.060 Minimum urban residential density. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Minimum density for residential development in the urban areas designated by the comprehensive plan shall be based on the tables in this chapter and adjusted as provided for in SMC 21A.25.090. (Ord. O2004-143 § 1; Ord. O2003-132 § 12)

21A.25.070 Calculations – Allowable dwelling units, lots or floor area, lot coverage. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Permitted number of units, or lots or floor area shall be determined as follows:

(1) The allowed number of dwelling units or lots (base density) shall be computed by multiplying the site area specified in SMC 21A.25.080 by the applicable residential base density number;

(2) The maximum density (unit or lot) limits shall be computed by adding the bonus or transfer units authorized by Chapter 21A.80 SMC to the base units computed under subsection (1) of this section;

(3) The allowed floor area, which excludes structured or underground parking areas and areas housing mechanical equipment, shall be computed by applying the floor-to-lot area ratio to the project site area specified in SMC 21A.25.080;

(4) The allowed lot coverage shall be computed by dividing the total building footprint area by the total lot area. The total building footprint area is computed by adding the horizontal land area covered by a building or combination of buildings on the subject lot. The total building footprint does not include building eaves of up to 18 inches; for eaves and overhangs greater than 18 inches, that portion of the eaves and overhangs that extends beyond 18 inches shall count toward the building footprint;

(5) When calculations other than density calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows:

(a) Fractions of 0.51 or above shall be rounded up;

(b) Fractions of 0.50 or below shall be rounded down; and

(c) For the purpose of the application of this part, rounding is based on a fraction that is truncated to two numbers past the decimal point. For example, 2.50823 is truncated to 2.50; and

(6) When density calculations result in a fraction:

(a) For multifamily and attached dwelling projects located in the R-8, R-12, R-18, NB, CB, or O zone with density calculations resulting in a fraction, the fraction shall be rounded to the nearest whole number as follows:

(i) Fractions of 0.51 or above shall be rounded up; and

(ii) Fractions of 0.50 or below shall be rounded down.

(b) Subdivisions. For subdivision proposals with density calculations resulting in 10 or more whole units of density before rounding fractions, the fraction may be rounded to the nearest whole number when the fraction is equal to or greater than 0.51. The extra unit achieved by rounding up must be used for an affordable housing unit duplex meeting the requirements of SMC 21A.20.030(B)(17), 21B.75.050, and 21B.75.060. For example, a subdivision proposal with a density calculation resulting in 10.51 would yield 10 single-family detached residential units, or 10 single-family detached residential units and one affordable housing unit duplex consisting of two affordable housing units for a total of 12 units. Nothing in this subsection restricts or limits the application of the density bonus provisions found in other sections of the code.

(c) Short Subdivisions. For subdivision proposals with density calculations resulting in nine or fewer whole units of density before rounding fractions, the fraction may be rounded to the nearest whole number when the fraction is equal to or greater than 0.71. The extra unit achieved by rounding up must be used for an affordable housing unit duplex meeting the requirements of SMC 21A.20.030(B)(17), 21B.75.050, and 21B.75.060. For example, a subdivision proposal with a density calculation resulting in 4.71 would yield four single-family detached residential units, or four single-family detached residential units and one affordable housing unit duplex consisting of two affordable housing units for a total of six units. Nothing in this subsection restricts or limits the application of the density bonus provisions found in other sections of the code.

(d) For subdivision proposals with density calculations resulting in fractions and where the project design utilizes townhomes or duplexes for at least 25 percent of the total project units, the fraction shall be rounded to the nearest whole number as follows:

(i) Fractions of 0.21 or above shall be rounded up; and

(ii) Fractions of 0.20 or below shall be rounded down.

(e) For the purpose of the application of this part, rounding is based on a fraction that is truncated to two numbers past the decimal point. For example, 2.50823 is truncated to 2.50. (Ord. O2019-482 § 1 (Att. A); Ord. O2016-407 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.080 Calculations – Site area used for density calculations. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) All site areas may be used in the calculation of maximum allowed residential density or project floor area except as outlined under the provisions of subsection (2) of this section.

(2) Existing submerged lands, steep slopes and buffers, Categories 1 – 4 wetlands and buffers, Types S, F, Np, and Ns streams and buffers, and property to be used as a street(s) shall not be credited toward base and maximum density or floor area calculations; provided, that subdivisions or short plats that meet the tree retention standards of SMC 21A.35.210(2), Tree retention requirements, shall be credited 10 percent of the environmentally sensitive areas and associated buffers identified above.

(a) The site has accumulated sufficient technique points pursuant to SMC 21A.85.040, preferred low impact development incentives, to allow for inclusion of such areas as set forth in that section; or

(b) The site meets the tree retention incentives of SMC 21A.35.220(2), in which case 10 percent of the critical areas and buffers identified above may be included in the site area used for calculating base and maximum density or floor area. (Ord. O2009-249 § 1; Ord. O2008-236 § 1; Ord. O2005-174 § 1; Ord. O2003-132 § 12)

21A.25.090 Calculations – Site area used for minimum density calculations. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Minimum density shall be determined by:

(1) Multiplying the density (dwelling units/acre) as set forth in SMC 21A.20.030(A) by the net buildable area of the project site; and then

(2) Multiplying the resulting product by minimum density percentage set forth in SMC 21A.25.030(A). (Ord. O2009-249 § 1; Ord. O2003-132 § 12)

21A.25.100 Administrative adjustment of setbacks.

Repealed by Ord. O2019-482. (Ord. O2010-278 § 1 (Att. A))

21A.25.110 Lot area – Prohibited reduction. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Any portion of a lot that was used to calculate compliance with the standards and regulations of this title shall not be subsequently subdivided or segregated from such lot. (Ord. O2003-132 § 12)

21A.25.120 Measurement of setbacks. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) Side Yard Setback. The side yard setback is the setback between a structure and any lot line to which neither the street nor rear yard setback applies. The side yard setback is measured from a side yard lot line to a line parallel to and measured perpendicularly from the side yard lot line at the depth prescribed for each zone. Four-sided corner lots abutting streets on two sides shall have two side setbacks and no rear setback.

(2) Front Yard Setback. The front yard setback is measured between a structure and the front yard lot line. The front yard setback is measured from a front yard lot line to a line parallel to (offset to) and measured perpendicularly from the front yard lot line at the depth prescribed for each zone. In lots adjoining two or more front yards, including corner lots, the minimum front yard setback shall apply to all such front yards.

(3) Rear Yard Setback. The rear yard setback is the setback measurement between a structure and the rear yard lot line. Four-sided lots adjoining more than one street shall have no rear yard setback. In triangular lots with one street frontage, the rear setback shall be measured from the shorter of the lot lines not adjoining the street. (Ord. O2019-482 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.130 Setbacks – Specific building or use. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

When a building or use is required to maintain a specific setback from a property line or other building, such setback shall apply only to the specified building or use. (Ord. O2003-132 § 12)

21A.25.140 Setbacks – Livestock buildings and manure storage areas. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) The minimum setback for any building used to house, confine or feed swine shall be 90 feet. If a greater dimension is specified within this code the greater dimension shall apply.

(2) The minimum setback for any building used to house, confine or feed any other livestock shall be 25 feet. If a greater dimension is specified within this code the greater dimension shall apply.

(3) The minimum setback for any manure storage area shall be 35 feet. If a greater dimension is specified within this code the greater dimension shall apply. (Ord. O2019-482 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.150 Setbacks – Modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The following setback modifications are permitted:

(1) When the common property line of two lots is covered by a building(s), the setbacks required by this chapter shall not apply along the common property line; and

(2) When a lot is located between lots having nonconforming front yard setbacks, the required front yard setback for such lot may be the average of the two nonconforming setbacks or 60 percent of the required front yard setback, whichever results in the greater front yard setback. (Ord. O2019-482 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.155 Setbacks – Required building separation. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The provisions of this section do not apply to zero lot line development proposed pursuant to Chapter 21A.30 SMC. (Ord. O2010-286 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.160 Setbacks – From regional utility corridors. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) In subdivisions and short subdivisions, areas used as regional utility corridors shall be contained in separate tracts.

(2) In other types of land development permits, easements shall be used to delineate such corridors.

(3) All buildings and structures shall maintain a minimum distance of five feet from property or easement lines delineating the boundary of regional utility corridors, except for utility structures necessary to the operation of the utility corridor or when structures are allowed by mutual agreement in the utility corridor. (Ord. O2003-132 § 12)

21A.25.170 Setbacks – From alley. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) Structures may be built to a property line abutting an alley, except as provided in subsection (2) of this section.

(2) Vehicle access points from garages, carports or fenced parking areas shall be set back from the alley property line to provide a straight line length of at least 26 feet, as measured from the centerline of the garage, carport or fenced parking area, from the access point to the opposite edge of the alley. No portion of the garage or the door in motion may cross the property line. (Ord. O2003-132 § 12)

21A.25.180 Setbacks – Required modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The following setback modifications are required:

(1) In addition to providing the standard street setback, a lot adjoining a half-street or designated arterial shall provide an additional width of street setback sufficient to accommodate construction of the planned half-street or arterial; and

(2) Where the standard setback for a property is modified within an adopted neighborhood plan area zoning, the applicable setback shall be that specified therein. (Ord. O2003-132 § 12)

21A.25.190 Setbacks – Projections and structures allowed. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Provided, that the required setbacks from regional utility corridors of SMC 21A.25.160, as allowed in the environmentally critical areas of SMC 21A.50.210, the adjoining half-street or designated arterial setbacks of SMC 21A.25.180 and the sight distance requirements of SMC 21A.25.220 are maintained, structures may extend into or be located in required setbacks, as follows:

(1) Fireplace structures, bay or garden windows, enclosed stair landings, closets, or similar structures may project 30 inches into a rear yard or front yard setback and 18 inches into a side yard setback, provided such projections are:

(a) Limited to two per facade; and

(b) Not wider than 10 feet;

(2) Uncovered porches and decks that exceed 18 inches above the finished grade may project five feet into the front yard setback;

(3) Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the street property line;

(4) Eaves may not project more than:

(a) Twenty-four inches into a rear yard or front yard setback; or

(b) Eighteen inches across a lot line in a zero lot line development, provided there are appropriate easements, and that any neighboring building and its associated eaves are 10 feet from the lot line; or

(c) Eighteen inches into a side yard setback;

(5) Fences in accord with SMC 21A.30.190(1);

(6) Rockeries, retaining walls and curbs may project into or be located in any setback provided these structures:

(a) Do not exceed a height of six feet in the R-1 through R-18 zones;

(b) Do not exceed the building height for the zone in commercial zones, measured in accordance with the standards established in the International Building Code, SMC Title 16; and

(c) Are in accordance with the requirements in Chapter 21A.50 SMC, Environmentally Critical Areas;

(7) Fences located on top of rockeries, retaining walls or berms are subject to the requirements of SMC 21A.30.190;

(8) Telephone poles and lines; power poles and lines; cable TV and Internet lines; light and flagpoles; trellises not exceeding eight feet in height, not wider than 10 feet; culverts; underground water facilities; underground sewer facilities; and accessory facilities for the provision of utilities, such as drains, but excluding electrical and cellular equipment cabinets, and similar utility boxes and vaults;

(9) The following may project into or be located within a setback, but may only project into or be located within a rear yard or side yard setback area if an agreement documenting consent between the owners of record of the abutting properties is recorded with the King County Department of Records and Elections prior to the installment or construction of the structure:

(a) Sprinkler systems, heat pumps, air conditioning units, electrical and cellular equipment cabinets and other similar utility boxes and vaults;

(b) Security system access controls;

(c) Structures, except for buildings, associated with trails and on-site recreation spaces and play areas required in SMC 21A.30.140 and 21A.30.160 such as benches, picnic tables and drinking fountains; and

(d) Surface water management facilities as required by Chapter 9.04 KCC as adopted by SMC Title 13;

(10) Mailboxes and newspaper boxes may project into or be located within front yard setbacks;

(11) Fire hydrants and associated appendages;

(12) Metro bus shelters may be located within front yard setbacks;

(13) Unless otherwise allowed in SMC 21A.45.060(1), freestanding and monument signs four feet or less in height, with a maximum sign area of 20 square feet, may project into or be located within front yard setbacks; and

(14) Stormwater vaults, structures, and conveyance systems, both above and below ground, provided such projections are:

(a) Consistent with setback, easement and access requirements specified in the current Surface Water Design Manual; or

(b) In the absence of said specifications, not within 10 feet of the property line for storm water vaults and structures, and not within five feet of the property line for conveyance systems.

(Ord. O2019-482 § 1 (Att. A); Ord. O2016-429 § 3 (Att. C); Ord. O2009-249 § 1; Ord. O2005-171 §§ 3, 4; Ord. O2004-143 § 1; Ord. O2003-132 § 12)

21A.25.200 Height – Exceptions to limits. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The following structures may be erected above the height limits of SMC 21A.25.030 through 21A.25.050:

(1) Roof structures housing or screening elevators, stairways, tanks, ventilating fans or similar equipment required for building operation and maintenance; and

(2) Fire or parapet walls, skylights, flagpoles, public athletic field lighting, chimneys, smokestacks, church steeples, crosses, spires, communication transmission and receiving structures, utility line towers and poles, and similar structures. (Ord. O2010-279 § 1 (Att. A); Ord. O2003-132 § 12)

21A.25.210 Lot divided by zone boundary. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

When a lot is divided by a zone boundary, the following rules shall apply:

(1) When a lot contains both residential and nonresidential zoning, the zone boundary between the zones shall be considered a lot line for determining permitted building height and required setbacks on the site;

(2) When a lot contains residential zones of varying density:

(a) Any residential density transfer within the lot shall be allowed from the portion with the lesser residential density to that of the greater residential density;

(b) Residential density transfer from the higher density zone to the lower density zone may be allowed only when:

(i) The units transferred from any R-12 or R-18 zoned portion of the lot are maintained in an attached dwelling unit configuration on the lower density portion receiving such units;

(ii) The transfer does not reduce the minimum density achievable on the lot;

(iii) The transfer enhances the efficient use of needed infrastructure;

(iv) The transfer does not result in significant adverse impacts to the low density portion of the lot;

(v) The transfer contributes to preservation of environmentally sensitive areas, wildlife corridors, or other natural features; and

(vi) The transfer does not result in significant adverse impacts to adjoining lower density properties;

(c) Compliance with these criteria shall be evaluated during review of any development proposals in which such a transfer is proposed; and

(3) Uses on each portion of the lot shall only be those permitted in each zone pursuant to Chapter 21A.20 SMC. (Ord. O2003-132 § 12)

21A.25.220 Sight distance requirements. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Except for utility poles and traffic control signs, the following sight distance provisions shall apply to all intersections and site access points:

(1) A sight distance triangle area as determined by subsection (2) of this section shall contain no fence, berm, vegetation, on-site vehicle parking area, signs or other physical obstruction between 42 inches and eight feet above the existing street grade;

(2) The sight distance triangle at:

(a) A street intersection shall be determined by measuring 15 feet along both street property lines beginning at their point of intersection. The third side of the triangle shall be a line connecting the endpoints of the first two sides of the triangle; or

(b) A site access point shall be determined by measuring 15 feet along the street lines and 15 feet along the edges of the driveway beginning at the respective points of intersection. The third side of each triangle shall be a line connecting the endpoints of the first two sides of each triangle; and

(3) The director may require modification or removal of structures or landscaping located in required street setbacks, if:

(a) Such improvements prevent adequate sight distance to drivers entering or leaving a driveway; and

(b) No reasonable driveway relocation alternative for an adjoining lot is feasible.

Note: The area of a sight distance triangle between 42 inches and
eight feet above the existing street grade shall remain open.

(Ord. O2003-132 § 12)

21A.25.230 Personal services and retail uses in R-4 through R-18 zones.

Repealed by Ord. O2009-249. (Ord. O2003-132 § 12)