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DEVELOPMENT STANDARDS – DENSITY AND DIMENSIONS Repealed Ord.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

Sections:

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 Repealed Ord.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

21B.25.020    Interpretation of tables and general development capacity provisions. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.030    Densities and dimensions. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.040    Provisions to obtain additional (bonus) residential density or commercial development capacity. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

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 Repealed Ord.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

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 Repealed Ord.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

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 Repealed Ord.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

21B.25.080    Calculations – Gross developable acreage. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

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 Repealed Ord.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

21B.25.100    Lot area – Prohibited reduction. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.110    Measurement of setbacks. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.120    Setbacks – Specific building or use. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.130    Setbacks – Modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.140    Setbacks – From regional utility corridors. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.150    Setbacks – From alley. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.160    Setbacks – Required modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.170    Setbacks – Projections and structures allowed. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.180    Height – Exceptions to limits. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.190    Lot divided by zone boundary. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

21B.25.200    Sight distance requirements. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

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

The purpose of this chapter is to establish density and dimensional standards for development to implement Town Center policy goals and objectives. The standards are established to provide a balance between certainty and flexibility in project design, and promote compatibility between uses. (Ord. O2010-293 § 1 (Att. A))

21B.25.020 Interpretation of tables and general development capacity provisions. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) SMC 21B.25.030 contains general density and dimension standards for all Town Center zones. Additional provisions, requirements, incentives, rules, and exceptions are set forth elsewhere in this title.

(2) Commercial development capacity will be allocated during the unified zone development process set forth in Chapter 21B.95 SMC for the mixed-use nodes (also see SMC 21B.25.040 and the Town Center Plan, Chapter IV, Land Use Element).

(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 requirements of the zone. The parenthetical numbers in the matrix identify specific requirements applicable either to a specific use or zone. A blank box or the words “none” or “NA” indicates that there are no specific requirements. If more than one standard appears in a cell, each standard will be subject to any applicable footnote following the standard.

(4) See SMC 21B.25.040 for methods to acquire additional residential and commercial development capacity. (Ord. O2010-293 § 1 (Att. A))

21B.25.030 Densities and dimensions. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) Table of Densities and Dimensional Standards for Town Center Zones.

 

TOWN CENTER ZONES

STANDARDS

TC-A

TC-B

TC-C

TC-D

TC-E

Maximum Residential Density1,2,3 (DU/Acre)

40 du/ac

20 du/ac

8 du/ac

20 du/ac

1 du/ac

Allocated Residential Density1,3,4,20 (DU/Acre)

16 du/ac

8 du/ac

4 du/ac

8 du/ac

1 du/ac

Minimum Residential Density1,3,5 (DU/Acre)

16 du/ac

8 du/ac

None

None

None

Allocated Commercial Area18

Variable6,7

None8

None

10,0008,19

None

Minimum Lot Width

NA

NA

30 ft9

NA

30 ft

Minimum Street Setback10,11,12

0 ft

10 ft13

15 ft

15 ft

15 ft

Minimum Side Yard Setback11,14

NA

NA

7 ft9

7 ft

10 ft

Minimum Back Yard Setback11,14

NA

20 ft

20 ft

20 ft

20 ft

Maximum Floor Area Ratio

NA

0.515

0.515

NA

NA

Maximum Height16

60 – 70 ft17

50 ft

35 ft

60 ft

35 ft

Development Conditions:

1.    Densities are based on gross developable acreage as established by SMC 21B.25.080.

2.    Maximum density means the absolute maximum density allowed after all incentives and bonus units are added per SMC 21B.25.040. Units purchased through the City’s TDR program do not count toward maximum residential density. The number of allowed units on a property may exceed the maximum allowed density by the number of TDRs purchased.

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

4.    Allocated density is the density allowed by right, before any additional units are added per SMC 21B.25.040. See Figure 21B.25.040a for clarification on the density allocation for all Town Center zones.

5.    For TC-A zones, the 16 du/acre minimum density applies to the average net density for the entire sub-zone (or development site if it does not cover the whole sub-zone). Minimum densities for individual properties will be determined during the unified zone development process.

6.    A maximum of 600,000 square feet of commercial floor area are available within the Town Center, allocated during the unified zone development process, with base allocations divided as follows:

a.    200,000 square feet in the TC-A-1 sub-zone.

b.    90,000 square feet in the TC-A-2 sub-zone.

c.    90,000 square feet in the TC-A-3 sub-zone.

d.    70,000 square feet in the TC-A-4 sub-zone.

e.    20,000 square feet in the TC-A-5 sub-zone.

f.    10,000 square feet in the TC-D sub-zone.

An additional 120,000 square feet of “bonus” commercial floor area may be allocated to the sub-zones per the bonus criteria set forth in SMC 21B.25.040.

7.    Additional commercial floor area may be available from the commercial development capacity bonus pool per SMC 21B.25.040.

8.    Commercial floor area may be permitted in the TC-B zone provided the site is developed as part of a unified zone development plan with an adjacent TC-A zone, as agreed upon in the UZDP (subject to the size and type of development). See SMC 21B.95.020(2)(c) for details.

9.    Minimum lot width and minimum side yard setbacks internal to developments may be modified for zero lot line configurations (see SMC 21B.30.260(4)) and townhouse developments.

10.    See SMC 21B.30.030 for greater specificity, exceptions, and departures to minimum street setbacks.

11.    See SMC 21B.30.090 for open space and landscaped area requirements.

12.    Minimum setbacks for private garages or carports shall be 20 feet. This setback allows sufficient space to park most vehicles in the driveway without blocking movement along the sidewalk.

13.    The minimum street setback may be reduced to zero if the site is part of a unified zone development plan.

14.    See also Chapter 21B.30 SMC for greater specificity, exceptions, and departures for side and rear yard setbacks. For townhouse and multifamily development, the minimum side and back yard setback shall be 20 feet along any property line abutting R-1 through R-8 zones and TC-C and TC-E zones, except for structures in on-site play areas, which shall have a setback of five feet.

15.    Maximum floor area ratio (total building area available for occupation, including garage, divided by total lot area) applies only to detached single-family houses and duplexes.

16.    See SMC 21B.25.050(3) for measurement of height.

17.    The maximum height as measured in SMC 21B.25.050(3) is 70 feet (with a maximum of six stories above the adjacent street(s)) west of 228th Avenue SE and 60 feet (with a maximum of five stories above adjacent street(s)) east of 228th Avenue SE.

18.    See Chapter 21B.20 SMC for commercial uses subject to the commercial allocation cap.

19.    Commercial floor area may be permitted in the TC-D zone, provided it is developed consistent with the unified zone development principles set forth in SMC 21B.95.050.

20.    See SMC 21B.75.020 for calculations of affordable housing units related to allocated density.

(Ord. O2010-293 § 1 (Att. A))

21B.25.040 Provisions to obtain additional (bonus) residential density or commercial development capacity. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) Bonus Residential Dwelling Units. SMC 21B.25.030 identifies the “maximum density” and “allocated density” for each Town Center zone. Projects may obtain additional density by complying with the affordable housing provisions set forth in Chapter 21B.75 SMC, by the incorporation of site amenities subject to TC-D zone residential dwelling unit transfers, and/or through the City’s transfer of development rights (TDR) program (subject to the adoption by the City council including the Town Center as a receiving site). Bonus provisions vary by zone. Specifically:

(a) TC-A Zones. Applicants may select from the following options for obtaining additional dwelling units, subject to the provisions below:

(i) Additional dwelling units are awarded from the Town Center’s available affordable housing bonus pool subject to compliance with affordable housing provisions set forth in Chapter 21B.75 SMC. Within each quadrant, the bonus pool units shall be distributed on a first come, first served basis, up to the maximum number of bonus pool units, provided the development does not exceed the density limit for the zone.

(ii) Additional dwelling units may also be awarded by the City from its TC-D residential density allocation pursuant to design criteria of subsection (2)(b) of this section.

(iii) Once the affordable housing bonus pool is exhausted, developments may obtain additional units through the City’s TDR program or through the provisions of subsection (2)(d) of this section.

(b) TC-B Zones. Additional dwelling units may be awarded from a combination of the following, up to the zone’s specified maximum density:

(i) Until the affordable housing bonus pool is exhausted, up to 25 percent of additional requested dwelling units may be taken from the bonus pool (subject to compliance with affordable housing provisions set forth in Chapter 21B.75 SMC). The bonus pool units shall be distributed on a first come, first served basis, provided the development does not exceed the density limits for the applicable zone.

(ii) Additional dwelling units may also be awarded by the City from its TC-D residential density allocation pursuant to design criteria of subsection (2)(b) of this section.

(iii) Additional dwelling units may be obtained through the City’s TDR program.

(c) TC-C Zones. Developments may obtain additional dwelling units only through the City’s TDR program, up to the zone’s specified maximum density.

(d) TC-D Zone. Developments may obtain additional dwelling units only through the City’s TDR program, up to the zone’s specified maximum density.

(e) TC-E Zone. Bonus dwelling units are not available in this zone.

See Figures 21B.25.040a and 21B.25.040b for clarification on the distribution of bonus dwelling units per zone.

Figure 21B.25.040a. Illustrating the base and maximum residential development allocations (by the number of dwelling units) for the Town Center zones. Note that the pool of dwelling units referenced in the upper box is available for distribution as bonus units.

Figure 21B.25.040b. Standards for allocating bonus dwelling units per Town Center zones.

(2) Bonus Commercial and Residential Development Capacity. SMC 21B.25.030 and Figure 21B.25.040c specify commercial floor area allocations by zones and sub-zones with an additional 120,000 square feet of commercial floor area available through bonus incentives. Subsections (2)(a) and (b) of this section provide the distribution and criteria for allocating bonus commercial floor area, respectively. Subsection (2)(b) of this section also includes provisions for allocating bonus residential dwelling units. Subsection (2)(c) of this section provides for the opportunity for additional commercial or residential development capacity through the City’s TDR program. Subsection (2)(d) of this section provides an option for the City to sell units from its TC-D residential density allocation to other properties within the Town Center.

(a) Distribution of Bonus Commercial Development Capacity.

SUB-ZONE

ALLOCATION

MAXIMUM BONUS DISTRIBUTION1,2

MAXIMUM ALLOCATION WITH INCENTIVE1,2

TC-A-1

200,000

50,000

250,000

TC-A-2

90,000

22,500

112,500

TC-A-3

90,000

22,500

112,500

TC-A-4

70,000

17,500

87,500

TC-A-5

20,000

5,000

25,000

TC-D

10,000

2,500

12,500

TOTAL

480,000

120,000

600,000

Table notes:

1.    Bonus floor area shall be distributed on a proportional basis per the maximum levels indicated above until all 120,000 square feet of the available bonus floor area has been distributed. If it becomes clear after five years of adoption of the ordinance codified in this chapter that due to development patterns, the bonus development capacity will not be utilized in any of the A zones or the D zone, the director may allow the allocation of bonus square feet of development to another part of the Town Center, provided the other provisions in this section are met.

2.    Bonus floor area allocation is subject to the design criteria specified in subsection (2)(b) of this section.

Figure 21B.25.040c. Illustrating the base commercial area allocations by zone and the pool of additional commercial area available for bonuses.

(b) Design Criteria for Awarding Bonus Commercial and Residential Development Capacity. Developments requesting available bonus commercial and residential development capacity (where awarded by the City from its TC-D residential density allocation) shall achieve a higher level of design performance than those specifically required in the Town Center development regulations. In order to qualify for bonus floor area or dwelling units, developments shall incorporate at least five of the development features listed below as determined in the unified zone development plan or other applicable review process.

(i) An extensive pedestrian network connected to the City’s trail system with lighting, landscaping, and other amenities.

(ii) Creative and effective vehicular circulation system that minimizes impacts of motorized vehicles on the pedestrian environment.

(iii) A unique multi-use central open space with special amenities and activities.

(iv) Increased use of structured parking.

(v) Enhanced off-street pedestrian routes that connect to the existing/planned trail system.

(vi) Special accommodation of transit services.

(vii) Extensive environmental restoration and/or tree retention.

(viii) Environmental certification of all structures (LEED, Built Green or other similar certification).

(ix) Enhanced commitment for affordable housing.

(x) Includes a use or uses that will expand the range of activities in the Town Center. Such use or uses might include a gym, dance studio or health center, cultural or performing arts facilities, educational facilities, artists’ studios, medical clinics, assembly areas, small business centers and similar uses that will encourage economic diversity, additional local services, pedestrian activity and/or support for other business or community activities.

(xi) Other significant features that exceed the development standards and regulations.

(xii) Low impact development site planning principles/practices that minimize stormwater runoff generated by the development. Such principles may include limited site disturbance, protection of natural drainage paths/features, minimize soil disturbance/compaction and/or restoration of compacted soils back to their original state.

The City shall maintain documentation of bonus floor area awarded in UZDP applications and which development features were utilized to obtain the bonus.

(c) Commercial and residential bonus development capacity may be accessed by use of TDR program. The ratio of TDR credit/amount of commercial or residential development shall be determined by the director and reported periodically to City council.

(d) The City is authorized to sell dwelling units from its TC-D residential density allocation to other properties zoned TC-A within the Town Center. The City shall limit the sale of dwelling units to projects that have a pending land use application within the Town Center at the time of closing of the sale. The price of such units shall be based upon a market analysis performed within 180 days of closing on the sale and the proceeds shall be used for public benefits within the Town Center. Each unit transferred from the TC-D zone into the TC-A zone shall be worth one dwelling unit for development in the TC-A zone. For example, if 10 dwelling units are purchased from the TC-D zone, they may be used to develop 10 dwelling units in the TC-A zone.

Figure 21B.25.040d. Examples of exemplary development worthy of consideration for commercial space allocation.

(Ord. O2020-497 § 2 (Att. A); Ord. O2016-429 § 9 (Att. I); Ord. 2011-310 § 1 (Att. A); Ord. O2010-293 § 1 (Att. A))

21B.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) Street setbacks shall be measured from the existing edge of a street right-of-way or temporary turnaround, except as provided by SMC 21B.25.150;

(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; and

(3) Building height shall be measured from the average finished grade to the highest point of the roof. The average finished grade shall be determined by first delineating the smallest square or rectangle that can enclose the building and then averaging the elevations taken at the midpoint of each side of the square or rectangle; provided, that the measured elevations do not include berms. (Ord. O2010-293 § 1 (Att. A))

21B.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 21B.25.090. (Ord. O2010-293 § 1 (Att. A))

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

Permitted number of units, 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 21B.25.080 by the applicable allocated residential density number;

(2) The maximum density (unit or lot) limits shall be computed by adding the bonus or transfer units authorized by SMC 21B.25.040(1) or Chapter 21B.75 SMC to the allocated residential units computed under subsection (1) of this section;

(3) The allowed commercial floor area includes all leasable floor area designed for commercial tenant occupancy, including basements, mezzanines, and upper floors, if any, expressed in square feet and measured from the interior face of exterior walls. Structured or underground parking areas and areas housing mechanical equipment shall be excluded from commercial floor area calculations; and

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

(a) Fractions of 0.50 or above shall be rounded up; and

(b) Fractions below 0.50 shall be rounded down. (Ord. O2010-293 § 1 (Att. A))

21B.25.080 Calculations – Gross developable acreage. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

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

(2) Submerged lands, landslide hazard areas and buffers, Category I through IV wetlands and buffers, and Type S, F, Np, and Ns streams and buffers shall not be credited toward allocated and maximum density or floor area calculations. Property used for new roadways, trails, stormwater facilities, or other features used by residents or the general public shall be counted as part of the site area for density calculations. Property transferred to the City for the construction of public roadways or other public feature shall be counted as part of the site area if the City and property owner reach such an agreement as part of the transfer. (Ord. O2010-293 § 1 (Att. A))

21B.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 multiplying the minimum density (dwelling units/acre) as set forth in SMC 21B.25.030(1) by the gross developable acreage of the project site as forth in SMC 21B.25.080. (Ord. O2010-293 § 1 (Att. A))

21B.25.100 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. O2010-293 § 1 (Att. A))

21B.25.110 Measurement of setbacks. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

(1) Street Setback. The street setback is measured from the street right-of-way or the edge of a surface improvement which extends beyond a right-of-way, whichever is closer to the proposed structure, to a line parallel to and measured perpendicularly from the street right-of-way or the edge of the surface improvement at the depth prescribed for each zone.

(2) Side Yard Setback. The side setback is measured from the side lot line adjacent to another private property to a line parallel to and measured perpendicularly from the side lot lines at the depth prescribed for each zone.

(3) Back Yard Setback. The back yard setback is measured from the rear lot line adjacent to another private property to a line parallel to and measured perpendicularly from the rear lot lines at the depth prescribed for each zone.

(4) Corner Lots. For corner lots, setbacks from all street rights-of-way shall conform to setback and other development standards for front yards. (Ord. O2010-293 § 1 (Att. A))

21B.25.120 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. O2010-293 § 1 (Att. A))

21B.25.130 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 street setbacks, the required street setback for such lot may be the average of the two nonconforming setbacks or 60 percent of the required street setback, whichever results in the greater street setback. (Ord. O2010-293 § 1 (Att. A))

21B.25.140 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. O2010-293 § 1 (Att. A))

21B.25.150 Setbacks – From alley. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

Accessory structures and accessory dwelling units, where built on top of an existing garage, may be built to a property line abutting an alley, provided sufficient turning movement and emergency vehicle access are provided within the alley. (Ord. O2010-293 § 1 (Att. A))

21B.25.160 Setbacks – Required modifications. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

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. (Ord. O2010-293 § 1 (Att. A))

21B.25.170 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 21B.25.140 and the sight distance requirements of SMC 21B.25.200 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 street setback, provided such projections are:

(a) Limited to two per facade; and

(b) Not wider than 10 feet;

(2) Unenclosed porches and entry features may project six feet into the street setback;

(3) Eaves may not project more than:

(a) Twenty-four inches into a street setback;

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

(4) Fences may be allowed within front, side, or back yard setback per SMC 21B.30.180. For fences along an alley, see SMC 21B.30.260(3);

(5) Rockeries, retaining walls and curbs may project into or be located in any setback, provided these structures do not exceed a height of six feet from the property line grade;

(6) Fences located on top of rockeries, retaining walls or berms are subject to the requirements of SMC 21B.30.180;

(7) 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;

(8) The following may project into or be located within a setback, but may only project into or be located within a 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, 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 21B.30.060 and 21B.30.170 such as benches, picnic tables and drinking fountains; and

(d) Surface water management facilities as required by City of Sammamish stormwater management regulations;

(9) Mailboxes and newspaper boxes may project into or be located within street setbacks but will not be allowed in TC-A zones;

(10) Fire hydrants and associated appendages;

(11) Metro bus shelters may be located within street setbacks;

(12) Unless otherwise prohibited in SMC 21B.25.200 and Chapter 21B.45 SMC, 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 street setbacks;

(13) Storm water 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 stormwater vaults and structures, and not within five feet of the property line for conveyance systems; and

(14) Building elements that (a) do not restrict pedestrian access to or views from the street into the setback area or (b) make a fire or safety hazard or adverse impact. Such elements may, in some conditions, include canopies, awnings, blade signs, and lights.

Figure 21B.25.170a. Retaining wall standards.

(Ord. O2016-429 § 9 (Att. I); Ord. O2010-293 § 1 (Att. A))

21B.25.180 Height – Exceptions to limits. Repealed Ord. O2021-540 SeeTitle 21: Sammamish Development Code

The following structures may be erected above the height limits set forth in SMC 21B.25.030:

(1) An additional two feet in height is allowed for structures with green roofs occupying at least 50 percent of the area of the roof;

(2) Roof structures housing or screening elevators, stairways, tanks, rooftop wind generators, ventilating fans or similar equipment required for building operation and maintenance may exceed the height limit by up to 10 feet in the TC-A and

TC-B zones provided the design meets the provisions of SMC 21B.30.140;

(3) Fire or parapet walls may exceed the height limit by up to 10 feet in the TC-A and TC-B zones provided the design meets the building design provisions of Chapter 21B.30 SMC; and

(4) Skylights, flagpoles, chimneys, church steeples, crosses, spires, communication transmission and receiving structures, and similar structures. (Ord. O2010-293 § 1 (Att. A))

21B.25.190 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) 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 21B.20 SMC. (Ord. O2010-293 § 1 (Att. A))

21B.25.200 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.

Figure 21B.25.200a. The area of a sight distance triangle between 42 inches and eight feet above the existing street grade shall remain open.

(Ord. O2010-293 § 1 (Att. A))