Chapter 21B.95


21B.95.010    Purpose.

21B.95.020    Applicability.

21B.95.030    Application process.

21B.95.040    Plan application requirements.

21B.95.050    Unified zone development principles.

21B.95.060    Criteria for approval.

21B.95.070    UZD plan outcome.

21B.95.080    Financial guarantees.

21B.95.090    Limitation of plan approval.

21B.95.100    Modification to an approved plan.

21B.95.110    Administrative rules.

21B.95.010 Purpose.

The purpose of this chapter is to establish a review process for a unified zone development plan (UZDP) approval process under which a property owner, or group of property owners, may pursue development in the Town Center-A zones. The purpose of this process is to ensure that development in these zones proceeds in an orderly fashion with coordinated infrastructure and open space, appropriate intensities of uses and mutually compatible development in accordance with the adopted Sammamish Town Center Plan. Upon City approval of a UZDP a property owner, or group of property owners, may proceed with obtaining the required permits for individual parcel development. A second purpose is to provide both the City and property owners more certainty regarding the requirements, conditions and means to support new development. (Ord. O2010-293 § 1 (Att. A))

21B.95.020 Applicability.

(1) An approved UZDP is required for all development in Town Center-A zones and as otherwise required in Chapter 21B.20 SMC in order to:

(a) Establish the level and intensity of new commercial and residential development;

(b) Provide for coordinated infrastructure such as roads and utilities and public open space;

(c) Define street types and orientation to street of new development; and

(d) General location of buildings and site improvements and provision of open space, parking, environmental restoration and nonmotorized circulation.

(2) An application for UZDP may be submitted for:

(a) The first UZDP application in each TC-A zone, a property or collection of properties that comprises at least 40 percent of the applicable TC-A zone;

(b) A property for which the proposed development can be achieved without compromising options for circulation, infrastructure and open space improvements on surrounding properties. The proposal must comply with the City’s adopted Town Center Infrastructure Plan and must accommodate a portion of the zone’s infrastructure, as determined by the director; or

(c) Properties directly adjacent to the applicable TC-A zone may be included in the UZDP area provided they are part of a plan that includes properties in the TC-A zone. A TC-B property may include up to 10 percent of a UZDP’s commercial development application for contiguous TC-A zone development. The director may place special constraints and/or increase the percentage of commercial development allowed on an applicable TC-B property to 20 percent in order to meet the intent of the Town Center Plan and this title. All residential uses in a TC-B zone remain subject to the defined density and dimensions for a TC-B zone (set forth in Chapter 21B.25 SMC).

Specifically, in all cases, the applicant will need to demonstrate that infrastructure and circulation systems can be constructed to serve other properties in the area in a manner consistent with the City’s plans and standards and the adopted Town Center Infrastructure Plan. (Ord. O2010-293 § 1 (Att. A))

21B.95.030 Application process.

Pursuant to related standards in Chapter 20.05 SMC.

(1) Preapplication meeting for City staff to determine applicability of SMC 21B.95.020.

(2) Application submittal per Chapter 20.05 SMC and SMC 21B.95.040.

(3) Staff will review, send out the notice of application, provide comments, and the City will conduct an open house per Chapter 20.05 SMC.

(4) Staff will continue review as needed to ensure the UZDP meets the applicable standards.

(5) Director will render decision based on SMC 21B.95.060.

(6) Appeal process will be per Chapter 20.05 SMC Type 2 land use decision type. (Ord. O2010-293 § 1 (Att. A))

21B.95.040 Plan application requirements.

(1) The applicant must submit to the City for approval documents and a plan or plans with the following information.

(a) Infrastructure plans indicating:

(i) Location, configuration and type of streets as classified by the City’s street design standards;

(ii) Location, configuration and relevant performance criteria for utilities including water, waste management, water treatment and electrical power. The director may require that the applicant explore alternate infrastructure options;

(iii) Methods for managing stormwater in accordance with the City’s standards and sub-basin planning;

(iv) Provision of public and private open space including that required for SMC 21B.30.090;

(v) Location and configuration of nonmotorized circulation network, including connections to adjacent properties and public rights-of-way;

(vi) Location and configuration of parking, including structured and surface parking;

(vii) Retention and enhancement of natural areas and extent of grading;

(viii) The streetfront orientation requirements for each street as described in SMC 21B.30.030; and

(ix) Location, size, height and orientation of buildings and other structures;

(b) Proposed quantities and general location of land uses, including residential dwelling units, affordable housing units/provisions, and commercial floor areas. Additional allocation of development capacity and mechanism for achieving additional development (e.g.: affordable housing incentives, TDR credits, and additional site improvements) will be identified during the UZDP process;

(c) A proposed phasing plan identifying the general order of development parcels or improvements but not necessarily specific dates or time frame;

(d) A three dimensional visualization of proposal for public information suitable for public display and web sites.

(e) Other conditions and proposal description as requested by the director.

(2) The documents and plans must be in sufficient detail for the City to determine that the UZDP planning principles in SMC 21B.95.050 are met and that future permit applications are consistent with the approved UZDP.

(3) Applications in the TC-A-1 zone must comply with the Town Center Infrastructure Plan requirements. (See plan attached to the ordinance codified in this chapter.)

Unified zone development application will be processed pursuant to Chapter 20.05 SMC. (Ord. O2010-293 § 1 (Att. A))

21B.95.050 Unified zone development principles.

The City of Sammamish will use the following principles and criteria in the review of UZDPs for applicable Town Center-A zones as noted in SMC 21B.95.060. The principles address fundamental site planning objectives from the Town Center Plan.

The principles employ the word “should” as a directive for specific elements and characteristics. The term “should” is taken to mean “is required unless the City determines that there is a compelling reason to the contrary, based on the objectives and policies of the adopted Town Center Plan.” The intent of this language is to allow the City and proponent the flexibility to achieve the Town Center Plan’s and these principles’ objectives through other means than those specified below. The UZDP proponent shall be required to demonstrate that the following are met to the City’s satisfaction.

(1) Pedestrian Circulation.

(a) Town Center mixed-use nodes should incorporate a network of pedestrian and bicycle connections including sidewalks, trails, pathways and open spaces that link all public open spaces, commercial businesses, residential areas and near-by Centerwide or Citywide trails;

(b) The pedestrian and bicycle network should conform to the adopted Town Center Infrastructure Plan (for the TC-A-1 zone) and the intent of the Town Center Open Space Strategy – Parks, Open Spaces and Trails concept illustrated in Figure 35 and the Conceptual Sammamish Town Center Street Layout, Figures 32 and 33 of the Town Center Plan, although the actual configuration of trails and connections may vary;

(c) The pedestrian and bicycle network should feature pedestrian amenities and landscaping; and

(d) The pedestrian and bicycle network must conform to Americans with Disabilities Act (ADA) standards and should incorporate crime prevention through environmental design (CPTED) guidelines.

(2) Vehicle Circulation.

(a) Town Center mixed-use nodes should feature a network of vehicle access roads and drives that conforms to the intent of the Town Center Transportation section and the Conceptual Sammamish Town Center Street Layout, Figures 32 and 33 of the Town Center Plan, although the actual street and vehicular access may vary from those shown in the figures. For the TC-A-1 zone, the adopted Town Center Infrastructure plan takes precedence over the specific sections and visualizations shown in the Town Center Plan;

(b) The proponent must demonstrate how the vehicular access network can potentially connect to adjacent areas in the Town Center so that access is provided to those properties;

(c) The vehicular access network should provide more than one route in or out of a site within the mixed-use node to provide improved emergency vehicle access and ease local congestion;

(d) The vehicular access network should include street trees, landscaping and streetscape elements. Primary circulation routes for through traffic should be routed around high pedestrian areas and not impact central open spaces; and

(e) The use of innovative street and access configurations (such as “woonerfs” which mix low speed local vehicular traffic with pedestrians) is encouraged where it furthers the objectives of the Town Center Plan and is consistent with the Town Center Infrastructure Plan.

(3) Parking and Access.

(a) Fulfill the intent of parking standards in this title, especially Chapter 21B.40 SMC;

(b) Locate parking, especially nonstructured parking, at the periphery of the mixed-use nodes; and

(c) Exploit joint-use parking opportunities wherever possible.

(4) Open Spaces.

(a) TC-A-1, A-2, and A-3 zones should have at least one central open space that acts as a public gathering space and that also includes a significant landscaping element. The central open space may be in the form of a “town square,” “village green,” central plaza or other form but should be ringed with “active edges” (pedestrian-oriented buildings, uses or features that encourage human activity). The central open spaces should encourage a variety of activities such as picnicking, informal and organized gathering, performances, and passive and active recreation (e.g.: small sports court or children’s play area). The open space must be universally accessible (meet or exceed ADA standards) and should incorporate CPTED guidelines. The central open spaces should also feature:

(i) Site furniture, special paving and amenities;

(ii) Lighting to encourage evening activities and provide security;

(iii) Art or other features to provide a distinct design identity;

(iv) As a general rule, one linear foot of seating per 30 square feet of plaza area (not including green space or landscaping); and

(v) Areas that are in full sunlight during most of the day;

(b) Public open spaces should not be adjacent to parking, blank walls or spaces or uses without human activity or amenity;

(c) The central open space for TC-A-1 zone should connect directly to the Sammamish Commons, incorporate low impact development/stormwater management elements based on the watershed sub-basin plan recommendations and take the form of a “green spine” or other configuration that accomplishes similar objectives. See Figure 38 in the Town Center Plan;

(d) The central open space for TC-A-2 zone should connect directly to the wetland/stream corridor in that area;

(e) The central open space for TC-A-3 zone should be configured so that it focuses land development and human activity in that area;

(f) Each mixed-use node should feature a hierarchy of other open spaces connected by the pedestrian network. Open spaces can be in the form of landscaped linear corridors, natural areas, gardens, residential courts and small parks or play areas. See Town Center Plan Open Space Policy OS-1; and

(g) Open space in the TC-A-1 zone must meet the intent of the adopted Town Center Infrastructure Plan.

(5) Natural Systems and Environmental Quality.

(a) Mixed-use node UZDPs should incorporate and implement stormwater management recommendations from sub-basin plans. Where called for, a regional stormwater management system should be implemented;

(b) The project proponent should indicate how low impact development techniques are incorporated into the UZDP (see Town Center Plan Goal NS-1 and supporting policies); and

(c) The mixed-use node development should incorporate natural areas such as wetlands, stream corridors, wildlife corridors and stands of mature trees as amenities into the mixed-use nodes where possible. Opportunities for natural system restoration should be exploited. (See Figure 54 of the Town Center Plan.)

(6) Building Scale and Compatibility.

(a) Building location, orientation, scale and massing should be configured to minimize impacts to surrounding residential areas and public facilities; and

(b) Mixed-use node UZDPs should include some building organization or unifying design concept to unify the node and provide a distinctive development character. This might be accomplished, for example, through orientation of buildings around open space or other feature, use of axial symmetry, vistas, topography, etc., or a hierarchy of building massing (such as a stepped up “wedding cake” formation).

(7) Affordable Housing. Consistent with Chapter 21B.75 SMC that provides regulatory guidance for compliance with affordable housing requirements, the director may review innovative and creative approaches to affordable housing that fulfill the requirements of Chapter 21B.75.

(8) Incorporation of Efficient Infrastructure Systems. Incorporate, where it can be demonstrated to be effective, innovative infrastructure systems such as water capture and re-use, solid waste management systems, waste water treatment, etc. If applicable, the applicant may be required to demonstrate that alternate infrastructure systems have been explored. The director may require that the applicant consult with utilities providers to identify possible solutions to the provision of infrastructure services. (Ord. O2010-293 § 1 (Att. A))

21B.95.060 Criteria for approval.

The City will evaluate UZDP applications and approve them only if they meet the following criteria.

(1) The applicable procedural and technical requirements of this title and SMC Title 21A;

(2) Adherence to unified zone development planning principles, SMC 21B.95.050;

(3) The City’s roadway standards: infrastructure plans (including the adopted Town Center Infrastructure Plan for the TC-A-1 zone), stormwater management plans, the City’s parks, open space and trails plans and other public plans and requirements; and

(4) The goals and policies of the Town Center Plan. (Ord. O2010-293 § 1 (Att. A))

21B.95.070 UZD plan outcome.

(1) Outcomes. The approved UZDP will result in an agreement between the applicant and the City describing the terms under which permits will be reviewed. Development permit applications will also be reviewed for conformance to other provisions of the Sammamish Municipal Code. The requirements stated in the UZDP must address the parameters and conditions stated in SMC 21B.95.040. (Ord. O2010-293 § 1 (Att. A))

21B.95.080 Financial guarantees.

Performance guarantees consistent with the provisions of SMC Title 27A may be required to assure that development occurs according to the approved plan. (Ord. O2010-293 § 1 (Att. A))

21B.95.090 Limitation of plan approval.

(1) A UZDP approved without a phasing plan shall be null and void if the applicant fails to file a complete building permit application(s) for all buildings within three years of the approval date, or by a date specified by the director, and fails to have all valid building permits issued within four years of the UZDP approval date; or

(2) A UZDP approved with a phasing plan shall be null and void if the applicant fails to meet the conditions and time schedules specified in the approved phasing plan. (Ord. O2010-293 § 1 (Att. A))

21B.95.100 Modification to an approved plan.

(1) The director will determine whether a subsequent development permit is in compliance with the applicable UZDP by determining if the application deviates from the UDZP. If the application proposal meets or exceeds the UZDP’s conformance to the criteria of SMC 21B.95.060 and supports coordinated infrastructure construction and compatible development, the application will be considered to be in conformance with the UZDP;

(2) In addition, the director will review the application to ensure that the application proposal does not:

(a) Increase the building floor area by more than 10 percent or exceed planning thresholds set by the Town Center Plan, as amended by the City council;

(b) Increase the number of dwelling units or the amount of commercial floor area;

(c) Increase the total impervious surface area identified in the UZDP;

(d) Result in an insufficient amount of parking and/or loading;

(e) Result in incompatible uses locating in close proximity;

(f) Significantly increase the traffic impacts of a.m. or p.m. peak-hour trips to and from the site; and

(g) Significantly increase the quantity of imported or exported materials or increase the area of site disturbance; and

(3) Modifications that exceed the conditions of approval as stated in this section and require a new review as determined by the director shall only be accomplished by applying for a new UZDP for the entire site. The new application shall be reviewed according to the laws and rules in effect at the time of application. (Ord. O2018-466 § 1 (Att. A); Ord. O2010-293 § 1 (Att. A))

21B.95.110 Administrative rules.

The director may promulgate administrative rules and regulations, pursuant to Chapter 2.55 SMC, to implement the provisions and requirements of this chapter. (Ord. O2010-293 § 1 (Att. A))