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

2. If an “X” appears in the box at the intersection of the column and the row, the use is not allowed in that district, except for certain temporary uses.

3. If the letter “P” appears in the box at the intersection of the column and the row, the use is allowed in that district subject to the review procedures specified in SMC 21.09.070 and the general requirements of the code.

4. If the letter “C” appears in the box at the intersection of the column and the row, the use is allowed subject to the conditional use review procedures specified in SMC 21.09.070 and the general requirements of the code.

5. If the letter “S” appears in the box at the intersection of the column and the row, the regional use is permitted subject to the special use permit review procedures specified in SMC 21.09.070 and the general requirements of the code.

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

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

8. All applicable requirements shall govern a use whether or not they are cross-referenced in a section.

1. The maximum wall length without modulation shall be 30 feet; and

2. The sum of the modulation depth and the modulation width shall be no less than eight feet. Neither the modulation depth nor the modulation width shall be less than two feet;

3. Any other technique approved by the director that achieves the intent of this section.

1. A maximum of 50 percent of the total built floor area when located in NB zones; and

2. A maximum of 75 percent of the total built floor area when located in CB and O zones; provided, that the total percentage may be increased by an additional 10 percent with the approval of the director.

1. For mixed use developments that utilize at least 25 percent of building square footage for residential uses in the NB zone and at least 50 percent of building square footage in the CB or O zones, the building floor area ratio shall be as follows:

2. Building floor area ratios of subsection 1. of this section may be increased when all required parking is contained within a common parking structure, as follows:

1. Mobile home parks established prior to August 3, 1999 shall continue to be governed by all standards relating to density, setbacks, landscaping and off-street parking in effect at the time they were approved.

2. Placement of new accessory structures and replacement mobile homes, either standard or nonstandard, in these mobile home parks shall be governed by the dimensional standards in effect when the parks were approved. Where internal setbacks are not specified, the average of the prevailing setbacks on the pads to either side of the proposed new or replacement structure shall apply.

3. No spaces or pads in an existing mobile home park shall be used to accommodate recreational vehicles (RVs), except when the spaces or pads were specifically for RVs at the time the park was established.

4. An existing mobile home park may be enlarged, provided the proposed enlargement meets the standards set forth in SMC 21.05.010.L.

5. Both insignia and non-insignia mobile homes may be installed in established parks; provided, that all mobile homes supported by piers shall be fully skirted, and that nonstandard mobile homes shall meet the minimum livability and safety requirements set forth in SMC Title 16, Buildings and Construction.

1. A mobile home park shall be at least three acres in area;

2. Residential densities in a mobile home park shall be as follows:

3. Both insignia and non-insignia mobile homes may be installed in mobile home parks; provided, that non-insignia mobile homes shall meet the minimum livability and safety requirements set forth in SMC Title 16, Uniform Building Code;

4. A mobile home park shall be exempt from impervious surface limits set forth in SMC 21.04.030;

5. At least one of the off-street parking spaces required for each mobile home shall be located on or adjacent to each mobile home pad;

6. Internal roads and sidewalks shall provide access to each mobile home space and shall be constructed in accordance with the adopted interim street standards as set forth in the public works standards for residential minor access streets;

7. There shall be a minimum of 10 feet of separation maintained between all mobile homes on the site. Accessory structures shall be located no closer than:

8. All mobile homes and RVs supported by piers shall be fully skirted; and

9. A mobile home park may include a storage area for RVs owned by residents of the park, provided the storage area contains no utility hook-ups and no RV within the storage area shall be used as living quarters.

1. Applicability. This section applies to new nonresidential uses or improvements within the R-1, R-4, R-6, and R-8 zoning designations. Nonresidential uses and improvements include, but are not limited to, those uses specified in subsections O, P, S, T and V of this section and supporting improvements (e.g., parking lots), or other similar uses or improvements as determined by the director.

2. Purpose. The purpose of this section is to establish standards for the development of civic uses such as schools, churches, community centers, and other similar uses in the R- zones to ensure compatibility with residential development. Civic uses should be designed to minimize impacts on residential neighborhoods from noise, light, visual impacts, and vehicle traffic.

3. Location. New nonresidential uses and improvements shall be located with direct access to a neighborhood collector or arterial street, as defined in the adopted Public Works Standards.

4. Traffic Demand Management. New nonresidential uses shall prepare and adhere to a traffic demand management plan to reduce traffic generation during the a.m. and p.m. peak hours. The traffic demand management plan shall be reviewed and approved by the City.

5. Parking Lots. New parking lots for nonresidential uses, or parking lots that are expanded by more than 50 percent of the original parking lot area, shall:

6. Noise. Civic uses shall be designed to minimize noise impacts on adjacent residential properties such as the use of mature trees, landscaping and other features to minimize noise transfer across properties and using existing topography to minimize sound travel. The City may require a noise impact study by a qualified professional to understand potential impacts and mitigation.

7. Lighting. Lighting shall be designed to minimize glare on adjacent properties using cutoff fixtures the conceal the light source from adjacent properties. Other mitigation measures should be used as needed to minimize light travel. Unless needed for safety and security, lighting should be turned off when not in use.

8. Non-Motorized Connections. Civic uses shall be designed for multiple non-motorized connections to adjacent streets and neighborhoods where feasible. The purpose of the connections is to provide easy access for people walking, biking, or rolling.

1. Public agency and utility yards and associated structures located on sites that have direct access to principal arterials shall be set back a minimum of 15 feet from residentially zoned properties;

2. Public agency and utility yards and associated structures located on sites that have direct access to minor or collector arterials shall be set back a minimum of 20 feet from residentially zoned properties and shall incorporate one of the following into the site design:

3. Vehicle and equipment start-up and maintenance areas shall be buffered from adjacent properties by buildings or structures designed to reduce visual and noise impacts; and

4. Vehicle and equipment start-up and maintenance areas shall be set back from adjacent properties subject to the following criteria:

1. Buildings and structures shall be set back a minimum of 15 feet from residentially zoned properties;

2. Vehicle and equipment start-up and maintenance areas shall be buffered from adjacent properties by incorporating one of the following site design features:

3. Hours of operation shall be limited to Monday through Friday, 7:00 a.m. to 8:00 p.m., and Saturday and Sunday, 7:00 a.m. to 6:00 p.m., except in response to emergency situations or following community events (e.g., ball games, concerts, community picnics, etc.

2. Must be a 24-hour-per-day facility, that is ADA-compliant, where rooms or units are assigned to specific residents for the duration of their stay and attached-unit buildings must have structure entrances with individual units only accessible through interior corridors.

3. On-site services such as laundry, hygiene, meals, case management, and social programs are limited to the assigned residents and shall not be available for drop-in or other use by nonresidents.

4. No permanent supportive housing or transitional housing facility may be located within a quarter mile of another property that contains a permanent supportive housing, transitional housing facility, emergency shelter, or emergency housing, calculated as a radius from the property lines of the site unless allowed as a component of a designated planned subarea.

5. Permanent supportive and transitional housing facilities should be located within one-half mile of walking distance of a bus transit stop when feasible.

6. Permanent supportive and transitional housing facility operators shall obtain a City of Sammamish business license.

7. Permanent supportive housing facility operators shall obtain a conditional use permit in accordance with SMC 21.09.100(D).

8. Prior to the start of operation for a permanent supportive housing or transitional housing facility, an occupancy agreement shall be submitted to the City meeting the following requirements. The City shall review and determine that the occupancy agreement meets the following requirements to the City’s satisfaction before approving the occupancy agreement:

2. Facilities must be a 24-hour-per-day facility, that is ADA-compliant, where rooms or units are assigned to specific residents for the duration of their stay and attached-unit buildings must have structure entrances with individual units only accessible through interior corridors.

3. On-site services such as laundry, hygiene, meals, case management, and social programs are limited to the assigned residents and shall not be available for drop-in or other use by nonresidents.

4. No emergency shelters and emergency housing facility may be located within one-quarter mile of another property that contains an emergency shelter, or emergency housing, calculated as a radius from the property lines of the site.

5. Facilities should be located within one-half mile of walking distance of a bus transit stop when feasible.

6. Facility operators shall obtain a City of Sammamish business license.

7. Facility operators shall obtain a conditional use permit.

8. Prior to the start of operation for an emergency shelter and emergency housing facility, an occupancy agreement shall be submitted to the City meeting the requirements established in subsection W.8 of this section. The City shall review and determine that the occupancy agreement meets the requirements to the City’s satisfaction before approving the occupancy agreement. (Ord. O2025-583 § 2 (Att. A.8); Ord. O2024-578 § 2 (Att. A); Ord. O2021-540 § 2 (Att. A))

1. Maintain and preserve the character of neighborhoods;

2. Promote appropriate business and economic development opportunities within neighborhoods;

3. Ensure the compatibility of home businesses and surrounding uses; and

4. Mitigate potential impacts to surrounding uses.

1. Small animals that are kept indoors as household pets in aquariums, terrariums, cages or similar containers shall not be limited in number, except as may be provided in KCC Title 11 as adopted by Chapter 11.05 SMC.

2. Other small animals kept indoors as household pets shall be limited to five, of which not more than three may be unaltered cats or dogs. Other small animals kept outside, including adult cats and dogs, shall be limited to three per household on lots of less than 20,000 square feet, five per household on lots of 20,000 to 35,000 square feet, with an additional two per acre of site area over 35,000 square feet up to a maximum of 20, unless more are allowed as an accessory use pursuant to subsection 5. of this section; provided, that all unaltered animals kept outdoors must be kept on a leash or in a confined area, except as authorized for a hobby kennel or cattery or commercial kennel or cattery pursuant to Chapter 11.04 KCC as adopted by Chapter 11.05 SMC.

3. Excluding kennels and catteries, the total number of unaltered adult cats and/or dogs per household shall not exceed three.

4. Animals considered to be household pets shall be treated as other small animals pursuant to subsection 5. of this section when they are kept for commercial breeding, boarding or training.

5. Small animals and household pets kept as an accessory use outside the dwelling shall be raised, kept or bred only as an accessory use on the premises of the owner, or in a kennel or cattery approved through the conditional use permit process, subject to the following limitations:

1. In residential zones, fee boarding of livestock other than in a legally established stable shall only be as an accessory use to a residence on the subject property (see also SMC 21.04.030.N for setbacks related to manure storage); and

2. A barn or stable may contain a caretaker’s accessory living quarters.

1. Business License. All home businesses shall obtain required business licenses.

2. Compatibility Required. All home businesses shall be operated in such a way as to ensure compatibility between the home business and the surrounding neighborhood. In addition to other required standards, home business compatibility shall address the following aspects of the home business:

3. Prohibited. The following home businesses are prohibited:

4. Home businesses that meet the following standards will be considered Type 1 home businesses for the purposes of this chapter:

5. Type 2 home businesses require a conditional use permit pursuant to SMC 21.05.010.C and 21.09.100.D. Prior to decision on a conditional use permit the director shall consider the compatibility criteria in subsection 2. of this section and the compatibility review in subsection 6. of this section. Type 2 home businesses shall also be subject to the following minimum standards:

6. Compatibility Review. In code compliance cases and in review of a Type 2 home business, the director has the authority to review and condition the proposed use to ensure that the home business complies with the compatibility standards established by subsection 2. of this section. The director may further set conditions to ensure compatibility by:

1. Uses not otherwise permitted in the zone that can be made compatible for periods of limited duration and/or frequency; or

2. Limited expansion of any use that is otherwise allowed in the zone but that exceeds the intended scope of the original land use approval.

1. The following uses shall be exempt from requirements for a temporary use permit when located in the CB, NB, or O zones for the time period specified below:

2. Any use not exceeding a cumulative total of two days each calendar year shall be exempt from requirements for a temporary use permit.

3. Any community event held in a park and not exceeding a period of seven days shall be exempt from requirements for a temporary use permit.

1. The temporary use permit shall be effective for no more than 180 days from the date of the first event;

2. The temporary use shall not exceed a total of 60 days; provided, that this requirement applies only to the days that the event(s) actually take place;

3. The temporary use permit shall specify a date upon which the use shall be terminated and removed; and

4. A temporary use permit shall not be granted for the same temporary use on a property more than once per calendar year; provided, that a temporary use permit may be granted for multiple events during the approval period.

1. Allowed only during periods of active construction; and

2. Removed within 30 days of project completion or cessation of work.

1. A mobile home may be permitted on a lot as a temporary dwelling for the property owner, provided a building permit for a permanent dwelling on the site has been obtained.

2. The temporary mobile home permit shall be effective for a period of 12 months. The permit may be extended for one additional period of 12 months if the permanent dwelling is constructed with a finished exterior by the end of the initial approval period.

3. The mobile home shall be removed within 90 days of:

1. A mobile home may be permitted as a temporary dwelling on the same lot as a permanent dwelling, provided:

2. Temporary mobile home permits for medical hardships shall be effective for 12 months. Extensions of the temporary mobile home permit may be approved in 12-month increments subject to demonstration of continuing medical hardship in accordance with the procedures and standards set forth in subsection 1. of this section.

3. The mobile home shall be removed within 90 days of:

1. Allowed only during periods of active construction or remodeling;

2. Do not expand the student capacity beyond the capacity under construction or remodeling; and

3. Removed within 30 days of project completion or cessation of work.

1. Purpose. The purpose of this subsection is to regulate homeless encampments within the City of Sammamish. The standards and requirements in this section are the minimum necessary to protect the public health and safety and do not substantially burden the decisions or actions of religious organizations regarding the location of housing or shelter for homeless persons on property owned by such religious organizations.

3. Neighborhood Meeting. The applicant shall conduct a neighborhood meeting to inform nearby residents and the public about the proposed homeless encampment prior to submittal of an application.

4. Application. A temporary homeless encampment is an allowed use only on property owned or controlled by a religious organization that is acting as either the host agency or the sponsoring agency, or both, for the temporary homeless encampment. An application for a temporary homeless encampment permit shall be submitted to the City on a form approved by the Director and accompanied by an application fee established by City Council.

5. Warrant and Sex Offender Checks. Managing agencies shall obtain warrant and sex offender checks from the King County Sheriff’s office (“warrant check”) for all temporary homeless encampment adult residents. For temporary homeless encampment residents initially moving onto the site with the temporary homeless encampment, the warrant check must be completed at least seven days prior to the temporary homeless encampment moving onto the site. For residents moving into the homeless encampment during the permit period, the warrant check must be completed on or before the date that the new resident moves on site. If a warrant check reveals a homeless encampment resident or prospective resident is or is required to be a registered sex offender or has an active warrant, the managing agency or sponsor shall immediately contact and so advise the City or Sammamish Police Department. The applicant shall be responsible for verifying that the warrant checks occur.

6. Operational Requirements.