1. To encourage land use decision making in accordance with the public interest and applicable laws of the state of Washington;

2. To protect the general public health, safety, and welfare;

3. To implement the City of Sammamish Comprehensive Plan and Town Center Plan and its policies through land use regulations;

4. To provide for the economic, social, and aesthetic advantages of orderly development through harmonious groupings of compatible and complementary land uses and the application of appropriate development standards;

5. To provide for adequate public facilities and services in conjunction with development; and

6. To promote general public safety by regulating development of lands containing physical hazards and to minimize the adverse environmental impacts of development.

1. No use or structure shall be established, substituted, expanded, constructed, altered, moved, maintained, or otherwise changed except in conformance with this Chapter.

2. Creation of or changes to lot lines shall conform with the use provisions, dimensional and other standards, and procedures of this Chapter and SMC 21.02.060, Land Division.

3. All land uses and development authorized by this Chapter shall comply with all other regulations and/or requirements of this Chapter as well as any other applicable local, state, or federal law. Where a difference exists between this Chapter and other City regulations, the more restrictive requirements shall apply.

4. The provisions contained in this Chapter as specified in the following sections shall apply to the Town Center: SMC 21.03.020, SMC 21.05.020, SMC 21.05.030, SMC 21.05.040, SMC 21.06.040, SMC 21.06.060, SMC 21.06.070, SMC 21.09.070, SMC 21.09.080, SMC 21.09.090, SMC 21.09.020, SMC 21.09.100, SMC 21.09.110, and SMC 21.09.130.

5. Where more than one part of this Chapter applies to the same aspect of a proposed use or development, the more restrictive requirement shall apply.

6. Temporary uses or activities, conducted during an emergency event, or training exercises conducted at emergency sites, designated pursuant to an emergency management plan, shall not be subject to the provisions of this Chapter.

1. Intent. This chapter and SMC 21.09.070 establish the procedure by which the City of Sammamish will render a formal interpretation of a development regulation. The purpose of such an interpretation includes clarifying conflicting or ambiguous provisions in the City’s development regulations.

2. Applicability. This chapter and SMC 21.09.070 authorize the director to issue interpretations on regulations related to controls placed on development or land use activities by the City, including but not limited to zoning ordinances, critical areas ordinances, shoreline master program requirements, official controls, subdivision ordinances, and binding site plan ordinances, together with any amendments thereto. Nothing in this chapter and SMC 21.09.070 shall prevent interpretations related to the applicability of specific regulatory requirements contained within the Sammamish Municipal Code to individual projects. Further, nothing in this chapter or SMC 21.09.070 shall preclude the director or hearing examiner from interpreting a regulatory requirement during the course of a public hearing.

1. In case of inconsistency or conflict, regulations, conditions, or procedural requirements that are specific to an individual land use shall supersede regulations, conditions, or procedural requirements of general application.

2. A land use includes the necessary structures to support the use unless specifically prohibited or the context clearly indicates otherwise.

3. In case of any ambiguity, difference of meaning, or implication between the text and any heading, caption, or illustration, the text and the permitted use tables in SMC 21.07.040 shall control. All applicable requirements shall govern a use whether or not they are cross-referenced in a text section or land use table.

4. Unless the context clearly indicates otherwise, words in the present tense shall include past and future tense, and words in the singular shall include the plural, or vice versa. Except for words and terms defined in this Chapter, all words and terms used in this Chapter shall have their customary meanings.

5. A written interpretation by the director of the provisions of the Sammamish Municipal Code clarifies conflicting or ambiguous wording, or the scope or intent of the provisions of the code. The written interpretation shall control application of the code sections discussed in it to any specific land use application. Written interpretations issued for regulatory requirements that have been legislatively modified, repealed, or otherwise substantially changed shall be considered null and void.

6. Any written interpretation shall not be applied retroactively, unless specifically required by the terms of the interpretation.

1. All references to the Standard Industrial Classification (SIC) are to the titles and descriptions found in the Standard Industrial Classification Manual, 1987 Edition, prepared by United States Office of Management and Budget that is hereby adopted by reference. The SIC is used, with modifications to suit the purposes of this Chapter, to list and define land uses authorized to be located in the various zones consistent with the Comprehensive Plan land use map.

2. The SIC categorizes each land use under a general two-digit major group number, or under a more specific three- or four-digit industry group or industry number. A use shown on a land use table with a two-digit number includes all uses listed in the SIC for that major group. A use shown with a three-digit or four-digit number includes only the uses listed in the SIC for that industry group or industry.

3. An asterisk (*) in the SIC number column of a land use table means that the SIC definition for the specific land use identified has been modified by this Chapter. The definition may include one or more SIC sub-classification numbers, or may define the use without reference to the SIC.

4. The director shall determine whether a proposed land use not specifically listed in a land use table or specifically included within a SIC classification is allowed in a zone. The director’s determination shall be based on whether or not permitting the proposed use in a particular zone is consistent with the purposes of this Chapter and the zone’s purpose as set forth in SMC 21.07.020, by considering the following factors:

1. Where boundaries are indicated as paralleling the approximate centerline of the street right-of-way, the zone shall extend to each adjacent boundary of the right-of-way. Non-road-related uses by adjacent property owners, if allowed in the right-of-way, shall meet the same zoning requirements regulating the property owners’ lot;

2. Where boundaries are indicated as approximately following lot lines, the actual lot lines shall be considered the boundaries;

3. Where boundaries are indicated as following lines of ordinary high water, or government meander lines, the lines shall be considered to be the actual boundaries. If these lines should change, the boundaries shall be considered to move with them; and

4. If none of the rules of interpretation described in subsections 1. through 3. of this section apply, then the zoning boundary shall be determined by map scaling.

1. A person may request a code interpretation by submitting a request in accordance with this chapter. The director may also issue a code interpretation on the director’s own initiative.

2. A request for a code interpretation must be submitted in writing to the director.

3. A code interpretation request must:

4. Within 21 days after receiving a code interpretation request, the director shall acknowledge receipt of the request. The director shall mail the acknowledgment to the person submitting the request at the address provided in the request. The acknowledgment shall include the following information, as applicable:

1. The director shall have authority to make decisions regarding Town Center development proposals. Unified zone development plans shall be classified as a Type 2 land use application in accordance with SMC Chapter 21.09 SMC and SMC 21.07.120. All other applications shall be processed in accordance with their applicable Chapter 21.09 SMC classification.

2. The director shall have the authority to grant, condition or deny applications for variances and conditional use permits, unless a public hearing is required as set forth in SMC 21.09.010, in which case this authority shall be exercised by the hearing examiner.

3. The director shall have the authority to issue a written code interpretation in accordance with the review procedures contained within this chapter and SMC 21.09.070. The director shall issue such interpretations as he or she deems necessary, or upon the request of any person, in cases of any ambiguity, difference of meaning, unclear procedural requirements, or other unclear regulatory requirements of the SMC.

4. An interpretation related to a development proposal must be requested prior to the date of expiration of any applicable administrative appeal period for a land use decision on the application to which the request relates.

5. The department shall have authority to grant, condition, or deny commercial and residential building permits, grading and clearing permits, and temporary use permits in accordance with the procedures set forth in Chapter 21.09 SMC and this Chapter.

6. Except for other agencies with authority to implement specific provisions of this Chapter, the department shall have the sole authority to issue official interpretations of this Chapter, pursuant to Chapter 2.55 SMC.

1. Decision Basis. In issuing an interpretation consistent with this chapter, the director may consider the following:

2. Content. Consistent with the requirements of SMC 21.09.070, the director shall provide facts, findings, and conclusions supporting the interpretation. At a minimum these shall include the following:

1. Except when such areas are specifically designated on the zoning map as being classified in one of the zones provided in this Chapter, land contained in rights-of-way for streets or alleys, or railroads, shall be considered unclassified.

2. Within street or alley rights-of-way, uses shall be limited to street purposes as defined by law.

3. Where such right-of-way is vacated, the vacated area shall have the zone classification of the adjoining property with which it is first merged.

1. The purpose of the mixed-use (TC-A) zone is to implement Town Center Plan goals and policies to develop a Town Center core area (TC-A-1) and a number of smaller mixed-use centers (TC-A-2 through A-5). These purposes are accomplished by:

2. Use of this zone is appropriate for lands designated by the Comprehensive Plan and Town Center Plan as Town Center A-1 through A-5.

1. The purpose of the mixed residential (TC-B) sub-zone is to implement Town Center Plan goals and policies by providing for areas with a mixture of housing types that support the desired activities of adjacent mixed-use zones. These purposes are accomplished by:

2. Use of this zone is appropriate for lands designated by the Comprehensive Plan and Town Center Plan as Town Center B.

1. The purpose of the low intensity residential (TC-C) sub-zone is to implement Town Center Plan goals and policies by providing areas of predominately single detached dwelling units and cottage housing that buffer existing residential communities from more intensively developed Town Center zones. These purposes are accomplished by:

2. Use of this zone is appropriate for lands designated by the Comprehensive Plan and Town Center Plan as Town Center C.

1. The purpose of the civic campus (TC-D) zone is to implement Town Center Plan goals and policies by providing areas for open space, recreational, civic uses, and residential uses that serve both the Town Center and the City. These purposes are accomplished by:

2. Use of this zone is appropriate for lands designated by the Comprehensive Plan and Town Center Plan as Town Center D.

1. The purpose of the reserve (TC-E) zone is to allow current uses to remain while preserving the opportunity for future development. These purposes are accomplished by allowing for single detached dwelling units.

2. Use of this zone is appropriate for lands designated by the Comprehensive Plan and Town Center Plan as Town Center E.

1. The location and boundaries of the zones defined by this chapter shall be shown and delineated on zoning maps adopted by ordinance.

2. Changes in the boundaries of the zones, including application or amendment of interim zoning, shall be made by ordinance adopting or amending a zoning map.

3. Zoning maps are available for public review at the City of Sammamish offices during regular business hours. (Ord. O2021-540 § 2 (Att. A))

43. Sign. Any medium, device, structure, fixture, or placard, including any necessary supporting structure and component parts, that is visible from a public right-of-way or surrounding properties, and uses graphics, symbols, or written copy to convey a message, attract attention to, or advertise a product, place, activity, business, event, good, service, or land use.

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 the letter “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 “U” appears in the box at the intersection of the column and the row, the use is allowed in that district subject to the unified zone development plan application review procedures specified in SMC 21.07.120. When a site is approved for development under the UZDP then all uses designated with a “U” are permitted on that site.

5. 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.

6. 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.

7. 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.

8. 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.

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

10. “SIC#” refers to the Standard Industrial Classification number. See SMC 21.07.010.H for interpretation and details.

11. Combining multiple permitted uses in one building is encouraged within the TC-A zone and TC-B zone where the property is included in an approved unified zone development plan.

1. SMC 21.07.050.C contains general density and dimension standards for all Town Center zones. Additional provisions, requirements, incentives, rules, and exceptions are set forth elsewhere in this Chapter.

2. Commercial development capacity will be allocated during the unified zone development process set forth in SMC 21.07.120 for the mixed-use nodes (also see SMC 21.07.050.D 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 21.07.050.D for methods to acquire additional residential and commercial development capacity.

Table of Densities and Dimensional Standards for Town Center Zones.

1. Bonus Residential Dwelling Units. SMC 21.07.050.C 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 SMC 21.07.100, 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:

2. Bonus Commercial and Residential Development Capacity. SMC 21.07.050.C and Figure 21.07.050c 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. Bonus Commercial development capacity

Bonus Commercial Development Capacity
Sub-Zone	Allocation	Max. Bonus Distribution (1,2)	Max. Allocation w/ Incentive (1, 2)

Bonus Commercial Development Capacity
Sub-Zone	Allocation	Max. Bonus Distribution (1,2)	Max. Allocation w/ Incentive (1, 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:

i. 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.

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

1. Street setbacks shall be measured from the existing edge of a street right-of-way or temporary turnaround, except as provided by SMC 21.07.050.O;

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.

1. The allowed number of dwelling units or lots (base density) shall be computed by multiplying the site area specified in SMC 21.07.050.H 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 21.07.050.C.1 or 21.07.100 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:

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.

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.

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.

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.

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:

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

3. Eaves may not project more than:

4. Fences may be allowed within front, side, or back yard setback per SMC 21.07.060.B.7. For fences along an alley, see SMC 21.07.060.D.1.c;

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 21.07.060.B.7;

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:

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 21.07.050.S and 21.07.090, 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. Stormwater vaults, structures, and conveyance systems, both above and below ground, provided such projections are:

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.

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 21.07.060.B.3;

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 SMC 21.07.060; and

4. Skylights, flagpoles, chimneys, church steeples, crosses, spires, communication transmission and receiving structures, and similar structures.

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:

3. Uses on each portion of the lot shall only be those permitted in each zone pursuant to SMC 21.07.040.

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:

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

1. Purpose. The purpose of this chapter is to implement the goals and policies of the Town Center Plan by providing site planning, pedestrian access and amenities, and building design standards that:

2. Applicability. The design requirements within this chapter shall apply to all development proposals within the Town Center unless otherwise noted. For example, some sections apply only to commercial and multifamily development, while others apply only to detached single-family development. Unless otherwise indicated, duplexes, apartments, and townhomes are considered multifamily residences.

3. Site planning – Streetfront orientation. The streetfront orientation standards for Town Center properties vary depending on the type of street(s) or public open space the property fronts on. These standards provide for five different street types: 1. pedestrian-oriented streets (and corridors) – which are intended to be lined with storefronts, 2. mixed-use streets – which could include storefronts or a combination of retail, office, civic, and/or residential uses with modest landscaped setbacks, 3. residential streets – which include residential streets with modest landscaped setbacks; 4. connector streets – which are treated similar to residential streets but with some extra flexibility; or 5. 228th Avenue SE – where trees and other landscaping elements should be emphasized along the streetfront.

Figure 21.07.060a illustrates an example configuration of street types based on the vision illustration in the Town Center Plan. Pedestrian-oriented streets and mixed-use street designations shall be designated by the adopted unified zone development plans (see SMC 21.07.120) for TC-A zoned properties. The criteria for designating street types are set forth in SMC 21.07.060.A.4.b. The standards herein thus apply to developments that front onto these street types.

a. Properties Adjacent to Pedestrian-Oriented Streets and Corridors (Including Specified Park Edges).

i. Buildings shall be located adjacent to (within three feet of) the sidewalk and feature a “pedestrian-oriented facade.” To meet this requirement, the ground floor facade shall incorporate the following characteristics:

a) Transparent window area along a minimum of 75 percent of the ground floor facade between a height of two and eight feet above the ground;

b) The primary building entry shall be on this facade; and

c) Weather protection shall be provided at least six feet in depth (measured perpendicular to the building front) along at least 75 percent of the facade width.

d) If the building occupies a corner site, then the standards apply to both streets, unless the director finds such orientation not feasible.

Specific requests, exceptions, and departures to the above requirements:

e) Buildings may be set back from the sidewalk where pedestrian-oriented space (as defined in SMC 21.07.060.A.9.a) or setback landscaping, as approved by the director, is included between the sidewalk and the building. In this case, no parking or vehicular circulation is allowed between the street right-of-way and the building.

f) For buildings fronting on two pedestrian-oriented streets, pedestrian entries shall be placed on both facades or at the street corner. Individual unified zone development plans (see SMC 21.07.120) may provide greater specificity and/or departures to this requirement.

g) Civic uses fronting on pedestrian-oriented streets warrant greater flexibility in the application of the transparency and weather protection requirements due to their unique disposition. However, alternative frontage treatments shall meet the following objectives, as determined by the director:

1) The building emphasizes civic uses and includes a visually prominent element within the subject TC-A zone. The building shall be visually prominent from the street;

2) The design treatment contributes to the desired pedestrian-oriented character of the TC-A zone;

3) The design treatment provides continuous visual interest at the pedestrian scale along the adjacent sidewalk;

4) There is a direct pedestrian connection between the building and the street; and

5) There is no parking between the building and the street.

ii. Surface parking lots shall be located behind buildings and away from pedestrian-oriented streets. A safe, attractive pathway consistent with SMC 21.07.060.B.2 shall be provided between parking areas and the storefront and street. New surface parking lots adjacent to a pedestrian-oriented street are prohibited.

iii. Driveways for surface parking lots are prohibited on pedestrian-oriented streets unless the director determines there is no feasible or preferred option to meet the Town Center Plan’s goals and policies.

iv. Parking structures located adjacent to pedestrian-oriented streets shall be designed with commercial space fronting on the street consistent with standards herein. Such commercial space shall be at least 30 feet deep. Vehicular entrances and other ground floor openings of the parking garage are allowed but shall not count as transparent window area for the purpose of determining compliance with pedestrian-oriented street frontage requirements. Also see SMC 21.07.080.O for related parking structure provisions.

v. There shall be a pedestrian walkway at least six feet wide between the parking area or garage and the public right-of-way.

b. Properties Adjacent to Mixed-Use Streets.

i. Buildings featuring nonresidential uses on the ground floor may be placed up to the edge of the sidewalk (unless otherwise noted herein) only if they feature a pedestrian-oriented facade (see Figure 21.07.060b).

ii. All other developments shall feature at least 10 feet of landscaping or pedestrian-oriented space between the sidewalk or front property line and any building, parking area, storage, or service area. Exceptions and departures:

a) See SMC 21.07.050.Q for projections and structures allowed within the setback area.

b) Reduced building setbacks shall be permitted where the director determines that the proposed streetfront design will create an attractive, safe, and comfortable pedestrian environment. At least one of the following features shall be integrated into the design (or preferably a combination of features). Adopted unified zone development plans may include more detailed departure criteria.

1) The building’s facade includes artwork or special treatment that adds interest to the streetscape;

2) The building includes effective pedestrian cover and lighting; and/or

3) The setback area includes an especially attractive treatment or feature, such as a fountain, water feature, special masonry, special material detailing, or specially designed raised planter area with stormwater function.

All buildings with setback departures shall meet minimum transparency requirements set forth in subsection 2.h. of this section.

iii. Required Landscaping Types.

a) Type II, III, or IV landscaping (or a combination thereof) is required between sidewalk and any building without pedestrian-oriented facade. However, landscaping types and species shall be utilized and maintained to maximize for views between windows and the street for safety, as determined by the director.

b) Type III landscaping is required between sidewalk and any parking lot.

c) Type I or Type II landscaping shall be used to screen any unwanted views, such as service areas or mechanical equipment, as determined by the director.

Alternative landscaping types may be considered for approval by the director, provided the project applicant can successfully demonstrate that the landscaping enhances the pedestrian environment along the sidewalk and effectively screens any unwanted views. Specific examples include:

d) Landscaping includes a colorful mixture of native and drought tolerant shrubs, perennials, and groundcover that provides four-season interest;

e) Landscaping includes a distinctive mixture of trees, shrubs, and groundcover that do not meet specific landscaping type definitions, but meet the intent of the standards;

f) Terraced planting beds with a combination of shrubs, perennials, and groundcover; and

g) Landscape plan integrates pre-existing vegetation with new trees, shrubs, perennials, and groundcover.

iv. Buildings shall feature primary pedestrian entrances that face the street. Exceptions and departures:

a) Buildings organized around a courtyard may feature entrances facing the courtyard provided there is clear pedestrian access between the courtyard and the street.

b) For corner buildings fronting on both a pedestrian-oriented street and mixed-use street, pedestrian entrances for nonresidential uses shall be placed on the pedestrian-oriented street, adjacent to the street corner, or both streets.

v. Surface parking lots shall be located to the side or back of buildings. No more than 50 percent and not more than 130 linear feet of the ground floor street frontage of a lot may be occupied by parking lots or vehicular access areas. Parking lots with more than 64 feet of frontage on a street shall include an architectural feature (in addition to the required landscaping) that maintains visual continuity and interest along the street. Examples could include a landscaped trellis, decorative low wall (perhaps doubling as a sitting ledge), weather protection element, or architectural columns.

Exception: Adopted unified zone development plans may include provisions that provide for flexibility in the location and frontage design of temporary surface parking facilities in conjunction with the phasing plan. However, design elements shall be included along the sidewalk edge to mitigate impacts of the parking area on the street and enhance the pedestrian environment, even if the parking areas are only temporary.

vi. Parking lots shall not be located adjacent to street corners. Parking garages may be located at street corners provided commercial uses occupy the ground floor at the street corner. The depth of the commercial space shall be at least 30 feet wide and deep.

vii. Structured parking facilities shall generally be concealed within or under buildings and away from streetfronts. Where in-structure parking is provided on the ground floor, for example, provide residential or retail uses along the streetfront, with parking facilities placed behind the uses and away from streets. Structured parking on upper floors along streets is discouraged, but may be allowed if the facade meets transparency standards herein and articulation standards set forth in SMC 21.07.060.C.2. Except for required driveways, ground-level structured parking exposed to the street shall be prohibited, except where the design features that add visual interest to the pedestrian and minimize unwanted views into garage are included.

viii. Transparent windows and/or doors shall cover at least 50 percent of the ground floor facade of nonresidential uses between four and eight feet above the sidewalk. For residential uses, the standard for transparency is 15 percent and applies to all vertical surfaces of the facade facing the street as determined by the director. Reduced transparency proposals will be considered provided alternative design treatments create an interesting pedestrian experience and meet the goals and policies of the Town Center Plan and the adopted unified zone development plan. Examples could include, but are not limited to, a vertical trellis with vine plants, a mural, a series of terraced planting beds between the facade and the sidewalk, or distinctive building details that provide interest at a pedestrian scale. A blank wall with no windows and a simple evergreen planting screen will not be enough to meet the intent of the guidelines.

c. Properties Adjacent to Residential Streets.

i. Standards below apply to all development except for single detached dwelling units and duplexes. (See SMC 21.07.060.D.1 through 21.07.060.D.3 for related site planning standards.

ii. Developments shall feature at least 10 feet of landscaping, pedestrian-oriented space, or a combination thereof, between the sidewalk or front property line and any building, parking area, or service area. Exceptions and departures:

a) See SMC 21.07.050.Q for projections and structures allowed within the setback area.

b) Reduced setbacks shall be permitted where the director determines that the proposed streetfront design will create an attractive, safe, and comfortable pedestrian environment and the privacy and comfort of residents are ensured. The finished ground floor elevation of dwelling units within 10 feet of the sidewalk should be elevated at least 30 inches above the level of the sidewalk to increase privacy of residents while enhancing the residents’ ability to observe activity on the street. For example, proposals for a reduced planting area width could include terraced planting beds along the sidewalk and/or special building detailing that adds special interest at a pedestrian scale. The far left image in Figure 21.07.060h is a good example.

iii. Required landscaping types between the sidewalk and any building, parking area, or service area shall include:

a) Type II, III, or IV landscaping (or a combination thereof) is required between sidewalk and any building. However, landscaping types and species shall be utilized and maintained to maximize for views between windows and the street for safety, as determined by the director;

b) Type III landscaping is required between sidewalk and any parking lot; and

c) Type I or Type II landscaping may be used to screen any unwanted views, such as service areas or mechanical equipment.

Alternative landscaping types will be considered provided the director determines that the landscaping achieves design and environmental goals and policies of the Town Center Plan, especially:

d) To maintain existing vegetated corridors and restore degraded corridors; and

e) To create a hierarchy of public and private open spaces.

iv. Buildings shall feature pedestrian entrances that face the streets. Exceptions and departures:

a) Buildings organized around a courtyard may feature entrances facing the courtyard provided there is clear pedestrian access between the courtyard and the street.

b) For street corner sites, the pedestrian entries may be placed on either or both streets.

c) Residential buildings with entrances that are visible from the street and which connect to the street by a clear and well-lit pathway are acceptable.

v. Parking Standards.

a) Parking lots (including structured parking of more than two vehicles) shall be located behind, to the side, back, or underneath buildings. No more than 50 percent of the street frontage shall be occupied by surface or structured parking. Exceptions may be considered by the director provided the building/parking area location takes advantage of unique site features and the design treatment along the street minimizes the visual impacts of parking areas on the streetscape and adds visual interest to pedestrians;

b) Where alleys are present, vehicular access shall be from the alley;

c) One shared driveway access is permitted from residential streets for each building. Additional driveways may be permitted at the director’s discretion where such driveways do not negatively impact the pedestrian environment; and

d) Individual private driveways and garages onto a public street are prohibited. Such private garages may be accessed off of internal private streets.

vi. For residential uses, the standard for transparency is 15 percent and applies to all vertical surfaces of the facade facing the street as determined by the director.

e. Properties Adjacent to 228th Avenue SE.

i. Developments shall adhere to at least one of the sets of standards, Options 1, 2, or 3 below (or any combination of the three).

Option 1: Developments shall maintain a landscaped buffer a minimum of 50 feet in width between the back of the sidewalk and any building or parking area. Pathways and pedestrian-oriented space are permitted within the designated landscape buffer area provided the buffer design meets the design criteria set forth below. The required landscape buffer shall include:

a) Retention of existing trees and understory native vegetation to the extent practical and desirable as determined by the director; and

b) Infill landscaping shall be planted that will provide full screening of buildings (up to a height of 15 feet for multi-story buildings) and structures and also all signs, parking lots, and storage areas within five years.

Option 2: The facades, site layout and building orientation of developments shall adhere to the requirements for pedestrian-oriented streets, although one driveway (20 feet maximum width) is permitted if the director determines that no other access option is feasible.

Option 3: Developments shall be shielded from 228th Avenue SE by at least a 20-foot-wide strip of landscaping. At a minimum, the landscaping shall include:

c) One row of evergreen trees, no more than 10 feet or three-fourths the width of the tree crown at maturity, whichever is greater, on center. The mature height of these trees shall not be less than 40 feet. The tree planting shall consist of at least two different species;

d) One or more rows of evergreen trees and shrubs spaced no more than six feet apart. The shrubs shall have a mature height of at least eight feet and be at least 75 percent evergreen. The planting of small trees and shrubs shall feature at least three different species;

e) Smaller shrubs and groundcover to completely cover the landscape strip within three years;

f) Irrigation to maintain the plantings as approved by the director; and

g) The plantings shall obscure at least 50 percent of the building and parking upon development occupancy and be designed to obscure 100 percent of all within 10 years.

ii. Additional Standards Applicable to All Options.

a) Sign Standards along 228th Avenue SE.

1) The only signs visible from 228th Avenue SE shall be either monument signs no taller than seven feet above grade or wall signs less than 30 square feet or 18 inches multiplied by the length of the front facade measured parallel to 228th Avenue SE (whichever is smaller);

2) Except for wall signs on pedestrian-oriented facades built up to the sidewalk, all signs visible from 228th Avenue SE are limited to signs that advertise a commercial node or group of businesses rather than a single business; and

3) For all other sign standards, see SMC 21.07.090.

b) Accessory use parking, service areas, mechanical equipment, storage areas, blank walls and outdoor sales areas shall not be visible from 228th Avenue SE.

c) Required landscaping may include parts of the public right-of-way if the director determines that pedestrian safety or access is not adversely impacted and the area is not needed for future public improvements. In this case, the project proponent shall be responsible for the irrigation and maintenance of the landscaping for the duration of the occupancy.

d) Single-purpose residential development shall be set back at least 50 feet from the public right-of-way.

4. Site planning – Street layout. The Transportation Element of the Town Center Plan includes goals, policies, and actions aimed at producing a connected hierarchy of streets that accommodates desired Town Center land uses and human activities. Streets within the mixed-use nodes will be planned during the unified zone development planning process (see SMC 21.07.120) with reference to the Town Center Infrastructure Plan. Other streets may be planned either collectively or by individual property owners. The following provisions serve as guidelines for the unified zone development planning process and development standards if the roads are planned by a private property owner in the TC-B or TC-C zones.

Figure 21.07.060a illustrates a conceptual layout of streets within the Town Center. While it is expected that the network of streets that is eventually built will differ from this configuration, the provisions below are intended to ensure that new streets meet the goals and policies of the Town Center Plan.

5. Site planning – Multiple building/large lot/multiple lot developments.

a. Large Lots with Multiple Buildings. All development permit applications for sites over two acres or with multiple buildings, except for single-family development, shall demonstrate that the project is based on a unifying site planning concept that meets the following criteria:

i. Incorporates open space and landscaping as a unifying element;

ii. Where possible, incorporates screening, environmental mitigation, utilities, and drainage as positive elements (ex: create a “natural” open space or wet pond as a site feature to accommodate surface water runoff);

iii. Provides pedestrian paths or walkways connecting all businesses and the entries of multiple buildings;

iv. Incorporates low impact development measures and stormwater management systems as part of the site plan, unless infeasible. Participating in a multi-property stormwater facility or system will also satisfy this requirement; and

v. Building entrances shall not be focused around a central parking lot but be connected by a sidewalk/pathway system and/or open space(s).

The director may waive or modify this standard if it has been addressed within an adopted unified zone development plan.

6. Site planning – Pedestrian and nonmotorized vehicle circulation. Project applicants shall be prepared to demonstrate that the proposal includes an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the adjacent street sidewalk system, trail network, and adjacent properties. Specific standards: