Certificates of Concurrency issued for two STCA projects for Town Center

Release Date: August 15, 2019

The City of Sammamish announced today that two STCA projects for the Town Center development have passed their concurrency tests and that Certificates of Concurrency have been issued for:

  • Town Center B and C zones, which include 62 single family homes, and
  • Town Center A-1 zone, which includes:
    • 300 apartment units,
    • 57 townhomes -12 of these are live/work units, and
    • 82,000 square feet of commercial space, of which
      • 56,000 square feet will be retail space,
      • 22,100 square feet will be sit-down restaurant space, and
      • 3,900 square feet will be high-turnover restaurant space

What does this mean as far as the Town Center?

Getting a Certificate of Concurrency is the first step that needs to happen before any project can even begin the Land Use application process. So, for the Town Center, this means that the applicant now has 180 days to submit plans and documents for a Land Use application, such as a Unified Zone Development Plan (UZDP), for review.

A UZDP ensures that development in the Town Center A 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, Town Center Infrastructure Plan, and Sammamish Municipal Code.

Please refer to the Applicant’s Guide to Applying for A Unified Zone Development Plan for more information regarding the process.

 

What is Concurrency?

Concurrency is one of the requirements of the Growth Management Act (GMA), which is a series of state statutes that requires cities and counties to develop a comprehensive plan to manage their population growth. It is primarily codified under Chapter 36.70A RCW and is the first phase of a development project's process and must be completed before moving forward on other land use processes.

With regard to transportation RCW 36.70A.070(6) mandates that capital facilities, such as roads, be coordinated with new development or redevelopment. For roads this means that adequate road facilities must be in place within six years of the development. Adequate capital facilities are those facilities which have the capacity to serve the development without decreasing the levels of service adopted by the City and reflected in the Comprehensive Plan and Title 14A of the Sammamish Municipal Code.

Sammamish uses traffic models to evaluate most developments’ impacts on the city’s arterial roads and key intersections for compliance with the City’s concurrency standards.

The City’s adopted concurrency level of service (LOS) standards for roads is a volume to capacity (V/C) ratio of 1.1 for corridors, and 1.4 for segments.

The LOS at concurrency intersections is determined by the average delay. More specific information can be found in the Sammamish Municipal Code (SMC 14A.10.050).

The number of trips each type of development generates is based on the Institute of Transportation Engineers’ Trip Generation Manual and the type of land use allowed for the project. The allowable land uses of each parcel in city is set by the Sammamish Comprehensive Plan.

 

How long does a Concurrency Certificate last?

According to the Sammamish Municipal Code (SMC Chapter 14A.10.060):

  • A Concurrency Certificate shall expire, and a new concurrency test application is required, unless the Development Permit for which the concurrency is reserved is applied for within 180 calendar days of issuance of the Certificate of Concurrency.
  • A Concurrency Certificate shall be valid for the Development Permit application period and subsequently for the same period of time as the Development Permit for which it was issued expires.
  • A Certificate of Concurrency is valid only for the uses and intensities authorized for the Development Permit for which it is issued.
  • A Certificate of Concurrency is valid only for the Development Permit for which it is issued, and for subsequent Development Permits for the same parcel, as long as the Applicant obtains the subsequent Development Permit prior to the expiration of the earlier Development Permit.
  • A Certificate of Concurrency runs with the land, and cannot be transferred to a different parcel.

How much in traffic impact fees will the developer pay?

The estimated traffic impact fee for both projects is $5.4 million, based on the proposed land uses.

 

Can someone from the public appeal a concurrency test decision?

No; a concurrency test, and any resulting Certificate of Concurrency, is a ministerial action. However, a land-use decision such as a UZDP, for which a Certificate of Concurrency is required, is appealable to the Hearing Examiner.

Below is the Town Center Zoning Map; the area outlined in bright green is where the two projects STCA received Certificates of Concurrency for are located.

Zoning Map - STCA Phase 1 (002) v3.jpg