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Sammamish Town Center (not licensed)

Frequently Asked Questions

Subject Snapshots

Two-minute introductory videos of key topics.

Frequently Asked Questions

Can you quantify affordable housing relative to income and what a related projected housing fee would be?

The Housing Resources document created for the Housing Diversification Toolkit (initially called the Housing Action Plan) details income brackets, mortgage, and rent ranges as defined by state law, focusing on affordability for a family of four in Sammamish. It includes:

  • Monthly mortgage and rent maximums for various income levels.
  • A link to the 2022 ARCH Home Ownership Program for updated income and rent limits.
  • Salary ranges for local jobs, highlighting housing affordability for the city's workforce.

This guide is important for understanding housing affordability and assisting individuals, families, and policymakers in making informed housing decisions in Sammamish.

Will additional TDRs be included as part of this process?
The Transfer of Development Rights (TDR) Program is slated for an update in conjunction with the 2024 Comprehensive Plan Periodic Update, the Town Center Plan & Code Amendment Project, and the Critical Areas Ordinance Update.

The City has three different TDR programs and updates will need to be done in a phased approach. Currently, the City talking with King County to explore an update to the Interlocal Agreement related to TDRs.

At this time, changes to the number of TDRs are unknown. we don't know how many units will be added but it's something that City Council will consider at its March 12, 2024 meeting.

To learn more about TDRs, please visit the project website at www.sammamish.us/TDR. This item was also discussed at the March 12, 2024 City Council meeting.
What provisions have been made to improve walkability and reduce dependence on cars while also including parking options that keep vehicles out of sight?

Examining the effects of parking requirements on promoting affordable and diverse housing options will be included in the scope of work for amending the Town Center Plan and Development Code.

Regarding walkability and reducing dependence on vehicles, the Town Center Plan and Development Code addresses trail and nonmotorized connections throughout the Town Center.

How many acres will be planned?

The Town Center subarea is 240 acres.

The subarea is generally bounded on the north by E Main Street, on the east by 232nd Avenue SE, on the south by SE 8th Street, and on the west by 222nd Place SE.

What is the tree ordinance that will be followed and will variances that allow developers to not follow the tree ordinances be allowed?

One item to note is that the City is facing significant challenges related to trees. There have been increased reports of trees with laminated root rot, blite, and suffering from adverse effects of extreme heat, suggesting that our current tree species may not be ideally suited to the prevailing environmental conditions.

This project will include an assessment of how tree retention requirements impact the cost of building affordable and diverse housing options. Additionally, one of the key considerations studied under this project will be the impacts on the health of our urban forest.

The City is also planning a tree regulation update slated to begin in 2025, which will integrate the findings from this project as well as others. 

What mechanisms are being worked on to retain the affordability over time and avoid the impacts of market dynamics?
The City is a member of A Regional Coalition for Housing (ARCH), which monitors the affordable housing units within the Town Center, along with the associated covenants recorded against the property. This oversight guarantees that these units are only available to income-eligible households for a minimum duration of 50 years from when they become available for occupancy.

To learn more about ARCH, please visit their website at https://www.archhousing.org/.
Given the number of people that additional units will bring, what is being done by the City to create a transit center within the Sammamish?
The City is developing a Transit Plan to incorporate these elements. A key component involves collaborating with Town Center partners to identify the best location for a Transit Center; however, this detail has not yet been finalized in the plans due to the absence of a confirmed location.

Concerning parking and accessibility, it is essential to ensure that the transit system effectively serves the Town Center, with the goal of decreasing the need for parking.

For updates on the Transit Plan, please visit the project website.
Will there be spillover to the residential areas through implementing the state mandate related to Accessory Dwelling Units (ADUs)? Will they be rentable in contradiction to the City's current code, which requires them to only be for household use?
The City is experiencing a significant policy shift due to new directives from the state, regional planning authorities, and King County. A notable change in state law now permits Accessory Dwelling Units (ADUs) to be converted into condominiums and sold. Moreover, a new statute mandates that each lot in the City must accommodate at least two housing units, moving us away from the exclusive focus on single-family detached residential units.

However, in neighborhoods governed by Homeowners' Associations (HOAs) with specific community covenants that restrict properties to only single-family homes or prohibit further subdivision or ADUs, the HOA rules must be followed.

Around 80% of the City is estimated to fall under HOAs with restrictive covenants. Additionally, approximately 10% of the City is affected by critical areas like wetlands, streams, or slopes, which further limits applicability. Therefore, it is estimated that only about 10% of the City will be directly impacted by these new housing flexibility laws.
What about the housing needs of those looking for affordable homes under $1,000,000? Has there been a current needs assessment for this?
While an analysis of the types of housing required has been conducted, a precise quantitative assessment of need has not been possible due to the ever-changing conditions and many different variables involved.

The City's approach aims to adjust zoning regulations in the Sammamish Municipal Code so that builders and property owners can respond to market demands and build the necessary housing types. The construction of new housing depends heavily on market demand and profitability—without these, market and commercial builders are unlikely to proceed, presenting a significant challenge for the City. This project will help the City better understand and address these challenges through code updates.

The City would like additional community feedback regarding preferred housing options, including cottage and duplex housing. This input will be valuable for incorporating into our zoning update, acknowledging the community's needs. Feedback can be shared using the project's online comment form.
Many different planning projects are underway, all slated to be done by the end of 2024. How will it be pulled together?
In 2024, the city is working on updates to the city's Comprehensive Plan, which will reference the Housing Diversification Toolkit and Climate Action Plan, as well as updates to the city's Critical Areas Ordinance. Additionally, there is the Transit Plan, the Transportation Master Plan, the Town Center Plan & Code Amendment Project.

Extensive planning is underway, and we are committed to providing the community with numerous opportunities to provide input on various policy work. These critical decisions, mapping out the vision for the next two decades, are subject to Council approval, reflecting both the objectives and community needs.

The Town Center Plan remains flexible, with ongoing collaborations with property owners to fine-tune its components, aiming to achieve optimal and impactful development.

The staff team diligently coordinates these diverse plans, ensuring that as we progress and present our findings to the Council and Planning Commission, there is a concerted effort to reference and align with other planning efforts, facilitating comprehensive and cohesive strategies.
How is school capacity being considered as part of this work?
The City maintains regular communication with the three school districts (Lake Washington, Issaquah, and Snoqualmie Valley), informing them of development applications and preliminary project ideas. While development can be lengthy, constructing schools requires even more time.

Each school district has a Capital Facilities Plan that includes demographic forecasts for student enrollment over the next decade, showing notable fluctuations in student numbers. Although not all districts experience the same trends, Lake Washington School District, being the largest, presents a unique challenge. They aim to build facilities for a stable school population amidst varying enrollment figures, necessitating frequent adjustments to accommodate these fluctuations.

As part of this project, the City will work closely with the school districts to assess school capacities. In addition, for the Comprehensive Plan update, the City is engaging with schools and other service providers to ensure they are informed about the various planning scenarios under consideration and the outcomes of these plans.
Is there any data or estimate about how many units will be for rental versus ownership?

Within the Town Center, the majority of affordable housing units are available for rent, with only seven designated as owner-occupied. Predicting whether the housing units currently undergoing land use review will be rented or owned is challenging, as this is influenced by market conditions and developer decisions.

What will the Town Center look like? Are there any areas we can look at to get an example or compare to?

Innovation Realty Partners has shared some conceptual illustrations that could be useful.

The current Town Center Plan contains outdated sketches, which we intend to refresh during this project. Therefore, you can expect to see new conceptual designs as this project progresses.