1. Code Amendments to SMC 19A.08.190 Planning Commission Meeting
October 19, 2017

2.  Planning Commission’s Role Tonight
Technical Review and Edits (Non-Substantive)
Regular City Business (Limited Substantive)
Policy Input (In-Depth Substantive) 

3. Summary Emergency Ordinance (O2017-422)
September 5, City Council declared an emergency that prohibits the circumvention of zoning density with land division
SMC 19A was amended to include language stating that further division of land would be subject to current zoning densities
Emergency Ordinance is valid for 6 months while staff conducts it’s review as directed by Council

4. Purpose City Council Direction
City Council has directed staff to conduct a complete legislative review of the amendments to SMC 19A Circumvention of Zoning Density

5. Summary Legislative Review Proposed Options for Consideration
Revert to the original code language of SMC 19A prior to the emergency Ordinance
Permanent adoption of the amendments to SMC 19A contained in the emergency Ordinance
Permanent adoption of the amendments to SMC 19A contained in the emergency Ordinance with additional amendments

6. Legislative History Timeline March 2005
City Council adopted Ordinance O requiring density to be calculated on a net basis as opposed to a gross basis as previously done under King County
June 2010
City Council adopted Ordinance O replacing SMC Title 19, Subdivisions with SMC Title 19A, Land Division. SMC 19A was included in this ordinance

7. Land Division Determining Gross Density 1 40 10 20 30 35 5 15 25
DESCRIPTION
QTY.
Gross Site Area
10 ac
R-4: Single Family Residential
4 lots/ac
GROSS MAXIMUM DENISTY
40 LOTS

8. Land Division Determining Net Density R-4 ZONE QTY. 1 2 3 4 5 6 7 8 910 11 12
Gross Site Area ac
Critical Areas/Buffers 5 ac
Rights of Way 2 ac
Net Available Areas 3 ac
R-4: Single Family Residential 4 lots/ac
TOTAL RESIDENTIAL LOTS 12 LOTS

9. Land Division What is a Tract?
SMC 19A defines a tract which can be used for a multitude of purposes including, but not limited to the following;
Reserve
Recreation
Open Space
Critical Areas
Stormwater Facilities
Utility Facilities
Access 1 2 3 4 5 6 7 8 9 10 11 12
Critical Area Tract

10. How many tracts are in Sammamish?
There are a minimum of 953 tracts within the City of Sammamish according to KC Assessor Office data.

11. Land Division How does SMC 19A.08.190 relate to Tracts?2 3 4 5 6 7 8 9 10 11 12
TRACT
The historic application of SMC 19A to lots and tracts has been identical.
This application of this code section to tracts is intended to prevent the circumvention of the net density provision.

12. Land Division How does SMC 19A.08.190 relate to Tracts?
The Court Order states tracts are not lots for the purposes of application for SMC 19A and therefore may be divided without regard for the density previously used.
This is the foundation for the emergency Ordinance and this legislative review. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16

13. Legislative Review Option 1
Revert to the original code language of SMC 19A prior to the emergency ordinance
A legal lot, which has been created through a legally recognized process and is of sufficient land area to be subdivided at the density applicable to the lot, may be further subdivided. However, such further division of the lot shall not be permitted if the total number of lots contained within the external boundaries of the original short subdivision, subdivision or binding site plan exceeds the density allowed under current zoning.

14. Legislative Review Option 2
Permanent adoption of the amendments to SMC 19A contained in the emergency Ordinance
A legal lot, which has been created through a legally recognized process and is of sufficient land area to be subdivided at the density applicable to the lot, may be further subdivided. Provided, Hhowever, such further division of a lot or alteration of a future development tract/reserve tract shall not only be permitted if to the extent that the total number of lots contained within the external boundaries of the original short subdivision, subdivision or binding site plan does not exceeds the density allowed under current zoning.

15. Legislative Review Option 3
Permanent adoption of the amendments to SMC 19A contained in the emergency Ordinance with additional amendments
A legal lot, which has been created through a legally recognized process and is of sufficient land area to be subdivided at the density applicable to the lot, may be further subdivided. Provided, Hhowever, such further division of a lot or alteration of a future development tract/reserve tract shall not only be permitted if to the extent that the total number of lots contained within the external boundaries of the original short subdivision, subdivision or binding site plan does not exceeds the density allowed under current zoning.

16. Discussion
Does the Planning Commission want to ensure the City of Sammamish continues to consistently develop to net density?

17. Next Steps DATE ACTION October 19 Planning Commission Work Session
November 2
Planning Commission Public Hearing and Recommendation