20C.70.40 Sammamish Valley Neighborhood Regulations.

20C.70.40-010 Sammamish River Residential.

(1)    Purpose. The purpose of this subsection is to facilitate coordinated residential development and retain permanent open space for the Sammamish River Residential area which is bounded by the Sammamish River Trail, the Puget Power transmission lines, Redmond-Woodinville Road, and NE 90th Street. The Sammamish River Residential area covers approximately 100 acres of land as indicated in Map 20C.70.40-010, entitled “Sammamish River Residential.” The criteria below are intended to promote the development of moderate density residential development which complements the Downtown and surrounding employment areas; provide functional open space and recreational areas; encourage architectural diversity of design; and encourage development that is sensitive to local environmental characteristics. The purpose of this subsection shall also be to provide for a Development Rights Transfer/Open Space Program to preserve the sloped areas as permanent open space.

(2)    Applicability. Development in the Sammamish River Residential area shall meet the criteria listed in subsection (3), Development Criteria for Sammamish River Residential. If additional density is proposed through the density incentive program, the requirements listed in subsection (4), Development Rights Transfer/Open Space Program, shall be met and a general development permit is required.

(3)    Development Criteria for Sammamish River Residential. The following criteria shall be applied to the Sammamish River Residential area for all development.

(a)    Circulation, Vehicular Requirements.

(i)    Development of a right-of-way to extend 160th Avenue NE from NE 90th to the intersection of Redmond-Woodinville Road at approximately the NE 106th alignment shall be required. Vehicular circulation improvements to this segment of roadway shall be designed to minimize congestion from occurring to the south of NE 90th Street and to provide a throughway from Redmond Woodinville Road (at 106th Avenue NE) to NE 90th Street.

(ii)    For internal streets, traffic calming techniques and landscape design (such as a boulevard treatment) shall be used to reduce vehicular impacts and provide visual continuity.

(iii)    Transit stops shall be provided on all principal arterials.

(b)    Circulation, Pedestrian and Bicycle Improvements.

(i)    An east-west bikeway connection shall be provided to link the residential areas with the Sammamish River Trail.

(ii)    Pedestrian circulation shall be provided throughout the area linking residences with trails, internal open spaces, and the downtown.

(iii)    Signed crosswalks shall be required at key intersections.

(c)    Parking. Placement of parking lots adjacent to the Sammamish River shall be avoided.

(d)    Open Space/Landscaping Requirements.

(i)    Landscaping treatment along the Puget Power Trail, and the Sammamish River Trail shall be designed to act as a buffer between the trails and the residential uses and to prevent a walled corridor of buildings. This may be through the use of additional landscape separation or increased density of plantings. Adjacent to the Sammamish River Trail, an average 50-foot landscape buffer with a minimum width of no less than 30 feet is required. Sensitive areas regulations also apply.

(ii)    Methods of construction or placement of buildings shall preserve the wooded hillside along the east perimeter of the Sammamish River Residential area.

(iii)    Development of consolidated active open space such as a neighborhood park or recreational play fields is encouraged over development of individual small recreational sites.

(iv)    Access to the Sammamish River Trail shall be provided. Design of trail connections or pedestrian walking patterns shall consider limited point access to the trail itself to prevent disruption to traffic flow patterns on the existing trail.

(v)    Open space, recreation areas, and water quality features shall be incorporated into the project design as featured amenities.

(e)    Architecture Design.

(i)    Housing should be developed in groupings to avoid the appearance of one continuous project. Clusters shall be visually and/or functionally distinct. This shall be accomplished through the use of separate architectural designs and separation by open space. A cluster shall not exceed 108 units in size. For that portion of the development fronting the Sammamish River Trail, building footprints and elevations shall be modulated.

(ii)    Neighborhood, street, streetscape, and building design shall be in the neo-traditional style to maintain compatibility with existing buildings.

(4)    Development Rights Transfer/Open Space Program.

(a)    Density Bonus Incentive. The area identified for the transfer of open space incentive program includes the hillside areas west of Redmond-Woodinville Road and just south of the Puget Power right-of-way as shown as “Hillside” on Map 20C.70.40-010, Sammamish River Residential. That portion of the hillside areas that is preserved as permanent open space shall be allowed to transfer its underlying density at a rate double the existing density of the transferring portion. The transferred density shall be allowed to develop on the area indicated as the receiving area on Figure 2, Map of Sammamish River Residential.

(b)    Density Bonus Criteria. All of the following criteria shall be met in addition to the development criteria for the Sammamish River Residential area.

(i)    The hillside area described in subsection (4)(a) from which development rights are being transferred shall be preserved as permanent open space. Documentation to secure the open space shall be recorded as a condition of approval.

(ii)    Development in the receiving area utilizing the density bonus must meet all site requirements of the R-12 zone. (Ord. 2302; Ord. 1901)

20C.70.40-020 East Sammamish Valley Master Plan Requirement.

(1)    Applicability. Except for the real property with King County Parcel Number 352605-9065, all of the land between the King County-owned land along the Sammamish River, south of the north quarter section line of the southwest quarter of Section 35, Township 26 N., Range 5 E.W.M., west of the Woodinville-Redmond Road, and north of the Puget Power right-of-way and the King County park property shall be included in a subdivision or master planned development.

(2)    Requirements. The development shall comply with Policy N-SV-2 in the Comprehensive Plan. (Ord. 2447; Ord. 1901)

20C.70.40-030 160th Avenue NE and Redmond-Woodinville Road Triangle Senior Housing Density Bonus.

The land within the triangle between 160th Avenue NE (extended), Redmond-Woodinville Road, and the Puget Power right-of-way is zoned R-6. Clustering may increase the density to eight units per acre on this land. A density bonus of four additional units per acre shall be granted if the units allowed by the density bonus are targeted to persons 55 years old or older. To obtain the bonus, the buildings shall have the appearance of single-family homes and shall be no higher than three stories. If the bonus in this section is used, the bonus provided in RCDG 20D.30.15, Affordable Senior Housing Bonus, shall not be used. (Ord. 1929; Ord. 1901)