Over six years ago, the State of Washington initiated a new generation of shoreline management guidelines, requiring each municipality to create a plan that balances shoreline development with ecological preservation.

As a resident of Lake Sammamish and Builder on the Lake, I have been actively involved in the City of Sammamish’s Shoreline Master Plan (SMP), and have kept my eye on the plans being developed by surrounding cities.

If you have a home on a lake, the SMPs will hit you where you live—especially if you are thinking of building a new house or remodeling your existing structure.

Each SMP has its own set of complexities that make a thorough discussion here impossible. Instead, here’s a roundup of where our local cities stand on revising their regulations; click on the links for each city to find out more detailed information.

And if you would like to discuss anything in particular with me, please call 425-868-4217 or send me an e-mail via the link above. I will update this information as developments emerge.

The City of Bellevue’s SMP will impact Lake Washington, Lake Sammamish, Phantom Lake, Kelsey Creek and Mercer Slough. Throughout the first half of 2010, the city will complete its Shoreline Environment Designation, Policy and Regulation Development, and a Cumulative Impacts Analysis and Restoration Plan, and then submit the new SMP to the State Department of Ecology next summer. For more information click here.

Issaquah is continuing public hearings on its SMP, and will hold the next one on January 14, 2010. Shorelines in Issaquah’s jurisdiction are Lake Sammamish, the main stem of Issaquah Creek, and East Fork Issaquah Creek. For more information click here.

On December 1 Kirkland’s City Council formally adopted its new SMP for submission to the State Department of Ecology for approval. To find out what is in the plan click here.

The City of Redmond’s SMP was put into effect in August and impacts parts of Lake Sammamish, the Sammamish River, Bear Creek and Evans Creek. You can read the plan in its entirety here.

IT’S NOT TOO LATE!!  JOIN YOUR NEIGHBORS IN STANDING UP AND SPEAKING OUT AGAINST UNREASONABLE RESTRICTIONS ON

• Building or re-building your dream house on the lake
• Building or repairing your dock or bulkhead
• Adding a garage, a greenhouse or addition to your home
• Landscaping, lighting, and much more…

The City of Sammamish is updating its Shoreline Master Plan which will affect anyone with property within 200 feet of the shorelines of Lake Sammamish, Beaver Lake and Pine Lake.  The new plan — currently under consideration — imposes significant restrictions on our homes and properties.  Once adopted, these rules will be very difficult to change.  Now is the time to take action and ensure the changes not only preserve and enhance our lakes as important natural resources but also preserve the rights of property owners along their shores.

Many of your neighbors have joined together as the Sammamish Homeowners in an effort to understand the proposed changes and work together to protect our rights.  We are making a concerted effort to contact Sammamish City Council members and voice our concerns through writing letters, meeting with Council members and the Mayor, and attending Council meetings.  Time is short however — we have only a few months for us to make a difference.  We need help from all of you along the lake…and now!!

If you too are concerned, please contact us via email at sammamishhomeowners@gmail.com to be added to our contact list.  Talk to your neighbors about the City’s plan, become familiar with the changes that could soon affect all of us, and join us at our next meeting!

UPCOMING MEETINGS:

Sammamish Homeowners: Saturday, February 14, 10:00 am, Fire Station 83, 3425 Issaquah Pine Lake Rd. SE, Sammamish, WA  98075 (http://www.eastsidefire-rescue.org/sta83.htm).

City Council Study Session: Tuesday, February 17, 6:30 pm, Sammamish City Hall, 801 228th Ave SE, Sammamish, WA 98075.

Sammamish Homeowners: Saturday, February 21, 10:00 am, Fire Station 83, 3425 Issaquah Pine Lake Rd. SE, Sammamish, WA  98075 (http://www.eastsidefire-rescue.org/sta83.htm).

SAMMAMISH HOMEOWNERS
sammamishhomeowners@gmail.com

2/17/09 City Council Study Session Summary

Updated Schedule

Process and Calendar

City Manager, Ben Yazici reviewed the proposed calendar with council and there was discussion regarding providing the public sufficient time to review the proposed amendments and prepare their public comment for each public hearing.  The current proposal is to publish amendments regarding the topics covered in the first two study sessions in advance of the first public hearing.

Based on this schedule we should submit our proposed amendments to the Council for the sections regulating nonconformance, docks, bulkheads, and buffers early next week.

General Discussion

After last week’s Study Session, the council requested staff draft amendments to the nonconformance section but they did not discuss the specifics of these amendments.  The council also discussed some of the input we provided regarding the WAC requirements for nonconformance and appears to be considering eliminating the 75% criteria.  There were also general requests for more clarity and less overreaching language, and a “simple English” version of the regulation to make it easier for council, staff, and citizens to understand.

Study Session Topics

ESA Adolfsen presented information regarding the three study session topics.  The presentation followed the same format for all three topics, state guidelines and existing SMP, additional information, and then proposed SMP with examples. The presentation is available on the City’s website: http://www.ci.sammamish.wa.us/files/document/5377.pdf

Docks

The current restriction of a minimum 200 ft spacing between docks in Urban Conservancy areas is proposed to remain.  There was discussion regarding whether this would prevent a parcel from being allowed a dock (we believe in some cases this would be true) and whether that was something the Council intended.  Discussion regarding whether the regulations for docks should be the same for Sammamish vs. Pine and Beaver, including whether the 8 ft depth is appropriate for Pine/Beaver given the type of watercraft allowed on those lakes and whether any dock regulations in support of salmonids were relevant to Pine/Beaver.  One council member stated she felt the regulations regarding repair versus replace were “draconian”.  The standard for replacement is very low (anything above 10% requires conversion of the replaced area to new materials).

Buffers

The big change with buffers is the building setback on Pine/Beaver is proposed to change to a buffer (buffers and setbacks have different allowed uses and regulations).  There was a suggestion to allow the same active use area within the buffers regardless of lake (the proposed draft has a smaller active use area defined for Pine/Beaver), and to make the size of the water-oriented accessory structure allowed in the buffer (150 s.f.) consistent with the accessory structure dimensions in the general Sammamish development code (which is 200 s.f.).

Shoreline Armoring (Bulkheads)

There was comparatively little information presented or discussed on this topic prior to the public comment session.  Adolfsen reviewed the State guidelines and stated that the existing regulations are generally consistent with State guidelines.

Public Comment

Nearly 20 Sammamish Homeowners participants attended this week’s Study Session and many spoke during the Public Comment portion of the study session.  Jim Creevey masterfully painted a picture of how critical docks are to lakeowners’    enjoyment of their property and the lake and his comment about requiring neighbors to share a dock is like requiring neighbors to share a driveway drove home one of his many important points.  Collectively, we covered many of the most challenging regulations related to nonconformance, docks and overwater structures, impervious surface, and shoreline armoring.

Schedule Changes:

All meet with all CoS Council members (starting 2-25-09 office hours Wednesday’s 5 to 6:30p)
affiliate with other HOA’s
letters to CoS Council

Beginning 2-25-09 Sammamish City Council is hoping to see you during their Office hours 5 to 6:30p every Wednesday

Today we received the text version of the current draft Samm SMP, soon maybe other Cities’?

Tasks to do prior to next council meeting:

• draft proposed language
• All meet with all CoS Council members
• affiliate with other HOA’s
• letters to CoS Council
• letter to potential new members is on Dwight’s blog

We are staring to spend money. If we find some, we will not have to sell candy bars at the soccer game! I hope! Oh yeah we also need someone who does not like money, to watch it.

Sammamish_Homeowners_Group_Report.pdf

Here are links to other pertinent documents:

• City of Redmond Shoreline Master Program Update (Ord. 2410) (pdf)
  
• City of Sammamish Shoreline Master Program
• City of Sammamish Critical Areas Ordinance
• City of Issaquah Shoreline Master Program
• City of Bellevue Shoreline Master Program

It is also noted that DOE requires the new rules go into effect by December of this year. The City is supposed to be done writing the rules in June and then they go to DOE for approval, so they could become law well before December.

Many shoreline owners are upset about the additional restrictions that these rules place on them. If you would like to know more about what you can do or how you can be involved, please give me a call or send me an email. Now is the time to speak up and let the City Council know what you think.

Dwight K. Martin

425-868-4217

Planning Commission Approves New Shoreline Rules

Lakefront residents face greater restrictions

Who is affected?

All property owners within 200’ of Pine Lake, Beaver Lake, and Lake Sammamish.

What new Rules?

The new regulations are called the “City of Sammamish Shoreline Master Plan Update” (SMP). The new SMP contains 73 pages of regulations. This is in addition to the 61 page “Critical Areas Ordinance” (CAO) which already regulates shorelines in the city. All remodeling, home improvements and new construction must comply with the City’s SMP and CAO.

When will the new rules become Law?

The City Council will review these rules at meetings in February, March, and April. The Department of Ecology must approve the final draft. The expectation is that the new rules will become law before the end of 2009.

How could this affect you?

Our lakes are a precious resource and they need to be protected. Shoreline residents also deserve fair treatment and must retain the right to maintain and improve their properties. Recent changes in the CAO made many homes non-conforming with existing codes. The new SMP removes some of the “grandfathered” rights to improve non-conforming structures; shoreline restoration is required of those who are remodeling even just interior spaces. Homes built before January 3, 2006 closer than 50’ to the shoreline will be most affected.

What can you do?

Let the City Council know your thoughts by letter or speaking at their meetings. Read the plan to see how it may affect you. If you would like to build or remodel in the next two years you may want to get a building permit sooner than later. You can find more information on my website: www.BuilderontheLake.com or contact me at 425-868-4217.

Sincerely,

Dwight Martin

D.K. MARTIN CONSTRUCTION, INC.

5101 E Lake Sammamish Parkway NE

Sammamish, WA  98074

Phone: 425-868-4217    Fax: 425-868-2076

Contractor  License   #DKMARCI119DU                                                                                  

Sammamish Planning Commission

Public Hearing 10/30/08

Comments

Dear Planning Commission members,

While I applaud your efforts to keep Sammamish a great place to live and work, I am very concerned with both the tone and content of the Draft Shoreline Master Plan.

Purpose and Intent

The stated purpose of the plan is to provide effective and reasonable regulations for development, use, and restoration of the shorelines. 25.01.010(1), also to manage shorelines in a “positive, effective, and equitable manner”. (2)

Recent Code changes created many Non-conforming structures.

By including Lakes in the Critical Areas update and increasing the buffers around Lake Sammamish many homes are now considered non-conforming. Given the existing railroad grade, and the proximity of the Parkway to the shoreline waterfront owners have had little choice as to the placement of their homes. Many, if not most of them are located within the 50’ buffer and building setback required from Ordinary High Water.

 Even the partial exemptions allowed in the Critical Areas Code are removed from the Shorelines Plan. 25.01.070(3)

Shoreline residents would not be allowed to add on to their homes. Typically when codes are made more restrictive some exemptions are included that allow existing owners to use and enjoy their property. Use and enjoyment should include the right to improve their property. The partial exemptions in the Critical Areas document should also be allowed; 25.01.070(3) should be removed from the plan.

Shoreline Restoration is required of those who remodel or renovate interiors.

Requiring those who want to remodel or renovate their home to restore their shoreline to a natural state is unreasonable and certainly not equitable. Buildings have a life-cycle. Remodeling and improvement of existing structures should be allowed without removal of bulkheads and planting of buffers. (section 25.10.100 excludes lakes from the description of sensitive areas, therefore the after mentioned exemptions do not apply). Section 25.10.100 requires restoration of shorelines, removal of bulkheads and planting buffer vegetation of those who want to renovate their homes, even in the existing building envelope. Simply renovating 50% of the area of a house requires restoration of 50% of the shoreline area. This is excessive, and not equitable.

Altering the exterior of an existing building is considered a “new use” and requires shoreline mitigation. 25.02.010(28) and 25.308.010(2d).

The definitions section considers exterior improvements as a “new development”. Alterations such as windows, siding, and trellises, should be allowed without required mitigation.

Other excessively restrictive sections of the Plan:

Interior Lighting is limited to some unknown amount by some unknown standard. 25.08.010(5b) on page 34.

Docks are allowed to a certain size, but then are restricted to an undefined “minimum size required for moorage”.Page 36c(ii)

However, docks are only allowed when a mooring buoy is “not feasible”. When would a buoy not be feasible? Does this wording make all docks non-conforming? Remember, the first rule of mitigation is avoidance. Codes should specifically allow what is allowed and specifically restrict what is restricted.

I respectfully ask that the planning committee carefully study the proposed plan and reject the over bearing and inequitable rules noted above.

Sincerely,

Dwight K. Martin

President

D.K. Martin Construction Inc. 

I have also been watching the updates for other Cities in the area and will post links and more information as it becomes available. As of now Redmond has completed their plan and sent it on to DOE. Bellevue has not yet started theirs and Issaquah will be after them. Each City will have different rules, so it is important to keep an eye on this and see how it develops. More to come.

All my best,

Dwight