Posted By Dwight on June 3, 2009

City of Sammamish Shoreline setbacks

I am often asked a simple question, how close can I build to the lake? Like many simple questions, the answer is fairly complex. I will try to reduce it to the basics in this post. These comments are primarily about properties within the City of Sammamish. As the City is currently rewriting its Shoreline Master Plan (SMP), these comments will include some of the proposed changes which are being considered. The new rules may be in force by the end of 2009.

Lake Sammamish

There are two overlapping regulations on the Lake Sammamish Shoreline. Current shoreline rules allow for a 20’ setback in most cases, however the City’s Critical Areas Ordinance has a setback requirement of 50’ with reductions allowed to a minimum of 20’. I won’t go into why there are two sets of overlapping regulations in this post, suffice it to say current practice in the City is to use the most restrictive version for new permit applications.
I have created a worksheet for calculating the variable setback for Lake Sammamish. The idea is, if you do good things for the Lake, you may build closer to it:

Standard Buffer Requirement 45’
Additional Building Setback +5’

Total Setback Requirement 50’

Possible Setback Reductions:

A. Limit Lawns to 20% of Lot Area -5’
B. Limit use of Hebrides and Fertilizers1 -5’
C. Preserve or Enhance vegetation in the near shore area (below OWHM) 2 -5’
D. Preserve or Restore 75% of the Lakefront area (vegetation landward of OHWM) 3 -10’

The above options allow for a maximum Setback Reduction of 25’, which would make for a total setback of 25’ from the Ordinary High Water Mark.

E. Preserve or Restore the natural shoreline condition (removal of concrete bulkheads)4 -15’

The following option is proposed for the new SMP, but not yet approved:

F. Restore shoreline water ward of existing bulkheads with gravels and vegetation5 -10’

Any combination of the above setback reductions may be used, but the minimum setback allowed for new construction or additions is 20’ from the OHWM. If you want to build closer to Lake Sammamish you would need a Shoreline Variance. It is highly unlikely that a variance would be approved.

Pine and Beaver Lakes

Lots on Pine and Beaver Lake are much deeper than those along East Lake Sammamish Parkway. The required setback for Pine Lake and Beaver Lake is currently 50’ from the OHWM. There are no requirements for planting native vegetation along the shoreline at this time. The City Council is discussion this option, but there is no suggestion at that the 50’ setback should be changed.

I hope this brief discussion of Shoreline setbacks in the City of Sammamish is helpful to you. This is not a comprehensive analysis for any specific property. If you have questions about a specific location you should ask for a meeting with a City Planner and discuss your concerns. If you would like a feasibility study for your property I would be glad to help you with it.

All my best,
Dwight K. Martin
www.builderonthelake.com
425-868-4217

1 Through a vegetation management plan.
2 For 5’ below the Ordinary High Water Mark (OHWM), i.e. emergent vegetation in the water part time.
3 Re-vegetate or preserve existing vegetation, up to 25% non-native plants and 75% native varieties.
4 Includes restoration of topography (bulkhead removal), soil composition, and vegetation.
5 This option provides for improved shorelines without the loss of a bulkhead. In some cases bulkheads should remain in place to protect property from erosion. Green Shorelines approved option.

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