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SE QuadrantMaster Plan

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European Village Plaza

Live-work-play-shop

Trails/bike paths

Townhomes





Public Transportation

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Site DescriptionAssembled Acreage within SE Quadrant 27.98

Wetland and Buffers 3.6

Gross build able Acreage (less wetland/buffers) 24.38

Streets/Plaza 2.75

Open Space 50% to 60%

A-zoning (du/a 20 to 40) 10

B-zoning (du/a 8 t0 20) 14.38

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Mixed-use components

Residential Total 520

Multi-family Condo 327

10% Affordable housing 33

Townhomes/cottages 160

Incentive units 158 (28%) of 566 available units

Office Component100,000 s.q to 150,000 s.q. base target,Flexibility to respond to market demand

Retail component 50,000 s.f. With flexibility to meet market demand to 100,000 s.f.

Retirement housing and Senior CenterThe Sammamish Senior Center on Ground floor 110 units of retirement housing

Public transportation Park & Ride (integrated with office parking)

Car free core with plaza and walkwayTrails and bike paths

50% open space

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Multi-family/condo 327

10% Affordable DU 33

Townhomes/cottages 160

Total Dwelling Units 520

158 incentive DU (28%)from 566 DU incentive pool

362 + 158 = 520

Residential Component

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No impact on community Character

• SE quadrant does not impact any established neighborhoods.– On the East wetland buffer separates town center

from housing– On the South is SE 8th and Skyline High School– On the West is 228th Ave and Town Center

development– On the North is the Catholic High School and Lake

Washington School District Land

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Development Feasibility• We need to increase allowable density in order to realize the

town center vision.– Compact and walk-able, pedestrian friendly– Green and natural– Mixed-use with a mix of housing types– Affordable housing– Expanded public transit– Structured parking– Vibrant, all day activity– A heart and identity for Sammamish

Already happening

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100,000 s.f. to 150,000(41% of current deficit)(5% of 2040 allocation)

Meets existing deficit of office space (no available office space anywhere in Sammamish)(Sammamish Town Center Market Analysis p. 26)

Traffic impact

• Office square footage primarily addresses existing jobs and work force already living or traveling to Sammamish now.• Limited increase in traffic.• Citizens with offices in Redmond and Issaquah can relocate to Sammamish• Reverse commute • Local services reduces on/off plateau trips• Research shows increased Job/housing ratio reduces VMT

NE, NW, SW quadrants will meet future job growth. According to the PSRC forecast Sammamish will need 423,300 s.f. of office space to meet job growth associated with population growth. This additional office space in the SE quadrant meets current deficit and does not raise Sammamish’s current job to housing ratio of 0.3

Office component

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Office recommendations

Office recommendations

• Sammamish currently has 4,300 jobs and a deficit of 365,000 s.f. of office space.

• Sammamish lowest job/housing ratio of any city .3 -King County average 1.4

• Mercer Island (a comparable bedroom city) has .7 job/housing ratio, 7,349 jobs

• For Sammamish achieving .7 ratio would mean 9,520 jobs (X 250 s.f.) = 2.3 million s.f. of office space

• “Sammamish will need 3,000,000 s.f. of new office to accommodate job growth projections associated with PSRC 2040 forecasts.





“A strict interpretation of what job growth might mean to office space demand city wide is presented in Exhibit 20 using standardized assumptions for the relationship between economic sectors and office demand” Sammamish Town Center Market Analysis, p. 25



New 2040 Visiontargets

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Office benefitsOffice benefits

• Increased revenue for the city• Local jobs for local people• Meet the needs of Sammamish businesses and

entrepreneurs (could include business incubator center)

• Supports Town Center retail and restaurants• Higher job to housing ratio reduces traffic• Long term economic sustainability

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Sammamish Town Center Market Analysis - states

Community Attributes, December 14, 2006

Sammamish Town Center Market Analysis - states

Community Attributes, December 14, 2006

Brokers interviewed for this study expressed enthusiasm for the concept of creating a mixed use Town Center in Sammamish, but emphasized that it will be critical to get office users on the site (and elsewhere in Sammamish) in order to attract more retail.

P. 46

Within Sammamish, the Town Center site is well suited for office development, with its central location and access to residential neighborhoods on the Plateau, as well as existing retail centers and other community services such as the library, Schools and City Hall. A well designed mixed-use Town Center will be an attractive place for companies to locate, particularly with the retail and public amenities that are anticipated for the site.

P. 46

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50,000 to 100,000 s.f.Community focusNot attracting regional trafficMaintain current 10% trade capture

Developers and Planners participating in the development forum noted that areas with

greater concentrations of both commercial and residential activity will be necessary to

successfully create the envisioned mixed-use centers.

Town Center Plan, IV Plan Element p. 27

Traffic ImpactTown Center residents can walk to shops and entertainment.Reduces need to travel off and on plateau.Services Sammamish residents

Retail will serve Town Center and Sammamish

residentsIt is a vital part of the

Sammamish town center

Meets deficit of services throughout city

Three high schools, offices, city hall, library, Senior Center within 1/4 mile

Traffic analysis shows Town Center will attract citizens from all neighborhoods

SE 8th to SE 4th connector road, trails, public transportation. City wants community focused infrastructure and amenities.

Retail component

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Sammamish Town Center Market Analysis p. 25 – We have a 10% trade capture now

• $559 million sales leaving Sammamish– Additional 139,000 s.f. of retail will sustain current 10% trade

capture based on projected population growth. (Sammamish Town Center Market Analysis)

– Trade capture of 15% requires 373,000 s.f. of additional retail space.

– Sammamish Chamber of commerce wants more people to buy locally and is seeking a trade capture of 15% and up.

– Trade capture of 25% equals 1 million s.f. to 1.5 million s.f. of additional retail space

– Preferred alternative recommends limited 150,000 to 200,000 sq. ft.for next 30 years

• Sammamish Town Center Market Analysis encourages us to plan for a

minimum of 400,000 s.f. of retail.

Retail in Sammamish - the factsRetail in Sammamish - the facts

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Current retail space deficit

has negative impact on local business

• We need to establish a retail and office supply based on realities of the market place.

• Failure to do so will result in businesses relocating off the plateau to Redmond, Issaquah and Bellevue.

• The shortage of commercial space results in high rents; a disincentive to small and local retailers. (Sammamish rents equal to Seattle rents)

• Give businesses opportunities and let them decide what locations in the town center meet their needs.

• Only the big box retailers or fast food chain restaurants can afford to locate in Sammamish.

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Retail componentRetail component

• Targets– Everyday, convenience shopping for local

residents– Lifestyle retail, restaurants, entertainment, a

cinema for example, a small hotel.• We need another supermarket

– National average 1 supermarket per 5,000 people

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Retail benefitsRetail benefits

• Quality of life• Vibrant town center• Fewer trips off and on plateau• Activities for kids and teens• City identity• More city revenues

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Planning Commission



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Recommends Single use

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We recommend Mixed-use

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Single use on East side

• TCC, PC, SSA task force- 3 times dismissed• More traffic not less• Not pedestrian friendly• SE 4th on the West side will fail concurrency -

need four lane road-increased infrastructure costs

• Long delay • Poor use of valuable land resources• Does not realize Town Center Vision

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Senior Center Civic Component

110 units of retirement housing

Will provide

The Sammamish Senior Center

Retired baby boomers are the fastest growing

demographic segment

More and more people want to age in place. Housing and services are

needed near amenities and public transportation.

The Senior Center can provide class rooms, exercise programs, education alliance with BCC TELOS, Communiversity, and a variety of other support services offered by the retired for the

retired.

II Objectives p. 11

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Retirement Housing Traffic Impact

• One in five over 65 do not drive.• More than half over 65 only occasionally.• Older adults prefer to walk or take public

transportation when possible• Retired adults are not part of the daily

commute• Will walk to nearby shops, library, civic

services





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Offices, High Schools, and Senior Center Components

• Provide patrons for retail component during the daytime hours.

• Increase support for public transportation element.

• Make the Town Center a 16 to 18 hour activity center.

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Summary of Traffic Impact1) SE Quadrant Master Plan stays within preferred alternative residential limits while creating concentrations of both commercial and residential needed to realize Town Center Vision

3) Mixed-use retail, office and residential components, based upon most current research findings, reduce traffic. In comparison to low density, suburban sprawl, SE quadrant development is the optimal response to managing traffic in an area that must take on growth.

2) Creates opportunities for public transportation, increased non-motorized transportation, and fewer trips on and off plateau in comparison to single use, suburban sprawl development.

4) Reduce VMT :Less gas used and smaller carbon footprint.

5) Retirement housing generates few traffic trips

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Traffic Demand Management (TDM)

• Mixed-use reduces auto use with mutually supportive live, shop, play, work , transit opportunities (5%-15% reduced VMT)

• Increased density reduces per capita use of autos (10% to 30% fewer VMT)

• Increased walking and cycling• Improved public transit• Shared parking strategy to

promote one stop then walk activities.

All help reduce our dependency on the automobile



See IV Plan Elements p. 41

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Public Transportation• Master Plan encourages City,

Developer and Sound Transit to construct Park & Ride facility as part of office development. (See MP-drawing)

• Coordinate SE quadrant development with petitions to increase bus service to Issaquah and Redmond. (youth want this)

• Negotiate “free” bus rides along 228th Ave. within City limits.

• Include “Bike” station at park & ride (PSRC Bike station Project)









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Trails and bike paths

• Network of trails and bike paths throughout the area.– To and from high schools, senior center, residential, city hall,

library, NE quadrant.• Establish city, sound transit, developer alliance to construct pedestrian

bridge across 228th.• Identify County, State, Federal and other funding to support public and

non-motorized transportation. (WSDOT, PSRC transportation enhancement projects. Issaquah just received 3 million)



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Reduce use of single occupant vehicles - SOV

• Develop ride share program • Coordinate bus services with major

employers• Make buses service within the city free

(like Seattle).• Introduce flex car services to allow more

one car or no car families in town center.• Use “yellow” bicycles as in Copenhagen,

Paris, and Amsterdam (free bike use within town center)

Shuttle service

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• Current Master Plan keeps in reserve considerable development opportunities.– Development in A-3 Zone use 3 of 9 buildable acres and only three

of allowable four to five stories. • Can TDRs provide major part of town center density? No.

Appropriate, town center zoning densities are necessary.• TDRs, however, will certainly be a part of any long term Town

Center development. – Phasing of development will provide opportunities for developersto add residential and office square footage through the purchase of

TDRs

• The City of Sammamish should offer various density incentives to support and encourage development that meets the Town Center Vision

Transfer of Development Rights (TDRs)and other incentives

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Water quality protectionComprehensive, systemic regional and site specific approaches

Puget Sound/King County Watershed level

Clearly articulated regional policy: Address impact of regional growth by directing growth to compact urban centers and large suburban city town centers. Maintain urban growth boundaries, limit sprawl and protect rural open spaces.

Studies such as the one cited to the right find that low density development has a greater impact on regional watersheds than higher

density, compact development

Sprawl Scenario consumed eight times more open space and generated 43 percent more runoff, four times more sediment, almost four times more nitrogen, and three times more phosphorous than the Town Scenario development (South Carolina Coastal Conservation League, 1995)

This EPA study and review of the literature examines the relationship between density and water quality

Protecting Water Resources with higher density development. EPA 231-R-06-001 January 2006

Development site Systematic application of LID

to total site.

Studies comparing low density, sprawling development to higher density, compact development show that 2,000 single family units built in a pattern of low density, dispersed development throughout Sammamish will have a greater negative impact on water quality than a compact, master planned development in the city town center of an equal number of homes.

Site appropriate techniquesIntegrated uses (I.e., shared parking), narrower streets, rain

gardens, pervious parking areas, soil amendment, bio-swales, open spaces, native plants. The Salishan Housing District in

Tacoma, Washington is a good example.

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Density comparisonLow density, R4 development in the SE Quadrant would have a

greater impact on water quality than the proposed higher density, mixed-use development.

• The EPA study demonstrated on a site level and watershed level that comparing impervious cover per acre did not give an accurate picture of impact. When comparing runoff/unit and total run/off of developed acreage, impact of higher density was much less than the impact of lower density development.

• “These results indicate when runoff is measured by the acre, limiting density does minimize water quality impacts compared to the higher-density scenarios. However, when measured by

the house, higher densities produce less storm water runoff.” p. 14Protecting Water Resources with higher density development. EPA 231-R-06-001 January 2006



Scenario A Scenario B Scenario C

1 du/a 4 du/a 8 du/a

8 homes8 acres

8 homes2 acres

8 homes1 acre

8 DU runoff149,600 ft/yr



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Infrastructure and Utilities Savings

Road, water, sewer and storm water infrastructure costs 10 times more per household in sprawling subdivisions than compact urban development.

Calthorpe Associates, October 2002 Smart Growth Twin Cities: regional impact options. Berkeley,CA prepared for Metropolitan Council, Minneapolis, MN.

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Review of Cost of community services (COCS) Studies from Around the Nation

Over 70 COCS studies have been completed around the country for cities and rural communities.

The maximum, median, and minimum ratios of local government expenditures to revenues collected from these studies are shown in Table 1 below. The numbers clearly show the fallacy of depending on residential development alone as the road to a sound growth policy. In not a single instance did residential development generate sufficient revenue to cover its associated expenditures.

Bedroom communities mean higher taxes and fewer services.

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PSRC 2040Sammamish is one of 13 large

urban cities.

• Regional growth strategy calls for the 13 larger cities to accommodate 11 percent of the region’s population growth and 9 percent of its employment growth by the year 2040.

• This is an increased role compared to current adopted targets for the year 2025.

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Urban spaceWhere people gather

Live-work-shop-play

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Trails that go places people want to visit.

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City center

Less than 1%

Not Rural

Not low density

suburban

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People places

Not empty places

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Designed for people

Not for cars

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