Sammamish residential zoning
Sammamish residential zoning and setbacks
Sammamish combines FAR and hardscape controls, but R-4 and R-6 setbacks also change with building floor area. A single generic setback polygon would be misleading unless its size tier is stated.
Reviewed against official Sammamish sources, August 2026Official starting point: Sammamish residential standards. Verify the parcel zone, current code, and every applicable footnote before fixing the design.
Sammamish residential base-zone screen
| Zone | Minimum lot | Front / street | Rear | Side / interior | Height | Size controls |
|---|---|---|---|---|---|---|
| R1 / R-1 | Project-specific | 20 ft | 30 ft | 25 ft | 35 ft | 30% hard surface; 50% FAR; Legacy R-1 lots under 15,000 sq ft may use a 5-ft interior setback. |
| R4 / R-4 | Project-specific | 25 ft | 25 ft | 10 ft | 35 ft | 40% hard surface; 50% FAR; Conservative >4,000-sq-ft building setbacks are shown; smaller buildings can qualify for smaller yards. |
| R6 / R-6 | Project-specific | 20 ft | 25 ft | 10 ft | 35 ft | 50% hard surface; 50% FAR; Conservative >4,000-sq-ft building setbacks are shown; smaller buildings can qualify for smaller yards. |
| R8 / R-8 | Project-specific | 10 ft | 20 ft | 10 ft | 35 ft | 75% hard surface; 50% FAR |
| R12 / R-12 | Project-specific | 10 ft | 20 ft | 5 ft | 60 ft | 85% hard surface |
| R18 / R-18 | Project-specific | 10 ft | 20 ft | 5 ft | 60 ft | 85% hard surface |
Code audit
Verified jurisdiction rule checklist
Each item below links to the official source used by the feasibility-study logic. "No general private-view right identified" is a limited conclusion from the reviewed city code, not a title clearance or statement about private covenants.
| Rule | Verified screen | Official source |
|---|---|---|
| FAR | R-1 through R-8 list 50% single-family FAR. ADUs and detached alley-accessed garages can be exempt; the preliminary screen counts garage area because that design is not established. | SDC 21.04.030 ↗ |
| Setbacks | R-4/R-6 yards change at 2,500 and 4,000 sq ft of building area. The map uses the conservative over-4,000-sq-ft row; R-1, R-8, R-12, and R-18 use their current base rows. | SDC 21.04.030 ↗ |
| Lot coverage | The table does not provide a separate single-family building-coverage ratio, so hardscape is not misrepresented as a house-footprint cap. | SDC 21.04.030 ↗ |
| Impervious / hard surface | Hardscape caps range from 30% in R-1 to 85% in R-12/R-18 and include more than the building footprint. | SDC 21.04.030 ↗ |
| Height | R-1 through R-8 are 35 ft; R-12/R-18 are 60 ft. Steep sites use the code's segmented grade method. | SDC 21.04.030 ↗ |
| Trees | Tree-retention plans, significant/landmark-tree protection, replacement, and critical-area rules require a site-specific calculation. | SDC 21.03.060 ↗ |
| Existing private views | No general private-building-view right was identified. Height, transitions, critical areas, and covenants remain separate controls. | SDC 21.04.030 ↗ |
Parcel-specific checks
What can change the table
- The R-4/R-6 rows shown use the conservative over-4,000-sq-ft setbacks. Smaller buildings can qualify for smaller yards after the size tier is confirmed.
- R-1 through R-8 list 50% single-family FAR. ADUs and detached alley-accessed garages can be exempt; the preliminary report counts garage area unless that design is established.
- Hardscape includes more than the house and is not treated as an invented building-footprint cap.
How to use this guide
Turn a zone row into a useful screen
- 1
Find the parcel on the city's current zoning map and copy the complete zone name.
- 2
Read the full row, table footnotes, and definitions. Do not use only the front setback.
- 3
Check corner-lot yards, access easements, critical areas, shorelines, trees, overlays, and recorded restrictions.
- 4
Use a boundary and topographic survey to place the setbacks against the actual lot.
- 5
Have the city or project team confirm any uncertainty before the design is fixed.
Official resources