City of Sammamish

The shorelines of Lake Sammamish, Beaver Lake, and Pine Lake are regulated by multiple local, state, and federal agencies. Please submit a request for Project Guidance if you want to do any improvements or construction or landscaping, as any such work will likely require various permits.

Goals of Shoreline Regulations.

To promote the health, safety, and general welfare of the community by providing effective and reasonable regulations for use and restoration of Sammamish’s shorelines.
To manage shorelines in a effective and equitable manner consistent with the Shoreline Management Act of RCW 90.58 and the State Shoreline Guidelines of WAC 173-26.
To maintain the ecological functions of Sammamish’s shorelines.

Sammamish Shoreline Uses. The Washington State Shoreline Management Act establishes the concept of preferred shoreline uses, consistent with controlling pollution, preventing damage to the natural environment, or are unique to or dependent upon use of Washington's shorelines. Sammamish’s preferred shoreline uses are:

Water-dependent and water-related use/development; and
Public uses and developments that provide physical and/or visual access to the shoreline for substantial numbers of people; and
Single-family residences developed consistent with shoreline regulations

Shoreline Management Act. The Washington State Shoreline Management Act was adopted and enacted in 1972 in response to uncoordinated and piecemeal development. According to RCW 90.58.020 “shorelines of the state are among the most valuable and fragile of its natural resources and…there is great concern throughout the state relating to their utilization, protection, restoration, and preservation.” The Act was enabled through the passing of RCW 90.58 and the subsequent administrative rules found in Title 173 WAC.

FREQUENTLY ASKED QUESTIONS

May I rebuild my dock?

Dock repair must follow the regulations of SMC 25.07.050(1)(k) upon issuance of a Shoreline Exemption Letter, which can be located on the Applications & Forms webpage.

How many boatlifts can I install?

On Lake Sammamish, a single-family property may have two personal watercraft lifts and up to two boat lifts. Two personal watercraft lifts may be installed in lieu of the two boat lifts.

Can I replace the bulkhead along the lake?

Any type of bulkhead repair or construction is referred to as shoreline stabilization.

Shoreline stabilization includes a wide range of activities to control erosion or to prepare shorelines for development. Stabilization generally employs hardened structures, built parallel to the shoreline, that protect soils and unstable banks from the action of currents and waves. Common stabilization methods include revetments, bulkheads, and seawalls.

The Department of Ecology's Shoreline Stabilization guide provides information on best practices for protecting the ecology along the lake shores.

Where is the Ordinary High Water Mark?

The Ordinary High Water Mark (OHWM) is the mark on all lakes where the presence of water marks the soil and vegetation with a distinct character. The OHWM varies from place to place and can move up or down in elevation over time.

Cities around the lake including Bellevue, Issaquah, and Sammamish have determined the local OHWM to be somewhere between 28.0 and 28.2 feet NGVD29. However, an OHWM location may need to be determined by an environmental professional, based on the scope a project.

More information is provided by the Department of Ecology on the Ordinary High Water Mark webpage.

How do I know where my property lines are in the water?

How to locate property lines that extend into the water (also referred to as "lateral lines") is not straight-forward. General information is referenced in the article Waterfront Titles in the State of Washington, by the Chicago Title Insurance Company.

What can I build in my yard, between my house and the water?

From the Ordinary High Water Mark (OHWM), there is a 50-foot shoreline setback for Lake Sammamish and a 45-foot shoreline setback for Beaver Lake and Pine Lake.

On Lake Sammamish, this area in intended to have a portion along the shoreline reserved for native vegetation that provides habitat and contributes to ecosystem of the lake. For all lakes, very limited development may be allowed. Please submit for Project Guidance for more information.

What uses are allowed along the shoreline?

SMC 25.07.010 includes a table of the permitted uses within the shoreline jurisdictions.