Sammamish, WA Home Business: Zoning Restrictions (2026)

Under SMC 21A.65.050, residents may operate a home business as long as it does not interfere with neighbors and preserves neighborhood character. The rules distinguish two types. A Type 1 home business does not create odors or result in obvious business activity visible outside the building and is not distinguishable from other homes; it is allowed without a special land use permit but must meet all standard conditions. A Type 2 home business creates limited odors and some obvious visible or audible activity outside the building (for example, increased mail delivery or customer visits) and requires a Conditional Use Permit under SMC 21A.65.050(5), which the Director may condition to limit hours, lighting, client trips, odors, and equipment size. Key Type 1 standards: the operator must live in the unit; the home business area is limited to no more than 50% of the residential dwelling unit; business activity should occur only within the associated building(s); no more than one outbuilding (besides the dwelling) may be used, and outbuildings must not be visible from the street; smoke, odors, dust, vibration or light must not exceed normal residential levels; and there may be no more than three nonresident employees per property. Certain uses are prohibited entirely (auto/truck/heavy equipment repair, autobody, adult-use facilities, veterinary clinics, collective gardens, cooperatives, and outdoor storage of equipment, vehicles or building materials). Zoning is also relevant for daycares, where R-4 and R-12 districts have different rules.