This chapter establishes development standards applicable to the creation of lots and residential densities. (Ord. 737 § 2 (Att. A), 2022)

When interpreting the tables found in this chapter, the zone districts are located on the vertical columns and the corresponding development standards to each zone are located on the horizontal rows of the tables. (Ord. 737 § 2 (Att. A), 2022)

(1) The pertinent development standards applicable to lots in each of the corresponding residential zones are set forth in Table 21.31.030.

(2) Lots exceeding the minimum lot area prescribed in Table 21.31.030 may exceed the maximum dwelling units per lot in Table 21.31.030 as follows:

(a) R-1 Zone. One additional dwelling unit per lot is allowed for each full 43,560 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-1 lot having up to 78,559 square feet is allowed two dwelling units; a lot having 78,560 square feet and over is allowed three dwelling units; a lot having 122,120 square feet and over is allowed four dwelling units; etc.);

(b) R-4 Zone. One additional dwelling unit per lot is allowed for each full 10,890 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-4 lot having up to 19,889 square feet is allowed two dwelling units; a lot having 19,890 square feet and over is allowed three dwelling units; a lot having 30,780 square feet and over is allowed four dwelling units; etc.);

(c) R-6 Zone. One additional dwelling unit per lot is allowed for each full 7,260 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-6 lot having up to 13,259 square feet is allowed three dwelling units; a lot having 13,260 square feet and over is allowed four dwelling units; a lot having 20,520 square feet and over is allowed five dwelling units; etc.);

(d) R-8 Zone. One additional dwelling unit per lot is allowed for each full 5,445 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-8 lot having up to 10,444 square feet is allowed three dwelling units; a lot having 10,445 square feet and over is allowed four dwelling units, a lot having 15,890 square feet and over is allowed five dwelling units; etc.);

(e) R-12 Zone. One additional dwelling unit per lot is allowed for each full 3,630 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-12 lot having up to 7,229 square feet is allowed three dwelling units; a lot having 7,230 square feet and over is allowed four dwelling units, a lot having 10,860 square feet and over is allowed five dwelling units; etc.);

(f) R-18 Zone. One additional dwelling unit per lot is allowed for each full 2,420 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-18 lot having up to 4,819 square feet is allowed three dwelling units; a lot having 4,820 square feet and over is allowed four dwelling units, a lot having 7,240 square feet and over is allowed five dwelling units; etc.);

(g) R-24 Zone. One additional dwelling unit per lot is allowed for each full 1,815 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-24 lot having up to 3,514 square feet is allowed three dwelling units; a lot having 3,515 square feet and over is allowed four dwelling units, a lot having 5,330 square feet and over is allowed five dwelling units; etc.);

(h) R-48 Zone. One additional dwelling unit per lot is allowed for each full 907 square feet of lot area over the minimum lot area in Table 21.31.030 (e.g., a R-48 lot having up to 1,806 square feet is allowed three dwelling units; a lot having 1,807 square feet and over is allowed four dwelling units, a lot having 2,714 square feet and over is allowed five dwelling units; etc.);

(3) Unit lots created by a unit lot subdivision process are not eligible under this section for adding additional dwelling units and are governed by the development standards prescribed for unit lot subdivisions in WMC 21.91.190. (Ord. 792 § 16, 2025)

Within the NB, TB, CBD, GB, O, T/I, I, P/I and P zones:

(1)     Minimum lot area, minimum street lot width, and maximum lot width to lot depth standards do not apply;

(2)     The minimum lot width is 25 feet;

(3)     Where Table 21.21.050 allows residential use in these zones, the number of dwelling units allowed on a lot shall be based on compliance with the applicable residential floor area ratio prescribed for the zone pursuant to WMC 21.32.050 rather than a units per lot standard. (Ord. 792 § 17, 2025)

The provisions in this section apply in combination with the residential lot development standards in WMC 21.31.030.

(1) Maximum Dwelling Units. The maximum dwelling units per lot in Table 21.31.030 means the total number of dwelling units that may be erected on a parent lot regardless of lot size (see definition of “parent lot” in WMC 21.11A.170). Additional dwelling units may be erected on a lot for accessory dwelling units and/or if the lot area satisfies requirements in WMC 21.31.030(2).

(2) Critical Areas. Reductions to the dimensional standards on properties containing a critical area can be found in WMC 21.51.080 or 21.77.050(6) as applicable.

(3) Flag Lots. The minimum street lot width shall not apply to flag lots complying with the requirements in WMC 21.92.030(1)(d) or lots located at the terminal end of a street provided emergency vehicle access and turnaround requirements are satisfied.

(4) Lot Size Averaging. Lot size averaging may be applied to the creation or reconfiguration of parent lots in the R-1, R-4, R-6, and R-8 zones provided:

(a) A minimum of three parent lots are included in the lot size averaging;

(b) The minimum lot area prescribed by Table 21.31.030 may be modified as follows:

(i) The application of averaging does not result in the parent lots having an average lot area less than the minimum lot area for the zone;

(ii) Tracts meeting the definition in WMC 21.11A.210 such as open space, roads, native growth protection area, stormwater facilities, and similar special purposes tracts are excluded from lot size averaging; and

(iii) No parent lot area shall be more than 1.15 times the minimum lot area of the zone, and no parent lot area shall be less than 0.85 times the minimum lot area of the zone;

(c) The total number of lots after lot size averaging is applied shall not exceed the total number of lots allowed by the zone without lot size averaging;

(d) Except for the minimum lot area, all other requirements of the zone apply;

(e) Unit lots are ineligible and excluded from lot size averaging; and

(f) Lot size averaging shall not be used in combination with other Woodinville Municipal Code provisions allowing modifications to lot area requirements.

(5) Lot Depth to Width Ratio. The maximum lot depth to width specified in Table 21.31.030 is expressed as a ratio with lot width being one. The greater the lot depth the higher the ratio.

(a) Lot depth is measured as follows:

(i) The measurement is taken along an imaginary straight line drawn between the midpoint of the street property line to the midpoint of the opposite property line parallel to or within 45 degrees of being parallel to the street property line;

(ii) If the lot does not have a street property line, then the property line that intersects the primary access to the lot shall substitute for the street property line;

(iii) If the lot does not have an opposite property line that is parallel or within 45 degrees of being parallel, then the opposite property line measurement is taken to the most distant point of any other property line forming the lot; and

(iv) The access corridor of flag lots are excluded from measuring lot depth.

(b) Lot width is determined pursuant to WMC 21.93.010(1)(c).

(c) To calculate and obtain the ratio divide the lot’s depth by the lot’s width. For example, a residential lot is 150 feet deep and 75 feet wide. Since 150 feet ÷ 75 feet = 2.0, the depth to width ratio is 2:1.

(d) The Director may approve deviations to the maximum lot depth to width ratio to accommodate the protection of critical areas.

(6) Application of Dwelling Units per Lot Standards. The dwelling units per lot standards in WMC 21.31.030 and the allowances for residential uses in Table 21.21.050 are applied in harmony to determine the composition of housing development permissible by the zone on each lot.

(a) The following examples are intended to assist in interpreting this harmonization:

(i) In the R-1 zone, a 35,000-square-foot parent lot can have up to two dwelling units per lot, which may be comprised of two detached one-unit dwellings, or one building containing two dwelling units (duplex). If the lot is 78,560 square feet or over, the lot may have three dwelling units. Additionally, one of the primary dwelling units can be replaced with two accessory dwelling units pursuant to WMC 21.41.020. However, the configuration of the dwellings must still be one-unit or two-unit buildings. A building containing three or more dwellings is prohibited pursuant to Table 21.21.050.

(ii) In the R-4 zone, a 9,000-square-foot parent lot can have up to two dwelling units per lot, which may be comprised of two detached one-unit dwellings, or one building containing two dwelling units (duplex). If the lot is 19,890 square feet or over, the lot may have three dwelling units. Additionally, one of the primary dwelling units can be replaced with two accessory dwelling units pursuant to WMC 21.41.020. However, the configuration of the dwellings must still be one-unit or two-unit buildings. A building containing three or more dwellings is prohibited pursuant to Table 21.21.050.

(iii) In the R-6 through R-18 zones, all parent lots can have up to three dwelling units per lot, which may be comprised of buildings containing one-unit dwellings, two-unit dwellings (duplex), or three-unit dwellings (townhouses, stacked flat housing). If the parent lot contains sufficient land area, additional dwellings may be added in accordance with WMC 21.31.030(2). Additionally, one of the primary dwelling units can be replaced with two accessory dwelling units pursuant to WMC 21.41.020. With the additional dwelling units, the configuration of the dwellings may be expanded to include buildings containing four or more attached dwelling units (multiplex housing development) pursuant to Table 21.21.050. In the R-12 and R-18 zones, the configuration of dwellings may also be in the form of a multiple dwelling unit development pursuant to Table 21.21.050.

(iv) In the R-24 and R-48 zones, all parent lots must have a minimum of three dwelling units per lot. If the parent lot contains sufficient land area, additional dwellings may be added in accordance with WMC 21.31.030(2). However, the configuration of the uses must be in the form of townhouses, stacked flat housing development, and multiple dwelling unit development. Buildings containing only one or two dwelling units are prohibited pursuant to Table 21.21.050.

(b) The allowance for cottage housing development, courtyard housing development, and stacked flat housing development should not be interpreted to:

(i) Limit the placement or arrangement of buildings on a property; or

(ii) Allow more dwelling units per lot than prescribed in WMC 21.31.030 and 21.41.020.

(c) Figure 21.31.050(6) contains illustrations on different dwelling configurations including one-unit, two-unit, three-unit, etc., buildings to assist in interpreting the provisions of this title.

Figure 21.31.050(6) Examples of Residential Building Types.

(Ord. 792 § 18, 2025)

This chapter establishes the development standards applicable to the mass of buildings and structures and the application of setbacks, including height, building coverage, landscaping coverage, floor area ratios, and setbacks from property line. (Ord. 737 § 2 (Att. A), 2022)

When interpreting the tables found in this chapter, the zone districts are located on the vertical columns and the corresponding development standards to each zone are located on the horizontal rows of the tables. (Ord. 737 § 2 (Att. A), 2022)

(1) This section establishes the minimum distance required for any part of a building or structure to be set back from a pertinent property line. Setbacks are measured along a horizontal plane between the closest point of a structure and the pertinent property line (see Figure 21.32.030(1) for measuring setbacks). The measurement of setbacks may be modified as follows:

(a) Where the City has obtained a public access easement for existing or planned sidewalks abutting a public street right-of-way, a setback may be measured from the property line abutting the public street right-of-way and the setback may overlap the public easement;

(b) Where existing or planned street improvements are located within a separate private tract, the setback shall be measured from the property line abutting the private tract; and

(c) Where existing or planned street improvements are located within a private access easement, the setback shall be measured from the edge of the access easement closest to the structure.

Figure 21.32.030(1). Measuring Setbacks

(2) Table 21.32.030(2) establishes the minimum setbacks from pertinent property lines for lots located within residential zones.

(3) Table 21.32.030(3) establishes the minimum setbacks from pertinent property lines for lots located within nonresidential zones.

(4) Zero-Lot-Line Development. In addition to allowances under residential cluster development set forth in WMC 21.92.100, interior setbacks may be modified to allow for zero-lot-line development of a duplex or attached dwelling units provided:

(a) An easement, covenant, or other form of documentation is recorded to ensure the maintenance of the building and common walls;

(b) The dwelling units do not have:

(i) Doors that open directly onto the private yard areas of the other common wall dwellings;

(ii) Windows that are oriented toward such private yard areas unless the windows consist of materials such as glass block, textured glass, or other opaque materials that provide privacy;

(c) The exterior walls of the building containing the duplex or attached dwelling units shall be set back 20 feet in the R-1 zone, and 10 feet in all other residential zones, from the interior property lines that are not shared as joint property lines; and

(d) If zero-lot-line development is included in a land division action, the approximate location of buildings having zero-lot-line development shall be shown on the recorded plat, short plat, or binding site plan.

(5) The following buildings and structures may protrude into setback areas:

(a) Utilities, provided above ground utilities are screened pursuant to WMC 15.39.010(5);

(b) Roof eaves that do not protrude more than:

(i) Eighteen inches into an interior setback area;

(ii) Twenty-four inches into a street setback area;

(c) Chimneys, bay windows, enclosed stair landings, and similar structures, provided:

(i) Protrusions are limited to two per building facade;

(ii) The protrusions are not wider than 10 feet each at their widest point;

(iii) Multiple protrusions on a building facade adding up to more than 10 feet total width shall be separated by a minimum of six feet; and

(iv) The protrusions are not more than 24 inches into an interior setback area, or 30 inches into a street setback area;

(d) Walkways, stairs and steps, and driveways, not including parking spaces, which do not exceed 18 inches above the finished grade may protrude up to the property line;

(e) Paved parking spaces, which do not exceed 18 inches above the finished grade, may protrude into street setbacks required to be greater than 10 feet provided at least 10 feet is maintained between the closest point of the parking space and the street property line;

(f) Uncovered decks and patios provided the structure does not exceed a height of 18 inches above the finished grade may protrude up to the property line;

(g) Covered decks, patios, and porches that do not protrude more than:

(i) Eighteen inches into interior setback areas; or

(ii) Five feet into street setback areas;

(h) Window wells, provided the intrusion is limited to interior setback areas only, that do not project more than six inches above the surrounding finished grade level, and do not protrude more than four feet into the setback area;

(i) Fences and retaining walls which comply with the requirements set forth in WMC 21.40.010;

(j) Irrigation systems at or below finished grade, including yard hydrants, sprinkler heads and similar features that do not exceed 36 inches above the finished grade;

(k) Ramps and similar structures installed to provide access for elderly and/or disabled persons;

(l) Foundation footings where the footing structure does not protrude more than two feet into the setback area and is located entirely below the ground surface;

(m) Ground-based outdoor mechanical equipment, provided:

(i) The protrusion is limited to interior setback areas only;

(ii) The extent of the protrusion of the mechanical equipment at its furthest point is not more than three feet into the setback area;

(iii) The highest point of the mechanical equipment does not exceed eight feet above the surrounding finished grade level;

(iv) The footprint of the protrusion into the setback area is not greater than 50 square feet; and

(v) The mechanical equipment has sight-obscuring screening from abutting properties;

(n) Raised planting bed boxes, which do not exceed 30 inches above the surrounding finished grade, may protrude up to the property line. (Ord. 737 § 2 (Att. A), 2022)

This section establishes maximum height standards for buildings and structures.

(1) Application of maximum height standards are as follows:

(a) Tables 21.32.040(2) and 21.32.040(3) establish the maximum height of buildings and structures in each corresponding zone;

(b) Where Table 21.32.040(3) specifies eligibility for a height bonus, an owner may elect for the height bonus for the zone prescribed in subsection (4) of this section in lieu of the maximum height standard in Table 21.32.040(3); and

(c) Exceptions to building and structure height standards are set forth in subsection (6) of this section.

(2) Residential Zones Maximum Height. Table 21.32.040(2) establishes the maximum height for buildings and structures in residential zones.

(3) Nonresidential Zones Maximum Height. Table 21.32.030(3) establishes the maximum height for buildings and structures in nonresidential zones. See subsection (4) of this section for height bonuses when eligible.

(4) Height Bonus. Where Table 21.32.040(3) identifies eligibility for height bonus, the corresponding height bonus for the zone in this section may be applied in lieu of the maximum height prescribed in Table 21.32.040(3), provided the conditions for the height bonus are satisfied.

(a) Within the Tourist Business zone, the maximum height of buildings and structures may be up to 67 feet if the following conditions are satisfied (see Figure 21.32.040(4)(a)):

(i) The increase in height is authorized by a development agreement approved pursuant to Chapter 21.85 WMC;

(ii) There are no ground floor residential dwelling units in the building;

(iii) One hundred percent of required off-street parking is provided inside of structured parking facilities;

(iv) Public open space is provided pursuant to subsection (4)(d) of this section;

(v) All buildings over 45 feet in height must include providing public benefits prescribed in subsection (4)(e) of this section;

(vi) The total footprint of those portions of each building that is over 57 feet in height cannot exceed 25 percent of the total footprint of the same building, or 3,000 square feet, whichever is greater;

(vii) Those portions of a building over 57 feet in height must incorporate a minimum five-foot stepback from all portions of the building facade of the building story directly below, excluding parapet walls not exceeding eight feet in height measured from the bottom side of the parapet wall to the highest point of the parapet wall; and

(viii) All parts of the building over 57 feet in height are located in a manner that minimizes obstruction of views of a substantial number of properties within a half-mile radius of the building using a visual and viewshed analysis containing the following:

(A) Diagrams and maps showing the viewshed from various site plan perspectives; and

(B) Computer simulations and photographs with graphics depicting the views and appearance to and from various perspectives and nearby lots before and after the building’s construction; and

(C) Such simulations and depictions shall be mutually agreed upon by the Director and the applicant.

Figure 21.32.040(4)(a). TB and T/I Height Bonus

(b) Within the Central Business District (CBD) and General Business (GB) zones, the maximum height of buildings and structures may be up to 57 feet in the CBD zone and 60 feet in the GB zone if the following conditions are satisfied:

(i) One hundred percent of the required off-street parking is provided inside of structured parking facilities; and

(ii) Public open space is provided as prescribed in subsection (4)(d) of this section; and

(iii) Public benefits are provided as prescribed in subsection (4)(e) of this section.

(c) Within the Central Business District zone, as an alternative to the height bonus in subsection (4)(b) of this section, the maximum height of buildings and structures may be up to 75 feet if the following conditions are satisfied (see Figure 21.32.040(4)(c)(ii)):

(i) The increase in height is authorized by a development agreement approved pursuant to Chapter 21.85 WMC;

(ii) The number of stories as defined by the building code projecting above the finished grade does not exceed six;

(iii) The height of buildings and structures over 57 feet are allowed only in the East Frame Design District as prescribed in WMC 21.22.020 and as this design district overlays the Central Business District zone;

(iv) Required off-street parking is provided inside of structured parking facilities, except up to 15 percent of the required nonresidential parking stalls may be located on surface parking facilities;

(v) All buildings above 57 feet in height must have a minimum 67 percent of the indoor gross floor area of the building story at the street level dedicated to commercial and/or professional office uses (these uses do not include administrative office and facilities supporting on-site residential uses); excluded from this calculation are the indoor gross floor area of all street-level parking and loading areas, rooms dedicated to trash and recycling, elevator shafts, and mechanical equipment rooms;

(vi) Public open space is provided as prescribed in subsection (4)(d) of this section;

(vii) Public benefits are provided as prescribed in subsection (4)(e) of this section;

(viii) Those portions of a building facade having a height above 65 feet, and fronting on a street, shall have a stepback from the building facade of the building story directly below as follows (see Figure 21.32.040(4)(c)(i)):

(A) The average depth of the stepback is 10 feet;

(B) The average depth of the stepback is applied to each street building facade separately and is measured only along where the building facade is above 65 feet;

(C) No portion of the stepback depth shall be less than five feet;

(D) Any portion of a building facade above 65 feet in height, which has a stepback greater than 30 feet, shall be calculated as 30 feet for purposes of computing the average stepback; and

(E) Where the building facade above 65 feet in height is interrupted by unenclosed openings in the building story/stories directly below, the portion of the building facade along the unenclosed opening shall not be included in the stepback average.

(ix) The total footprint of those portions of each building that is above 65 feet in height cannot exceed 50 percent of the total footprint of the building, or 3,000 square feet, whichever is more.

Figure 21.32.040(4)(c)(i). Measuring Stepback Average

Figure 21.32.040(4)(c)(ii). CBD 75-foot Height Bonus

(d) Public Open Space for Height Bonus. Where public open space is required for a height bonus, public open space shall be provided as prescribed in Table 21.32.040(4)(d).

(e) Public Benefits for Height Bonus. Where public benefits are required for a height bonus, the project must provide public benefits exceeding public benefits being provided without the height bonus. Public benefits shall be in a form and configuration acceptable to the City. To qualify for a height bonus, at least two or more of the following public benefits shall be provided:

(i) All buildings on which a height bonus applies must obtain a Gold or higher LEED® rating certification;

(ii) Affordable dwellings are provided pursuant to WMC 3.43.050(7)(b) or at a percentage of affordable dwellings and affordability level approved by the City Council;

(iii) Payment of transportation impact fees that are at least 20 percent above those required by Chapter 3.39 WMC for the entire development, or based on 200 average daily trips (ADT), whichever fee payment is greater;

(iv) Pay for and install transportation improvements, which are set forth in the six-year capital improvement plan for which transportation impact fee credits or other forms of City reimbursement are not received, nor which said improvements are required to mitigate for project traffic impacts;

(v) Pay for and install other nonmotorized transportation improvements such as trails, bicycle pathways, etc., for which park impact fees and/or other forms of City reimbursement are not received, and which are not required to mitigate for project impacts;

(vi) Urban public space with amenities, which occupy noticeable areas that can draw people in and are permanently reserved for use by the general public such as plazas, performance areas, and similar spaces that promote social activities, which exceed those that are included under subsection (4)(d) of this section;

(vii) “Exceptional design” is followed for the entire project as defined in WMC 21.11A.060;

(viii) Off-site environmental enhancement projects that are inside the City boundaries which are acceptable to the City and are beyond those required to satisfy other requirements of the Woodinville Municipal Code; and/or

(ix) Other public benefits, which are acceptable to the City, which are beyond those required for the project to satisfy other requirements of this code, provided at least one of the above listed public benefits is provided. The Director may seek advice from the Planning Commission Design Review Committee established pursuant to WMC 21.33.060 in determining other acceptable public benefits.

(5) Measuring Building and Structure Height. The methods for measuring height in this subsection are applied in combination with the maximum height standards in subsections (2), (3) and (4) of this section.

(a) Pursuant to WMC 21.11A.090, “height” is the vertical distance measured from the designated grade elevation to the highest point of a structure or as otherwise allowed, excluding elements specifically exempt from height calculations.

(b) Building height shall be measured from the average designated grade measured six feet away from the outer walls of the building to the highest point of the coping of a flat roof, or to the deck line of a mansard/gambrel roof, or the average height of the highest vertical/incline triangle of a gable/hip pitch roof. See Figure 21.32.040(5)(b).

(c) The average designated grade is determined by delineating the smallest square or rectangle consistent with subsection (5)(b) of this section, which can enclose the building or structure and then averaging the elevations taken at the midpoint of each side of the square or rectangle, provided the measured elevations do not include berms or other raised ground areas that in the Director’s opinion are intended only to raise the average designated grade. See Figure 21.32.040(5)(c).

(d) The height of structures, excluding buildings and wireless service facilities (see definition of “height, wireless service facilities” in WMC 21.11A.090), shall be measured from the lowest point of the designated grade abutting the structure to the highest point of the structure.

(e) Excluding the Tourist Business and Tourist Industrial zones, the designated grade for measuring height shall be finished grade. Within the Tourist Business and Tourist Industrial zones, the designated grade shall be existing grade.

Figure 21.32.040(5)(b). Measuring Highest Point

Figure 21.32.040(5)(c). Measuring Average Designated Grade

(6) Building and Structure Height Exceptions. The following structures may be erected above the height limits set forth in subsections (2), (3) and (4) of this section.

(a) Rooftop appurtenances housing or screening HVAC equipment, mechanical or elevator equipment, roof access stair enclosures, and similar equipment or appurtenances required for building operation and maintenance;

(b) Chimneys, skylights (not cupolas), and rooftop vents;

(c) Fire or parapet walls not exceeding four feet above the maximum height standard;

(d) Solar panels not exceeding six inches above the maximum height standard on a flat roof, or above the highest point of a pitched roof;

(e) Spires, belfries, and domes of religious facilities not intended for human occupancy;

(f) Flagpoles, provided the flagpole does not exceed:

(i) Forty-five feet above the existing grade;

(ii) The widest point of the pole is 12 inches; and

(iii) The flagpole is used for noncommercial purposes;

(g) Wireless communication facilities approved pursuant to Chapter 21.45 WMC;

(h) Pitched roofs, including hip, gable and shed roofs, but excluding mansard and gambrel roofs, that satisfy the following (see Figure 21.32.040(6)):

(i) The space created by the pitched roof is either not designed for human habitation (e.g., attic), or is open to the floor below onto rooms having a minimum of seven-foot-tall vertical walls; and

(ii) The highest point of the roof does not exceed 10 feet above the maximum height standard;

(iii) The pitch of the roof does not exceed a slope of one-foot rise over a two-foot run, except a greater slope may be approved as part of a design review process departure pursuant to Chapter 21.34 WMC; and

(i) Special architectural features integral to the design and function of the building such as bell towers, windmills, and food silos, which are (i) approved by the Director, (ii) are not designed for human occupancy, and (iii) do not exceed 80 feet above the designated grade. The Director may attach conditions such as limiting structure widths, incorporating additional design features, etc., to ensure such architectural features fit within the scale and character of surrounding properties.

(j) Exceptions specifically granted elsewhere in this code.

Figure 21.32.040(6). Pitched Roof Height Exception

(Ord. 739 § 1, 2022; Ord. 737 § 2 (Att. A), 2022)

This section establishes building coverage, landscaping coverage, and floor area ratios standards.

(1) Residential Zone Standards. Table 21.32.050(1) establishes the maximum building coverage and minimum landscaping coverage for buildings and lots in residential zones.

(2) Nonresidential Zone Standards. Table 21.32.050(2) establishes the maximum building coverage, minimum landscaping coverage, and maximum floor area ratio for buildings and lots in nonresidential zones.

(3) Bonus Residential Floor Area Ratio. Within the Central Business District zone:

(a) A development may qualify for a maximum residential floor area ratio of 2:1 (floor/lot area square feet) if:

(i) Two or more public benefits from Category I of Table 21.32.050(3) are provided having a total cost of at least one percent of the building permit valuation of the buildings in the development; and

(ii) The public benefits being provided must be beyond those required for the project to satisfy other requirements of this code without the residential floor area bonus; and

(iii) The public benefits must be in a form and configuration accepted by the Director; or

(b) A development may qualify for a maximum residential floor area ratio of 2.5:1 (floor/lot area square feet) if:

(i) The residential floor area ratio is authorized by a development agreement approved pursuant to Chapter 21.85 WMC;

(ii) The conditions set forth in subsection (3)(a) of this section are satisfied; and

(iii) At least one of the public benefits in subsection (3)(a)(i) of this section is provided from Category II of Table 21.32.050(3) in a form and configuration accepted by the City.

(4) The maximum building coverage in Table 21.32.050(2) for residential development may be exceeded if the following are satisfied:

(a) The increase in building coverage is authorized by a development agreement;

(b) Public benefits are provided beyond those prescribed in WMC 21.42.030(5) and (6); and

(c) The City Council finds the merits of the public benefits provided in WMC 21.32.050(4)(b) are comparative to the additional development enabled by the increase in building coverage. (Ord. 792 § 19, 2025; Ord. 756 § 1, 2023; Ord. 737 § 2 (Att. A), 2022)

(1) The overall purpose of these commercial design standards is to help implement the City’s Comprehensive Plan vision:

Woodinville is a safe, friendly, family-oriented community that supports a successful balance of neighborhoods, parks and recreation, tourism, and business. We have preserved our Northwest woodland character, our open space, and our clean environment. We have enhanced our ability to move freely throughout the community by all modes of travel. Woodinville is a pleasant place in which to live, work, play, and visit, with a compact, inviting downtown that is attractive and functional.

(2) More specifically, the purposes of these commercial design standards are to guide development in a manner that is not only functional, but also aesthetically pleasing, promotes social and economic vitality, and fosters an enhanced sense of safety, comfort, interest and identification between people and their environment. Additionally, the purpose of these commercial design standards is to encourage development that meets the goals and policies of the City of Woodinville Comprehensive Plan for community design. These goals are:

(a) Goal CD-1: To promote an image of a visually cohesive community to residents and visitors.

(b) Goal CD-2: To maintain the Northwest woodland character and heritage of Woodinville.

(c) Goal CD-3: To promote quality design that preserves and enhances the character of Woodinville.

(d) Goal CD-4: To create pedestrian-friendly environments in Woodinville.

(e) Goal CD-5: To encourage the arts as a vital contributor to community design. (Ord. 737 § 2 (Att. A), 2022)

(1) All new construction within the CBD, O, TB, GB, and NB zones shall be subject to the design standards in this chapter.

(2) Alteration of any structure that affects its exterior appearance shall be subject to design review under this chapter.

(3) The City has established two thresholds to gauge the extent the requirements of this chapter shall be applied based on what is practical and reasonable for that level of improvement.

(a) If 50 percent or more of a building or structure subject to design review is altered within a period of three years, the structure shall be subject to the applicable requirements that do not involve repositioning the building or reconfiguring site development as determined by the Director.

(b) If less than 50 percent of a building or structure subject to design review is altered within a period of three years, the requirement is only that the proposed improvements meet the standards and/or guidelines and do not lead to further nonconformance with the standards and guidelines. For example, if a property owner decides to replace a building facade’s siding, then the siding shall meet the applicable exterior building material and color standards and/or guidelines, but elements such as building modulation would not be required.

(4) Where the design standards reference specific design districts, see Chapter 21.22 WMC for a description and the boundaries of these design districts. (Ord. 737 § 2 (Att. A), 2022)

The City Council may authorize the Director to approve departures from the standards set forth in this chapter where such departures are not explicitly prescribed by this chapter, provided:

(1) The departures are consistent with and substantially implement the objectives, concepts and guidelines set forth in the “Downtown Vision and Illustrative Guide: June 2018” approved by the City Council pursuant to Resolution No. 524; and

(2) A development agreement is obtained pursuant to Chapter 21.85 WMC and substantial compliance with the “Downtown Vision and Illustrative Guide” is included in the terms of the development agreement; and

(3) The applicant submits with their application for design review specific identification of proposed departures from those commercial design standards set forth in this chapter in favor of specific identified provisions of the “Downtown Vision and Illustrative Guide: June 2018.” (Ord. 737 § 2 (Att. A), 2022)

(1) When there is a conflict between these design standards and other City plans, policies, and regulations, the most specific standard, guideline, or regulation shall apply, as determined by the Director. For example, this title provides for a minimum street setback of 10 feet in commercial districts, whereas the design standards allow buildings to be placed on the front property line as long as they meet certain design requirements. While the design standards herein are less restrictive in this case, they are more specific in that they allow for zero setbacks if certain conditions are met. (Therefore, the Director will determine that they apply.)

(2) Each section of the design standards contains a list of “intent” statements followed by “design principles” and subsequent implementing measures. Specifically:

(a) Intent statements are overarching objectives. For example, the intent statement for the “building corners” section is to “create visual interest and increased activity at street corners.” Project applicants must be able to demonstrate how their project meets the intent, to the Director’s satisfaction.

(b) Design principle statements describe broad actions that are necessary to achieve the intent.

(c) A collection of standards implements the design principles. Specifically:

(i) Standards that use words such as “shall,” “must,” “is/are required,” or “is/are prohibited” signify required actions.

(ii) Some standards take a “toolbox” approach, in that a development may be required to include at least two design elements from a large list of options.

(iii) Standards using words such as “should” or “is/are recommended” signify recommended actions that are meant to be applied with some flexibility. Development projects must comply with such measures unless the development proposal meets the intent in some other manner, as determined by the Director.

(d) Furthermore, the document contains some specific standards that are easily quantifiable, while others provide a level of discretion in how they are complied with. In the latter case, the applicant must demonstrate to the Director, in writing, how the project meets the intent of the standard. (Ord. 737 § 2 (Att. A), 2022)

The following procedures shall be applied in combination with the procedures set forth in Chapters 21.80 through 21.84 WMC.

(1) When an applicant submits a development application that triggers design review, the design review shall be combined with review of the applicable permit application consistent with WMC 21.80.040, unless the applicant requests a standalone design review process.

(2) No project approval shall be granted, no building permit issued, and no construction shall begin until the design review decision becomes final pursuant to WMC 21.80.190.

(3) With submittal of the building permit application, the Director shall determine that the final design is consistent with the issued design decision. (Ord. 782 § 10, 2025; Ord. 737 § 2 (Att. A), 2022)

(1) The Planning Commission Design Review Committee shall review and make a recommendation to the Director on all proposed design reviews involving a request for a Director-authorized departure from the design standards.

(2) The review and recommendation of the Design Review Committee shall be based on whether the proposal is consistent with the intent statements applicable to the design standard for which the departure is requested. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. People experience the City from streets. Streets are some of the vital spaces that bind the community together and allow for various modes of movement within the City. The intent for street fronts is:

(a) To create an active, safe pedestrian environment;

(b) To enhance commercial areas and to establish visual identity for each area;

(c) To reflect a small village tradition in structures;

(d) To unify streetscapes;

(e) To improve circulation, including options for pedestrians, bicycles, and vehicles;

(f) To enhance the visual character of streets within commercial areas;

(g) To encourage garden-type landscaping elements as a unifying feature; and

(h) To enhance the visibility of commercial uses from the street.

Figure 1. An example of development that meets frontage requirements for pedestrian-oriented streets.

(2) Pedestrian-Oriented Street Design Principle. Relate development to designated pedestrian-oriented street frontages. All development for properties fronting on a designated “pedestrian-oriented street,” as defined in WMC 21.11A.170, shall include the following features: site planning measures to define the street edge; encourage pedestrian access amenities; and support the commercial area’s design purpose stated in WMC 21.33.010.

Streets within the Downtown and Little Bear Creek Corridor study area shall comply with the provisions of subsection (4) of this section. The following streets are designated as pedestrian-oriented streets:

• NE 175th Street;

• 135th Avenue NE;

• 133rd Avenue NE;

• 138th Avenue NE;

• 140th Avenue NE.

Developments on pedestrian-oriented streets must adhere to the following standards, unless the Director determines that they prevent viable site development:

(a) Buildings shall orient to the street in one of the following ways:

(i) The building shall abut the sidewalk (including any setback required to achieve a wider sidewalk) and shall include a pedestrian-oriented facade; or

(ii) The building shall be set back from the sidewalk edge a minimum of five feet with either pedestrian-oriented space as described in WMC 21.33.260, or garden area landscaping as described in subsection (2)(c) of this section between the sidewalk edge and the building front.

(b) Pedestrian-oriented facades shall include:

(i) Transparent window areas or window displays along at least 75 percent of the ground-floor facade. The window area must cover the area between two feet and eight feet above the sidewalk or walkway surface; and

Figure 2. An example of a pedestrian-oriented facade.

(ii) Weather protection at least six feet wide along at least 75 percent of the building’s front face. Wider weather protection features are encouraged to provide for outdoor seating areas such as in Figure 3. The weather protection may be in the form of awnings, marquees, canopies, or building overhangs (see Figure 3). Gaps in the covering allow for visual variety in the facade through the use of architectural features and/or landscaping components.

Figure 3. Examples of weather protection features. Weather protection features that are eight feet or wider, shown at right, can protect outdoor seating areas.

(c) Garden Area Landscaping Standards. The garden landscaping shall incorporate landscaping that adds seasonal color and interest and does not act as a visual barrier. Such areas should incorporate a variety of plant types that feature a range of colors and textures that provide visual interest from the sidewalk. Grass is acceptable only if combined with other plantings that provide seasonal interest and meet the intent of this section. English ivy and other nonnative, invasive plants are prohibited in this space. Plant types should be appropriate to the Pacific Northwest climate. Native and drought tolerant plants are preferred. The garden area shall be designed and maintained to provide clear visibility between storefront windows and the street.

(d) The front facade of buildings separated from the sidewalk edge by at least five feet of pedestrian-oriented space or garden area landscaping shall adhere to the standards for pedestrian-oriented facades (according to subsection (2)(b) of this section) or adhere to the following standards:

(i) The building must include transparency along at least 50 percent of the ground-floor facade between four and eight feet above the sidewalk. For buildings with ground-floor residential units, the Director may reduce the transparency requirement, provided the design treatment meets the intent of the standards.

(ii) Weather protection at least six feet deep is required over the entry. Such elements can project into front setback areas.

Figure 4. An example of incorporating a small garden area between the sidewalk and the building.

Figure 5. A variety of “garden” type landscaping configurations and designs that would be appropriate for areas between the sidewalk and a building on a pedestrian-oriented street.

(e) Building entries must have direct access to the public sidewalk. Such entries should face the street to the extent possible. Where entries are located on the side of the building, they must be visible from the street and connected by a pedestrian pathway. See Figures 2 and 3 for examples.

(f) Parking shall be located behind structures, away from pedestrian-oriented streets. On sites that front on two or more pedestrian-oriented streets and where the Director determines that there are no reasonable alternatives, parking and vehicle access areas may occupy no more than 50 percent or 65 feet of the street frontage, whichever is less. The Director will determine on which street frontage the parking may be allowed consistent with the intent statements in subsection (1) of this section. Parking lots may not be located at a corner that faces on a pedestrian-oriented street.

Figure 6. Parking location and configuration options.

(g) If allowed, parking lots next to pedestrian-oriented streets shall be screened from the sidewalk by one of the following methods:

(i) Provide a minimum five-foot-wide planting bed that incorporates a continuous three-foot-tall wall. The planting bed shall be in front (street side) of the wall and feature Type 3 landscaping in accordance with WMC 21.36.060. Alternative landscaping schemes will be considered by the Director, provided they meet the intent of the guidelines. The wall shall be constructed of brick, stone, decorative concrete or concrete block, or other permanent material that provides visual interest and helps to define the street edge, as determined by the Director. See Figure 7 for an example.

Figure 7. Parking lot planting buffer with low wall.

(ii) Provide an elevated planter that is a minimum of five feet wide and between two and three feet in height. Ledges that are approximately 12 inches in width are encouraged, as they can double as a seating area. The planter must be constructed of masonry, concrete or other permanent material that effectively contrasts with the color of the sidewalk and combines groundcover and annuals, perennials, ornamental grasses, low shrubs, and/or small trees that provide seasonal interest and winter greenery, as determined by the Director. See Figure 8 as an example.

Figure 8. Elevated parking lot planting buffer.

Both options in subsections (2)(g)(i) and (ii) of this section feature plantings to maintain eye level visibility between the street/sidewalk and parking area for safety. This means that shrubs and other low plantings should be maintained below three feet in height, while trees (once they achieve taller heights) should generally be trimmed up to the eight-foot level. See Figure 9. The planting beds in both options shall be irrigated unless the Director determines it is not necessary for the plant materials selected.

Figure 9. Parking lot planting buffers shall emphasize the 3:8 rule for visibility and safety.

(h) Parking structures located adjoining to pedestrian-oriented streets and other streets noted in subsection (4) of this section shall be designed with ground level commercial space fronting on the street consistent with standards herein. Such commercial space shall be at least 30 feet deep. Vehicular entrances and other ground-floor openings of the parking garage are allowed only if the Director determines no other configuration is feasible. Openings and entries for structured parking shall not count as transparent window area for the purpose of determining transparency requirements set forth herein.

(i) If insufficient right-of-way exists to allow for 12 feet of public sidewalk, set the building back sufficiently to provide at least 12 feet of walking surface according to WMC 21.33.230(2)(a), Sidewalks, Size and Materials. (For Downtown and Little Bear Creek Corridor, see subsection (4) of this section for sidewalk dimensions and requirements.)

Figure 10. Where insufficient right-of-way exists, set buildings back sufficiently to meet minimum sidewalk width standards.

(j) No large item display areas are permitted (e.g., auto sales) in the front yard area. Sidewalks shall not be enclosed as building space for retailing. Small, temporary displays for items such as groceries, hardware, nursery stock, books, etc., may be allowed, provided the display does not unduly impede pedestrian sidewalk traffic. Large items, such as potting soil and compost bags, are not allowed.

(k) The Director may permit departures from the specific standards if he/she determines that public benefit can be achieved in terms of the intent described above. The applicant must demonstrate that there is a compelling reason to depart from specific standards and that the departure will result in increased pedestrian activity and visual interest along the street.

(3) Non-Pedestrian-Oriented Street Design Principle. Relate development to street fronts for streets that are not designated as pedestrian-oriented streets. These standards do not apply to streets in the Downtown and Little Bear Creek Corridor (see subarea in Chapter 21.22 WMC). See subsection (4) of this section for the Downtown and Little Bear Creek Corridor.

All development on streets not designated as pedestrian-oriented streets shall include site planning measures to create an attractive street edge, accommodate pedestrian access, and support the applicable design objectives stated in the Comprehensive Plan. Developments must adhere to the following standards unless the Director determines that they prevent viable site development.

(a) Developments must provide the following amenities near the sidewalk:

(i) Physically define the street edge with building(s), landscaping, or other features as approved by the Director;

(ii) Parking lots adjacent to sidewalks shall provide one of the options in subsection (2)(g) of this section or a 10-foot-wide landscape screening buffer consisting of Type 3 landscaping in accordance with WMC 21.36.060;

(iii) Provide sufficient room for a sidewalk at least eight feet wide if there is not space in the public right-of-way; and

(iv) Provide direct access to building fronts from the sidewalk. Preferably, these areas should be separate from the parking lot. If access traverses the parking lot, then it should be raised and/or specially marked.

(b) Buildings are encouraged to be located adjoining to the sidewalk. Such buildings must feature a pedestrian-oriented facade and weather protection at least four feet, six inches wide along at least 75 percent of the building’s front face. The weather protection may be in the form of awnings, marquees, canopies, or building overhangs (see Figures 2 and 3).

(c) Developments should use the architectural elements of a building and landscaping to highlight and define the entrance, particularly where the entrance is set back off the street.

Figure 11. Provide sufficient room for a sidewalk at least eight feet wide on streets that are not designated as pedestrian-oriented streets.

(4) Downtown and Little Bear Creek Corridor Site Planning – Relationship to Street Front.

(a) Street Orientation Requirements Matrix. Development in the Downtown and Little Bear Creek Corridor (see subarea in Chapter 21.22 WMC) shall adhere to the standards in Table 21.33.110(1). If there is a conflict with other provisions of these standards, the Director shall determine the governing provision.

(b) Parking Lot Screening Along Streetscapes in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC).

(i) If allowed, parking lots abutting streets in the Downtown and Little Bear Creek Corridor shall be screened from the sidewalk according to the standards in subsection (2)(g) of this section, unless otherwise noted in subsections (4)(b)(i) through (vi) of this section.

(ii) Parking lots abutting 138th Ave NE/Garden Way NE shall be screened from the sidewalk with a 20-foot-wide landscaped screening buffer. This can consist of either:

(A) A berm raised at crown at least two feet above sidewalk grade. The landscaping shall consist of Type 3 landscaping in accordance with WMC 21.36.060. Fifty percent of the required shrubs and groundcover shall exhibit decorative flowers or foliage;

(B) An alternative design, as approved by the Director, that meets the following intent:

(1) Continuous screen three feet high;

(2) Attractive streetscape with a variety of decorative planting;

(3) Attractive stormwater features such as a rain garden or biofiltration swale;

(iii) Parking lots abutting Little Bear Creek Parkway NE, NE 171st Street, and NE Woodinville-Duvall Road shall be screened with a 15-foot-wide area of Type 2 landscaping in accordance with WMC 21.36.060;

(iv) Parking lots, parking garages, vehicle circulation, and service areas abutting Woodin Creek, or its critical areas buffer, must be screened from the creek corridor with at least a 10-foot-wide area of Type 1 landscaping in accordance with WMC 21.36.060. Buildings with storefronts or residential units directly facing Woodin Creek or its critical areas buffer do not require screening;

(v) Parking lots abutting streets not noted in subsections (4)(b)(i) through (iv) of this section and in the Downtown and Little Bear Creek Corridor, where allowed, shall provide one of the options described in subsection (2)(g) of this section or a 10-foot-wide landscape screening buffer consisting of Type 3 landscaping in accordance with WMC 21.36.060;

(vi) Alternate Street Front Landscaping Requirements. The Director may allow alternate landscape screening standards if he/she finds that the intent of the guidelines is met.

(c) The ground floor of any parking garage facing a sidewalk in the Downtown and Little Bear Creek Corridor, where allowed, shall be fully screened with 10-foot-wide area of Type 1 landscaping in accordance with WMC 21.36.060.

(d) Setbacks for Street Improvements. The Director may require that buildings and other site improvements be set back from the street right-of-way to allow for street improvements such as sidewalks, bike lanes and parking lanes. Table 21.33.110(2) indicates the City’s general intent for street configuration on each street. It is included only as an informational guide. Actual street configuration may vary as design progresses or with specific locations.

(e) Businesses with drive-through access are prohibited in the Pedestrian Core Design District as prescribed in Chapter 21.22 WMC.

(f) Entries. All buildings shall have at least one public entry directly facing the street with an eight-foot-wide minimum walkway between the sidewalk and the street. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To provide functional and visual compatibility between adjacent properties.

Figure 12. Provide landscape screening along property lines adjacent to incompatible uses.

(2) Design Principle. Minimize visibility and impacts of service areas. Specifically:

(a) Landscape screening, buffers, or other forms of screening must be provided along property lines adjacent to incompatible uses. Incompatible uses include outdoor storage areas adjacent to any other use, service areas adjacent to any other use, and commercial development adjacent to a residentially zoned or developed property.

(i) Provide a landscaped buffer along interior lot lines per the requirements of WMC 21.36.070.

(ii) New development shall provide enclosures for recyclable and garbage collection points per WMC 21.40.020.

(iii) Where outdoor storage is greater in size than 120 square feet and abuts another commercial area or industrial use, 10-foot-wide Type 2 landscaping shall be provided in accordance with WMC 21.36.060.

(iv) Integrate outdoor storage areas and loading facilities into the site design to minimize their size, reduce visual impact, and, where appropriate, allow for pedestrian and vehicular movement between sites.

(b) Modifications may be allowed by the Director where site or development conditions are present that reduce or eliminate the need for landscaped screening. Examples include scenarios where a zero-lot line fire wall is present next door or where changes in topography between the residentially zoned or developed property and adjoining property are significant and thus warrant no screening or reduced screening. The Director may waive screening requirements if shared parking advantage and/or other landscaping is approved.

(3) Design Principle. Provide side and rear design options that enhance the area’s pedestrian environment and the setting for development. Specifically, applicants shall incorporate one or more of the following design options into the site:

(a) Provide a zero-lot line fire wall for commercial or mixed-use developments where allowed by the applicable zoning district. This configuration provides for the maximum use of property. Project applicants are encouraged to consider the design implications to the adjacent property.

(b) Provide a shared internal drive or public street/alley along the property line. This configuration may be required by the City for large sites (two-plus acres) where there is a strong need for internal connectivity. Depending on the status of the adjacent property, this may be a partial roadway along the property line or a complete roadway entirely within the subject property. This determination will be made by the Director. Where the roadway is constructed entirely within the subject property, at least a five-foot-wide area of Type 1, 2, or 3 landscaping in accordance with WMC 21.36.060 shall be provided between the road and the property line.

(c) Provide a trail or other internal pathway along the property line. Trails that span the property line require written approval from the adjacent property owner. Other trails require at least a five-foot-wide area of Type 3 landscaping in accordance with WMC 21.36.060 between the trail and the property line.

(d) Retain existing native or desirable mature vegetation along the side or back property line.

(e) Provide a six-foot-tall wood or masonry fence and/or at least a five-foot-wide area of Type 1 or 2 landscaping in accordance with WMC 21.36.060 along the side and/or rear property line(s). These options may be used only where options in subsection (3)(a), (b), (c), or (d) of this section are not viable, as determined by the Director based on the applicable uses and views between properties.

(f) Other treatments that meet the intent of the standards as approved by the Director. Factors that must be considered in determining the appropriate treatment include lot sizes and established neighborhood patterns, applicable uses, connectivity, environmental conditions, and desired level of privacy.

(g) A rain garden or other low impact development measure may be incorporated as part of the treatments above.

Figure 13. Side and rear yard design treatments.

(4) Design Principle. Enhance solar access and privacy for residential uses along rear and side yards. Specifically:

(a) Buildings or portions thereof containing dwelling units whose solar access is only from the applicable side of the building (facing towards the side property line) shall be set back from the applicable side or rear property lines at least 15 feet; see Figure 14.

(b) Transparent windows shall occupy no more than 10 percent of any facade within 15 feet of the side or rear property line facing an adjoining property where either property’s residential privacy may be compromised. The Director may waive this requirement where he or she finds that it achieves no practical increase in privacy.

(c) Balconies shall be set back at least 10 feet from side or rear yard property lines separating adjoining residential or mixed-use properties. Balconies or rooftop decks within 15 horizontal feet of a side property line must utilize opaque guard rails to minimize impacts to privacy on adjoining properties.

Figure 14. Solar access and privacy standards for multifamily residential buildings along side/rear yards.

Figure 15. Internal walkway example between different multifamily developments.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage project designers to coordinate design standard requirements into an innovative organizational scheme, such as a “village green,” “small town grid,” “pedestrian square,” “perimeter walk,” etc., that integrates the new development into the existing/proposed structure and creates a pedestrian-oriented focus.

In addition to other requirements, the intent of multiple building/large lot development standards is:

(a) To reduce negative impacts to adjoining properties;

(b) To take advantage of special opportunities to create a composition of buildings and landscape features;

(c) To enhance pedestrian and vehicular circulation;

(d) To encourage transit use;

(e) To provide usable open space;

(f) To create focal points for pedestrian activity for developments; and

(g) To enhance the visual character of the community.

(2) Multibuilding/Large Lot Development Design Principle. Take advantage of special opportunities to mitigate impacts of multiple building and large developments (sites over two acres) through implementing measures such as the following:

(a) The site planning for all developments must demonstrate a unifying, organized design that:

(i) Incorporates open space and landscaping as a unifying element (see WMC 21.33.260, Pedestrian activity and plazas, and Chapter 21.36 WMC, Landscaping);

(ii) Where possible, incorporates screening, environmental mitigation, utilities, and drainage as positive elements (example: create a “natural” open space or wet pond as a site feature to accommodate surface water runoff); and

(iii) Provides pedestrian paths or walkways connecting all businesses and the entries of multiple buildings as required by WMC 21.37.130.

(b) Provide pedestrian paths from/to all transit stops through commercial areas to residential areas within 1,200 feet of the site.

(c) Enhance transit stops by providing rider convenience and amenities such as weather protected seating, newspaper dispensers, postal boxes, automated teller machines (ATMs), and small vendor spaces.

(d) Integrate pedestrian accommodations for transit stops into the development of public and private streets, in addition to WMC 21.37.110.

(e) Integrate on-site pedestrian circulation with adjoining right-of-way activity and development.

(f) Provide on-site pedestrian-oriented space at the following ratio: one percent of applicable lot area plus one percent of nonresidential floor area.

Figure 16. Illustrating how much pedestrian-oriented space would be required for a typical grocery store served by surface parking.

(3) Large Format Retail Store Design Principle. In the design of the building and site layout, mitigate the impacts of large format retail stores containing over 60,000 gross square feet through the application of the following measures:

(a) Provide centralized and visible pedestrian-oriented space at a ratio of one percent of applicable lot area plus one percent of nonresidential floor area, said space to include accessible covered seating (under canopy, awning, pergola, sheltering roof, or other similar architectural feature), landscaping and a water feature or public art;

(b) Provide roofline treatments to break down the size of the buildings;

(c) Provide 15-foot-wide Type 3 landscape buffer in accordance with WMC 21.36.060 between sidewalk and nonpedestrian-oriented facade. The Director may approve a reduction in the width of the landscape buffer to not less than five feet upon demonstration that the intent of this section and the design principle of this subsection (3) have been fulfilled within the parcel;

(d) Provide 15-foot-wide Type 3 landscape buffer in accordance with WMC 21.36.060 between sidewalk and on-site parking. The Director may approve a reduction in the width of the landscape buffer to not less than five feet upon demonstration that the intent of this section and the design principle of this subsection (3) have been fulfilled within the parcel;

(e) Provide on-site pathway along building facade at least 12 feet in width and include street trees;

(f) Minimize access points from public street onto site;

(g) Screen service areas with landscaping and solid wall or fence;

(h) Provide parallel parking along major access roads located on site;

(i) Provide an enhanced building entry;

(j) Provide landscaped, raised pedestrian pathways; pedestrian-scaled lighting and sheltering roofs through parking areas as required in WMC 21.37.130, Pedestrian circulation and access (see Figure 37, Parking lot pathway configuration, also Figures 114 and 115 in WMC 21.33.380, Northwest woodland character design standards illustrative guide);

(k) Include uses that will expand the range of activities in downtown. Such uses might include a cultural or performing arts facility, public assembly area, and similar uses that will encourage pedestrian activity and/or support for other business or community activities;

(l) Other significant features that exceed the development standards and regulations.

Figure 17. An example of a multiple building/large lot development that incorporates the implementation measures in this section.

Figure 18. Another large site development example incorporating many of the implementation measures in this section.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To minimize adverse visual, olfactory, or auditory impacts of mechanical equipment and service areas at ground and roof levels; and

(b) To encourage more thoughtful siting of trash containers and service areas.

Figure 19. Locate service elements to reduce impacts on the pedestrian environment.

(2) Design Principle. Reduce impacts of refuse containers and storage areas. Implementation measures:

(a) Service areas (loading docks, trash containers, compactors, mechanical equipment, and storage yards) shall be located to avoid negative visual, auditory (noise), olfactory, or physical impacts on the street environment and adjoining residentially zoned or developed properties.

(b) Refuse containers are not to be visible from the sidewalk and adjacent properties. Acceptable materials include brick, concrete block, stone, or wood. Cyclone fencing is prohibited. The sides and rear of the enclosure shall be screened as described in WMC 21.40.020.

(c) Buildings in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC) with 30 or more dwelling units or nonresidential buildings with a gross building floor area over 30,000 square feet shall have an interior service and trash room sufficient to house refuse containers for building uses.

Figure 20. Acceptable service enclosure example.

Figure 21. Unacceptable example of a service enclosure with cyclone fencing.

(d) Screened trash containers shall be a minimum of 44 feet from the wall of any structure where there is access to the structure for the public.

(e) Mechanical equipment should be located and screened at ground level and attached to structures to reduce visual impacts from streets and adjoining properties.

(f) Service areas should be located and screened to reduce adverse sensory impacts.

(g) Roof-mounted mechanical equipment should be located and screened so the equipment is not visible within 150 feet of the structure when viewed from the ground level of adjoining properties. Match the color of roof-mounted equipment with the exposed color of the roof to minimize visual impacts when equipment is visible from higher elevations nearby.

(h) Utility Meters, Electrical Conduit, and Other Service Utility Apparatus. These elements shall be located and/or designed to minimize their visibility to the public. Project designers are strongly encouraged to coordinate with applicable service providers early in the design process to determine the best approach in meeting these standards. If such elements are mounted in a location visible from the street, pedestrian pathway, common open space, or shared auto courtyards, they shall be screened with vegetation or by architectural features.

Figure 22. Examples of how to screen roof-mounted mechanical equipment.

Figure 23. Preferred and disfavored utility meter configurations. The examples on the left are consolidated and somewhat screened by landscaping elements, whereas the right examples are exposed and degrade the character of these townhomes.

(Ord. 737 § 2 (Att. A), 2022)

The intent of the standards for outdoor sales lots is to reduce the visual impact of outdoor storage of vehicles or other outdoor sales items, and to encourage the use of landscaping and other site features to improve the site aesthetics. The following standards shall be satisfied for outdoor sales lots:

(1) Buildings should be located abutting the street, in accordance with WMC 21.33.110. The outdoor sales area is encouraged to be to the rear of the main building.

(2) Outdoor sales lots adjacent to streets shall be screened from any street and/or sidewalk by one of the following methods:

(a) Provide a five-foot-wide planting bed that incorporates a continuous three-foot-tall wall. The wall shall be constructed of brick, stone, decorative concrete or concrete block, or other permanent material that provides visual interest and helps to define the street edge, as determined by the Director. The landscaping shall provide a continuous row of shrubs, trees spaced 25 feet on center, and groundcover that provides continuous coverage within five years.

(b) Provide an elevated planter that is a minimum of five feet wide and between two and three feet in height. The ledges shall be a minimum of six inches in depth. The planter must be constructed of masonry, concrete or other permanent material that effectively contrasts with the color of the sidewalk and combines groundcover and annuals, perennials, ornamental grasses, low shrubs, and/or small trees that provide seasonal interest and winter greenery, as determined by the Director.

(c) Provide a 15-foot-wide area of Type 2 landscaping in accordance with WMC 21.36.060.

For all of the options above, eye level visibility between the street/sidewalk and parking area shall be maintained for safety. This means that shrubs and other low plantings should be maintained below three feet in height, while trees (once they achieve taller heights) should generally be trimmed up to the eight-foot level. See Figure 9. The planting beds in both options shall be irrigated unless the Director determines it is not necessary for the plant materials selected.

(3) Outdoor sales lots directly abutting a critical area or critical area buffer shall provide a minimum 10-foot-wide area of Type 1 landscaping in accordance with WMC 21.36.060 outside the buffer.

(4) Lighting for outdoor sales lots shall include fixtures that are nonglare and mounted no more than 25 feet above the ground, with lower fixtures preferable so as to maintain a human scale. Requests for higher lighting fixtures may be considered with the approval of the Director. All fixtures shall be fitted with a full cut-off shield.

(5) Access from streets to outdoor sales lots may be restricted to no more than one entrance lane and one exit lane per 300 linear feet of property as measured horizontally along the street face.

(6) Pedestrian access through outdoor sales lots is required. For this access, provide landscaped, raised pedestrian pathways, pedestrian-scaled lighting and sheltering roofs through sales lot areas. A minimum of one pathway shall be provided. Additional pathways may be required, pursuant to WMC 21.37.130. Pathways shall be designed in accordance with WMC 21.37.130.

(7) Landscaping for sales lots shall meet the requirements for parking lot landscaping in WMC 21.36.080. A minimum of 15 percent of the site, excluding any area within critical areas or buffers, must be landscaped. (Ord. 737 § 2 (Att. A), 2022)

The intent of the standards for gasoline service stations is to protect and enhance the character and quality of commercial districts and adjacent neighborhoods where these stations are allowed; provide for safe pedestrian access; create high quality gasoline service stations in architecture and site design; and maintain and strengthen a recognizable identity and character unique to Woodinville. The following standards shall be satisfied for fuel service stations in the Central Business District and General Business zones:

(1) Building design shall meet the design standards requirements of this chapter, and the following standards:

(a) All portions of a building should express consistent architectural detail and character. All site walls, screen walls and pump island canopies and other outdoor covered areas should be architecturally integrated with the building by using similar material, color, and detailing.

(b) Buildings should be located abutting the street, in accordance with WMC 21.33.110. The pump islands are encouraged to be to the rear or the side of the main building. Where the pump islands are located abutting the street, a vertical trellis or screen of not less than 30 inches, with climbing vines or other approved screening materials, shall be provided.

(c) Noise-generating areas, including auto service bays, car wash openings, vacuum stations, loading areas, garbage storage and stacking lanes, shall be located so they are faced away from sensitive uses such as residential uses, and educational facilities.

(d) Potential noise impacts shall be buffered with solid attenuations with one of the following: structures, landscaped berms, or attenuation fencing (minimum six feet in height) complemented with landscaping.

(e) Enclose all utility equipment within buildings or screen them from streets and private properties. These include utility boxes, garbage, and recycling container storage, loading docks and ramps, and air conditioner compressors.

(2) Pedestrian access to the site shall be provided, at a minimum width of five feet and using an alternative paving treatment than is used for the remainder of the site.

(3) The canopy shall meet the following standards:

(a) The canopy should be integrated with the building. Multiple canopies or canopies that express differing architectural masses are encouraged.

(b) The materials of the canopy shall meet the requirements of WMC 21.33.360 and are encouraged to use heavy timber framing.

(c) Lighted bands or tubes or applied bands of corporate color are prohibited.

(4) The pump islands, including fuel dispensers, refuse containers, payment points, safety bollards, and other appurtenances, shall meet the following standards:

(a) The design of pump islands shall be architecturally integrated with other structures on site using similar colors, materials, and architectural detailing.

(b) The use of translucent materials and internally lighted cabinets is prohibited as finishes or as applied treatments at the pump island or on the canopy.

(c) Either a pump island curb or bollard is required for the protection of dispensing units.

(5) Where a car wash is proposed, the following standard shall be met:

(a) Glass windows shall be provided for the portions of the car wash that face public areas.

(6) The landscaping for gas stations shall meet the following standards:

(a) In-ground landscaping should comprise the majority of the landscaping requirement. Raised planters are acceptable when designed to accentuate the architecture and/or create pedestrian seating areas.

(b) Street Frontage Landscaping. Provide a 10-foot-width of Type 3 landscaping in accordance with WMC 21.36.060.

(c) Perimeter Landscaping. Provide a 10-foot-wide of Type 3 landscaping in accordance with WMC 21.36.060, except for fuel stations that abut residential uses shall provide a 20-foot width of Type 1 landscaping in accordance with WMC 21.36.060.

(d) Interior Landscaping. A minimum of 15 percent of the site, excluding any area within critical areas or buffers, must be landscaped. The minimum requirements in WMC 21.36.040 shall be met for landscaping areas.

(e) Proper maintenance and timely replacement of plant material is expected and required by WMC 21.36.120.

(7) The lighting for fuel service stations shall meet the following standards:

(a) The site lighting requirements of WMC 21.40.040 shall be met.

(b) All fixtures shall be fitted with a full cut-off shield and aimed downward.

(c) All luminaires should be recessed or shielded so the light source is not directly visible from the property line. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To integrate low impact development (LID), including reduction of impervious surfaces and stormwater retention methods such as bioretention facilities, into site design.

(2) Design Principle. Design the site to reduce impervious surfaces and site disturbance to the extent feasible.

(3) Design Principle. Integrate LID techniques such as bioretention swales, cells and planters and vegetated water quality treatment facilities such as biofiltration swales and ponds into the overall site design. Methods of integrating retention and filtration are listed below in order of preference:

(a) Locate bioretention swales, cells, or ponds and/or biofiltration swales, ponds, or other approved LID systems as part of a landscape screen. Trees may be planted in or near a bioretention facility and near a grass swale as long as the trees do not substantially shade the vegetation within the facility. The facility should be designed so it does not impede pedestrian circulation or shared parking between two or more properties;

(b) Where topography is favorable, locate a bioretention facility, vegetated water quality facility, or other approved LID system within the paved parking or service area. The facility should be landscaped as part of the required internal parking lot landscaping and oriented so it does not impede pedestrian circulation;

(c) Locate a bioretention facility, vegetated water quality facility, or other approved LID system along the front edge of the property. Incorporate landscaping and screening to visually enhance the facility without reducing maintainability and sun exposure; or

(d) The incorporation of screening elements and/or landscaping into LID facilities and biofiltration swale designs is encouraged if the feature is located and/or designed as a positive landscaping feature with approved design and plant materials. Where possible, native vegetation should be used, which may be counted as part of the required site landscaping.

Figure 24. Biofiltration swale designed as an amenity.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To create and preserve visual images for identification and spatial reference at street corners; and

(b) To enhance the pedestrian environment at street corners.

(2) Design Principle. Enhance the visual quality of corners at the intersections of public streets. Implementing measures:

(a) All development proposals for street corner sites must include at least one of the design treatments described below (in order of preference):

(i) Locate a building towards the street corner (within 15 feet of corner property line);

(ii) Provide pedestrian-oriented space at the corner leading directly to a building entry or entries; or

Figure 25. This example includes both a building located towards the street corner and a small pedestrian-oriented space.

Figure 26. Street corner building example.

(iii) If subsections (2)(a)(i) and (ii) of this section are not feasible per the Director, consider the following options:

(A) Install substantial landscaping (at least 30 feet by 30 feet or 900 square feet of ground surface area with trees, shrubs, and/or ground cover). The space may include a special architectural element, such as a trellis, to add identity or demarcation of the area. Such an architectural element may have a sign incorporated into it (as long as such sign does not identify an individual business or businesses);

Figure 27. Substantial landscaping (at least 30 feet by 30 feet or 900 square feet adjoining to the street corner).

(B) Install a decorative screen wall (at least two and one-half feet high), a trellis, or other continuous architectural element, with a length of at least 20 feet along the front property line. Height and location of elements are not to create a visibility or security problem; or

Figure 28. Decorative architectural element adjacent to the street corner.

Figure 29. This street corner successfully combines landscaping with architectural elements. Signage demarcates the area, not an individual store.

(iv) Other element or method would be considered for approval if the proposed element or method conforms with the intent of this section as determined by the Director.

(b) Parking lots may not be located adjoining to street corners where one or both streets are designated pedestrian-oriented streets. The Director may make exceptions where lots are surrounded by three or more pedestrian-oriented streets or where other more desirable development configurations are possible without strict enforcement of this standard.

(3) Key Corners in Downtown and Little Bear Creek Corridor. The following additional standards are required for key corners in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC):

(a) Buildings abutting the intersection of NE 175th Street and 135th Avenue NE, NE 173rd Street and 135th Avenue NE, NE 175th Street and 140th Avenue NE or NE 175th Street and 138th Avenue NE (Garden Way) shall incorporate all of the following design elements:

(i) Locate a building towards the street corner (within 15 feet of corner property line);

(ii) Provide an entry at the corner;

(iii) Provide a notch or a cut-out to the building corner. The notch or cut-out must be large enough to create additional sidewalk/pedestrian area adjoining to the corner equaling no less than 75 square feet; and

(iv) Provide a key architectural feature at the corner pursuant to WMC 21.33.340.

Figure 30. Examples of notched and cut-out building corners.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage the use of lighting as an integral design component to enhance buildings, landscaping, or other site features.

(b) To encourage night sky visibility and to reduce the general illumination of the sky in Woodinville.

(c) To reduce horizontal light glare and vertical light trespass from a development onto adjoining parcels and natural features.

(d) To encourage the judicious use of lighting in conjunction with other security methods to increase site safety.

(e) To discourage the use of lighting for advertising purposes.

(2) Design Principle. Provide adequate lighting levels in all areas used by pedestrians or automobiles, including building entries, walkways, parking areas, circulation areas, and other open space areas.

New developments shall provide site lighting that meets the following design criteria through implementing measures such as:

(a) All public areas shall be lighted with average minimum and maximum levels as follows:

(i) Minimum (for low or nonpedestrian and vehicular traffic areas) of one-half foot-candles;

(ii) Moderate (for moderate or high-volume pedestrian areas) of one to two foot-candles; and

(iii) Maximum (for high volume pedestrian areas and building entries) of four foot-candles.

(b) Lighting shall be provided at consistent levels, with gradual transitions between maximum and minimum levels of lighting and between lit areas and unlit areas. Highly contrasting pools of light and dark areas shall be avoided.

(c) Parking lot lighting fixtures shall be nonglare and mounted no more than 25 feet above the ground, with lower fixtures preferable so as to maintain a human scale. Requests for higher lighting fixtures may be considered with the approval of the Director. All fixtures over 15 feet in height shall be fitted with a full cut-off shield.

Figure 31. Acceptable and unacceptable parking lot lighting.

(d) Pedestrian-scaled lighting (light fixtures no taller than 15 feet) is encouraged in areas of pedestrian activity. Lighting shall enable pedestrians to identify a face 45 feet away in order to promote safety.

(e) Lighting should not be permitted to trespass onto adjoining private parcels, nor shall light source (luminaire) be visible at the property line. All building lights shall be directed onto the building itself and/or the ground immediately adjoining to it. The light emissions should not be visible above the roofline of the building. Light fixtures other than traditional cobra heads are encouraged. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage the abundant use of gardens and other landscaping in site and development design to improve site aesthetics, enhance the pedestrian experience, and increase the uniqueness of Woodinville.

(2) Design Principle. All developments shall comply with the landscaping provisions of Chapter 21.36 WMC and demonstrate in their development plans how they meet the intent.

Figure 32. Molbak’s landscaping elements are a major character defining element of Woodinville’s downtown.

Figure 33. Much of the charm of Willows Lodge is from the colorful and diverse landscape.

Other implementing measures:

(a) Townhomes and all other multifamily dwelling units with private exterior ground-floor entries must provide at least 20 square feet of landscaping adjacent to the entry. This is particularly important for units where the primary entrance is next to private garages off of an interior access road. Such landscaping areas soften the appearance of the building and highlight individual entries. Figure 34 illustrates one example without landscaping and two examples that would meet the standard. Also, see Figure 35.

Figure 34. Image “A” is an example where there is no landscaping near the entry. Images “B” and “C” are more desirable examples with individual planting strips that soften the buildings, highlight the individual entries, and help to de-emphasize the garages.

Figure 35. Another good example. These units face the street and contain their required landscaping in the front yard. Garages are off an alley, where in this case landscaping would not be required.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) In keeping with the City’s commitment to pedestrians, priority treatment is given to pedestrian accommodations in the design of transportation modes for on-site developments using City street standards.

(b) To improve the pedestrian environment by making it easier, safer, and more comfortable to walk between businesses, on street sidewalks, to transit stops, and through parking lots.

(c) Pedestrian facilities such as sidewalks, crosswalks, and bus shelters should connect all modes of transportation.

(d) To provide convenient pedestrian circulation connecting all on-site activities to adjacent pedestrian routes and streets.

(2) Design Principle. Provide safe, convenient pedestrian circulation for all users. Specifically:

(a) Provide pedestrian access onto the site from the main street off of which the use is located. Where a use fronts two streets, access shall be provided from the road closest to the main entrance, but preferably from both streets.

Figure 36. Provide pedestrian access to the site from the street.

(b) Provide pedestrian access in accordance with WMC 21.37.130, Pedestrian circulation and access, unless otherwise directed by these design standards.

(c) Access shall conform with Federal, State, and local codes including the Americans with Disabilities Act.

(d) Provide safe, convenient, on-site pedestrian circulation.

(i) Provide paved pedestrian path(s) from the street sidewalk to the main entry of all buildings.

(ii) Buildings with entries not facing the street shall have a clear and obvious pedestrian accessway from the street sidewalk to the entry.

(e) Developments should adapt building access to site conditions for level, convenient, clearly identified pedestrian entry. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide safe and convenient pedestrian paths from the street sidewalk through parking lots to building entries in order to encourage pleasant walking experiences between businesses.

(b) To provide an inviting, pleasant pedestrian circulation system that integrates with parking and serves as access to nearby businesses.

(2) Design Principle. Provide pathways through parking lots. Specifically:

(a) Developments must provide specially marked or paved walkways through parking lots in accordance with WMC 21.37.130. Generally, walkways should be provided every four rows and a maximum distance of 150 feet shall be maintained between paths. Where possible, align the pathways to connect with major building entries or other destinations.

(b) Integrate on-site walkways with required parking lot landscaping.

Figure 37. Parking lot pathway examples.

Figure 38. Parking lot pathway configuration.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide safe, convenient, and pleasant pedestrian sidewalks for circulation along all streets.

(b) To improve the character and identity of commercial areas consistent with the City’s Comprehensive Plan vision.

(2) Design Principle. Utilize appropriate sidewalk widths, materials, designs, and construction standards to enhance pedestrian access and complement City life. Specifically:

(a) Required minimum sidewalk widths along both sides of streets:

(i) Twelve feet along pedestrian-oriented streets; and

(ii) Eight feet along streets not designated as pedestrian-oriented streets;

(iii) For streets in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC), see Table 21.33.110(2) for sidewalk dimensions.

(b) Sidewalks must be constructed per the Transportation, Infrastructure Standards and Specifications unless otherwise directed by these design standards.

Figure 39. Sidewalk width on both sides of pedestrian-oriented streets.

Figure 40. An example sidewalk for a pedestrian-oriented street. Note the street trees and pedestrian-style lighting.

(c) The sidewalk materials, colors, and textures shall be determined by the Director, based on the following:

(i) Adopted street improvement plans, where applicable;

(ii) Goals and policies of the Comprehensive Plan and adopted subarea plans, where applicable; and

(iii) Sidewalk improvements on the subject property or adjoining sites when desirable.

Figure 41. This decorative sidewalk pavement adds visual interest and character to the street. Where distinctive sidewalk patterns have been established, new development may be required to extend the pattern onto the project site.

(d) The Director may require street trees to be placed within grates near the curb edge similar to the images in Figures 39 through 41.

(e) If the City has a programmed street improvement for the public right-of-way in front of a building to be constructed, the required 12-foot minimum width shall be measured from the proposed back of the curb location and may include public right-of-way and private property. Upper building stories may extend to the front property lines as long as they do not restrict pedestrian traffic. All new fences, screen walls, and other obstructions to pedestrian traffic shall also be set back 12 feet from the back of the curb if located on a pedestrian-oriented street.

.

Figure 42. Planting strips are desirable along streets where there is no on-street parking.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide pedestrian spaces that include accommodations for seasonal climate conditions for a variety of activities.

(b) To provide amenities along sidewalks and pathways that enrich the pedestrian environment.

(c) To encourage walking, both as a recreational activity and as a means of transportation.

(2) Design Principle. Provide pedestrian weather protection in public spaces such as transit stops, building entries, along display windows, and over outdoor dining areas. Specifically:

(a) Weather protection at least six feet deep is required over all primary building, individual business, and individual residence entries. This may include a recessed entry, canopy, porch, marquee, or building overhang.

(b) All buildings located along pedestrian-oriented streets must comply with the standards and guidelines related to weather protection in WMC 21.33.110(2)(b).

(c) Canopies, awnings, or other similar weather protection features shall not be higher than 15 feet above the ground elevation at the highest point or lower than eight feet at the lowest point. The street-side edge of the canopy or awning shall be at least eight feet above the walking surface.

Figure 43. Provide weather protection over building entries.

Figure 44. Height standards for weather protection features.

(d) The color, material, and configuration of the pedestrian coverings shall be as approved by the Director. Coverings with visible corrugated metal or corrugated fiberglass are not permitted unless approved by the Director. Fabric and rigid metal awnings are acceptable if they meet the applicable standards. All lettering, color and graphics on pedestrian coverings must conform to the City’s sign code in Chapter 21.44 WMC.

(e) Multi-tenant retail buildings are encouraged to use a variety of weather protection features to emphasize individual storefronts and reduce the architectural scale of the building. Figure 45 provides an unacceptable and a better example.

Figure 45. The continuous canopy on top is monotonous and de-emphasizes individual storefronts. The bottom example provides a variety of weather protection features and represents a more desirable example.

(f) Pedestrian amenities must be included along all pedestrian-oriented streets. Specifically, one or more of the desired amenities listed below must be included for each 100 lineal feet of street frontage. For multistory buildings, two different types of amenity features are required for each 100 lineal feet of street frontage. The type, location, and design of chosen amenities must contribute to a well-balanced mix of features on the street, as determined by the Director. Desired amenities include (see Figure 46 for examples):

(i) Pedestrian-scaled lighting (placed between 12 and 14 feet above the ground);

(ii) Pedestrian furniture, such as seating space, approved trash receptacles, consolidated newspaper racks, bicycle racks, and drinking fountains. Seating areas and trash receptacles are particularly important where there is expected to be a concentration of pedestrian activity (such as near major building entrances and transit stops) and may be required by the Director;

(iii) Planting beds, hanging flower baskets, and/or large semipermanent potted plants;

(iv) Decorative pavement patterns and tree grates;

(v) Informational kiosks;

(vi) Transit shelters;

(vii) Decorative clocks;

(viii) Artwork; and

(ix) Other amenities that meet the intent.

Features above that are publicly funded, already required by code, and/or obstruct pedestrian movement will not qualify as an amenity to meet this standard.

Figure 46. Examples of desired pedestrian amenities.

(g) Secondary Public Access. Whereas these design standards require businesses on a pedestrian-oriented street within the CBD zone to front on streets rather than parking lots, a large number of customers use the “secondary” entry off of the parking lot. Such businesses that have secondary public access shall comply with the following measures to enhance secondary public access (applies only to entries used by the public):

(i) Weather protection at least three feet deep is required over each secondary entry.

(ii) A sign may be applied to the awning; provided, that the sign complies with Chapter 21.44 WMC; awning signs on the building are similar in mounting, location, configuration, materials, and construction; and the sign area does not exceed four and one-half square feet as measured under WMC 21.44.050.

(iii) Two or more of the following design elements must be incorporated within or adjacent to the secondary entry:

(A) A transparent window or door to allow visibility into the business;

(B) A landscaping bed, planter box, or trellis incorporating landscaping adjacent to the entry;

(C) Decorative architectural treatments that add visual interest to the entry;

(D) Outdoor dining area or pedestrian-oriented space;

(E) Decorative lighting;

(F) Other design elements that meet the intent per the Director; or

(G) Plant containers (planters) that allow for a minimum four-foot passage on walks serving the public access. Planters shall be maintained with viable plant materials or removed.

Figure 47. Examples of secondary public access. Note the planters, window sign, and awning.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide safe and direct pedestrian access in commercial areas to accommodate pedestrian movement patterns, to minimize conflicts between pedestrians and vehicular traffic, and to provide pedestrian connections to neighborhoods.

(b) To provide safe routes for the pedestrian and disabled person across parking, to entries, and between buildings.

(c) To accommodate noncompetitive/noncommuter bicycle riders who use bicycles on short trips for exercise and convenience.

(d) To provide attractive internal pedestrian routes that promote walking and enhance the character of the area.

(e) To provide a network of pedestrian pathways that can be expanded over time.

(f) To encourage pedestrian amenities along pathways, such as artwork, landscaping elements, and architectural details.

(2) Design Principle. Provide safe and direct access in commercial areas for all users. Specifically:

(a) Provide pedestrian circulation routes in accordance with WMC 21.37.130 from building entries of businesses to:

(i) Services within the same development;

(ii) Building entries of nearby residential complexes; and

(iii) Sidewalks along abutting roadways.

Figure 48. This development provides clear pedestrian connections from the street, between buildings, through parking lots, and to adjoining uses.

Figure 49. An example of an attractive pedestrian connection through a large development.

(b) Where possible, provide steps and ramps across retaining walls and slopes in accordance with WMC 21.37.130.

(c) Fences shall provide for pedestrian access by gates to shopping and other common activities, especially to transit.

(d) When abutting vacant sites or properties with the potential for redevelopment, new developments shall provide for the opportunity for future pedestrian connections per the Director through the use of pathway stub-outs, building configuration, and/or parking lot layout. New development and redevelopment projects shall provide pedestrian connections per the Director to pathway stub-outs on abutting parcels.

(e) Adjacent landscaping shall not block visibility to and from a path, especially where it approaches a roadway or driveway according to WMC 21.40.060.

(f) Pedestrian walks shall be separated from structures at least three feet for landscaping except where the adjoining building features a pedestrian-oriented facade. The Director will consider other treatments to provide attractive pathways. Examples include sculptural, mosaic, bas-relief artwork, or other decorative treatments that meet the intent (Figure 51 provides one example).

Figure 50. Provide landscaping between walkways and structures.

Figure 51. Wall treatment to provide interest along a walkway.

(3) Design Principle. Provide wide pathways adjacent to the facades of retail and mixed-use buildings where they are not adjoining to the street. Specifically:

(a) Pathways along the facade of mixed-use and retail buildings 100 feet or more in length (measured along the facade) that are not located adjoining to a street must be at least 12 feet wide with an eight-foot minimum unobstructed width and include the following:

(i) Street trees, as approved by the Director, should be placed at an average of 30 feet on center and placed in grates. Breaks in the tree coverage will be allowed near major building entries to enhance visibility. However, no less than one tree per 60 lineal feet of building facade must be provided;

Figure 52. Pathway standards when adjoining to the facade of a mixed-use or retail building 100 feet or more in length.

(ii) Planting strips may be used between any vehicle access or parking area and the pathway; provided, that the required trees are included, and the pathway is at least eight feet in width and the combined pathway and planting strip are at least 15 feet in width; and

(iii) Pedestrian-scaled lighting may be used as a substitute to the required street trees subject to Director approval, provided they are used at the same intervals.

Figure 53. This off-street multi-tenant retail building incorporates wide walkways with street trees and pedestrian lighting. As a result, it looks more like a traditional city sidewalk rather than a utilitarian strip mall walkway.

(b) For all other interior pathways, the applicant must demonstrate to the Director’s satisfaction that the proposed walkway is of sufficient width to accommodate the anticipated number of users. For example, a 10- to 12-foot-wide pathway can accommodate groups of persons walking four abreast, or two couples passing one another. An eight-foot-wide pathway will accommodate three persons walking abreast, while a five-foot-wide pathway will allow two individuals to pass comfortably. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide a variety of pedestrian areas to accommodate shoppers on designated pedestrian-oriented streets.

(b) To provide safe, attractive, and usable open spaces that promote pedestrian activity.

(2) Design Principles. Provide pedestrian-oriented open space at key locations.

(a) A “pedestrian-oriented space” is an area that promotes pedestrian activity, subject to the following:

(i) A pedestrian-oriented space must have:

(A) Visual and pedestrian access (including handicapped access) into the site from a street, private access road, or nonvehicular courtyard;

(B) Paved walking surfaces of either concrete or approved unit paving;

(C) On-site or building-mounted lighting (fixtures no taller than 15 feet) providing at least four foot-candles (average) on the ground;

(D) A location in areas with significant pedestrian traffic to provide interest and security, such as adjoining to a building entry;

(E) Landscaping components that add visual interest and do not act as a visual barrier. This could include planting beds, potted plants, or both; and

(F) At least two feet of seating area (a bench or ledge at least 16 inches deep and appropriate seating height) or one individual seat per 60 square feet of plaza area or open space.

(ii) A pedestrian-oriented space is encouraged to have:

(A) Pedestrian amenities, such as a water feature, site furniture, artwork, drinking fountains, kiosks, etc.;

(B) Adjoining buildings with transparent windows and doors covering 75 percent of the facade between two feet and eight feet above the ground level;

(C) Consideration of the sun angle at noon and the wind pattern in the design of the space; and

(D) Transitional zones along building edges to allow for outdoor seating areas and a planted buffer.

(iii) A pedestrian-oriented space must not have:

(A) Asphalt or gravel pavement;

(B) Adjoining nonbuffered parking lots or service areas;

(C) Adjacent chain-link fences;

(D) Adjoining “blank walls” without “blank wall treatment”; and

(E) Outdoor storage or retail sales that do not contribute to the pedestrian-oriented environment.

(3) Implementing Actions.

(a) Minimum required pathway areas do not qualify as pedestrian-oriented space. However, if pathway and sidewalk widths are widened beyond the required width and the applicable area meets the definition of pedestrian-oriented space, then that area shall qualify as pedestrian-oriented space.

(b) See WMC 21.33.110(2)(b) for frontage treatment options along pedestrian-oriented streets.

(c) See WMC 21.33.130 for pedestrian-oriented space requirements for multiple building and large lot developments.

Figure 54. Example of large pedestrian-oriented space.

Figure 55. A variety of successful large and small pedestrian-oriented spaces.

Figure 56. Example of a small pedestrian-oriented space.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To create usable space that is suitable for leisure or recreational activities for residents.

(b) To create open space that contributes to the residential setting.

(2) Design Principle. Provide usable and attractive open space for multifamily residential uses. Specifically:

(a) Provide open space. Where there is a conflict with other design standards herein, the Director shall determine which standards apply.

(b) Common open space may be used for all of the required open space. This includes landscaped courtyards or decks, gardens with pathways, children’s play areas, or other multipurpose green spaces. Special requirements and recommendations for common spaces include the following:

(i) Minimum required setback areas will not count towards the open space requirement;

(ii) Space should be large enough to provide functional leisure or recreational activity per the Director. For example, long narrow spaces (less than 20 feet wide) rarely, if ever, can function as usable common space;

(iii) Consider space as a focal point of development;

(iv) Space must contribute to the residential setting of the development;

(v) Space (particularly children’s play areas) must be visible from dwelling units and positioned near pedestrian activity;

(vi) Residential units adjacent to the open space should have individual entrances to the space. Preferably, these units include a small area of semi-private open space enclosed by low level landscaping or hedges (no taller than 42 inches);

(vii) Space should feature paths, seating, lighting, and other pedestrian amenities to make the area more functional and enjoyable;

(viii) For large developments, provide for a range of activities that accommodate a range of age groups;

(ix) Space should be oriented to receive sunlight, facing east, west or (preferably) south, when possible; and

(x) Separate common space from ground-floor windows, streets, service areas, and parking lots with landscaping and/or low-level fencing. However, care should be used to maintain visibility from dwelling units towards open space for safety.

Figure 57. Good examples of common open space, including street level courtyards (top pictures), a children’s play area (lower left), and a pedestrian corridor (lower right).

(c) Individual balconies may be used to meet up to 50 percent of the required open space. To qualify as open space, balconies must be at least 35 square feet with no dimension less than four feet to provide a space usable for human activity.

(d) Rooftop decks may count for up to 50 percent of the required open space but are generally discouraged as a significant source of open space for a development, and may be used only if the following conditions are satisfied:

(i) Space must be accessible (ADA) to all dwelling units.

(ii) Space must provide amenities such as seating areas, landscaping, and/or other features that encourage use as determined by the Director.

(iii) Space must feature hard surfacing appropriate to encourage resident use.

(iv) Space must incorporate features that provide for the safety of residents, such as enclosures and appropriate lighting levels.

(e) Indoor recreational areas may count for up to 50 percent of the required open space only in mixed-use buildings where other forms of open space are less feasible or desirable per the Director’s approval. The following conditions must be met:

(i) Indoor spaces must be located in visible areas, such as near an entrance lobby and near high traffic corridors.

(ii) Space must be designed to provide visibility from interior pedestrian corridors and to the outside. Windows should generally occupy at least one-half of the perimeter of the space to make the space inviting and encourage use.

(iii) Space must be designed specifically to serve interior recreational functions and not merely be leftover unrentable space used to meet the open space requirement. Such space must include amenities and design elements that will encourage use by residents as determined by the Director. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide vehicular access routes through large lots by connecting public and/or private roadways as directed by the City to complete the downtown street grid.

(b) To create a safe, convenient network for vehicle circulation and parking.

(c) To mitigate traffic impacts and to conform to the City’s objectives for better traffic circulation.

(d) To enhance the visual character of interior access roads.

(e) To minimize conflicts with pedestrian circulation and activity.

(2) Design Principles.

(a) Development projects on properties which front on two streets are to conform with applicable City street specifications and standards for access.

(b) Interior vehicular connections between streets may be required as indicated by the applicable City street plans/specifications and standards. Specifically:

(i) Where abutting developed land provides road stub-outs, easements, or other methods to provide the opportunity for future road connections, the interior network of the new development should be designed to utilize these connections.

(ii) Developments should provide a safe and convenient network of vehicular circulation that connects to the surrounding road/access network and provides the opportunity for future connections to adjoining parcels, where applicable.

Figure 58. Vehicular circulation case study. The aerial photo to the left shows existing conditions around the development site. The site plan below shows how the site can be successfully configured to provide good vehicular access between the sites.

(c) Internal access roads should be designed to look and function more like streets, utilizing street trees and sidewalks (see WMC 21.33.230). Only parallel parking fronting directly on the access road is permitted.

Exception: Alternate internal access road design in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC) may be acceptable, subject to Director approval, such as woonerfs and other configurations that provide for attractive and safe pedestrian access as well as vehicle circulation.

Figure 59. The roadway through Woodinville Town Center is a good example of an interior access road designed to look and function more like a street.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide safe, convenient access to commercial sites without diminishing quality pedestrian walking or visual experiences; and

(b) To enhance the safety and function of public streets.

(2) Design Principle. Minimize driveway impacts across pedestrian walks. Implementing measures are listed below. For properties within the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC) also see Table 21.33.110(1) for driveway standards specific to each street.

(a) Parking lot entrances, driveways, and other vehicle access routes onto private property from a street may be restricted to no more than one entrance lane and one exit lane per 300 linear feet of property as measured horizontally along the street face.

(b) Properties with less than 300 linear feet of street frontage shall make a genuine effort to negotiate shared access with adjoining property owners. One entry and one exit lane for vehicle access will be allowed after there is demonstrable evidence, acceptable to the Director, that shared access is not feasible.

(c) Vehicular access to corner lots shall be located on the lowest classified roadway and as close as practical to the property line most distant from the intersection.

Exception: Corner lots not on a pedestrian-oriented street may have one entrance per street provided the owner provides evidence acceptable to the Director that they are unable to arrange joint access with an abutting property.

(d) Parking garage entries should not dominate the streetscape. They should be designed and sited to complement, not subordinate, the pedestrian entry. This applies to both public garages and any individual private garages, whether they front on a street or private interior access road. For example, townhouse developments are encouraged to employ tandem garages in conjunction with other architectural and landscaping features to deemphasize the garage on building facades. Alleys used primarily for vehicular access, where the primary pedestrian entry is off of another street, interior access road, or pathway, are exempt from this standard.

Figure 60. A good example of a parking garage entry that does not dominate the streetscape.

Figure 61. The garages of these townhouse units are deemphasized through the use of overhanging balconies, landscaping, building materials and color. The tandem parking configuration of the garages also limits their visibility.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage building design that reflects the Northwest woodland character.

(b) To encourage building design that has visual character and creates comfortable human environments.

(c) To incorporate design treatments that reduce the scale of large buildings.

(d) To encourage building design that is authentic and responsive to site conditions.

(2) Design Principle. Northwest woodland character refers to structures designed in the context of the Northwest’s natural setting, which includes climate, topography, ecosystems, and evolved social organization.

(a) The general form of structures is to be simple, three-dimensional forms. Specifically, structures shall have building forms that express wood framing, have traditional Northwest woodland exterior finishes, and may use exposed, heavy wood timber structural members.

Figure 62. Woodinville City Hall is an example of traditional Northwest woodland character.

(b) Structures with multiple component forms are to be integrated for visual unity.

(c) Those components that support and/or stabilize structures should be visually exposed when compatible with design.

Figure 63. The simple three-dimensional forms, exposed timber elements, and proportional arrangement of windows and doors make this building a good example of Northwest woodland character.

(3) Design Principle. Exterior finishes are to be compatible with Northwest woodland character. Specifically:

(a) Material finishes shall reflect the early 1900s domestic agrarian vernacular of materials. All siding materials should be complemented with wood elements.

(b) Multistory buildings in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC) may incorporate high quality materials besides those reflecting 19th century agrarian architecture, including brick and other architecturally treated masonry, extensive use of glazing, and high quality panel systems.

(c) Exterior finish colors should be neutral shades of natural colors found in Northwest woodlands or colors typical of historic agrarian structures of the Northwest and may include limited use of compatible accent colors.

(d) The arrangement, proportion, and design of windows and doors (fenestration) shall conform with the following implementing measures:

(i) The height-to-width ratio of opening and group openings are to be proportionately scaled to the wall;

(ii) Door and window details and trim that are suitably scaled to the wall; and

(iii) Developments are encouraged to reduce large expanses of glass used in windows and doors to smaller component windows reminiscent of early 1900s domestic agrarian structures when adjoining to sidewalks or other pedestrian accommodations.

Figure 64. The arrangement, proportion, and design of windows and doors are suitable to the walls on this building.

(4) Design Principle. Franchise and corporate architecture shall not be allowed in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC). The use of stock building plans, typical corporate and/or franchise designs, “regional prototype alternatives,” or other designs which are easily identified with a particular chain or corporation are not allowed, except for signs allowed pursuant to Chapter 21.44 WMC. Besides diluting the City’s identity with corporate (and therefore generic) identities, these buildings are undesirable, because they are not adaptable to other uses when the corporation franchises leave.

Figure 65. Generic franchise and corporate architecture are not allowed in the Downtown and Little Bear Creek Corridor (see Chapter 21.22 WMC).

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage the use of building components that relate to the size of the human body.

(b) To add visual interest to buildings.

(2) Design Principle. Incorporate human scale building elements into new developments. Specifically:

(a) Buildings must employ elements or techniques described in subsection (2)(b) of this section to achieve “human scale.” Specifically:

(i) Buildings less than 14 feet in height and less than 10,000 square feet of gross floor area must incorporate at least three human scale measures;

(ii) Buildings between 14 feet and 35 feet in height or buildings less than 14 feet in height but with more than 10,000 square feet in gross floor area must incorporate at least four human scale measures;

(iii) Buildings 35 feet or taller must incorporate at least five human scale measures; or

(iv) For large buildings with more than 40,000 square feet of gross floor area, the Director may require additional human scale measures to meet the intent of this section.

(b) Human Scale Measures.

(i) Balconies or decks in upper stories, at least one balcony or deck per upper floor on the facades facing streets, provided they are integrated into the architecture of the building. (Balconies that are merely tacked onto the outer wall of the buildings or “cave balconies” that do not project from the outer wall of the building are not “integrated” into the architecture.) Balconies are encouraged to be at least six feet deep and six feet wide;

(ii) Bay windows or other window treatments that extend out from the building face;

(iii) At least 150 square feet of pedestrian-oriented space for each 100 lineal feet of building facade;

(iv) First-floor individual windows, generally less than 32 square feet per pane and separated from the windows by at least a six-inch molding;

(v) Gable or hipped roof; provided, that the hipped or gable roof covers at least one-half of the building’s footprint and has a slope greater than or equal to three feet vertical in 12 feet horizontal. Use gabled forms at corners, entries, wall modulation points, etc., to adapt large structures to the character described in WMC 21.33.310;

(vi) A porch or covered entry;

(vii) Spatially defining building elements, such as a trellis, overhang, canopy, or other element, that defines space that can be occupied by people;

(viii) Upper story setbacks, provided one or more of the upper stories are set back from the face of the building at least six feet;

(ix) Composing smaller building elements near the entry of pedestrian-oriented street fronts of large buildings (see Figure 69);

(x) Landscaping components that meet the intent of the guidelines; and/or

(xi) The Director may consider other methods to provide human-scale elements not specifically listed here. The proposed methods must satisfy the intent of the design standards.

Figure 66. An example of balconies that have been integrated into the architecture of the building.

Figure 67. Illustrating a variety of human scale components on a building.

Figure 68. This building uses upper-level balconies, an upper story setback, and gabled roof forms to meet human scale guidelines.

Figure 69. This mixed-use building incorporates decks, upper-level setbacks, trellises, and gabled roof forms to meet human scale guidelines.

Figures 70. Examples of composing smaller building elements near the entry of large buildings.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage architectural scale of development that is compatible with nearby commercial areas that have the character of agrarian structures.

(b) To add visual interest to buildings.

(2) Design Principle. Reduce scale of large buildings.

(a) All new buildings over three stories, or over 2,500 square feet in gross building footprint, shall provide at least three modulations and/or articulation features as described below along any facade that is visible from a street or pedestrian route, and have entries at intervals of no more than 50 feet:

(i) Horizontal Building Modulation. The depth of the modulation should be at least two feet when tied to a change in the roofline and at least six feet in other situations. Balconies may be used to qualify for this option, provided they have a floor area of at least 40 square feet, are integrated with the architecture of the building, and project at least two feet from the building facade and are tied to a change in the roofline.

Figure 71. Building modulation example.

(ii) Modulated Roofline. Buildings may qualify for this option by modulating the roofline of all facades visible from a street, park, or pedestrian pathway per the following standards:

(A) For flat roofs or facades with a horizontal wave, fascia, or parapet, change the roofline so that no unmodulated segment of roof exceeds 50 feet. Minimum vertical dimension of roofline modulation is the greater of two feet or 0.10 multiplied by the wall height (finish grade to top of wall);

(B) For gable, hipped, or shed roofs, a slope of at least three feet vertical to 12 feet horizontal; or

(C) Other roof forms such as arched, vaulted, dormer, or sawtoothed may satisfy this design standard if the individual segments of the roof with no change in slope or discontinuity are less than 50 feet in width (measured horizontally).

(iii) Repeating distinctive window patterns at intervals less than the articulation interval.

(iv) Providing a porch, patio, deck, or covered entry for each articulation interval.

(v) Changing the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval.

(vi) Changing materials with a change in building plane.

(vii) Providing lighting fixtures, trellises, trees, or other landscape features within each interval.

(viii) For mixed-use buildings with pedestrian-oriented facades, the following may also be used as articulation features:

(A) Use of separate weather protection features that reinforce the pattern of small storefront spaces.

(B) Use of vertical piers. Such piers must project at least two inches from the facade and extend from the ground floor to the cornice or roofline.

Figure 72. Building articulation.

(ix) Other design treatments that satisfy the intent of the design standards as determined by the Director.

Note that the Director may increase or decrease the 50-foot interval for modulation and articulation to better match surrounding structures or to implement an adopted subarea plan, where applicable.

Figure 73. These buildings illustrate a combination of horizontal building modulation, roofline modulation, and building articulation to reduce the architectural scale and provide visual interest.

Figure 74. This Kirkland development uses a variety of roof forms and heights, different weather protection features, changing building materials and colors, and a modest amount of horizontal building modulation to reduce the overall architectural scale.

(b) The maximum facade width (the facade includes the apparent width of the structure facing the street and includes required modulation) of multistory buildings visible from a street, public open space, or pedestrian-oriented space is 120 feet. Buildings exceeding 120 feet in width along the street front shall be divided by a 30-foot-wide modulation of the exterior wall, so that the maximum length of a particular facade is 120 feet. Such modulation must be at least 20 feet or deeper and extend through all floors (the first floor will be exempted if it includes a pedestrian-oriented facade). Decks and roof overhangs may encroach up to three feet (per side) into the modulation. The Director will consider other design methods that are effective at reducing the perceived width of the building.

Figure 75. Illustrating maximum facade widths.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To create visual interest and increased activity at public street corners.

(2) Design Principle. Architecturally accentuate building corners at street intersections. All new buildings located within 15 feet of a property line, at the intersection of streets, public or private, are required to employ two or more of the following design elements or treatments to the building corner facing the intersection:

(a) Provide at least 100 square feet of pedestrian-oriented space between the street corner and the building(s). To qualify for this option, the building(s) must have direct access to the space;

(b) Provide a corner entrance to courtyard, building lobby, atrium, or pedestrian pathway;

(c) Include a corner architectural element such as:

(i) Bay window or turret;

(ii) Roof deck or balconies on upper stories;

(iii) Building core setback “notch” or curved facade surfaces; or

(iv) Sculpture or artwork, either bas-relief, figurative, or distinctive use of materials;

(d) Special treatment of the pedestrian weather protection canopy at the corner of the building; and/or

(e) Other similar treatment or element approved by the Director.

Figure 76. The second-story component, change in building materials, horizontal modulation, and unique roof form make an architectural statement on this street corner.

Figure 77. Corner building treatments.

Figure 78. Corner building example.

Figure 79. To emphasize its street corner location, this building uses a cropped corner, change in building materials, decorative facade elements, and a modulated roofline.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To ensure that buildings have design integrity at all observable distances;

(b) To enhance the character and identity of Woodinville’s commercial areas;

(c) To enhance the pedestrian environment; and

(d) To encourage creativity in the design of storefronts.

(2) Design Principle. Enhance buildings with appropriate design details. When buildings are seen from a distance, the most noticeable qualities are the overall form and color. A three-story commercial building that is 100 feet wide and 35 feet tall must be observed at least 200 feet away in order for the building to fit within a person’s cone of vision so its overall shape can be perceived. At that distance, windows, doors, and other major features are clearly visible. However, within 60 to 80 feet from the building (approximately the distance across a typical downtown street), a person notices not so much the building’s overall form as its individual elements. When closer, the most important aspects of a building are its design details, texture of materials, quality of its finishes, and small, decorative elements. In a pedestrian-oriented business area, it is essential that buildings and their contents be attractive up close. Therefore, these design standards include implementing measures which require all buildings to incorporate design details and small-scale elements into their facades.

(a) All new buildings and individual storefronts shall include on the facades that face a street, park, or pedestrian route at least four of the following design features:

(i) Decorative rooflines, such as an ornamental molding, entablature, frieze, or other roofline device visible from the ground level. If the roofline decoration is in the form of a linear molding or board, then the molding or board must be at least eight inches wide;

(ii) Decorative treatment of windows and doors, such as decorative molding/framing details around all ground-floor windows and doors, decorative glazing, or door designs;

Figure 80. A variety of details add visual interest to this building.

(iii) Decorative light fixtures with a diffuse visible light source, such as a globe or “acorn” that is nonglaring, or a decorative shade or mounting;

(iv) Decorative building materials, including one of the following:

(A) Decorative masonry, shingle, brick, or stone;

(B) Individualized patterns or continuous wood details, such as fancy butt shingles (a shingle with the butt end machined in some pattern, typically to form geometric designs), decorative moldings, brackets, wave trim or lattice work, ceramic tile, stone, glass block, Carrera glass, or similar materials; or

(C) Other materials with decorative or textural qualities as approved by the Director.

(v) A planting strip at least 16 inches wide between an adjacent pathway and the building facade;

Figure 81. The use of different building materials, window treatments, and roofline brackets adds to the visual interest of this building.

(vi) Decorative railings, grill work, or landscape guards;

(vii) Landscaped trellises;

(viii) Decorative paving or artwork, which may be freestanding or attached to the building, and may be in the form of mosaic mural, bas-relief sculpture, light sculpture, water sculpture, fountain, freestanding sculpture, art in pavement, or similar artwork. Painted murals or graphics on signs or awnings do not qualify. All artwork used to satisfy this condition is subject to approval by the Director; or

(ix) Other similar features or treatment that satisfies the intent of the design standards as approved by the Director.

Figure 82. The building provides a number of details that enhance the pedestrian environment, including decorative lighting, planter boxes, decorative awnings, historical plaques, and decorative facade elements.

(b) All new buildings must note the year of construction of a building by the installation of a plaque attached to the building. Stone or masonry set integrally with other masonry on the front building elevation facing the principal street may be used in lieu of a plaque. The year of construction is to be noted by numbers not less than six inches high. Other information associated with the building that may have historic interest in the future may be included in addition to the year of construction.

(c) Building facades on a building’s front (facades containing a public building entrance), when located adjoining to a pedestrian pathway must contain the following elements:

(i) A pedestrian-oriented facade pursuant to WMC 21.33.110(2)(b);

(ii) Exceptions will be considered by the Director that meet the intent of the standards. For example, the Director may allow reduced weather protection elements on north-facing facades to allow more daylight into buildings. Reduced window transparency may be allowed in exchange for other desirable pedestrian amenities or building elements (see Figure 83).

Also see WMC 21.33.250(2)(f), internal pedestrian paths and circulation, for related standards and illustrations.

Figure 83. While the treatment of this facade would not meet the definition of a “pedestrian-oriented facade,” the wall’s combination of design details successfully adds visual interest to the space. Weather protection features would not be required in this case since this is not the building’s primary facade (containing public building entry).

Figure 84. An example of a pedestrian-oriented facade.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage the use of a variety of high-quality compatible materials that will upgrade the visual image of commercial areas of Woodinville.

(2) Design Principles.

(a) Property owners are encouraged to retain existing vernacular facades that reflect the heritage of the City. Facades of vintage buildings may be adapted to contemporary use with the compatible materials, provided they meet the design standards herein.

(b) Buildings shall employ materials that reflect the City’s Northwest woodland character, such as:

(i) Wood (as used in agrarian structures);

(ii) Masonry;

(iii) Stone;

(iv) Shake roofs; or

(v) Other materials subject to approval by the Director.

Use of metal screening, plastic, plywood, sheet wood products, or fiberglass to cover over existing facades is discouraged. Wood should not be used to cover existing brick or cast stone masonry.

Figure 85. Use compatible building materials that reflect the City’s Northwest woodland character.

(3) Materials requiring special detailing when visible from a street, pedestrian pathway, or park:

(a) Concrete Block Walls. Concrete block construction must be architecturally treated in one or more of the following ways:

(i) Use of textured blocks with surfaces such as split face or grooved;

(ii) Use of other masonry types, such as brick, glass block, or tile in conjunction with concrete blocks; and/or

(iii) Use of decorative coursing to break up blank wall areas.

Use matching colored mortar where color is an element of architectural treatment for any of the options above.

(b) Requirements for Exterior Insulation and Finish System (EIFS) and Similar Troweled Finishes.

(i) EIFS should be trimmed in wood or masonry and should be sheltered from extreme weather by roof overhangs or other methods;

(ii) EIFS may only be used in conjunction with other approved building materials. Generally, the use of EIFS for more than 50 percent of the building facade is discouraged; and

(iii) EIFS is prohibited within two vertical feet of the sidewalk or ground level.

Figure 86. This storefront effectively combines EIFS and concrete block with wood trim and metal detailing.

Figure 87. City Hall is a good example, combining EIFS, decorative concrete block, wood siding and trim work, glass, and metal roofing.

(c) Prohibited Materials.

(i) Mirrored glass;

(ii) Corrugated fiberglass;

(iii) Chainlink fencing (except for temporary purposes such as a construction site);

(iv) Crushed colored rock or tumbled glass;

(v) Metal siding. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To reduce the visual impact of large, undifferentiated walls.

(b) To reduce the apparent size of large walls through the use of various architectural and landscaping treatments.

(c) To enhance the character and identity of Woodinville’s commercial areas.

(d) To ensure that all visible sides of buildings provide visual interest.

(2) Design Principle. All blank walls (see definition in WMC 21.11A.030) within 50 feet of the street, pedestrian pathway, park, or adjoining lot, and visible from that street, pedestrian pathway, park, or adjoining lot, shall be treated with one or more of the following measures:

(a) Install a vertical trellis in front of the wall with climbing vines or plant materials. For large blank wall areas, the trellis must be used in conjunction with other treatments described below;

(b) Provide a landscaped planting bed at least eight feet wide or a raised planter bed at least two feet high and three feet wide in front of the wall. Plant materials that will obscure or screen at least 50 percent of the wall’s surface within four years are to be planted in the planting bed;

(c) Provide a landscaped bioretention swale or bioretention planter with plant materials that will obscure or screen at least 50 percent of the wall’s surface within four years of installation;

(d) Provide artwork (mosaic, mural, sculpture, relief, etc.) over at least 50 percent of the blank wall surface; and/or

(e) Other method as approved by the Director. For example, landscaping or other treatments may not be necessary on a wall that employs high-quality building materials (such as brick) and provides desirable visual interest. See Figure 90 for an example.

(f) Treatment of blank walls must be proportional to the wall.

Figure 88. Blank wall treatments.

Figure 89. Terraced planting beds effectively screen a large blank wall.

Figure 90. Special blank wall treatments may not be needed on the side of a building where high-quality brickwork is used.

(Ord. 737 § 2 (Att. A), 2022)

(1) Amenities – Examples of Northwest Woodland Character.

Figure 91. Way finding signage.

Figure 92. Bike rack.

Figure 93. Unique street furniture with pavement color details – Building lighting on side of building.

Figure 94. Bench with tree fence as well as waste receptacle.

Figure 95. Fountains.

Figure 96. Drinking fountain.

Figure 97. Pedestrian-scale lighting and rain protection (example of intermittent sheltering roof).

Figure 98. Public Art – Accessible.

(2) Colors – Examples of Northwest Woodland Character.

Figure 99. Colors – Use of color in quality aggregates.

Figure 100. Use of color.

Figure 101. Examples of the use of color.

(3) Landscaping – Examples of Northwest Woodland Character.

Figure 102. Robust landscaping using a variety of plantings.

Figure 103. Landscaping examples.

(4) Materials – Examples of Northwest Woodland Character.

Figure 104. The elements incorporated into the eaves or protected entrance of the building.

Figure 105. Wood materials incorporated into large format store.

Figure 106. Wood and metal incorporated in a building.

Figure 107. Metal materials incorporated into a building.

Figure 108. Brick and metal panels combination.

Figure 109. Wood accents at main entrances.

(5) Additional Building Forms – Larger Buildings.

Figure 110. Form of the building using a variety of materials.

Figure 111. Agrarian building shapes.

Figure 112 and 113. Examples of wide awnings that evoke Northwest woodland character.

Figure 114. Example of awnings with sufficient width for seating and walking.

Figure 115. Example of adequately sized awning that helps activate the street.

Figure 116. Site planning – Relationship to the street front – Example of an active street with defined pedestrian areas (walking and seating).

Figure 117. Examples of mature trees and landscaping in planters that provide good separation between pedestrians and moving traffic.

Figure 118. Examples demonstrating a mix of native and ornamental plants, small groves of trees, and the use of a stone for sitting.

Figure 119. This decorative sidewalk pavement adds visual interest and character to the street. Where distinctive sidewalk patterns have been established, new development may be required to extend the pattern onto the project site.

Figure 120. Example of street design that emphasizes the pedestrian.

Figure 121. Planting strips are desirable along streets where there is no on-street parking.

Figure 122. The continuous canopy on top is monotonous and de-emphasizes individual storefronts. The bottom example provides a variety of weather protection features and represents a more desirable example.

Figure 123. Examples of desired pedestrian amenities.

Figure 124. Examples of pedestrian weather protection.

Figure 125. Examples of pedestrian shelters.

Figure 126. A variety of successful large and small pedestrian-oriented spaces.

Figure 127. Good example of Northwest image including the retention of native evergreen trees.

Figure 128. Example of Northwest woodland architecture and Northwest woodland landscaping using native trees, plants, and large native stone.

Figure 129. An example of a building that uses a variety of materials to evoke the Northwest woodland character.

Figure 130. Unacceptable blank wall.

Figure 131. Large format retail store design standards.

(Ord. 737 § 2 (Att. A), 2022)

(1) The overall purpose of the industrial design standards is to help implement a vision that the City and those who develop in the City have a common interest in assuring quality development that benefits property owners and the City.

(2) These design standards are intended to:

(a) Apply to industrial designated property within the City;

(b) Allow for flexibility to accommodate creative design that meets intent of adopted principles; and

(c) Encourage design review that parallels development design for economy of design resources. (Ord. 737 § 2 (Att. A), 2022)

(1) All new construction within the I and I/T zones shall be subject to the industrial design standards in this chapter.

(2) Alteration of any structure that affects its exterior appearance shall be subject to design review under this chapter.

(3) The City has established two thresholds to gauge the extent the requirements of this chapter shall be applied based on what is practical and reasonable for that level of improvement.

(a) If 50 percent or more of a building or structure subject to design review is altered within a period of three years, the structure shall be subject to the applicable requirements that do not involve repositioning the building or reconfiguring site development as determined by the Director.

(b) If less than 50 percent of a building or structure subject to design review is altered within a period of three years, the requirement is only that the proposed improvements meet the standards and/or guidelines and do not lead to further nonconformance with the standards and guidelines. For example, if a property owner decides to replace a building facade’s siding, then the replacement siding shall meet the applicable exterior building material and color standards and/or guidelines, but elements such as building modulation would not be required. (Ord. 737 § 2 (Att. A), 2022)

(1) Where there is a conflict between these design standards and other City plans, policies, and regulations, the most specific standard, guideline, or regulation shall apply, as determined by the Director. For example, this title provides for a minimum street setback of 10 feet in industrial zones, whereas the design standards allow buildings to be placed on the front property line as long as they meet certain design requirements. While the design standards herein are less restrictive in this case, they are more specific in that they allow for zero setbacks if certain conditions are met; therefore, the Director will determine they apply.

(2) Each section of the design standards contains a list of “intent” statements followed by “design principles” and subsequent implementing measures. Specifically:

(a) Intent statements are overarching objectives. For example, the intent statement for the “building corners” section is to “create visual interest and increased activity at street corners.” Project applicants must be able to demonstrate how their project meets the intent, to the Director’s satisfaction.

(b) Design principle statements describe broad actions that are necessary to achieve the intent.

(c) A collection of standards implements the design principles. Specifically:

(i) Standards that use words such as “shall,” “must,” “is/are required,” or “is/are prohibited” signify required actions.

(ii) Some standards take a “toolbox” approach, in that a development may be required to include at least two design elements from a large list of options.

(iii) Standards using words such as “should” or “is/are recommended” signify recommended actions that are meant to be applied with some flexibility. Development projects must comply with such measures unless the development proposal meets the intent in some other manner, as determined by the Director.

(d) Furthermore, this chapter contains some specific standards that are easily quantifiable, while others provide a level of discretion in how they are complied with. In the latter case, the applicant must demonstrate to the Director, in writing, how the project meets the intent of the standard. (Ord. 737 § 2 (Att. A), 2022)

The following procedures shall be applied in combination with the procedures set forth in Chapters 21.80 through 21.84 WMC:

(1) When an applicant submits a development application that triggers design review, the design review shall be combined with review of the applicable permit application consistent with WMC 21.80.040, unless the applicant requests a standalone design review process.

(2) No project approval shall be granted, no building permit issued, and no construction shall begin until the design review decision becomes final pursuant to WMC 21.80.190.

(3) With submittal of the building permit application, the Director shall determine that the final design is consistent with the issued design decision. (Ord. 782 § 11, 2025; Ord. 737 § 2 (Att. A), 2022)

(1) The Planning Commission Design Review Committee shall review and make a recommendation to the Director on all proposed design reviews involving a request for a Director-authorized departure from the design standards.

(2) The review and recommendation of the Design Review Committee shall be based on whether the proposal is consistent with the intent statements applicable to the design standard for which the departure is requested. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. The intent for street fronts is:

(a) To upgrade industrial areas to improve aesthetics by establishing a positive visual identity for industrial areas;

(b) To unify streetscapes; and

(c) To enhance valley vistas in the industrial zones.

(2) Design Principles.

(a) Partially screen surface parking lots. Surface parking located on the front side of buildings and visible from a public right-of-way shall be separated from the public right-of-way by a landscaping screen at least 10 feet wide as described in WMC 21.36.080 or another treatment as approved by the Director that partially screens the view of the parking. See Figure I-1.

(b) Enhance roadway edge for sites with sales in front yard (e.g., materials storage). Outdoor sales areas located on the front side of buildings and visible from a public right-of-way shall be screened with Type 2 landscaping in accordance with WMC 21.36.060 of at least 10 feet wide or another treatment as approved by the Director that enhances the street frontage. All sales areas visible from a street, residential zoned or residentially developed areas, and public recreation facilities (e.g., public parks or trails) shall be paved with an all-weather surface such as asphalt, concrete, unit paving, or decking, or be landscaped with living plant materials. See Figure I-2.

(c) Screen outdoor storage and industrial activities. Outdoor storage areas and industrial activities shall be screened from public view with Type 1 landscaping at least 10 feet wide in accordance with WMC 21.36.060. See Figure I-3.

(d) Screen all chainlink fences. Chainlink fences shall be screened with Type 1 landscaping in accordance with WMC 21.36.060 or an alternative treatment approved by the Director.

(e) Provide “gateway entrance/welcome” signs.

(i) Provide entry signs that identify the business establishment with address numbers readable from approach direction (or directions) of the access right-of-way.

(ii) Provide on-site directional signs to direct motorized vehicles to appropriate parking or delivery areas pursuant to Chapter 21.44 WMC.

(iii) Provide signs that should direct arriving vehicles and that distinguish access for smaller vehicles (e.g., passenger cars) from access for large vehicles (e.g., semi-truck/trailers) at entry or on site.

(f) Parking areas will be paved with asphalt or concrete. See Figure I-1.

Figure I-1. Sites with parking in the front yard, trees and low shrubs will screen parking but allow view to businesses.

Figure I-2. Sites with sales activities in the front yard, street trees trimmed high and low bollards allow full view of merchandise.

Figure I-3. Sites with outdoor storage or industrial activities, a full screen will prevent views into unsightly areas.

(Ord. 737 § 2 (Att. A), 2022)

All development with street frontage on SR 202 shall be subject to the City’s pedestrian-oriented streets commercial design standards set forth in Chapter 21.33 WMC. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. The intent for interior yard compatibility is:

(a) To promote functional and visual compatibility between adjoining properties;

(b) To provide a more aesthetic character in the I and I/T zones; and

(c) To increase the efficacy of biofiltration.

(2) Design Principles. Establish a biofiltration swale and greenrows between adjoining properties.

(a) Provide a “greenrow” at least 20 feet down both sides of the property (side yards). A biofiltration swale may be located in the greenrows. The total dimension of the swale and greenrow must be sufficient for the trees to achieve their natural spread and provide the swale sufficient gradient, surface area, and sunlight to function. Therefore, the width of the greenrow/swale may vary, depending on the species of trees and swale configuration.

(b) Two adjoining property owners may collaborate to provide a swale and greenrow. For example, if a swale/greenrow requires 36 feet, each property owner can provide 18 feet and share the construction costs. In this case, the swale must be sufficient to filter surface water from both sites.

(c) See Figure I-4.

Figure I-4. Description of greenbelt, swale, and path dimensions and requirements.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To reduce the negative impacts to adjacent properties and the natural environment.

(b) To increase pedestrian, bicycle, and vehicular circulation options in the Industrial and Tourist-Industrial zones.

(c) To upgrade the overall visual quality in Industrial and Tourist-Industrial zones.

(d) To take advantage of special opportunities for incorporating natural features into site design, such as Little Bear Creek and the Sammamish River.

(e) To produce a consistent design identity compatible within each of the industrial areas.

(f) To take advantage of special opportunities to create a composition of buildings and landscape features.

(g) To preserve and enhance visual corridors in the City.

(2) Design Principles. See Figure I-6.

(a) Take advantage of special opportunities and mitigate impacts of large developments. The site planning for all developments over five acres must demonstrate a unifying, organized design that:

(i) When the site is near Little Bear Creek and/or the Sammamish River, provide convenient pedestrian circulation to these waterways;

(ii) Where possible, incorporate screening, environmental mitigation, utilities, and surface water drainage as positive elements (e.g., create a “natural” open space or wet pond as a site feature to accommodate surface water runoff – chainlinked fences around ponds are discouraged), see Figure I-5; and

(iii) Screen or locate services away from public view and nearby sites.

(b) Take precautions to mitigate negative impacts of industrial development on adjoining and/or surrounding properties. Site planning for industrial development shall consider adjoining and/or surrounding uses and exercise care to locate incompatible uses from adjoining uses.

Figure I-5. Biofiltration swales can incorporate stormwater management in soft, attractive, naturalistic way.

Figure I-6. Example site plan illustrating how a joint manufacturing/distribution business can achieve efficient site use, amenities, and site design objectives.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To reduce the visibility of unsightly uses (e.g., trash containers, product storage) in the Industrial zones.

(b) To encourage more thoughtful siting of trash containers and service areas, balancing the need for service with the desire to screen negative aspects.

(c) To minimize adverse, olfactory, auditory, or visual impacts of mechanical equipment and service areas.

(2) Design Principles. Reduce impact of service areas and mechanical equipment.

(a) When feasible, locate service areas (loading docks, trash containers, compactors, mechanical equipment, and storage yards) to avoid negative visual, auditory (noise), or physical impact on the street, SR 522 freeway, and adjoining residentially zoned or developed properties, as well as Little Bear Creek and the Sammamish River. One of the purposes of this principle is to reduce the noise impacts of service areas. When, because of the steep topography or other physical site constraints, it is not feasible to so locate service areas, provide screening pursuant to subsection (2)(b) of this section.

(b) Service elements shall be screened when the elements are visible from the public street or sidewalk, adjoining properties, residentially zoned or developed areas, and recreational facilities (e.g., public parks and trails). Trash collection facilities, refuse, and recycling collection points shall be screened in accordance with WMC 21.40.020(6).

(c) Screening of mechanical equipment shall be done so that it blends with the architecture of the building. See Figure I-7.

(d) Locate and/or screen utility meters, electrical conduit, and other service and utilities apparatus so as not to be visible from the street. This is intended to include public utilities along the street, where feasible.

(e) Locate and/or install sound attenuation measures as necessary so that exterior mechanical equipment does not exceed noise standards in Chapter 8.08 WMC.

Figure I-7. Mechanical equipment and service areas should be screened from view.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage attractive treatment of biofiltration swales.

(b) To incorporate biofiltration swales and ponds into project site design and landscaping more effectively.

(c) To enhance the water quality of Little Bear Creek and the Sammamish River.

(2) Design Principles. Maximize biofiltration of surface water prior to its flow into Little Bear Creek and the Sammamish River. See Figure I-8.

(a) Where practical based on-site topography, direct water to the side of the lot in such a manner as to provide the maximum length and effectiveness of the biofiltration swale. Wet ponds or other surface water treatment facilities may be required.

(b) Where possible, locate the biofiltration swale adjoining to or near a greenrow for maximum effect.

(c) Depending on site topography, swales located along sides of the property may be required to channel surface water runoff. Cooperation with adjoining development to complement like facilities is encouraged.

(d) Joint use of biofiltration facilities meeting acceptable water quality design measures is encouraged.

Figure I-8. Maximize biofiltration system effectiveness.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To enhance “gateways” to each of the industrial areas.

(b) To upgrade the industrial area’s visual identity.

(2) Design Principles. Enhance the visual quality of development at principal and/or minor arterial street intersections. New development on any of the corners of a principal and/or minor arterial street intersection must enhance the property’s visual qualities at the corner by one or more of the following:

(a) Incorporate human scale elements set forth in WMC 21.34.290.

(b) Install at least 200 square feet of ground surface landscaping with native trees and shrubs or living ground cover at or near the corner of the lot.

(c) Install a decorative screen wall at least two feet six inches high, a trellis, or other continuous architectural element, with a length of at least 20 feet, along the front property line.

(d) Other element or method approved by the Director. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage the use of uniform lighting with concealed lighting sources as an integral design component to enhance buildings, landscaping, or other site features.

(b) To encourage night sky’s visibility and to reduce the general illumination of the sky in Woodinville.

(c) To reduce horizontal light glare and vertical light trespass from a development site onto adjacent parcels and natural features.

(d) To encourage the judicious use of lighting in conjunction with other security methods to increase site safety.

(e) To discourage the use of lighting for advertising purposes.

(2) Design Principles. Provide adequate lighting levels in all areas used by pedestrians or automobiles, including building entries, walkways, parking areas, circulation areas, and other open space areas. New development shall provide site lighting that meets the following design criteria:

(a) All public areas shall be lighted with average minimum and maximum levels as follows:

(i) Minimum (for low or nonpedestrian and vehicular traffic areas): 0.5 foot-candles;

(ii) Moderate (for moderate or high-volume pedestrian areas): one to two foot-candles; and

(iii) Maximum (for high volume pedestrian areas and building entries): four foot-candles.

(b) Lighting shall be provided at consistent levels, with gradual transitions between maximum and minimum levels of lighting and between lit areas and unlit areas. Highly contrasting pools of light and dark areas shall be avoided.

(c) Parking lot lighting fixtures shall be nonglare and mounted no more than 25 feet above the ground. All fixtures over 15 feet in height shall be fitted with a full cut-off shield.

(d) Pedestrian-scaled lighting is encouraged in areas of pedestrian activity.

(e) Lighting shall enable pedestrians to identify a face 45 feet away to promote safety.

(f) Lighting shall not be permitted to trespass on to adjoining parcels or rights-of-way. Nor shall light source (luminaire) be visible at the property line.

(g) All building lights shall be directed onto the building itself and/or the ground immediately adjoining to it. The light emissions should not be visible above the roofline of the building.

(h) Light fixtures other than traditional cobra heads are encouraged. (Ord. 737 § 2 (Att. A), 2022)

(1) Landscape Concept.

(a) Intent. To define plant species that are attractive, provide multiseasonal interest, require low maintenance, are resistant to drought, and are otherwise appropriate for conditions within the Industrial districts.

(b) Design Principles. Develop a site landscape design concept that should be suitable and fitting with the character of Woodinville as a community bordering rural and agricultural areas. Existing substantive vegetation and native materials in informal plantings and arrangements should be considered in the concept. See Figure I-9.

(i) At a minimum, the landscape concept should include greenrows and surface water biofiltration features.

(ii) Screen development from SR-522, SR-202 and/or other public ways and enhance vegetation in the Sammamish River and Little Bear Creek corridors.

(iii) Plantings and/or site features should be scaled to larger industrial structures and enhance the architectural qualities of buildings.

(iv) In addition, the concept should consider the following landscape design objectives where appropriate:

(A) Coordinate the selection of plant material to provide a succession of blooms, seasonal color, and a variety of texture.

(B) Provide a transition in landscaping design between adjoining sites, within a site, and from native vegetation areas in order to achieve greater continuity.

(C) Design landscaping to create definition between public and private spaces.

(D) Design landscaping to provide a transition between built structures (vertical planes) and the site (horizontal planes).

(E) Use plantings to accent and highlight significant site features and to define the function of the site, including parking, circulation, entries, and open space.

(2) Preferred Plant Material.

(a) Intent.

(i) To encourage the use of hardy, attractive, and easily maintained plant material that provides multiseasonal interest and is of appropriate height to avoid overhead wires and negative impacts on public safety.

(ii) To provide visual continuity by using plant materials from a City-specified plant list of a limited number of native varieties and species.

(iii) To encourage the use of trees and shrubs as an important unifying element within the industrial areas to strengthen the image and continuity of the streetscape.

(b) Design Principles.

(i) Plantings along the frontage shall be coordinated to unify the roadway image.

(ii) Selected plant materials from the City of Woodinville’s list of trees and shrubs shall be used to satisfy landscape requirements to provide visual continuity along the roadway.

(iii) Plantings along the north sides of buildings and in other shady locations shall use shade-tolerant plant materials from the City of Woodinville’s tree and shrub list.

(3) Retention of Significant Trees.

(a) Intent.

(i) To create and retain public open space that provides adequate access to the community.

(ii) To preserve and protect stands of mature trees.

(iii) To aid in the stabilization of soil by preventing erosion.

(iv) To reduce stormwater runoff and costs associated with it.

(v) To provide an important visual buffer and screen from traffic.

(vi) To conserve and enhance the aesthetic value of the area and protect and increase property values.

(vii) To provide natural settings for paths connecting industrial areas with transit stops.

(b) Design Principles.

(i) Adhere to the requirements of Chapters 21.50 and 21.36 WMC.

(ii) Consider alternative building and parking siting strategies to preserve existing trees.

(iii) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjacent uses.

Figure I-9. Elements of a landscape design concept.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To promote on-site facilities that create amenities to enhance the workplace environment and blend adjacent natural amenities with the created open space.

(2) Design Principles. Preserve recreation and habitat opportunities along the Sammamish River and Little Bear Creek.

(a) Encourage businesses to provide on-site open space for employees adjacent to public trails along the Sammamish River and Little Bear Creek.

(b) Provide benches and trash cans where appropriate for pedestrian uses on industrial sites. These amenities may be provided off site when it benefits the public as determined by the Director.

(c) Encourage property owners to provide public access where feasible to the Sammamish River and Little Bear Creek. (See WMC 21.73.040 for shoreline master program public access requirements when development is in the shoreline jurisdiction.) (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To support the City’s efforts to establish a trail along Little Bear Creek and the Sammamish River as part of its comprehensive bicycle/pedestrian network.

(b) To provide safe, pleasant, and continuous pedestrian access in the industrial areas of Woodinville.

(c) To provide safe pedestrian routes across busy streets by a variety of means, including signalized intersections at driveways with heavy traffic volumes and distinctively marked crosswalks.

(2) Design Principles.

(a) Provide pedestrian connections from street walks to the pedestrian trail along the Sammamish River according to parks and trails standards of the City.

(b) Provide obvious pedestrian crossing access where feasible for streets abutting the site.

(c) Develop an on-site pedestrian circulation plan that follows WMC 21.37.130. Walkways should be integrated with the required parking lot landscaping. See Figure I-10.

Figure I-10. In this industrial site, landscaped walkways provide pedestrian connections.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To provide safe, convenient, on-site pedestrian circulation.

(2) Design Principles.

(a) Provide a paved pedestrian path from the street sidewalk to the main entry of all buildings.

(i) Buildings with entries not facing the street should have a clear and obvious pedestrian accessway from the street sidewalk to the entry. This path should be separate from vehicular traffic pursuant to WMC 21.37.130(5)(a).

(ii) The pedestrian path from the street sidewalk to the building main entry shall be at least 60 inches wide (preferably 96 inches wide) pursuant to WMC 21.37.130(5)(b).

(b) Provide clearly delineated pedestrian paths or walkways connecting all businesses and the entries of multiple buildings on the same development site as required by WMC 21.37.130.

(c) Integrate on-site pedestrian walks with site landscaping plans. See Figure I-10. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To provide safe pedestrian paths through parking areas.

(2) Design Principles. Provide pathways through parking lots used by business patrons and members of the public.

(a) The following distance should be considered somewhat flexible to account for the length of the parking lot and driveway locations. A specially marked or paved crosswalk must be provided through parking lots greater than 150 feet long (measured parallel to the street front) or more than two bays deep (approximately 75 feet measured perpendicular from street front) in accordance with WMC 21.37.130(4).

(b) Generally, walkways should be provided. A maximum distance of 150 feet shall be maintained between paths. See Figures I-10 and I-11.

Figure I-11. Pedestrian circulation through parking lots is an important consideration.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide safe and continuous pedestrian access in industrial areas.

(b) To minimize conflict between pedestrians and vehicular traffic.

(c) To provide safe routes for the pedestrian and disabled person across parking, to entries, and between buildings.

(d) To provide pedestrians with access to adjoining properties.

(e) To provide continuous pedestrian and bike access to transit stops.

(2) Design Principles.

(a) Provide feasible, pedestrian circulation routes in accordance with WMC 21.37.130 from building entries of businesses to:

(i) Services within the same development;

(ii) Sidewalks along abutting roadways; and

(iii) Integrate pathways and bike trails to transit areas. See Figure I-10 for an example.

(b) Where possible, provide steps and ramps across retaining walls and slopes in accordance with and in addition to WMC 21.37.130.

(c) Gates should be provided to breech fences if they impede pedestrian movement to transit, public trails, and other public areas.

(d) Pedestrian paths must be safe and well lit.

(e) In addition to WMC 21.40.060, landscaping shall not block visibility to and from a path, especially where it approaches a roadway or driveway.

(f) In addition to WMC 21.37.110, integrate transit stops into the development of adjoining site improvements. This may be done by providing extra space for waiting areas, incorporating bus pull outs or stops into the site’s circulation scheme, and/or providing a walkway (preferably covered) directly from the transit stop into the project’s entrance. Pavement for expanded waiting areas and connection walkways may be located within required setbacks and may count as landscape areas, provided the areas meet the intent prescribed in subsection (1) of this section.

(g) Incorporate access to public open spaces where a site is adjoining to public open spaces. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To use the architectural elements of a building and landscaping to highlight and define the entrance.

(b) To enhance the visual character of buildings.

(c) To improve the pedestrian environment.

(2) Design Principles. Enhance the building access by having primary public entries on all industrial businesses incorporate two or more of the following:

(a) Provide weather protection, such as an awning, canopy, marquee, or other building element, to create a covered pedestrian open space of at least 100 square feet. See Figure I-12.

(b) Provide at least 200 square feet of landscaping at or near the entry.

(c) Provide bicycle parking according to WMC 21.37.090.

(d) Provide a trellis, canopy, porch, or other building element that incorporates landscaping.

(e) Provide building ornamentation, such as mosaic tile, relief sculpture, ornamental wood, metal trim, etc.

(f) Other methods as approved by the Director.

Figure I-12. Provide a covered pedestrian open space (100 square feet minimum) adjoining to each entry of industrial buildings facing parking lots.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide safe, convenient access to commercial sites without diminishing pedestrian and visual qualities.

(b) To locate entrances for large vehicles (semi-trucks), where feasible, away from pedestrian and other small vehicle (passenger cars) entrance.

(2) Design Principles. Minimize driveway impacts.

(a) Parking lot entrances, driveways, and other vehicle access routes onto private property from a public right-of-way shall be restricted to no more than one entrance lane and one exit lane per 300 linear feet of property line, as measured horizontally along the street face.

(b) Properties with less than 300 linear feet of street frontage shall be limited to one entry and one exit lane for vehicle access.

(c) Driveway lanes crossing a public sidewalk shall be no wider than 13 feet per entry or exit lane.

(d) The City may impose additional restrictions to parking lot and vehicle access point location to reduce impacts to public safety, pedestrian movement, on-street vehicle circulation, and visual qualities.

(e) Additional entrance and exit lanes may be permitted as follows:

(i) Additional entrances or vehicle access lanes do not significantly impact vehicle circulation, public safety, pedestrian movement, or visual qualities;

(ii) Additional driveways or vehicle access lanes allows parking lot design that reduces the traffic impacts of the parking lot;

(iii) Corner lots may have one entrance per street, provided the owner proves that it is unable to arrange joint access with an abutting property; or

(iv) Other reasons acceptable to the City subject to a traffic report supporting the additional entrance or exit.

(f) The following are encouraged:

(i) Driveways on adjoining development sites are encouraged to be located at least 300 or more feet from one another for access control. By maintaining this spacing, the number of curb cuts should be kept to a minimum and thereby contributing to the reduction of local traffic impacts.

(ii) To allow for vehicular access, shared driveways are encouraged.

(iii) Vehicular access to corner lots shall be located on the lower classified roadway and as close as practical to the property line most distant from the intersection. Location of vehicle access to streets shall be subject to City street standards. By encouraging vehicular access to be on a side street to an arterial, and as far as possible from the intersection, potential conflicts with traffic should be reduced. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To visually integrate large industrial structures into the community when viewed from City streets and from residential areas that overlook industrial areas.

(2) Design Principles. Industrial buildings with a building height in excess of 24 feet, longer than 100 feet in overall length, and visible from a public street, trail, path, or open space, shall incorporate measures as follows:

(a) Landscaped area(s):

(i) Of at least 200 square feet spaced not more than 50 feet apart with the edge closest to the building not more than 10 feet from the building; and

(ii) Having not less than three large scale trees that will attain a height of not less than 20 feet within three years. See Figure I-13.

(b) The requirements of subsection (2)(a) of this section may be altered where loading dock openings occur. The loading dock opening may substitute for the landscaped areas, provided the opening meets the following criteria (See Figure I-14):

(i) The opening design element is not less than 75 percent of the full wall height between the finished grade and the top of where the wall intersects the roof;

(ii) The opening is a unified design that incorporates the opening with any adjoining wall treatment and weather protection overhang; and

(iii) The designed opening extends from finish grade with the top of the opening design element extending to not less than one-fourth of the wall height from the top of the wall.

(c) Incorporate wall treatments so the maximum area of a blank wall is less than 600 square feet. (See WMC 21.34.310, Blank walls.) The following treatments may be used to meet the blank wall requirement:

(i) Articulate a vertical panel join that is visible from a 200-foot distance. See Figure I-15.

(ii) Incorporate wall finish color that is integral to the finish material (not painted on) in a pattern or composition with no component panel having an area greater than 200 square feet. See Figure I-16.

(iii) Provide a textured composition wall panel with no single textured element of the composition greater than 200 square feet. See Figure I-17.

(d) In addition, the requirements of WMC 21.34.310 must be met if the blank wall is visible from a public street, public park or trail, residential area, or is within 20 feet of the street right-of-way. These requirements are supplemental to, and do not replace, the underlying Industrial zone height limits set forth elsewhere in this title.

Figure I-13. Buildings screened by trees.

Figure I-14. Incorporating loading docks.

Figure I-15. Blank wall treatment.

Figure I-16. Altering 200-square-foot color patterns.

Figure I-17. Altering 200-square-foot texture patterns.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage industrial development and redevelopment to be compatible with adjacent areas’ architectural size and character.

(b) To encourage human scale where structures accommodate pedestrians such as entries, public walks, and trails, etc.

(2) Design Principles. Reduce the apparent scale of industrial buildings as perceived by the public. Industrial buildings are inherently large structures designed to house activities that require large volumes. Industrial buildings are to incorporate measures to integrate new and redeveloped industrial structures with existing nearby uses that are not industrial in character. All new or redeveloped industrial structures shall incorporate at least two of the following:

(a) Reduce the height of industrial structures within 150 feet of residential zoned property to not more than 18 feet.

(b) Reduce the height of industrial structures facing the street to 24 feet within 100 feet of the street or incorporate awnings, sunshades, or other window treatments not more than 24 feet to the top of the treatment from finish grade across the building elevation facing the street.

(c) There shall be no blank walls in excess of 200 square feet on building elevations facing the street. (See WMC 21.34.310 for additional guidelines regarding blank walls.)

(d) Include sloped roofs over lower building elements facing the street. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To recognize human interaction with industrial buildings and encourage buildings to comfortably relate elements commonly used by people to the size of the human body.

(2) Design Principles. Incorporate human scale building elements in all new and redeveloped industrial buildings.

(a) Provide weather protection at all entries designed for people.

(b) Provide at least 200 square feet of sidewalk area of pedestrian-oriented open space at the principal entry(s) of industrial buildings.

(c) Comply with accessibility requirements at the principal entry(s) of the building. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To ensure that buildings are visually interesting when viewed from a public street.

(2) Design Principles. Enhance buildings with appropriate details.

(a) When large scale buildings are viewed from one-quarter to one-half mile or more, the most noticeable elements are contrasting colors and forms of building components. Contrasting colors of the roof and exterior walls of a structure are very noticeable when viewed from above the roof level. Roof-mounted mechanical equipment and ducting, usually light color, are most noticeable on a dark roof. Roofs and roof-mounted equipment are often not as carefully considered for design considerations as are building components visible from street or site level.

(b) Special consideration is to be given to all building components for design in the industrial areas because these zones are so visible from residential areas overlooking the areas.

(c) When buildings are seen from a distance of approximately one city block, the most noticeable qualities are the overall form and color. A three-story commercial building that is 100 feet wide and 35 feet tall must be observed from at least 200 feet away in order for the building to fit within a person’s cone of vision so its overall shape can be perceived. At that distance, windows, doors, and other major features are clearly visible. However, within 60 feet to 80 feet from the building (approximately the distance across a typical downtown street), a person notices not so much the building’s overall form as its individual elements. Closer, the most important aspects of a building are its design details, texture of materials, quality of its finishes, and small, decorative elements.

(d) All new buildings shall include on the facade visible from the public street, residentially developed or zoned areas, public recreational spaces, or freeway at least three of the following:

(i) An entryway that is set back to provide a protected entry or that includes a porch, canopy, or pedestrian covering.

(ii) Canopy, awning, or porch over at least 50 percent of the length.

(iii) Landscaped trellises, screens, or similar treatment over at least 20 percent of the facade wall surface area, excluding windows and doors.

(iv) Varied courses or panels of materials.

(v) An exposed structural framework or other element.

(vi) Articulated wall panels with accentuated joints, edges, or reveals visible from the street.

(vii) Articulated roofline or building base.

(viii) Transparent fenestration (windows, doors, or other openings) over at least 20 percent of the building.

(ix) See Figure I-18 for examples.

(e) All new buildings visible from residential developments on higher elevations of the valley walls overlooking industrial areas shall demonstrate measures incorporated in the building design to enhance the appearance of roofs that include the following:

(i) Color of roofing materials in comparison with exterior wall finishes including the roof side of parapet walls.

(ii) Indicate location and plan configuration, color, and profile above roof level of all roof-mounted equipment visible from an elevation above roof level and describe measures incorporated to enhance the appearance of said equipment by screening or camouflage.

(iii) The visual transition of the joining of a building to the site is critical. The abrupt joining of the vertical wall plane with a horizontal hard, paved surface, without transitional space and landscaping is awkward visually, for use of the paved surface (a walk) and for maintenance.

(f) All new buildings shall provide a minimum four-foot landscape space between the exterior wall and horizontal paved surfaces except at entrances/exits, loading docks and service entries.

Figure I-18. Even simple buildings can feature a number of functional design details that increase a building’s attractiveness and efficiency.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage the use of high-quality compatible materials that upgrade the visual qualities of industrial areas of Woodinville.

(2) Design Principles.

(a) Retain Existing Facades. Use of metal siding, metal screening, plastic, plywood, sheet wood products, or fiberglass to cover over existing facades is discouraged. Wood should not be used to cover over existing brick or cast stone masonry.

(b) Use Compatible Building Materials.

(i) Detail requirements for metal siding: if metal siding is used as a siding material over more than 25 percent of a building’s facade, the metal siding must have a matte finish in a neutral or earth tone, such as buff, gray, beige, tan, cream, white, or a dulled color such as barn-red, blue-gray, burgundy, ocher, or other color specifically approved by the Director. If metal siding is used over 25 percent of a building facade, then the building design must include the following elements:

(A) Visible window and door trim painted or finished in a complementary color;

(B) Corner and edge trim that covers exposed edges of the sheet metal panels; and

(C) Other detail/color combinations for metal siding approved by the Director, provided design quality and performance meet the intent of this section.

(ii) Requirements for concrete block walls: if concrete blocks (concrete masonry units, or “cinder blocks”) are used for walls that are visible from a public street, park, or pedestrian route, then the concrete block construction must be architecturally treated in one or more of the following ways:

(A) Use of textured blocks with surfaces such as split-face or grooved;

(B) Use of colored mortar;

(C) Use of other masonry types, such as brick, glass block, or tile, in conjunction with concrete blocks; or

(D) Use of decorative coursing to break up blank wall areas. (See WMC 21.34.310 for guidelines regarding blank walls.)

(iii) Concrete tilt-up structures: if concrete tilt-up structures are used for walls visible from a public street, park, or pedestrian route, then the concrete wall must be treated in one or more of the following ways:

(A) Provide a texture scaled to be visually perceptible at the distance viewed by the public;

(B) Provide a pattern or composition created by casting relief in the exposed face of the concrete of sufficient depth to have shadow define the pattern or composition created; or

(C) Create compositions with horizontal profiles characteristic of agrarian scenes. A repetitive pattern applied to multiple panels is acceptable; however, subtle differences to differentiate the panels for interest is encouraged.

(iv) Prohibited Materials. The following materials are prohibited in visible locations unless an exception is granted by the Director:

(A) Corrugated fiberglass;

(B) Crushed colored rock/crushed tumbled glass;

(C) Striated plywood; and

(D) Nondurable materials. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To reduce the visual impact of large, undifferentiated walls.

(2) Design Principles. All blank walls (see Figure I-19 in lieu of the definition of “blank wall” in WMC 21.11A.030) visible from a public street, public park or trail, residential areas, or within 20 feet of the street right-of-way shall be treated in one or more of the following ways:

(a) Installing a vertical trellis in front of at least one-half the wall spaced the full length of the building with climbing vines or plant materials. The trellis need not be attached to the building, and the plant materials on the trellis do not have to be allowed to grow onto the building wall.

(b) Providing a landscaped planting bed that is the greatest of five feet wide or width that is 0.25 times the height of the wall. The planting bed is to be in front of the wall and planted with Type 2 landscaping in accordance with WMC 21.36.060, utilizing plant materials that are principally vertical and that will obscure or screen at least 50 percent of the wall’s surface within three years.

(c) Other method as approved by the Director.

(d) All of the proposed methods are subject to Director approval. The applicant must submit architectural plans and elevations showing proposed treatments for approval. The Director may waive the requirements for blank wall treatment where the requirements conflict with the fire code regulations. (See WMC 21.34.260(2) for additional provisions regarding blank walls.)

Figure I-19. Within 20 feet of the street right-of-way, any portion of a wall that has a surface area of 600 square feet or more without a window, door, or building modulation. Alternatively, any ground level wall over four feet in height that is longer than 25 feet in length, measured horizontally (“a”).

(Ord. 737 § 2 (Att. A), 2022)

The purpose of the multifamily residential design standards is to help implement a vision that the City and those who develop in higher density residential zones have a common interest in assuring quality development that benefits property owners and the City. (Ord. 737 § 2 (Att. A), 2022)

(1) This chapter shall apply to all new construction within the R-12, R-18, and R-48 zones.

(2) Alteration of any structure that affects its exterior appearance shall be subject to design review under this chapter.

(3) The City has established two thresholds to gauge the extent the requirements of this chapter shall be applied based on what is practical and reasonable for that level of improvement.

(a) If 50 percent or more of a building or structure subject to design review is altered within a period of three years, the structure shall be subject to the applicable requirements that do not involve repositioning the building or reconfiguring site development as determined by the Director.

(b) If less than 50 percent of a building or structure subject to design review is altered within a period of three years, the requirement is only that the proposed improvements meet the standards and/or guidelines and do not lead to further nonconformance with the standards and guidelines. For example, if a property owner decides to replace a building facade’s siding, then the siding shall meet the applicable exterior building material and color standards and/or guidelines, but elements such as building modulation would not be required. (Ord. 792 § 20, 2025; Ord. 737 § 2 (Att. A), 2022)

(1) Where there is a conflict between these design standards and other City plans, policies, and regulations, the most specific standard, guideline, or regulation shall apply, as determined by the Director. For example, this title provides for a minimum street setback of 10 feet in industrial zones, whereas the design standards allow buildings to be placed on the front property line as long as they meet certain design requirements. While the design standards herein are less restrictive in this case, they are more specific in that they allow for zero setbacks if certain conditions are met; therefore, the Director will determine they apply.

(2) Each section of the design standards contains a list of “intent” statements followed by “design principles” and subsequent implementing measures. Specifically:

(a) Intent statements are overarching objectives. For example, the intent statement for the “building corners” section is to “create visual interest and increased activity at street corners.” Project applicants must be able to demonstrate how their project meets the intent, to the Director’s satisfaction.

(b) Design principle statements describe broad actions that are necessary to achieve the intent.

(c) A collection of standards implements the design principles. Specifically:

(i) Standards that use words such as “shall,” “must,” “is/are required,” or “is/are prohibited” signify required actions.

(ii) Some standards take a “toolbox” approach, in that a development may be required to include at least two design elements from a large list of options.

(iii) Standards using words such as “should” or “is/are recommended” signify recommended actions that are meant to be applied with some flexibility. Development projects must comply with such measures unless the development proposal meets the intent in some other manner, as determined by the Director.

(d) Furthermore, this chapter contains some specific standards that are easily quantifiable, while others provide a level of discretion in how they are complied with. In the latter case, the applicant must demonstrate to the Director, in writing, how the project meets the intent of the standard. (Ord. 737 § 2 (Att. A), 2022)

The following procedures shall be applied in combination with the procedures set forth in Chapters 21.80 through 21.84 WMC.

(1) When an applicant submits a development application that triggers design review, the design review shall be combined with the applicable permit application consistent with WMC 21.80.040, unless the applicant requests a standalone design review process.

(2) No project approval shall be granted, no building permit issued, and no construction shall begin until the design review decision becomes final pursuant to WMC 21.80.190.

(3) With submittal of the building permit application, the Director shall determine that the final design is consistent with the issued design decision. (Ord. 782 § 12, 2025; Ord. 737 § 2 (Att. A), 2022)

(1) The Planning Commission Design Review Committee shall review and make a recommendation to the Director on all proposed design reviews involving a request for a Director-authorized departure from the design standards.

(2) The review and recommendation of the Design Review Committee shall be based on whether the proposal is consistent with the intent statements applicable to the design standard for which the departure is requested. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. People experience the City of Woodinville from streets. Streets are some of the vital spaces that bind the community together and allow for various modes of movement within the City. The intent for street fronts is:

(a) To create an active, safe pedestrian environment;

(b) To upgrade residential areas and to establish a visual identity for each area;

(c) To reflect a small village tradition in structures; and

(d) To unify streetscapes.

(2) Design Principles. All development for properties fronting on a designated “pedestrian-oriented street” as defined in WMC 21.11A.170 shall comply with the provisions in this subsection.

(a) Relate development to designated pedestrian-oriented street frontages. Adhere to the following standards unless otherwise determined by the Director:

(i) Buildings located along designated pedestrian-oriented streets shall provide weather protection at least five feet wide along sidewalks and pedestrian routes of the building’s front face. The weather protection may be in the form of awnings, marquees, canopies, or building overhangs. There may be gaps in the coverings for architectural features, landscaping, or to provide visual variety in the facade.

(ii) Buildings must present a “pedestrian-friendly building facade” along pedestrian-oriented streets containing the following:

(A) Transparent window area or window displays along the majority (more than 50 percent) of the ground floor facade;

(B) Sculptural, mosaic, or bas-relief artwork over the majority of the ground floor facade that complements the transparent window area; and

(C) At least 500 square feet of pedestrian-oriented space for every 100 linear feet of facade as measured along the property line adjoining a public street right-of-way. Such pedestrian-oriented space shall contain at least 200 square feet of landscaping for every 100 linear feet of building facade.

(iii) Building entries must have direct access to the public sidewalk (entries may be on the sides of buildings but they must be visible from the street and connected by a pedestrian pathway).

(iv) Driveways are limited to one entry lane and one exit lane per 300 lineal feet of street frontage, or one lane each way per lot if the lot’s street frontage is less than 300 feet.

(v) If insufficient right-of-way exists to allow 12-foot-wide public sidewalks, the building may be set back sufficiently to provide at least 12 feet of walking surface. Subject to the Director’s approval, development may be exempt from complying with the minimum street setback set forth in Chapter 21.32 WMC.

(b) A minimum of four of the following pedestrian amenities shall be provided near the sidewalk:

(i) Pedestrian furniture such as seating space, lighting, drinking fountain, etc.;

(ii) Pedestrian-oriented open space;

(iii) Perimeter landscaping (or lawn if configured in a “front yard” setting between building front and the sidewalk);

(iv) Space for transit and/or school bus stop with seating, if applicable;

(v) Artwork;

(vi) Decorative screen wall, trellis, or other building or site feature as approved by the Director.

(c) The City may permit deviation from the specific standards in this subsection if the Director determines that public benefit can be achieved in terms of the intent described above. The applicant must demonstrate there is a compelling reason to deviate from the specific standards that the deviation will result in increased pedestrian activity and visual interest along the street.

(3) Design Principles. All development for properties fronting on streets that are not designated as pedestrian-oriented streets shall provide the following amenities near the sidewalk:

(a) Physically define the street edge with building, landscaping or other features as approved by the Director; and

(b) Provide sufficient room for a sidewalk at least eight feet wide if there is not space in the public right-of-way.

(4) Design Principles. To use the architectural elements of building and landscaping to highlight and define the entrance. Enhance the primary building entry access of multifamily residential buildings by required and optional measures indicated below.

(a) Required Measures.

(i) Provide weather protection such as an awning, canopy, marquee, or other building element to create a covered pedestrian open space of at least 100 square feet;

(ii) Provide at least 200 square feet of landscaping at or near the entry;

(iii) In addition to requirements for bicycle parking, provide benches and other pedestrian facilities, such as kiosks, special paving, etc.;

(iv) Provide special pedestrian-scaled lighting;

(b) Optional Items.

(i) Provide a trellis, porch, or other building element that incorporates landscaping;

(ii) Provide building ornamentation such as mosaic tile, relief sculpture, ornamental wood, or metal trim, etc.;

(iii) Provide artwork or special pedestrian-scaled signs;

(iv) Other enhancements as approved by the Director. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To promote functional and visual compatibility between adjoining properties. In addition to the requirements of WMC 21.40.020, the provisions in this section shall apply to service and outdoor storage areas.

(2) Design Principles. Minimize visibility and impacts by providing landscape screening, buffer, or other forms of screening along property lines adjacent to incompatible uses. Incompatible uses include outdoor storage areas adjacent to any other use, service areas adjacent to any other use, commercial development adjacent to a residentially zoned or developed property.

(a) The buffer must conform with the requirements for perimeter landscaping along interior property lines set forth in WMC 21.36.070.

(b) Where outdoor storage is greater in size than 120 square feet and abuts a commercial area or industrial use, 10-foot-wide Type 2 landscaping in accordance with WMC 21.36.060 shall be provided.

(c) Integrate outdoor storage areas and loading facilities into the site design to minimize their size, reduce visual impact, and where appropriate allow for pedestrian and vehicular movement between sites.

(d) A reduction of the landscape buffer separating uses from single-family residents is prohibited. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. The intent of this section is to encourage project designers to coordinate subsection (2) of this section requirements into an innovative organizational scheme that integrates the new development into the existing/proposed structure and creates a pedestrian-oriented focus. In addition to other requirements, multiple building/large lot developments are to take advantage of special opportunities to create a composition of buildings and landscape features that shall complement each other.

(2) Design Principles. Take advantage of opportunities to mitigate impacts of large developments.

(a) The site planning for all developments must demonstrate a unifying, organized design that:

(i) Incorporates open space and landscaping as a unifying element;

(ii) Where possible, incorporate environmental mitigation, screening, utilities, and dwelling drainage as positive elements (example: create a natural open space or wet pond as a site feature to accommodate surface water runoff); and

(iii) Provide pedestrian paths or walkways connecting all units and the entries of multiple buildings as required by WMC 21.37.130.

(b) Provide pedestrian paths from/to all transit stops within 1,200 feet of the site.

(c) Enhance transit stops by providing rider convenience and amenities such as transit stop shelters.

(d) Integrate on-site pedestrian circulation with adjoining right-of-way activity and development by integrating transit stops into the development of streets in addition to parking for carpools/vanpools in WMC 21.37.110. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To minimize adverse visual, olfactory, or noise impacts of mechanical equipment at ground and roof levels.

(b) To encourage more thoughtful siting of trash containers and community service areas.

(c) Locate service areas (trash containers, mechanical equipment, and storage yards) to avoid negative visual, noise, or physical impact on the street environment, and adjoining residentially zoned or developed properties.

(2) Design Principles.

(a) Reduce impacts of refuse containers and storage areas. Refuse containers shall not be visible from public sidewalks and nearby properties. They shall be screened by masonry or solid wood enclosures. The masonry enclosure is to screen refuse containers, including lids, and refuse stacked in containers. Trash collection facilities, refuse, and recycling collection points shall be designed in accordance with WMC 21.40.020(6) and subsection (2)(b) of this section.

(b) Refuse enclosure shall be a minimum eight feet tall, and:

(i) Gates shall be solid wood;

(ii) Screened trash containers shall be a minimum of 44 feet from the wall of any structure where there is access to the structure for the residents;

(iii) Locate and screen mechanical equipment at the ground level or attached to structures to reduce visual impacts from streets and adjoining properties;

(iv) Locate and screen roof mounted mechanical equipment so that the equipment is not visible within 150 feet of the structure when viewed from the ground level of adjoining properties;

(v) Match the color of roof mounted equipment with the exposed color of the roof to minimize visual impacts when equipment is visible from higher elevations nearby; and

(vi) Locate and screen utility meters, electrical conduit, and other service and utilities apparatus so as not to be visible from adjoining and nearby streets consistent with Chapter 15.39 WMC. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. The design principles in this section are intended to integrate grass swales, if used, into site design while maintaining biofiltration efficiency.

(a) To provide attractive options for the provision of grass-lined biofiltration swales.

(b) To incorporate biofiltration swales and ponds into project site design and landscaping more efficiently.

(2) Design Principles. Integrate biofiltration swales and ponds into the overall site design through one of the following options:

(a) Locate biofiltration swales, ponds, or other approved biofiltration systems as part of a landscape screen. Trees may be planted near the grass swale as long as they do not substantially shade the grass within the swale. The swale or pond should be designed so it does not impede pedestrian circulation or shared parking between two or more properties.

(b) Where topography is favorable, locate biofiltration swale, wet pond, or other approved biofiltration system within the paved parking or service area. The swale or pond should be landscaped as part of the required internal parking lot landscaping and oriented so it does not impede pedestrian circulation.

(c) Incorporate landscaping and screening to visually enhance the swale without reducing maintainability and sun exposure.

(d) The incorporation of screening elements and/or landscaping into biofiltration swale design is encouraged if the biofiltration swale is located and/or designed as a positive landscaping feature with approved design and plant materials. It may be counted as part of the required site landscaping. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To create and preserve visual images for identification and spatial reference at street corners.

(2) Design Principles. Enhance the visual quality of corners at the intersections of public streets consistent with the implementing measures in Table 21.35.160.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To encourage the use of lighting as an integral design component to enhance buildings, landscaping, or other site features.

(b) To encourage night sky’s visibility and to reduce the general illumination of the sky in Woodinville.

(c) To reduce horizontal light glare and vertical light trespass from a development site onto adjoining parcels and natural features.

(d) To encourage the judicious use of lighting in conjunction with other security methods to increase site safety.

(2) Design Principles. New development shall provide adequate lighting levels in all areas used by pedestrians or automobiles, including building entries, walkways, parking areas, circulation areas, and other open space areas that meet the following design criteria:

(a) All public areas shall be lighted with average minimum and maximum levels as follows:

(i) Minimum (for low or nonpedestrian and vehicular traffic areas): one-half foot-candles.

(ii) Moderate (for moderate or high-volume pedestrian areas): one to two foot-candles.

(iii) Maximum (for high-volume pedestrian areas and building entries): four foot-candles.

(b) Lighting shall be provided at consistent levels, with gradual transitions between maximum and minimum levels of lighting and between lit areas and unlit areas. Highly contrasting pools of light and dark areas shall be avoided.

(c) Parking lot lighting fixtures shall be nonglare and mounted no more than 25 feet above the ground. All fixtures over 15 feet in height shall be fitted with a full cut-off shield.

(d) Pedestrian-scaled lighting fixtures are recommended in areas of pedestrian activity. Illumination standards shall comply with the City’s transportation infrastructure standards and specifications in Chapter 12.09 WMC.

(e) Lighting shall not be permitted to trespass onto adjacent parcels or rights-of-way. Nor shall light source (luminaire) be visible at the property line.

(f) All building lights shall be directed onto the building itself and/or the ground immediately adjoining to it. The light emissions should not be visible above the roofline of the building.

(g) Light fixtures other than traditional cobra heads are required. (Ord. 737 § 2 (Att. A), 2022)

(1) Landscape Concepts.

(a) Intent. To encourage plant species that are attractive, provide multiseasonal interest, require low maintenance, are resistant to drought, and are otherwise appropriate for conditions within the residential zones.

(b) Design Principles. Develop a site landscape design concept that should be suitable and fitting with the character of Woodinville as a community bordering rural and agricultural areas. Existing substantive vegetation and native materials in informal plantings and arrangements should be considered in the concept. More structured or formal landscaping may be allowed where it is necessary to control planting due to limited space.

(i) At a minimum, the landscape concept should include greenrows and surface water biofiltration features.

(ii) Plantings and/or site features should be scaled to larger residential structures and enhance the architectural qualities of buildings.

(iii) In addition, the concept should consider the following landscape design objectives where appropriate:

(A) Coordinate the selection of plant material to provide a succession of blooms, seasonal color, and a variety of texture;

(B) Provide a transition in landscaping design between adjoining sites, within a site, and from native vegetation areas in order to achieve greater continuity;

(C) Design landscaping to create definition between public and private spaces;

(D) Design landscaping to provide a transition between built structures (vertical planes) and the site (horizontal planes);

(E) Use plantings to accent and highlight significant site features and to define the function of the site, including parking, circulation, entries, and open space.

(2) Preferred Plant Materials.

(a) Intent.

(i) To encourage the use of hardy, attractive, and easily maintained plant material that provides multiseasonal interest and is of appropriate height to avoid overhead wires and negative impacts on public safety.

(ii) To provide visual continuity by using plant materials from a City-specified plant list of a limited number of native varieties and species.

(iii) To encourage the use of trees and shrubs as an important unifying element within the industrial areas to strengthen the image and continuity of the streetscape.

(b) Design Principles.

(i) Plantings along the frontage shall be coordinated to unify the roadway image, according to the City’s street tree plans where applicable.

(ii) Selected plant materials from the City’s list of trees and shrubs shall be used to satisfy landscape requirements to provide visual continuity along the roadway.

(3) Parking Lot Landscaping.

(a) Intent.

(i) To develop a positive image for the residential areas.

(ii) To reduce the summertime heat and glare within and adjacent to parking lots.

(iii) To provide landscaped areas within parking areas in addition to landscape buffers around the perimeters of parking lots.

(iv) To provide pleasant pedestrian ways through parking lots.

(b) Design Principles.

(i) Provide surface parking area landscaping in accordance with WMC 21.36.080.

(ii) An alternative landscaping plan for surface parking areas may be submitted in accordance with WMC 21.36.080 and one or more of the following:

(A) Integrate interior surface parking landscaping with required biofiltration swales and surface water detention ponds.

(B) Incorporate or protect natural features, including wetlands, significant trees and vegetation, and slopes.

(C) Preserve distant views.

(D) Create an extension or connection to a local park or a regional bicycle/pedestrian trail system.

(4) Tree Retention.

(a) Intent.

(i) To create and retain public open space that provides adequate access to the community.

(ii) To preserve and protect stands of mature trees.

(iii) To aid in the stabilization of soil by preventing erosion.

(iv) To reduce stormwater runoff and costs associated with it.

(v) To provide an important visual buffer and screen from traffic.

(vi) To conserve and enhance the aesthetic value of the area.

(vii) To provide natural settings for paths connecting residential areas with transit stops.

(b) Design Principles.

(i) Adhere to the requirements of Chapters 21.36 and 21.50 WMC.

(ii) Consider alternate building and parking siting strategies to preserve existing trees.

(iii) Consider the integration of pedestrian and bicycle paths with stands of mature trees where feasible to connect adjoining uses. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To promote safe livable areas. The proper design and effective use of the built environment can lead to increased resident sense of safety and security, and an improvement of the quality of life. As applicable, utilize Crime Prevention Through Environmental Design (CPTED) strategies.

(2) Design Principles.

(a) Natural Access Control. A design concept directed primarily at decreasing crime opportunity by denying access to crime targets and creating in offenders a perception of risk. Gained by designing streets, sidewalks, building entrances and neighborhood gateways to clearly indicate public routes and discourage access to private areas with structural elements.

(i) Balcony railings should never be a solid opaque material of more than 42 inches high.

(ii) Entrances into parking lots should be defined by landscaping, architectural design, or monitored by a guard.

(iii) Dead-end spaces (e.g., no escape spaces) should be blocked by a fence or gate.

(iv) Common building entrances should have locks that automatically lock when the door closes.

(v) Hallways should be well lit.

(vi) Elevators and stairwells should be centrally located.

(vii) Access driveways should be limited to no more than two points.

(b) Natural Surveillance. A design concept directed primarily at keeping intruders easily observable. Promoted features that maximize visibility of people, parking areas and building entrances: doors and windows that look out onto streets and parking areas; pedestrian-friendly sidewalks and streets; front porches; and adequate nighttime lighting.

(i) Exterior doors should be visible from the street or by neighbors.

(ii) All doors that open to the outside should be well lit.

(iii) Four facades should have windows, if possible.

(iv) Parking spaces should be assigned to each unit located adjoining to that unit, and not marked by unit numbers.

(v) Visitor parking should be designated.

(vi) Parking areas should be visible from windows and doors.

(vii) Parking areas and pedestrian walkways should be well lit.

(viii) Recreation areas should be visible from a multitude of windows and doors.

(ix) Trash collection facilities should not create blind spots or hiding areas.

(x) Elevators and stairwells should be clearly visible from windows and doors.

(xi) Shrubbery should be no more than three feet high for clear visibility. Buildings should be sited so that the windows and doors of one unit are visible from another.

(xii) Stairwells should be well lit and open to view; not behind solid walls.

(xiii) All buildings and residential units should be clearly identified by street address numbers that are a minimum of five inches high, and well lit at night. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) In keeping with the City’s commitment to pedestrians, priority treatment is given to pedestrian accommodations in the design of transportation modes for on-site developments using City street standards.

(b) To improve the pedestrian environment by making it easier, safer, and more comfortable to walk between dwellings, on street sidewalks, to transit stops, and through parking lots, pedestrian facilities such as sidewalks, crosswalks, and bus shelters should connect all modes of transportation.

(c) To provide convenient pedestrian circulation connecting all on-site activities to adjacent pedestrian routes and street rights-of-way.

(d) To provide safe pedestrian routes across busy streets by a variety of means, including signalized intersections at driveways with heavy traffic volumes and distinctively marked crosswalks.

(2) Design Principles. Provide safe, convenient pedestrian circulation for all users.

(a) Provide pedestrian access onto the site from the main street off of which the use is located. Where a use fronts two streets, access shall be provided from the road closest to the main entrance.

(b) Provide pedestrian access in accordance with WMC 21.37.130, unless otherwise directed by these design principles.

(c) Provide adequate lighting at building entries, and along all walkways including paths through parking lots.

(i) Lighting fixtures illuminating pedestrian areas are recommended to be at pedestrian scale.

(ii) Adequate lighting levels for safety is at least four foot-candles average at the building entry and two foot-candles average at walkways and paths (see WMC 21.35.170 for more information on lighting).

(iii) Lighting level uniformity, average to minimum, shall be 2:1 or better.

(d) Provide a safe, convenient, on-site pedestrian circulation.

(i) Provide paved pedestrian path from the street sidewalk to the main entry of all buildings.

(ii) Buildings with entries not facing the street should have a clear and obvious pedestrian access way from the street sidewalk to the entry. (Ord. 737 § 2 (Att. A), 2022)

(1) Pedestrian Paths.

(a) Intent.

(i) To provide safe and direct pedestrian access in residential areas to accommodate pedestrian movement patterns, to minimize conflicts between pedestrians and vehicular traffic, and to provide pedestrian connections to neighborhoods.

(ii) To provide safe routes for the pedestrian and disabled person across parking, to entries, and between buildings.

(iii) To accommodate noncompetitive/noncommuter bicycle riders who use bicycles on short trips for exercise and convenience.

(b) Design Principles. Provide safe and direct access in residential areas for all users.

(i) Provide pedestrian circulation routes from building entries to:

(A) Services within the same development;

(B) Building entries of nearby residential complexes; and

(C) Sidewalks along abutting roadways.

(ii) Where possible, provide steps and ramps across retaining walls and slopes in accordance with WMC 21.37.130.

(iii) Where fences are erected, they shall provide for pedestrian access by gates to shopping and other common activities, especially to transit.

(iv) Adjoining landscaping shall not block visibility to and from a path, especially where it approaches a roadway or driveway according to WMC 21.40.060.

(v) Pedestrian walks shall be separated from structures at least three feet for landscaping.

(2) Access and Parking Lots.

(a) Intent.

(i) To provide safe and convenient pedestrian paths from the street sidewalk through parking lots to building entries in order to encourage pleasant walking experiences between and surrounding the dwellings.

(ii) To provide inviting, pleasant pedestrian circulation system that integrates with parking as access to nearby uses.

(b) Design Principles. Provide pathways through parking lots.

(i) Provide specially marked or paved walkways through parking lots in accordance with WMC 21.37.130.

(ii) Develop an on-site pedestrian circulation system.

(A) Develop an on-site pedestrian circulation plan in compliance with WMC 21.37.130.

(B) Integrate on-site walkways with required parking lot landscaping.

(3) Sidewalk – Size and Materials.

(a) Intent. To provide safe, convenient, and pleasant pedestrian sidewalks for circulation along all streets.

(b) Design Principles.

(i) Provide wide sidewalks along designated pedestrian-oriented streets for a variety of activities that accommodate and complement City life in accordance with the following:

(A) Provide at least 12-foot-wide sidewalks along pedestrian-oriented streets.

(B) The ground level of all new buildings located adjacent to a pedestrian-oriented street shall be set back from the street property line sufficiently to provide a sidewalk at least 12 feet wide, distance as measured from the back of the curb to the front edge of the building.

(C) Unit pavers installed in walks shall relate to existing conditions in color, texture and walk design in all designated pedestrian-oriented streets.

(D) Where street right-of-way is insufficient to provide adequate sidewalks, buildings and other site features must be set back from the public right-of-way to achieve at least the minimum sidewalk widths in accordance with the City’s adopted standards.

(ii) General requirements for sidewalks not on a designated pedestrian-oriented street include providing a clear and obvious pedestrian access way from the street sidewalk to the primary entry of a building that does not directly face the street. Separate the access way from vehicular traffic. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To provide a variety of pedestrian areas to accommodate residents and visitors on designated pedestrian-oriented streets.

(b) To provide a rich and varied recreation and open-space experience.

(2) Design Principles.

(a) Where the front building facade on a designated pedestrian-oriented street is not directly adjoining to the sidewalk, the space between the sidewalk pavement and the building (the front yard) shall be developed as a garden, lawn, and/or “pedestrian-oriented space” as defined in WMC 21.11A.170 and consistent with Table 21.35.220 at key locations:

(b) Provide private open space for the use of residents of the development at key locations by promoting a sense of ownership for each resident. This can include shared open space for the residents allowing them to interact and establish a sense of community and belonging, creating the opportunity to share in a communal experience. The development is encouraged to provide one or more of the following:

(i) Provide each resident with an area (pea-patch) for cultivating vegetables, planting flowers, etc. Each area is encouraged to be a minimum of 50 square feet per dwelling.

(ii) Create terraced landscape areas that incorporate the communal philosophy by allowing maintenance and planting by the residents.

(iii) The development is encouraged to implement other common areas for passive use.

(iv) The Director may grant partial or complete waivers for senior assisted living dwellings for outdoor recreation space with equivalent alternative recreation opportunities. (Ord. 737 § 2 (Att. A), 2022)

(1) Access Roads in Large Lot Development.

(a) Intent.

(i) To provide vehicular access routes through large lots by connecting public and/or private roadways as directed by the City to complete the downtown street grid.

(ii) To create a safe, convenient network for vehicle circulation and parking.

(iii) To mitigate traffic impacts and to conform to the City’s objectives for better traffic circulation.

(b) Design Principles.

(i) Development projects on properties which front on two streets are to conform with the applicable City street specifications and standards for access.

(ii) Connections between streets are to be provided as indicated by the applicable City street plans/specifications and standards. If access streets are required, they shall conform to the following:

(A) Streets may be part of the parking lot/site circulation. Only parallel parking fronting directly on the access street is permitted;

(B) Street trees and sidewalks or pedestrian paths are required along access streets; and

(C) Location of ingress and egress to and from the access street shall be limited to one ingress and egress within 300 feet of curb length.

(2) Vehicle Entrances.

(a) Intent. To provide safe, convenient access to residential sites without diminishing quality pedestrian walking or visual experiences.

(b) Design Principles. Minimize driveway impacts across pedestrian walks.

(i) Parking lot entrances, driveways, and other vehicle access routes onto private property from a public right-of-way shall be restricted to no more than one entrance lane and one exit lane per 300 linear feet of property as measured horizontally along the street face. Parking lot entrances, driveways and other through vehicle access routes shall not be obstructed.

(ii) Properties with less than 300 linear feet of street frontage shall make a good-faith effort to negotiate shared access with adjoining property owners. One entry and one exit lane for vehicle access will be allowed after there is demonstrable evidence, acceptable to the City, that shared access is not feasible.

(iii) Vehicular access to corner lots shall be located on the lowest classified roadway and as close as practical to the property line most distant from the intersection; except corner lots may have one entrance per street provided the owner provides evidence acceptable to the City that they are unable to arrange joint access with an abutting property. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To design buildings that reflect the Northwest woodland character.

(b) To encourage building design that has visual character and creates comfortable human environments.

(2) Design Principles. “Northwest woodland character” refers to structures designed in the context of the Northwest natural setting, which includes climate, topography, ecosystems, and evolved social organization. (See WMC 21.33.380.)

(a) Building forms shall reflect Northwest woodland character.

(i) The general form of structures is to be simple, three-dimensional forms characteristic of agrarian structures. Large structures may use smaller component forms to mitigate the “big box” appearance.

(ii) Structures with multiple component forms are to be integrated for visual unity.

(iii) To visually expose those components that support and/or stabilize structures when compatible with design.

(iv) Adapt building access to site conditions for level, convenient, obvious entry.

(b) Exterior finishes are to be compatible with Northwest woodland character.

(i) Material finishes shall reflect the early 1900s domestic agrarian vernacular of materials that represent a popular architectural expression that evolved in the Northwest during this period of time.

(ii) Exterior finish colors are to be neutral shades of natural colors found in northwest woodlands or colors typical of historic agrarian structures of the northwest and may include limited use of compatible accent colors.

(iii) The arrangement, proportion and design of windows and doors shall conform with the following:

(A) The height-to-width ratio of single openings and group openings are to be proportionately scaled to the wall.

(B) Door and window details and trim that is suitably scaled to the wall.

(C) Reduce large expanses of glass used in windows and doors to smaller component windows reminiscent of early 1900s domestic agrarian structures vernacular when adjacent to sidewalks or other pedestrian accommodations. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage the use of building components that relate to the size of the human body.

(2) Design Principles. Incorporate human-scale building elements. All new buildings and major exterior remodels must employ elements or techniques indicated in Table 21.35.250 towards achieving “human scale.” If a proposed building is more than 100 feet wide as measured along any facade facing a street and visible from that street, then the building shall incorporate the measures indicated for the building heights in Table 21.35.250.

(Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage architectural scale of development that is compatible with nearby uses that have the character of agrarian structures.

(2) Design Principles. Reduce scale of large buildings. All new buildings over 2,500 square feet in gross building footprint shall provide along their facades that are visible from public rights-of-way or pedestrian routes and entries the following:

(a) Upper Story Setback. Multistory buildings must be set back at least six feet per story from the face of the lower floor (base floor must meet property line setback, as necessary) facing the public right-of-way.

(b) Horizontal Building Modulation. All building facades within 400 feet of a public right-of-way or park, and/or visible from that right-of-way or park, shall conform to the following standards:

(i) The maximum width (as measured horizontally along the building’s exterior) without building modulation shall be 50 feet.

(ii) The minimum depth of modulation shall be the greater of six feet, or not less than 0.2 multiplied by the height of the structure (finish grade to top of wall).

(iii) Roof decks or balconies may be used as all or part of the building modulation so long as each individual balcony has a floor area of 100 square feet.

(c) Modulated Roofline. Buildings may satisfy the requirement by modulating the roofline of all facades visible from a public right-of-way or park according to the following standards:

(i) For gable, hipped, or shed roofs: a slope of at least three feet vertical to 12 feet horizontal.

(ii) Other roof forms such as arched, vaulted, dormer, or saw-toothed may satisfy this design principle if the individual segments of the roof with no change in slope of discontinuity are less than 50 feet in width (measured horizontally).

(d) Building articulation may be accomplished with design elements such as the following, so long as the interval does not exceed 50 feet:

(i) Repeating distinctive window patterns at intervals less than the articulation interval;

(ii) Providing a porch, patio, deck, or covered entry for each articulation interval;

(iii) Providing a balcony or bay window for each articulation interval;

(iv) Changing the roofline by alternating dormers, stepped roofs, gables, or other roof elements to reinforce the modulation or articulation interval;

(v) Changing materials with a change in building plane;

(vi) Providing lighting fixtures, trellis, tree, or other landscape features within each interval.

(e) Cluster smaller uses and activities around entrances on street-facing facades.

(f) Include massing of substantial landscaping and/or pedestrian-oriented spaces along the building facade.

(g) The Director may authorize other methods that provide architecturally scaled elements not specifically listed in subsections (2)(a) through (f) of this section. The proposed methods must satisfy the intent of the design principles. Note that the Director may increase the 50-foot intervals for modulation and articulation to better match surrounding structures or to implement an approved design concept. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To create visual interest and increased activity at public street corners.

(2) Design Principles. Architecturally accentuate building corners at street intersections. All new buildings located within 15 feet of a property line, at the intersection of streets, public or private, are required to employ two or more of the following design elements or treatments to the building’s corner facing the intersection:

(a) Provide at least 100 square feet of sidewalk area or “pedestrian-oriented open space” as defined in WMC 21.11A.170 in addition to the otherwise required building setback.

(b) Provide a corner entrance to courtyard, building lobby, atrium, or pedestrian pathway.

(c) Include a corner architectural element such as:

(i) Bay window or turret;

(ii) Roof deck or balconies on upper stories;

(iii) Building core setback “notch” or curved facade surfaces;

(iv) Sculpture or artwork either bas-relief, figurative, or distinctive use of materials.

(d) Special treatment of pedestrian weather protection canopy at the corner of the building.

(e) Other similar treatment or element approved by the Director. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To ensure that buildings have design integrity at all observable distances.

(2) Design Principles.

(a) To enhance buildings with appropriate design details. When buildings are seen from a distance, the most noticeable qualities are the overall form and color. A three-story residential building that is 100 feet wide and 35 feet tall must be observed at least 200 feet away in order for the building to fit within a person’s cone of vision so its overall shape can be perceived. At that distance, windows, doors, and other major features are clearly visible. However, within 60 feet to 80 feet from the building (approximately the distance across a typical downtown street) a person notices not so much the building’s overall form as its individual elements. Closer, the most important aspects of a building are its design details, texture of materials, quality of its finishes, and small, decorative elements. In a pedestrian-oriented business area, it is essential that buildings and their contents be attractive up close. Therefore, these design principles include implementing measures which require all buildings to incorporate design details and small-scale elements into their facades. All new buildings shall include on the facades that face a public street, park, or pedestrian route the following:

(i) The following measures are required for all buildings:

(A) Decorative rooflines: For example, an ornamental molding, entablature, frieze, or other roofline device visible from the ground level. If the roofline decoration is in the form of a linear molding or board, then the molding or board must be at least eight inches wide;

(B) Decorative treatment of windows and doors: For example, decorative molding/framing details around all ground floor windows and doors, decorative glazing, or door designs located on facades facing public streets or parks;

(C) Decorative light fixtures with a diffuse visible light source such as a globe or “acorn” that is nonglaring or a decorative shade or mounting;

(D) Decorative building materials, including the following:

1. Decorative masonry, shingle, brick, or stone;

2. Individualized patterns or continuous wood details such as fancy butt shingles in a geometric pattern, decorative moldings, brackets, wave trim or lattice work, ceramic tile, stone, glass block, Carrera glass, or similar materials;

3. Other materials with decorative or textural qualities as approved by the Director.

(E) Paved horizontal surfaces for walks or parking at or near the finish grade of a building shall be separated horizontally from any wall of a structure a minimum of four feet for landscaping. Paved surfaces may abut the structure at entrances and service areas.

(F) Note the year of construction of a building by the installation of a plaque attached to the building. Stone or masonry set integral with other masonry on the front building elevation facing the principle street may be used in lieu of a plaque. The year of construction is to be noted by numbers not less than six inches high. Other information associated with the building that may have historic interest in the future may be included in addition to the year of construction.

(ii) The following are optional measures for all buildings for this section of the design principles. Some of these items may be required by other sections of the design principles:

(A) Decorative railings, grill work, or landscape guards.

(B) Landscaped trellises.

(C) Decorative paving or artwork. The artwork may be freestanding or attached to the building, and may be in the form of mosaic mural, bas-relief sculpture, light sculpture, water sculpture, fountain, free standing sculpture, art in pavement, or similar artwork. Painted murals or graphics on signs or awnings do not qualify. All artwork used to satisfy this condition is subject to approval by the Director.

(D) Other similar features or treatments approved by the Director.

(b) Ground-story building facades on designated pedestrian-oriented streets and public parks shall provide the following:

(i) At least 500 square feet of “pedestrian-oriented space,” as defined in WMC 21.11A.170, for every 100 linear feet of facade, as measured along the property lines adjoining to streets or public parks;

(ii) Optional measures to substitute for required measures above are as follows:

(A) Sculpture, mosaic, or bas-relief artwork over 50 percent of the length of the ground floor facade; or

(B) Special landscaping or building design feature comparable to subsection (2)(b)(ii)(A) of this section and approved by the Director. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent. To encourage the use of high-quality compatible materials that will upgrade the visual image of residential areas of Woodinville.

(2) Design Principles.

(a) Retain Vernacular Facades. Retain facades that reflect the heritage of the City. Facades of vintage buildings may be adapted to contemporary use with compatible materials.

(b) Use Compatible Building Materials.

(i) Preferred material reflects the City’s Northwest woodland character such as: wood (as used in agrarian structures); masonry; stone; and other materials subject to approval by the Director.

(ii) Materials requiring special detailing to be acceptable are as follows:

(A) Requirements for concrete block walls: If concrete blocks (concrete masonry units or “cinder blocks”) are used for walls that are visible from a public street, park, or pedestrian route then the concrete block construction must be architecturally treated in one or more of the following ways:

1. Use of textured blocks with surfaces such as split face or grooved;

2. Use of other masonry types such as brick, glass block, or tile in conjunction with concrete blocks;

3. Use of decorative coursing to break up blank wall areas.

Use matching colored mortar where color is an element of architectural treatment for any of the options above.

(B) Prohibited Materials. The following materials are prohibited in visible locations unless an exception is granted by the Director based on the integration of the material into the overall design of the structure.

1. Mirrored glass.

2. Corrugated fiberglass.

3. Chain link fencing (except for temporary purposes such as a construction site).

4. Crushed colored rock/crushed tumbled glass. (Ord. 737 § 2 (Att. A), 2022)

(1) Intent.

(a) To reduce the visual impact of large undifferentiated walls.

(b) To reduce the apparent size of large walls through the use of various architectural and landscaping treatments.

(2) Design Principles. All “blank walls” (as defined in WMC 21.11A.030) within 50 feet of the street right-of-way, park, or adjoining lot, and visible from that street, park, or adjoining lot, shall be treated with one or more of the following measures:

(a) Install a vertical trellis in front of the wall with climbing vines or plant materials.

(b) Provide a landscaped planting bed at least eight feet wide or raised planter bed at least two feet high and three feet wide in front of the wall. Plant materials that will obscure or screen at least 50 percent of the wall’s surface within three years are to be planted in the planting bed.

(c) Providing artwork (mosaic, mural, sculpture, relief, etc.) over at least 50 percent of the blank wall surface.

(d) Other method as approved by the Director.

(e) Treatment of blank walls is to be proportional to the wall. (Ord. 737 § 2 (Att. A), 2022)

The purpose and intent of this chapter is to preserve and improve the aesthetic character and environmental quality of Woodinville’s northwest woodland character by:

(1) Retaining and protecting existing vegetation and significant trees when possible;

(2) Promoting proper plant selection and continuous maintenance of landscaping;

(3) Reducing the impacts of development on drainage systems and natural habitats;

(4) Increasing privacy and providing transition between different zones; and

(5) Providing visual relief from parking lots and service areas. (Ord. 737 § 2 (Att. A), 2022)

(1) This chapter applies to all development activity, including but not limited to new construction, expansion of existing structures and/or uses, land disturbing activities including the removal or replacement of impervious surfaces, and tree and landscaping removal as follows, unless exempt pursuant to WMC 21.36.030:

(a) The entire site shall comply with the requirements of this chapter if one or more of the following conditions exists:

(i) Development involves surface disturbances covering 50 percent or more of the total lot area of the site being developed;

(ii) Development involves surface disturbances and the expansion of the gross floor area of existing buildings and/or uses on a site by at least 5,000 square feet, or 50 percent or more of the total existing gross floor area of buildings, whichever is greater, as measured over a 60-consecutive-month period.

(b) If development activity is less than set forth in subsection (1)(a) of this section, except as provided in subsection (1)(c) of this section, the requirements of this chapter shall apply within the area of development activity plus 10 feet beyond the construction limits of the development activity, or the dripline for tree removals.

(c) For remodels, interior tenant improvements, or expansion of existing structures or uses that do not involve land disturbing activities, or removal or replacement of impervious surfaces, the requirements of this chapter shall apply as follows:

(i) If the building permit valuation of the work is 25 percent or less of the fair market value of the buildings involved in the development as determined by the Director, the provisions of this chapter shall not apply;

(ii) If the building permit valuation of the work exceeds 25 percent of the fair market value of the buildings involved in the development as determined by the Director, additional landscaping consistent with this chapter shall be provided on site having a minimum cost equal to the building permit valuation as a proportional share of the fair market value of buildings involved in the development (e.g., if building permit valuation equals 30 percent of the total fair market value, the minimum cost of the added landscaping shall be at least 30 percent of the building permit valuation). The Director may cap the requirements for additional landscaping once a site is fully compliant with this chapter.

(2) This chapter applies in combination with and may overlap landscaping requirements found elsewhere in this title. Consistent with WMC 21.10.050, if a conflict arises between the requirements of this chapter and landscaping requirements found elsewhere in this title, the provision requiring the most landscaping and/or highest level of landscape screening shall prevail.

(3) Tree removal on properties that are not exempt from this chapter per WMC 21.36.030, and where Chapter 21.50 WMC (Development Standards – Tree Protection) does not apply, shall be subject to the requirements in WMC 21.36.100. (Ord. 737 § 2 (Att. A), 2022)

Except for developments containing duplexes, townhouses, multiplexes, and/or multiple dwelling developments having five or more total dwelling units, this chapter shall not apply to development within the R-1 through R-18 zones, provided such properties have any unimproved areas covered with landscaping, or have existing landscaping retained and continually maintained. (Ord. 792 § 21, 2025)

(1) Minimum Landscaped Area.

(a) Except within the Tourist Business and Tourist Industrial zones, at least 10 percent of the net lot area of the development site shall be landscaped in accordance with this chapter; or

(b) In the Tourist Business and Tourist Industrial zones, at least 15 percent of the net lot area of the development site shall be landscaped in accordance with this chapter.

(2) Sight Distance Clearance. All landscaping shall maintain adequate sight distances pursuant to WMC 21.40.060.

(3) Use of Right-of-Way. Landscaping required by this chapter may be placed within public street rights-of-way with the permission of the Director provided adequate space is maintained on site adjoining the street right-of-way to allow replacing the right-of-way landscaping should subsequent street improvements require the removal of the landscaping in the right-of-way.

(4) Fences and Berms.

(a) All fences integrated with perimeter landscaping adjoining a street shall be placed on the inward lot side of the landscaping; and

(b) Berms shall not exceed a slope of three horizontal feet to one vertical foot for grassy lawn areas and two horizontal feet to one vertical foot for other plant materials.

(5) Irrigation.

(a) Landscaped areas shall have permanent irrigation systems installed unless it can be demonstrated that temporary irrigation will be sufficient to establish plantings within two growing seasons.

(b) Areas of undisturbed existing vegetation, areas with existing high soil moisture conditions, and drought-tolerant planted landscaped areas are not required to have permanent irrigation systems. However, temporary irrigation systems may be required to ensure the establishment of new plantings.

(c) Irritation systems shall be designed by a licensed landscape architect, certified irrigation designer, or other qualified professionals with expertise in irrigation systems.

(6) Timing of Landscape Installation. All required landscaping shall be completed and installed prior to the issuance of any certificate allowing occupancy, except a financial guarantee pursuant to WMC 21.36.140 may be accepted by the Director prior to the issuance of a temporary certificate of occupancy. (Ord. 737 § 2 (Att. A), 2022)

(1) Installation. All required plantings shall be installed in accordance with a landscaping plan approved by the City and plantings shall follow sound horticultural practices designed to encourage quick establishment and healthy plant growth.

(2) Plant Selection. The following apply to the selection of plants for landscaping:

(a) Plant species shall be either native, or noninvasive naturalized, species to the coastal region of the Pacific Northwest;

(b) Plants must be suitable in the USDA Plant Hardiness Zone 8;

(c) At least 60 percent of new landscaping plants must be drought-tolerant species, except this percentage may be reduced where site conditions assure adequate moisture for plant growth; and

(d) Drought-tolerant and nondrought-tolerant species shall be distributed and irrigated in a manner that uses water efficiently;

(e) The selection of trees shall be consistent with Woodinville plant species list pursuant to WMC 21.50.100.

(3) Retention of Existing Plants. Healthy native plants shall be retained to the greatest extent feasible. Undeveloped portions of property not devoted to required landscaping should preserve existing vegetation, including significant trees, but excluding plants classified as noxious weeds or as an invasive species.

(4) Hardscape. Not more than 15 percent of the lineal width of a site with required landscaped areas may be covered with walkways, driveways, or other impervious surfaces necessary for access. Hardscaped areas associated with access shall not count towards satisfying landscaping requirements.

(5) Turf. Turf may be used as groundcover in required landscaped areas, provided:

(a) The turf is limited to use with Type 1 or Type 2 landscaping; and

(b) Turf areas are at least five feet wide at their smallest dimension.

(6) Mulching. Landscape areas shall be covered with an adequate layer (typically two inches) of mulch to minimize evaporation, prevent erosion, maintain even soil temperature, control weeds, and enrich the soil. Mulching around trees shall follow best practices to avoid smothering roots or causing a decline in a tree’s health. (Ord. 737 § 2 (Att. A), 2022)

Where a landscaping type is described in this title, the following corresponding requirements apply:

(1) Landscaping Type 1. Type 1 landscaping is a “full screen” that functions as a visual barrier containing at a minimum the following:

(a) A mix of primarily coniferous trees and evergreen shrubs generally interspersed throughout the landscape strip and spaced to form a continuous screen;

(b) At least 70 percent of the trees shall be coniferous, and trees shall be planted at a rate and spaced no further apart than 20 feet on center;

(c) Evergreen shrubs shall be planted at a rate and spaced no further than five feet apart in all directions;

(d) Groundcover plantings shall result in total coverage of the majority of the required landscape area within three years with up to 30 percent of the groundcover allowed to be turf;

(e) Trees and plants shall satisfy the following at the time of planting:

(i) Deciduous trees shall be at least two-inch caliper;

(ii) Coniferous trees shall be at least six feet tall;

(iii) Multistem trees shall be at least seven feet tall;

(iv) Shrubs shall be at least an AAN container class No. 2 (two-gallon) size and 24 inches in height;

(v) Groundcover, excluding turf, shall be at least four-inch (one-half quart) planter pots;

(2) Landscaping Type 2. Type 2 landscaping is a “filtered screen” that functions as a visual separator containing at a minimum the following:

(a) A mix of deciduous and coniferous trees and shrubs generally interspersed throughout the landscape strip and spaced to form a filtered screen;

(b) The mix of trees shall be at least 30 percent coniferous and 50 percent deciduous, and trees shall be planted at a rate and spaced no further apart than 25 feet on center;

(c) Shrubs shall be planted at a rate and spaced no further apart than seven feet in all directions;

(d) Groundcover plantings shall result in total coverage of the majority of the required landscape area within three years with up to 30 percent of the groundcover allowed to be turf;

(e) Trees and plants shall satisfy the following at the time of planting:

(i) Deciduous trees shall be at least two-inch caliper;

(ii) Coniferous trees shall be at least six feet tall;

(iii) Multi-stem trees shall be at least seven feet tall;

(iv) Shrubs shall be at least an AAN container class No. 2 (two-gallon) size and 24 inches in height;

(v) Groundcover, excluding turf, shall be at least four-inch (one-half quart) planter pots;

(3) Landscaping Type 3. Type 3 landscaping is a “see-through screen” that functions as a partial visual separator to soften the appearance of parking areas and building elevations containing at a minimum the following:

(a) A mix of coniferous and/or deciduous trees and shrubs generally interspersed throughout the landscape strip and spaced to form a continuous canopy;

(b) At least 70 percent of the trees shall be deciduous, and trees shall be provided at a rate and spaced no further apart than 25 feet on center;

(c) Shrubs shall be planted at a rate and spaced no further apart than four feet apart in all directions;

(d) Shrubs shall be maintained at a height not to exceed 48 inches when located in Type 3 landscape area;

(e) Groundcover plantings shall result in total coverage of the majority of the required landscape area within three years with up to 30 percent of the groundcover allowed to be turf;

(f) Trees and plants shall satisfy the following at the time of planting:

(i) Deciduous trees shall be at least two-inch caliper;

(ii) Coniferous trees shall be at least six feet tall;

(iii) Multi-stem trees shall be at least seven feet tall;

(iv) Shrubs shall be at least an AAN container class No. 2 (two-gallon) size and 24 inches in height;

(v) Groundcover, excluding turf, shall be at least four-inch (one-half quart) planter pots. (Ord. 737 § 2 (Att. A), 2022)

(1) Perimeter Landscaping Required. Unless exempt pursuant to WMC 21.36.030 or unless provided otherwise by this title, landscaping along property lines shall be provided based on the zoning district and the corresponding standards in Table 21.36.070:

(2) State Route 522. Development on lots adjoining SR 522 right-of-way shall provide a minimum of 25-foot-wide strip of Type 3 landscaping along the property line. This landscaping may be provided in the form of a landscape buffer that overlaps the SR 522 highway right-of-way provided there is an agreement with the Washington State Department of Transportation for the landscaped buffer including maintenance of the buffer. The agreement should include provisions authorizing the City to conduct landscape maintenance within the buffer at the property owner’s expense should the landscaping not be properly maintained.

(3) Site Constraints. The perimeter landscaping requirements in Table 21.36.070 may be modified when existing conditions on or adjoining the site, such as significant topographic differences, vegetation, structures, or utilities would render application of this section ineffective or result in scenic view obstruction. When an existing structure precludes installation of the total amount of required site perimeter landscaping, such landscaping shall be incorporated on another portion of the site.

(4) Width Averaging. The width of the perimeter landscaping strip may be averaged, provided the minimum width of the landscaping is not less than five feet and the total required area of the site perimeter landscaping is not reduced. The Director may require denser plantings in areas where the width of the perimeter landscaping is less than the minimum width set forth in Table 21.36.070 to satisfy the intent of the landscape screening type prescribed in WMC 21.36.060.

(5) Sites Under Common Ownership. Adjoining parcels under a binding site plan or developments designed under common ownership may have perimeter landscaping applied to the outer boundaries of the site and not the property lines interior to the development. (Ord. 737 § 2 (Att. A), 2022)

(1) General. Surface parking areas shall incorporate landscaping to break up large areas of pavement and to provide visual relief from the street.

(2) Applicability. This section shall apply to surface parking areas on lots with 10 or more parking stalls.

(3) Required Plantings. Landscaping shall be provided within surface parking lots at a rate of 20 square feet per parking stall. Landscaping shall be designed and maintained to provide clear sight distance between three and one-half feet and eight feet above the grade of the surface.

(4) Surface parking lot landscaping shall be planted as follows:

(a) Deciduous trees planted at a minimum rate of one tree per seven stalls and fraction thereof;

(b) Shrubs planted no more than four feet apart; and

(c) Groundcovers planted no more than 24 inches apart.

(5) Landscape Island Spacing. Landscape islands shall be spaced at intervals of not more than 10 parking stalls and at the end of each parking row. Landscaping strips may be placed in between rows of parking stalls.

(6) Size. Landscaped islands and strips shall be designed with a minimum of four feet width and landscaped islands shall have an area of at least 75 square feet each.

Figure 21.36.080. Surface Parking Lot Landscaping

(7) Bioretention Facilities. Parking area landscaping may be used for stormwater management as approved by the Director. The requirements for plant sizes and spacing may be relaxed for bioretention facilities upon recommendations provided by a qualified professional.

(8) Vertical Curbs. Landscape islands or planters shall be surrounded by a standard vertical curb or a similar barrier to protect the plantings from vehicle overhang. Gaps in the curb are permitted for stormwater drainage.

(9) Perimeter Landscaping of Parking Lots. Except where the perimeter landscaping requirements in WMC 21.36.070 apply, the perimeter of surface parking areas not along buildings shall incorporate a minimum of a 10-foot-wide Type 3 landscaping, or five-foot-wide Type 3 landscaping with a three-foot-tall decorative wall, unless required otherwise by this title. (Ord. 737 § 2 (Att. A), 2022)

(1) All developments adjoining trails or other public lands open to use by the general public shall provide landscaping along the building facade that faces the public area at the rate of at least one tree per 50 feet of lineal building facade. The Director may grant exceptions if applicable design standards accomplish the same or better screening.

(2) All development shall provide at a minimum Type 3 landscaping from public areas to reduce impacts to nearby properties and streets. The Director may require a higher level of landscape screening for more intense uses having greater visual or noise impacts to off-site public areas.

(3) Utility purveyors are required to maintain and plant landscaping within the right-of-way consistent with the following:

(a) Limited disturbance of vegetation to that necessary for safety and maintenance of transmission lines;

(b) Prune trees to direct growth away from utility lines using accepted pruning practices identified in the public tree care standards manual;

(c) Phase replacement of vegetation located improperly in the right-of-way;

(d) Use approved soil amending techniques to assure water retention and general tree health;

(e) Prune trees in an aesthetic manner according to the professional arboricultural specifications and standards;

(f) Select tree species recommended by the City, or as approved by the Director, that are compatible with utility lines, and plant using adequate recommended spacing;

(g) Provide the City with a copy of the utility’s policies and guidelines regarding tree pruning; and

(h) Present the City with a tree-pruning plan at least one week prior to tree-pruning activities. (Ord. 737 § 2 (Att. A), 2022)

(1) Landscape Street Trees.

(a) Street trees shall be planted for all development fronting a street at an average rate of one tree per each 25 lineal feet or fraction thereof. Street tree species shall be approved by the Director in accordance with the City’s plant species list set forth in WMC 2.24.070. The trees may be spaced at irregular intervals to accommodate sight distance requirements for driveways and intersections.

(b) In addition to the requirements set forth in subsection (1)(a) of this section, trees located within public street rights-of-way shall be subject to the provisions in Chapter 2.24 WMC.

(2) Permit Required. A tree removal permit is required as prescribed in WMC 21.50.050 and 21.82.150 for the removal of any significant tree or removal of any tree required as part of an approved landscaping plan. A tree removal may be processed in combination with a site development permit set forth in WMC 21.82.110 in lieu of a tree removal permit.

(3) Emergency Removal. Any tree that poses an imminent threat to life or property, due to a storm event such as a windstorm or ice storm, may be removed without first obtaining a permit. The party removing the tree shall contact the City within seven days of removal to provide documentation of threat for approval of exemption.

(4) Heritage Trees. The removal of heritage or specimen trees is prohibited except under the City’s heritage tree program.

(5) Tree Protection During Construction. Tree protection measures approved by the City shall be installed prior to development activity or initiating tree removal on a site. A preconstruction meeting on site between City officials and the contractor shall be held prior to the start of site disturbance activities. Tree protection measures shall include, but are not limited to, the following:

(a) Protective Barrier. A visible temporary protective fencing extending to the edge of the critical root zone of all retained trees shall be installed prior to site disturbance and maintained until removal is authorized by the City. Visible signs warning of tree protection and approved by the Director shall be provided and spaced no further than 25 feet along the entirety of the protective tree fence unless a different sign spacing is approved by the Director.

(b) Construction Activities. No excavation, storage, parking, construction vehicle access, dumping of toxic or polluted materials, or other potentially damaging activity is allowed within the protective barrier. If construction activity within the protective barrier is unavoidable, the Director may allow such activities if approved by and conducted under the supervision of a qualified tree professional retained by the applicant:

(i) Equipment may be authorized to operate within the critical root zone if no other alternative is feasible. The areas adjoining the critical root zone of a tree shall be covered with mulch to a depth of at least six inches, or with plywood, metal, or similar material to protect roots from damage caused by heavy equipment.

(ii) Utility trenches should be located outside of the critical root zone of trees. If utilities must be placed within the critical root zone, a qualified tree professional shall review the proposal to ensure the long-term viability of the trees. The work shall minimize root damage by excavating a two-foot-deep trench, at edge of critical root zone, to cleanly sever the tree roots.

(iii) Corrective pruning may be performed on protected trees in order to avoid damage from machinery or building activity.

(iv) Site grading within the critical root zone shall be the minimum necessary. The applicant’s qualified tree professional shall establish the maximum amount of earthwork allowable in the critical root zone that will not imperil the survival of the tree. Suitability of activities shall be based on construction techniques, erosion potential, damage to the critical root zone, stabilization techniques, and other similar factors.

(c) Exposed Soils. Trees and other vegetation to be retained shall be protected from erosion and sedimentation. Clearing activities shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time. To control erosion, it is encouraged that shrubs, groundcovers, and stumps be maintained on the individual lots, where feasible.

(d) Directional Felling. Directional felling of trees shall be used to avoid damage to trees designated for retention. Any trees designated for preservation, per the approved tree plan, that are significantly damaged or destroyed during felling of trees approved for removal shall be replaced per WMC 21.50.060.

(e) Additional Requirements. The Director may require additional protection measures that are consistent with accepted urban forestry practices. (Ord. 737 § 2 (Att. A), 2022)

(1) A landscaping plan shall be prepared by the applicant and submitted with applications for site plan review, design review, construction permits, and other permit applications as determined by the Director.

(2) Landscaping plans may be drawn separately or on the same base drawings as the development plans and shall be prepared by a Washington State registered landscape architect, Washington State certified horticulturalist, or Washington State certified landscaper.

(3) Landscaping plans shall include the following information:

(a) A site plan showing the following:

(i) Location of existing and proposed structures, construction limits, easements, utility lines, and construction protection barriers;

(ii) Location of existing “significant trees” as defined in WMC 21.11A.200 within 50 feet of the construction limits and include size and species of trees;

(iii) Identification of significant trees to be removed and/or relocated;

(iv) Existing and proposed topography on the site at five-foot elevation contour lines;

(v) Location of all critical areas and critical area buffers including those extending on site from off-site locations; and

(vi) A planting plan showing the following:

(A) Significant trees and vegetated areas to be retained;

(B) Planting plan including species, size and spacing of trees and plants;

(C) Location and design of other landscaping measures;

(D) Planting schedule; and

(E) Irrigation system, including location and specifications.

(b) Arborist report or professional recommendation evaluating the following:

(i) Inventory of all impacted trees that includes:

(A) The size, species, dripline, and critical root zone of existing trees within the construction limits and a 50-foot distance from the outer construction limits;

(B) Existing trees proposed for removal;

(C) Evaluation of anticipated impacts to the health and viability of remaining trees and trees on adjoining properties that may be impacted by the construction, including impacts to critical root zones;

(ii) Information on compliance with coverage requirements, including calculation of tree canopy or replanting schedule;

(iii) Suggested location and species of planted trees, maintenance, and planting specifications consistent with WMC 21.36.050 and 21.36.100;

(iv) Recommendations on tree protection measures;

(v) Any special instructions for working within protection areas;

(vi) Information on maintenance of retained trees and vegetation during construction including duration, benchmarks for success, cost estimates, and financial guarantees; and

(vii) If applicable, assessment and designation of hazard or nuisance trees.

(4) The Director may waive on a case-by-case basis specific submittal requirements determined to be unnecessary for reviewing an application. Alternatively, the Director may require additional materials such as maps, studies, or models when the Director determines such information is necessary to adequately assess the proposal. (Ord. 737 § 2 (Att. A), 2022)

The following maintenance requirements apply to all trees, including street trees, and other vegetation required to be planted or preserved under this chapter:

(1) Responsibility for Regular Maintenance.

(a) Required trees, vegetation and other landscape elements shall be considered as elements of the project in the same manner as parking, building materials, and other site details.

(b) The applicant, landowner, or successors in interest shall be responsible for the regular maintenance of required landscaping elements.

(c) Plants that die must be removed and replaced in kind by the property owner, unless necessary for vegetation thinning. It is also the responsibility of the property owner to maintain street trees abutting their property.

(d) Vegetation and mulch within a low impact development facility within a public right-of-way, which was installed as part of a development project, shall be the responsibility of the abutting property owner to maintain unless alternative conditions are approved by the City.

(e) Replacement plantings shall be installed within three months or during the next planting season if the loss occurs outside of the planting season.

(2) Maintenance Duration. Maintenance shall be ensured in the following manner:

(a) All required landscaping shall be maintained throughout the life of the development. Prior to issuance of a certificate of occupancy, the proponent shall provide a final as-built landscaping plan and a maintenance guarantee pursuant to WMC 21.36.140.

(b) Any existing tree or other existing vegetation designated for preservation in a tree retention plan shall be maintained.

(c) Maintenance of Preserved Grove. Any applicant who has trees identified for preservation as a grove pursuant to WMC 21.36.130(5) shall provide prior to occupancy the legal instrument acceptable to the City to ensure preservation of the trees and associated vegetation in perpetuity, except that the agreement may be extinguished if the Director determines that preservation is no longer appropriate.

(3) Nonnative Invasive and Noxious Plants. It is the responsibility of the property owner to remove nonnative invasive plants and noxious plants from the vicinity of any tree or other vegetation that the City has required to be planted or protected. Removal must be performed in a manner that will not harm the tree or other vegetation that the City has required to be planted or protected.

(4) Pruning. All landscape plantings and trees shall be pruned as necessary to maintain a healthy growing condition, to prevent primary limb failure, and to maintain adequate sight distance. Topping or pruning to the extent that would constitute “tree removal” as defined in WMC 21.11A.210 is prohibited. If a tree smaller than six inches in diameter-at-breast-height is topped or over pruned, it must be replaced. If a tree six inches or larger in diameter-at-breast-height is topped or over pruned, the property owner may be subject to enforcement actions pursuant to WMC 21.36.140.

(5) Landscape areas shall be kept free of weeds, trash, and debris. (Ord. 737 § 2 (Att. A), 2022)

This section sets forth allowances for modifying landscaping requirements under this chapter. Landscape options are discretionary and subject to Director approval only if they accomplish or exceed the intent of the landscaping type.

(1) Areas used for stormwater management that incorporate low impact development techniques such as bio infiltration swales approved by the City may be used to satisfy landscaping requirements under this chapter. The landscape requirements for plant sizes and spacing may be relaxed in the design of such low impact development facilities.

(2) Development that incorporates green roofs or rooftop gardens covering at least 50 percent of all building roofs may reduce the required landscaping area by 10 percent.

(3) Development with living walls or green walls covering at least 15 percent of all building walls may reduce the required landscaping area by five percent.

(4) The width of the perimeter landscape strip may be reduced up to 25 percent along any portion where:

(a) Berms at least three feet in height or architectural barriers at least four feet in height are incorporated into the landscape design; and

(b) The landscape materials are incorporated elsewhere on site.

(5) Sites retaining 10 significant trees per acre or a grove per acre may reduce required landscape area by up to 10 percent.

(6) Street perimeter landscaping may be waived, provided a site plan is approved that provides a significant amount of other pedestrian-related amenities and the area of the perimeter landscaping is incorporated elsewhere on site.

(7) Alternative landscape spacing under the recommendation of a landscape architect or arborist may be approved if spacing will ensure long-term landscape health and provide equivalent screening. (Ord. 737 § 2 (Att. A), 2022)

Financial guarantees are required to ensure the property installation, establishment, and maintenance of landscaping. Financial guarantees shall be provided as follows:

(1) A performance financial guarantee is required to be submitted prior to the issuance of any construction permits with landscaping improvements.

(2) A maintenance financial guarantee is required for a period of not less than three years after the landscaping is inspected and approved by the City.

(3) Financial guarantees for landscaping shall comply with the following conditions:

(a) A bond, cash deposit, line of credit, or other assurance device in a form approved by the Director shall be provided;

(b) The amount of a performance financial guarantee shall be 150 percent of the total estimated cost, including labor and materials, required to complete the approved landscaping plan to guarantee installation and the replacement of any plants that may die within two years of the posting of the financial guarantee; and

(c) The required landscaping shall be installed within the next planting season and no later than one year from the date of the issuance of the certificate of occupancy;

(d) Failure to install the required landscaping within the time specified may result in the City using the financial guarantee to install the required landscaping, or implement other enforcement action; and

(e) The Director may release the performance financial guarantee after the landscaping is inspected and approved by the City if the vegetation is in a healthy growing condition and a maintenance financial guarantee is provided to the City; and

(f) The maintenance financial guarantee may be in an amount less than subsection (3)(a) of this section provided the assurance device has sufficient funds to guarantee the establishment and maintenance of the landscaping over a three-year period as determined and approved by the Director. (Ord. 737 § 2 (Att. A), 2022)

Where trees are removed as defined in Chapter 21.51 WMC in violation of this chapter, in addition to the enforcement provisions set forth in Chapters 1.06 and 21.12 WMC, the following shall apply to enforcement:

(1) Trees and landscaping unlawfully removed or damaged to the extent the vegetation becomes unhealthy shall be replaced in accordance with the requirements of this chapter.

(2) Violators of this chapter or of a permit issued thereunder shall be responsible for restoring unlawfully damaged areas in conformance with this chapter.

(3) In cases where the violator intentionally or knowingly violated this chapter or committed previous violations of this chapter, additional restoration costs shall be paid at the discretion of the Director. In the case of trees, restoration costs may be based on the City-appraised tree value of the subject trees in which the violation occurred, utilizing the industry standard trunk formula method in the current edition of “Guide for Plant Appraisal.” If the diameter of removed tree is unknown, determination of diameter size shall be made by the Director by comparing size of stump and species to similar trees in similar growing conditions. The amount of costs above the approved restoration plan will be paid into the City tree fund.

(4) Failure to restore or pay fines shall result in the City not approving any permit application, or approving or issuing any certificate of occupancy for property on which a violation of this chapter has occurred until the violation is cured by restoration or other means accepted by the Director and by payment of any penalty imposed for the violation. (Ord. 782 § 13, 2025; Ord. 737 § 2 (Att. A), 2022)

The purpose of this chapter is to:

(1) Ensure that parking facilities are properly designed and located to satisfy the parking needs created by specific uses;

(2) Increase pedestrian mobility;

(3) Achieve safe and efficient vehicular and nonmotorized circulation and reduce visual impacts in the design and location of parking facilities; and

(4) Protect surrounding land uses from adverse impacts commonly associated with parking facilities. (Ord. 737 § 2 (Att. A), 2022)

(1) All new construction, building additions, expansion of existing uses, or a change in use shall be subject to the requirements in this chapter. An expansion of use shall include adding or increasing the gross floor area of the use including mezzanines.

(2) In cases where a change of use is proposed within an existing development, the requirements of this chapter only apply if the proposed use has a higher parking requirement computed pursuant to WMC 21.37.060 than the most recent permitted use. (Ord. 737 § 2 (Att. A), 2022)

(1) A use that satisfied the parking requirements in effect at the time it was approved but subsequently does not satisfy parking requirements currently in effect, may continue to operate with the parking deficiency, provided there is no expansion or change in use made that would result in an increase in parking under this chapter.

(2) When a use with legally established nonconforming parking is expanded or enlarged so as to increase the requirements for parking, the requirements of this chapter shall apply only to the expansion or enlargement.

(3) When an existing building containing a use with nonconforming parking is remodeled or rehabilitated, additional parking is not required unless the remodel or rehabilitation results in an expansion of the gross floor area in which case the requirements of this chapter shall apply only to the expansion of the gross floor area.

(4) When an existing use with nonconforming parking is terminated, a new use having a parking requirement greater than the terminated use shall not occupy the same space unless the new use can satisfy the parking requirements of this chapter.

(5) When additional uses are placed on the same lot having the nonconforming parking, the requirements of this chapter shall apply only to the additional uses. (Ord. 737 § 2 (Att. A), 2022)

(1) When a permit application is received for a shell building with unknown tenants, parking requirements shall be based on the range of likely possible uses as determined by the Director. In determining the range of likely possible uses, the Director may rely on recent economic trends, mixture of uses from recent projects, or other reasonable measurements.

(2) Shell buildings designed for industrial, or warehousing shall include a minimum 20 percent of the gross floor area to be calculated as professional office space when calculating parking requirements. (Ord. 769 § 3, 2024; Ord. 737 § 2 (Att. A), 2022)

(1) No building or structure shall be approved for occupancy, or use of land allowed, unless adequate parking facilities are provided consistent with the requirements of this chapter.

(2) All required parking spaces shall be made available and continuously maintained for the parking of residents, customers, patrons, and employees of the related uses.

(3) It shall be the responsibility of the property owner to ensure that parking areas, drive aisles, and driveways associated with their property are continually maintained in good condition and free of refuse and debris. All required landscaping for parking facilities shall be kept in a healthy condition and properly maintained.

(4) No business, or permanent display, or other nonparking activity may occur on any required parking space, except such activities may occur on parking spaces in excess of those required by this chapter. (Ord. 769 § 4, 2024; Ord. 737 § 2 (Att. A), 2022)

(1) Minimum Required. The minimum number of off-street parking spaces required for uses shall be provided in accordance with the corresponding off-street parking ratios set forth in Table 21.37.060.

(2) Maximum Allowed.

(a) The maximum number of parking spaces shall not exceed 110 percent of the minimum number of parking spaces required, except as provided in subsection (2)(b) of this section.

(b) Parking spaces provided inside of structured parking facilities/garages shall not count towards the maximum number of parking spaces if the entire area above the structured parking facility/garage has a building story as defined in the building codes approved for occupancy.

(3) Unspecified Parking. If a parking requirement for a use is not specified in this chapter, the director shall establish the minimum parking requirement using the most recent version of the Institute of Transportation Engineers Parking Generation Manual, or other professional sources approved by the Director.

(4) Calculations.

(a) Off-street parking ratios shall be based on the gross floor area measured as the definition prescribes in WMC 21.11A.070 to include the sum of area of each floor level expressed as square footage of a building, including cellars, basements, mezzanines, occupiable penthouses, hallways and corridors, lobbies, storage, and other occupiable floor space that are within the principal outside face of exterior walls and have floor surfaces with clear standing head room of six feet, six inches, and greater.

(b) Outdoor areas used as floor space for commercial activity shall be included in the calculation for off-street parking as follows:

(i) The outdoor floor space is accessory to an indoor commercial use, and the following conditions are present:

(A) The outdoor floor space is covered, and the commercial use of the covered space is of a permanent nature as determined by the Director; and

(B) The outdoor covered floor space may include temporary enclosures; and

(C) Permanent heating and/or cooling equipment is installed to condition the space; and

(D) The cover is not required to be of a solid shelter as pergolas, canopies, and similar coverings may be included as outdoor covered floor space; and

(E) Table umbrellas and similar temporary small coverings shall not be included as outdoor covered floor space; and

(F) The first 250 square feet of outdoor covered floor space may be excluded from the calculations for off-street parking; or

(ii) The outdoor floor space, whether covered or uncovered, serves as the primary floor space for the commercial establishment; and

(A) The use of the outdoor floor space for commercial use is of a permanent nature as determined by the Director; and

(B) The use is not expressly listed as an outdoor use (e.g., outdoor recreational facilities/parks, uncovered storage areas, dealership sales, etc.) in Table 21.37.060; and

(C) Only the floor area accessible to customers shall be counted in determining the outdoor gross floor area used for calculating off-street parking; or

(iii) The Director may waive the requirement for including outdoor areas in the off-street parking calculation if a parking study approved by the Director demonstrates that the use of the outdoor area will not generate a demand for parking.

(c) Parking garages and surface parking areas are excluded from calculating gross floor area.

(d) If the formula for calculating off-street parking spaces results in a fraction, the number of off-street parking spaces shall be rounded to the nearest whole number with fractions of 0.50 and greater rounded up, and fractions below 0.50 rounded down.

(5) Parking spaces on public and private streets shall not be used to meet minimum parking requirements. No development plans shall assume that excess vehicles can be parked on the streets.

(Ord. 792 § 22, 2025; Ord. 769 § 5, 2024)

(1) Maximum Distance. Where off-street parking facilities are not abutting the use they serve, the maximum distance of parking facilities as measured from the center of the nearest building entrance shall be as follows:

(a) For commercial, industrial, and public uses, at least 25 percent of the required parking spaces shall be located within 500 feet;

(b) For detached one-unit dwellings, parking spaces shall be located on the same lot as the dwelling they service;

(c) For dwellings that are not detached one-unit dwellings, at least 25 percent of the required parking spaces shall be located within 100 feet; and

(d) For nonresidential uses that are permitted in a residential zone, parking spaces shall be located on the same lot as the use they serve and at least 25 percent of the required parking spaces shall be located within 150 feet.

(2) Parking Lot Design. The minimum parking lot stall and aisle design standards are set forth in Figure 21.37.070(2)(a) and the corresponding dimensional standards in Tables 21.37.070(2)(b), 21.37.070(2)(c), and 21.37.070(2)(d) unless exempt pursuant to subsection (7) of this section.

(a) Figure 21.37.070(2)(a), Parking Lot Design Standards:

Figure 21.37.070(2)(a). Parking Lot Design Standards

(b) Residential Dimensional Standards for Parking. All parking stalls and aisles supporting residential uses shall comply with the dimension standards in Table 21.37.070(2)(b).

(c) Nonresidential Dimensional Standards for Surface Parking. Parking stalls and aisles located within surface parking lots supporting nonresidential uses shall comply with the dimension standards in Table 21.37.070(2)(c).

(d) Nonresidential Dimensional Standards for Structured Parking. Parking stalls and aisles located within structured parking facilities supporting nonresidential uses shall comply with the dimension standards in Table 21.37.070(2)(d).

(3) Width Measurement. The stall width of each parking space shall be measured from inside between the stall stripes, except the stall width of each nonresidential parking space may include up to two inches of width from each side of the stall’s striping.

(4) Columns. In structured parking facilities, structural columns may encroach up to six inches in a parking stall; provided, that placement does not interfere with door swing or maneuverability in and out of the stall.

(5) Compact Stalls. Compact parking stalls are prohibited for satisfying parking requirements.

(6) Tandem Parking. The use of tandem or end-to-end parking spaces to satisfy parking requirements is prohibited, except residential developments may have tandem parking spaces authorized that are assigned to individual dwelling units.

(7) Driveways. Within residential developments, driveways passing through required zoning setback areas may be used for parking when serving detached one-unit dwellings but shall not be included for purposes of calculating the number of parking spaces.

(8) Parking Construction Standards.

(a) All parking facilities shall be constructed with a dust-free and all-weather surface, except:

(i) Parking for residential only uses may use grass block pavers for a parking surface; or

(ii) Parking for residential-only uses may have a gravel surface for up to six parking stalls, provided the stalls with the gravel surface are derived from existing parking that meet the definition of a nonconforming structure due in whole or in part to the gravel surface.

(b) Parking facilities shall be designed and constructed in accordance with the transportation infrastructure standards and specifications adopted pursuant to Chapter 12.09 WMC. This includes grading requirements set forth in Chapter 15.05 WMC and drainage requirements set forth in Chapter 13.05 WMC.

(c) Landscaping. Landscaping shall be provided for parking facilities pursuant to Chapter 21.36 WMC.

(d) Landscape Clearance Area. Any parking spaces abutting a landscaped area shall provide an additional 12 inches above the minimum stall width to provide a place to step other than in the landscaped area. The additional width shall be separated from the adjoining parking stall by a parking stall division stripe.

(e) Pedestrian circulation in accordance with WMC 21.37.130 shall be incorporated into the design of the parking facilities.

(f) Parking Lot Lighting. Adequate lighting shall be provided for the safety of traffic and pedestrian circulation on the site pursuant to WMC 21.33.190. Lighting shall be designed to minimize direct illumination of abutting properties and adjoining streets. The Director may waive the requirements for the installation of lighting if it is determined to not be necessary for the safety of traffic and pedestrian circulation.

(g) Limits on Alley Access. Any alley that dead-ends may provide access to no more than eight off-street parking spaces, except for one-unit and duplex (two-unit) developments, where access is to no more than a total of eight dwelling units, excluding accessory dwelling units.

(h) Off-street parking and access shall be compliant with the Americans with Disabilities Act and designed using standards set forth in Washington State regulations for barrier-free accessible facilities (WAC 50-50-005). (Ord. 792 § 23, 2025; Ord. 769 § 6, 2024)

(1) In accordance with the provisions prescribed by this section, the Director may approve modifications to the required minimum number of off-street parking spaces set forth in WMC 21.37.060, provided only one of the following parking modifications may be utilized per site.

(a) Multiple Use Shared Parking. Two or more tenants/uses may share parking stalls and reduce the total number of required parking spaces as follows:

(i) The use requiring the highest number of parking spaces under WMC 21.37.060 shall provide parking at 100 percent of the parking required for that use;

(ii) The use requiring the second highest number of parking spaces under WMC 21.37.060 shall provide parking at 85 percent of the parking required for that use;

(iii) The use requiring the third highest number of parking spaces under WMC 21.37.060 shall provide parking at 75 percent of the parking required for that use;

(iv) All other uses within the development shall provide parking at 65 percent of the parking required for each of the uses;

(v) Where multiple tenants have the same use category in Table 21.37.060 (e.g., eating and drinking places), the parking requirements for each tenant shall be combined as a single use for purposes of applying subsections (1)(a) through (1)(d) of this section; and

(vi) The Director may require a covenant, written contract, or agreement to be recorded with King County Records for the sharing of parking. The form and content of the document must obtain approval from the Director. The agreement shall be applicable to all relevant parties/owners sharing the parking and shall not be modified or revoked without the expressed authorization of the Director.

(b) Optional Multiple Use Shared Parking. The total number of required parking spaces may be reduced based on two or more tenants/uses sharing parking stalls based on a parking study prepared in accordance with subsection (3) of this section, provided the following are satisfied:

(i) Parking is provided in common facilities accessible to tenants/patrons of the uses sharing the parking;

(ii) The total number of parking spaces shall not be less than the highest peak hour parking demand of all uses sharing the parking;

(iii) Notwithstanding subsection (1)(b)(ii) of this section, in no case shall the total number of parking spaces be less than 60 percent of those required pursuant to WMC 21.37.060; and

(iv) The director may require a covenant, written contract, or agreement to be recorded with King County Records for the sharing of parking. The form and content of the document must obtain approval from the Director. The agreement shall be applicable to all relevant parties/owners sharing the parking and shall not be modified or revoked without the expressed authorization of the Director.

(c) Predicted Parking Demand. The total number of required parking spaces may be reduced based on predicted parking demand determined by a parking study prepared in accordance with subsection (3) of this section, provided the following are satisfied:

(i) The parking is not shared with other tenants or users, except to the extent parking stalls available outside of the hours of peak parking demands are contracted for daily carpool/transit services;

(ii) The total number of parking spaces shall not be less than 75 percent of those required pursuant to WMC 21.37.060; and

(iii) The Director may require a covenant or an agreement to be recorded with King County Records to enforce any conditions that may be applied in granting a modification to the minimum required parking.

(d) Residential Parking Reductions Near Transit. In accordance with RCW 36.70A.620, minimum parking space requirements for specified residential uses may be reduced pursuant to subsections (2)(a) through (2)(d) of this section.

(i) For dwelling units that are affordable to very low-income or extremely low-income households as defined by RCW 36.70A.030, and that are located within one-quarter mile of a transit stop that receives transit service at least two times per hour for 12 or more hours per day, minimum parking requirements for one-bedroom and studio units are reduced to one parking space per one-bedroom unit and 0.75 space per studio unit. The Director shall require the applicant/property owner to record a covenant that prohibits the rental or sale of a unit subject to this parking reduction for any purpose other than providing for housing for very low-income or extremely low-income individuals.

(ii) For senior citizen households or housing units specifically for people with disabilities that are located within one-quarter mile of a transit stop that receives transit service at least four times per hour for 12 or more hours per day, minimum parking space requirements are eliminated for residents. The Director shall require an applicant/property owner to record a covenant that prohibits the rental or sale of a unit subject to this parking restriction for any purpose other than providing for senior citizen households or housing for people with disabilities.

(iii) For market rate multiple dwelling units that are located within one-quarter mile of a transit stop that receives transit service from at least one route that provides service at least four times per hour for 12 or more hours per day, minimum parking requirements for one-bedroom and studio dwelling units are modified to require one parking space per one-bedroom unit and 0.75 space per studio unit.

(iv) When utilizing parking space reductions for one-bedroom and/or studio dwelling units in subsections (1)(d)(i) through (1)(d)(iii) of this section, those dwelling units shall provide additional guest parking at one parking space per four dwelling units.

(2) When a modification to the minimum required parking involves sharing parking between residential and nonresidential uses, only parking stalls satisfying the dimensional standards for nonresidential parking spaces may be utilized for shared parking. (See WMC 21.37.070(2)(c) and (2)(d) for nonresidential dimensional standards.)

(3) Parking Study.

(a) To be valid, parking studies must obtain approval from the Director. The Director may require the parking study to be prepared by a licensed professional traffic engineer and such studies shall be in a form and content approved by the Director using the following guidance:

(i) Project description including project location, boundaries of the study area, and vicinity map;

(ii) Current and assumptions of proposed uses, including gross square footage of the space for each use;

(iii) Current and proposed parking inventory with drawings showing the conceptual layout and dimensions of the off-street parking facilities;

(iv) An analysis of the required minimum parking pursuant to WMC 21.37.060;

(v) A parking demand analysis, which should include, but is not limited to, sources and assumptions, peak parking demand, time-of-day distribution of parking demand separated by uses, and day-of-week and seasonal variations;

(vi) When a parking demand study involves conducting a parking occupancy data collection survey, the parking survey should be performed over multiple days and timeframes pre-approved by the Director; and

(vii) The Director may require other documentation or information as necessary to support the parking conditions used in a parking modification request.

(b) In lieu of a survey collecting parking occupancy data, the Director may approve using data from the most recent version of the Institute of Traffic Engineer Parking Generation Manual, or the Urban Land Institute’s Shared Parking Manual, or other professional sources in preparing a parking demand study.

(c) The use of internal capture rates, which describe the characteristics of trip generation between two or more land uses within a single development, shall not be considered in determining modifications to parking requirements; except this provision does not apply to the parking data from the most recent version of the Urban Land Institute Shared Parking Manual when only this data is used exclusively in the parking demand study.

(d) In determining allowances for modifications to the minimum parking requirements, the Director may consider opportunities to reduce parking demand through the application of advanced parking management techniques prescribed in subsection (4) of this section.

(e) The Director may require a parking study to be evaluated by an independent qualified professional selected by the City at the applicant’s expense when the Director determines the independent evaluation to be necessary for reviewing a proposal.

(4) Parking Management Techniques. The following is a nonexhaustive list of possible implementation strategies for managing the supply of parking spaces and anticipated parking demand:

(a) Ride sharing (incentives for carpools, vanpooling, and other programs to encourage high occupancy vehicle travel);

(b) Transit use if transit stops are located within 660 feet of the closest point of occupiable buildings within the development;

(c) Alternative styles of transportation (encourage bicycles, motorcycles, walking, consider market rates for employee parking, promote off-peak trips, etc.);

(d) Efficient use of parking (supply a mix of short-term and long-term parking, cluster uses sharing parking, minimize reserved spaces, consider permits, etc.);

(e) Effective management of parking such as assigning administrative responsibilities for a program to a person or company, achieving consistency in policy and enforcement, undertaking periodic monitoring, filing update reports with the City, etc.;

(f) Other parking management techniques not listed and approved by the Director.

(5) Defined Terms. The following defined terms apply to this section:

(a) “Total parking demand” means the accumulation of vehicles parked at a given site at any associated point in time. This value should be the highest number of vehicles within the period of observation under what are considered normal conditions.

(b) “Peak period of parking demand” means the hour or hours of the day during which the highest total parking demand typically occurs within a development.

(c) The Director may apply other terms to implement this section using professional sources such as the Institute of Transportation Engineer Parking Generation Manual. (Ord. 769 § 7, 2024)

(1) Applicability. This section applies to all new developments including change of use and all existing development required to provide a total of six or more parking spaces pursuant to WMC 21.37.060. Developments required to provide less than six parking spaces per WMC 21.37.060 and detached one-unit dwelling developments are not required to provide bicycle parking. The provisions for nonconformance pursuant to WMC 21.37.030 shall apply as appropriate in determining bicycle parking requirements.

(2) Types of Bicycle Parking.

(a) Short-term bicycle parking is intended for trips of a short time duration and should be simple to find from the street or other public ways.

(b) Long-term bicycle parking is intended to allow building users such as employees or residents to park their bicycles during work hours or overnight in the case of residential development.

(3) Table 21.37.090(3) sets forth the minimum requirements for bicycle parking spaces.

(4) Adjustments to Bicycle Parking.

(a) The Director may reduce the requirements for short-term or long-term bicycle parking if the applicant can demonstrate that bicycle activity reasonably will not occur at that location.

(b) The Director may increase the requirement for short-term bicycle parking spaces if, in the Director’s opinion, the use or its location can reasonably be anticipated to generate a high volume of bicycle activity. Such a determination might include, but is not limited to, the following uses:

(i) Parks and playfields;

(ii) Athletic and sports facilities;

(iii) Uses that generate high foot traffic and are located within close proximity to developed or projected bicycle trails and routes.

(5) Design Requirements.

(a) Short-term bicycle parking shall:

(i) Use bike racks securely attached to a paved surface that enable a U-lock to lock both the frame and wheel to the bike rack;

(ii) Be located within 100 feet of the building entrance and located in safe, well-lighted, visible areas that do not impede pedestrian or vehicle traffic flow;

(b) Long-term bicycle parking shall:

(i) Be provided in a secured room or area enclosed by a fence with a locked gate, or in locker-type facility, or similar facility approved by the Director;

(ii) Be located on site for residential uses, and within 100 feet of the building entrance for nonresidential uses in safe, well-lighted areas that do not impede pedestrian or vehicle traffic flow;

(iii) Bicycle spaces located inside of dwelling units shall not be considered to satisfy bicycle parking requirements. (Ord. 792 § 24, 2025; Ord. 737 § 2 (Att. A), 2022)

Loading areas may share designated parking spaces, so long as loading/unloading occurs when the use is closed for business and during which time parking is not needed or used.

(1) Every nonresidential building, excluding self-service storage facilities, and every building having 40 multiple dwelling units or more, shall provide loading spaces in accordance with the nonresidential indoor usable floor area square footage of buildings and/or number of dwelling units, and the corresponding number of nonresidential loading spaces in Table 21.37.100(1) and multiple dwelling unit load spaces in Table 21.37.100(2).

(2) Each loading space shall be:

(a) A minimum of 10 feet wide, 30 feet long, and have an unobstructed vertical clearance of 14 feet, six inches, except loading spaces for multiple dwelling units may have minimum dimensions of nine feet wide, 18 feet long, and have an unobstructed vertical clearance of 10 feet;

(b) Constructed pursuant to the applicable provisions in WMC 21.37.070(6);

(c) Maintain the same as parking spaces;

(d) Located so that vehicles do not obstruct pedestrian or vehicle traffic movement or project into any roads or rights-of-way;

(e) Separated from required parking areas and signed as designated loading spaces; and

(f) The Director may modify the provisions in subsections (2)(a), (2)(b), (2)(c), and (2)(e) of this section when application of the standards is not feasible due to site constraints. Modified standards must be of an adequate size and dimensions to accommodate vehicles loading and/or unloading in connection with the business conducted in such building as the loading space supports.

(3) Loading spaces located within 100 feet of areas zoned residential shall be screened and operated as necessary to reduce noise and visual impacts.

(4) Multistory self-service storage facilities shall provide two loading spaces, and single-story facilities one loading space, adjacent to each building entrance that provides common access to interior storage units. Each loading berth shall measure not less than 25 feet by 12 feet with an unobstructed vertical clearance of 14 feet, six inches.

(5) In buildings containing mixed residential and nonresidential uses, the number of multiple dwelling unit loading spaces may be reduced by a corresponding number of nonresidential loading spaces shared and available to the residential uses. For example, a mixed-use building with 20,000 square feet of nonresidential usable floor area and having 150 multiple dwelling units would be required to provide only one nonresidential loading space for the building. A mixed-use building having 20,000 square feet of nonresidential usable floor area and having 200 multiple dwelling units would be required to provide one nonresidential loading space plus one multiple dwelling unit loading space for the building. (Ord. 769 § 8, 2024; Ord. 737 § 2 (Att. A), 2022)

(1) The following uses generating a requirement for 20 or more parking spaces pursuant to WMC 21.37.060 shall provide carpool/vanpool parking spaces in accordance with this section:

(a) All professional offices;

(b) All short-term lodging;

(c) Arts and cultural establishments;

(d) Wholesale trade/warehousing;

(e) All industrial uses;

(f) Public administration, safety, and other public agency facilities;

(g) Hospitals;

(h) Religious facilities;

(i) All educational facilities; and

(j) Automotive parking facilities.

(2) A minimum of one parking space for every 20 required parking spaces or fraction thereof (e.g., 20 to 39 spaces require one space, 40 to 59 spaces require two spaces, etc.) pursuant to WMC 21.37.060 including any parking reductions applied shall be reserved for carpool/vanpool parking.

(3) Multitenant developments shall apply the requirements for carpool/vanpool on an individual basis to each tenant within the development. In the case of a shell building designed for multiple tenants, the provisions in WMC 21.37.040 shall apply in determining assumed uses upon which to apply the carpool/vanpool parking requirements.

(4) The carpool/vanpool parking shall be located closer to the primary employee entrance than any other parking except parking required for barrier-free accessibility.

(5) Reserved spaces shall have markings and signage indicating the space is reserved for carpool/vanpool.

(6) Carpool/vanpool spaces shall be reserved for carpools and vanpools established through ride share programs by public agencies and for vehicles satisfying the minimum rideshare qualifications set by the employer.

(7) Carpool/vanpool parking shall have a minimum unobstructed vertical clearance of seven feet, three inches. (Ord. 737 § 2 (Att. A), 2022)

All developments requiring 200 or more parking spaces pursuant WMC 21.37.060, which abuts a public transit route, are required to provide transit shelters, bus turnout lanes, or other transit improvements unless not required by the agency providing the transit service. This section does not preclude the application of State Environmental Policy Act substantive authority to require transit improvements to mitigate for a project’s impacts. (Ord. 737 § 2 (Att. A), 2022)

(1) All uses, except detached one-unit dwellings, shall provide pedestrian access and internal circulation within the development consistent with this section.

(2) Pedestrian access onto the site shall be provided at all pedestrian arrival points to a development including but not limited to the property edge, adjoining lots, abutting street improvements, trails, walkways, and transit stops. Pedestrian access at a minimum shall be located in accordance with the following:

(a) Access points at property edges and to abutting lots shall be coordinated with existing development to provide pedestrian circulation between developments to the extent feasible; and

(b) Residential developments shall provide internal pedestrian walkways and/or trails along cul-de-sacs and/or groups of buildings to allow pedestrian access from within the development and from adjoining developments to connect with activity centers, parks, common tracts, open spaces, schools, and/or other public facilities, transit stops and streets.

(3) Pedestrian walkways shall be designed to form an on-site circulation system that minimizes conflicts between pedestrians and other traffic at all points of pedestrian access to on-site parking and building entrances.

(4) Pedestrian walkways are required where access points at the property edges and/or any parking spaces are more than 75 feet from the nearest primary or secondary building entrances, or for outdoor uses the primary on-site destination activity area. These pedestrian walkways shall satisfy the conditions in subsection (5) of this section and the following criteria:

(a) Developments containing multiple buildings shall provide internal pedestrian walkways connecting the primary entrances of buildings on site;

(b) Buildings set back more than 100 feet from streets shall include pedestrian walkways from primary building entrances directly to adjoining lots, or to pedestrian walkways connecting to adjoining lots;

(c) Pedestrian walkways shall be incorporated into surface and structure parking facilities as follows:

(i) Pedestrian walkways shall run parallel to the parking rows and shall be provided at a minimum of one for every four rows;

(ii) Pedestrian walkways running perpendicular to the parking rows shall be provided at a minimum crossing of every 20 parking spaces; and

(iii) Landscaping, barriers, or other means to encourage pedestrians to use the walkways shall be incorporated between pedestrian walkways within parking lots;

(5) Pedestrian access and walkways must satisfy the following design standards:

(a) Pedestrian access and walkways shall be sufficiently lighted and separated from drive aisles and parking spaces by landscaping, barriers, grade separations, or other means of protecting pedestrians from vehicular traffic;

(b) Pedestrian access and walkways shall be a minimum 60 inches wide of unobstructed walking surface and satisfy parking lot design standards set forth in the Transportation Infrastructure Standards and Specifications adopted in Chapter 12.09 WMC;

(c) Pedestrian walkways should incorporate features for sight impaired pedestrians such as grade change, texture surfaces, or other techniques accepted by the Director;

(d) A marked pedestrian crosswalk is required where pedestrian walkways cross driveways or drive aisles available for vehicle travel; and

(e) Where pedestrian walkways cross lanes of vehicle travel, raised crosswalks, speed bumps or similar measures approved by the Director shall be incorporated to slow traffic down and provide pedestrian safety. (Ord. 792 § 25, 2025; Ord. 737 § 2 (Att. A), 2022)

(1) Electric vehicle charging infrastructure is permitted in all zones and is required to be provided pursuant to the state building code, WAC 51-50-0429. When electric vehicle charging infrastructure is not required, it is encouraged to be included with parking facilities.

(2) Repealed by Ord. 769.

(3) Spaces reserved for electric vehicle charging may be included in the minimum required parking spaces pursuant to other provisions of this chapter.

(4) The design and location of parking spaces reserved for electric vehicle charging shall at a minimum include the following:

(a) The space shall satisfy the dimensional requirements set forth in WMC 21.37.070;

(b) The space shall include posted signage indicating the following:

(i) The parking space is for electrical vehicle charging, and the days and hours of availability if time limits or tow-away provisions are applicable; and

(ii) Information on the charging station, identifying voltage and amperage levels and any time of use, fees, or safety information;

(c) Charging infrastructure shall not be located so as to interfere with accessibility requirements of WAC 51-50-005;

(d) Electric vehicle charging infrastructure for accessible parking spaces should be located in close proximity to the building or facility entrance and such parking spaces shall be connected to a barrier-free accessible route of travel.

(5) Electric vehicle charging infrastructure shall be maintained in all respects and shall include signage containing contact information for reporting equipment not functioning or other problems encountered.

(6) Where electrical vehicle charging infrastructure is installed, adequate site lighting shall exist for such parking spaces, unless charging is for daytime use only.

(7) Electric vehicle charging infrastructure may be located to support on-street parking spaces subject to the City’s Transportation Infrastructure Standards and Specifications as adopted in Chapter 12.09 WMC, and as approved by the Director. (Ord. 769 § 9, 2024; Ord. 737 § 2 (Att. A), 2022)

(1) This chapter applies to middle housing developments including duplexes, townhouses, stacked flat housing, and multiplex housing development in the R-1, R-4, R-6, and R-8 zones as follows:

(a) All new construction of buildings containing duplexes, townhouses, stacked flat housing, and multiplex housing development;

(b) Construction of new dwellings affixed to the exterior of existing buildings including but not limited to accessory residential uses;

(c) Alterations of existing duplexes, townhouses, stacked flat housing, and multiplex housing development that affect the appearance of the exterior, provided the application of this chapter is only to the proposed area of improvements.

(2) This chapter does not apply to interior conversion of existing buildings, provided there is no exterior expansion of the indoor gross floor area of the building. (Ord. 792 § 26, 2025)

(1) Procedures. The design review under this chapter is processed as a Type 1 decision consistent with a Type 1 design review in WMC 21.80.050. The design review under this chapter is incorporated and acted on as part of another project permit decision.

(2) Decision Criteria. The Director may approve a design review under this chapter if the proposal is consistent with all applicable design standards prescribed by this chapter.

(3) Conditions of Approval. The Director may attach such conditions as reasonably necessary to safeguard the public health, general welfare, and safety. (Ord. 792 § 26, 2025)

(1) The intent of this section is to preserve a unifying residential neighborhood streetscape.

(2) Buildings within 100 feet of and facing a public or private street must include the following design elements:

(a) A minimum of 15 percent of the area of the building facade facing a street must include doors and transparent windows, except on corner and through lots this provision applies only to one building facade (see Figure 21.38.030);

(b) Weather protection at least three feet by three feet is required over the primary outdoor entry of the building and/or primary outdoor entries of individual units;

(c) Building entries must have improved walkways connecting access to public sidewalks and/or pedestrian pathways, which may include utilizing sidewalks and pedestrian pathways located in tracts and/or easements. The Director may waive this requirement to connect to a public sidewalk or pedestrian pathway if a public sidewalk or pedestrian pathway does not exist, it is not required as part of frontage improvements, and the City’s adopted capital improvement plan does not include in the next six years projects for sidewalks or pedestrian pathways that can be connected to.

Figure 21.28.030

(Ord. 792 § 26, 2025)

(1) The intent of neighborhood architectural scale is to promote design that is compatible with the residential nature of the neighborhood.

(2) No building can have a total side elevation length exceeding 120 feet (see Figure 21.38.040a), and if a building has one or more total side elevations exceeding 100 feet in length, the building shall be separated from other buildings by at least 20 feet.

(3) Building facades facing public or private streets shall include the following:

(a) Exterior walls with a length greater than 30 feet shall incorporate one or more of the following design elements:

(i) Horizontal modulation at least eight feet wide by three feet deep with no exterior wall interval having a length greater than 30 feet without such horizontal modulation; or

(ii) An offset of the building facade at intervals of each neighboring unit of at least two feet depth;

(b) Rooflines with a length greater than 30 feet shall incorporate variations at intervals of 30 feet or less by incorporating one or more of the following design elements (see Figure 21.38.040b):

(i) Vertical offsets of the roof ridgeline of at least three feet;

(ii) Horizontal offsets along the roof ridgeline of at least two feet;

(iii) Variations in the roof pitch;

(iv) Incorporate roof dormers and gables having a width at the mid-point of the dormer gable of at least four feet;

(v) Other design techniques approved by the director that create variations that are consistent with the intent statement in WMC 21.38.040(1).

Figure 21.38.040a

Figure 21.38.040b

(Ord. 792 § 26, 2025)

(1) The intent of pedestrian paths and circulation is to provide safe and direct pedestrian access in residential areas and to provide pedestrian connections to neighborhoods.

(2) A paved pedestrian connection is required between each building and individual unit entry connecting with a sidewalk, or street if there is no sidewalk. Driveways may be used to meet this requirement.

(3) Driveways shall satisfy Transportation Infrastructure Standards and Specifications adopted pursuant to Chapter 12.09 WMC.

(4) Garages and carports shall not protrude beyond the building facade that is determined to be the front of the building and the combined width of all garages and on-site surface parking and maneuvering areas shall not exceed a total of 60 percent of the length of the street frontage of the parent lot. (Ord. 792 § 26, 2025)

If an applicant elects to build a cottage housing development, the following standards should be adhered to in qualifying as cottage housing development (see Figure 21.38.060):

(1) At least one outdoor common open space satisfying the following:

(a) The area of the common open space shall be a minimum 20 percent of the parent lot size with minimum dimensions of 15 feet on all sides;

(b) The common open space must be bordered by cottage dwelling units on at least two sides; and

(c) Common open space shall not include parking areas and vehicle areas;

(2) All cottage dwelling units feature at the main entry a roofed porch at least 70 square feet in floor area with a minimum dimension of seven feet on any side facing the street and/or common open space.

Figure 21.38.060 Cottage Housing

(Ord. 792 § 26, 2025)

If an applicant elects to build a courtyard housing development, the following standards should be adhered to in qualifying as courtyard housing development (see Figure 21.38.070):

(1) At least one outdoor common open space having minimum dimensions of 15 feet on all sides;

(a) The common open space must be bordered by dwelling units two or three sides; and

(b) Common open space shall not include parking areas and vehicle areas;

(2) All courtyard dwelling units feature at the main entry weather protection of at least three feet by three feet with entryways facing towards the courtyard or a street.

Figure 21.38.070 Courtyard Housing

(Ord. 792 § 26, 2025)