Chapter 21.22
DENSITY AND DIMENSIONS

Sections:

21.22.010    Purpose.

21.22.020    Interpretation of tables.

21.22.030    Densities and dimensions – Residential zones.

21.22.040    Densities and dimensions – Public and Commercial/Industrial zones.

21.22.050    Measurement methods.

21.22.060    Minimum urban residential density.

21.22.070    Calculations – Allowable dwelling units or floor area.

21.22.080    Calculations – Site area used for density calculations.

21.22.090    Lot area – Prohibited reduction.

21.22.100    Lot area – Minimum lot area for construction.

21.22.110    Setbacks – Specific building or use.

21.22.120    Setbacks – Modifications.

21.22.130    Setbacks – From alley.

21.22.140    Setbacks – Adjoining half-street or designated arterial.

21.22.150    Setbacks – Projections allowed.

21.22.160    Height – Exceptions to limits.

21.22.170    Repealed.

21.22.180    Lot divided by zone boundary.

21.22.190    Sight distance requirements.

21.22.200    Nonresidential land uses in Residential zones.

21.22.210    Reuse of facilities – General standards.

21.22.220    Reuse of facilities – Reestablishment of closed public school facilities.

21.22.010 Purpose.

The purpose of this chapter is to establish requirements for development relative to residential density and basic dimensional standards as well as specific rules for general application. The standards and rules are established to provide flexibility in project design, provide solar access, and maintain privacy between adjacent uses. (Ord. 611 § 8 (Att. A), 2016)

21.22.020 Interpretation of tables.

(1) WMC 21.22.030 and 21.22.040 contain general density and dimension standards for the various zones and limitations specific to a particular zone(s). Additional rules, exceptions, and methodology are set forth in Chapters 21.23 through 21.27 WMC.

(2) The density and dimension tables are arranged in a matrix format on two separate tables and are delineated into two general land use categories:

(a) Residential; and

(b) Resource and commercial/industrial.

(3) Development standards are listed down the left side of both tables, and the zones are listed across the top. Each cell contains the minimum or maximum requirement of the zone. Numbers in parentheses identify specific requirements found in the development conditions that follow the matrix. A blank box indicates that there are no specific requirements. If more than one standard appears in a cell, each standard will be subject to any applicable development condition as noted.

(4) Property-specific development standards may be applied to specific properties or areas containing several properties through a development agreement consistent with Chapter 36.70B RCW, and approved by the City Council. (Ord. 611 § 8 (Att. A), 2016)

21.22.030 Densities and dimensions – Residential zones.

A. STANDARDS

R-1

R-4

R-6

R-8

R-12

R-18

R-24

R-48

Base Density:
Dwelling Unit/Acre

1 du/ac

4 du/ac

6 du/ac

8 du/ac

12 du/ac

18 du/ac

24 du/ac

48 du/ac

Minimum Density:
% of Base Density (2)

 

75%

75%

85%

80%

75%

70%

65%

Minimum Lot Area (1)

35,000 sf

9,000 sf

6,000 sf

5,000 sf

 

 

 

 

Minimum Lot Width (3)

100 ft/75 ft (7) (12)

60 ft

50 ft

30 ft

30 ft

30 ft

30 ft

30 ft

Minimum Lot Width at Street (9)

100 ft/75 ft (12)

60 ft

50 ft

30 ft

 

 

 

 

Minimum Street Setback (3)

10 ft (8)

10 ft (8)

10 ft (8)

10 ft (8)

10 ft (8)(17)

10 ft (8)

10 ft (8)

10 ft (8)

Minimum Interior Setback (3)

10 ft (7)

5 ft (10)

5 ft (10)

5 ft (10)

5 ft (10)(17)

5 ft (10)

5 ft (10)

5 ft (10)

Base Height

35 ft

35 ft

35 ft

35 ft

35 ft (17)

45 ft

45 ft

45 ft

Maximum Building Coverage:

Percentage (5) (16)

15%
(11) (14)

35%

50%

55%

60%

60%

70%

70%

Minimum Landscape Coverage:

Percentage (5) (16)

75% (15)

50%

25%

20%

10% (17)

10%

10%

10%

B. Development Conditions.

(1) Except as modified by WMC 21.51.080 and 21.92.110.

(2) Also see WMC 21.22.060.

(3) These standards may be modified under the provisions for zero-lot-line and townhome developments.

(4) Reserved.

(5) Applies to each individual lot. Building coverage and minimum landscaping coverage standards for:

(a) Regional uses shall be established at the time of permit review; or

(b) Nonresidential uses in Residential zones shall comply with WMC 21.22.200.

(6) Reserved.

(7) The standards of the R-4 zone shall apply if a lot is less than 15,000 square feet in area.

(8) At least 20 linear feet of driveway shall be provided between any garage, carport, or other fenced parking area and the street property line. The linear distance shall be measured along the centerline of the driveway from the access point to such garage, carport or fenced area to the street property line or pedestrian walkway, sidewalk, or easement access road(s), whichever is closest to the garage, carport or fenced parking area.

(9) Panhandle Lots. Panhandle lots shall be allowed subject to the following requirements:

(a) Panhandle lots shall be allowed in cul-de-sacs, where critical areas do not allow the normal frontage required by the underlying zone, and/or where a private road is not practical.

(b) The width of the access corridor shall be 20 feet between the street and the main body of the lot.

(c) The other density and dimension standards in this section shall be determined using only the main body of the lot, and excluding the access corridor, including: minimum lot area, minimum lot width, setbacks, maximum building coverage and minimum landscaping coverage.

(d) The access corridor shall maintain a minimum height clearance of 12 feet, and shall be designed to meet the driveway requirements in the City’s infrastructure standards.

(e) There shall not be two or more contiguous panhandle lots. In cases where multiple contiguous panhandle lots are proposed, a private road shall be required instead.

(f) The access corridor shall provide direct access to a paved public or private street.

(g) The access corridor must be part of the lot, and be under the same ownership as the main body of the lot.

(h) All requirements of the fire code shall be met, including access and sprinkler requirements.

(10) For townhomes or apartment development, the setback shall be the greater of:

(a) Twenty feet along any property line abutting R-4 through R-8 zones; or

(b) The average setback of the R-4 through R-8 zoned single-family detached dwelling units from the common property line separating said dwelling units from the adjacent townhome or apartment development, provided the required setback applied to said development shall not exceed 60 feet. The setback shall be measured from said property line to the closest point of each single-family detached dwelling unit, excluding projections allowed per WMC 21.22.150 and accessory structures existing at the time the townhome or apartment development receives conditional use permit approval by the City.

(c) See also landscaping requirements under WMC 21.43.060(2).

(11) On any lot over one acre in area, an additional five percent may be used for buildings related to agricultural or forestry practices.

(12) For the R-1 zone only, the minimum lot width at street shall be 100 feet at the street; except that the minimum lot width at street on cul-de-sacs shall be 75 feet at the street.

(13) Reserved.

(14) Maximum Building Coverage Percentage.

Lot Size

Max. Percentage Allowed

Less than 15,000 SF

35%

15,000 to 24,999 SF

28%

25,000 to 34,999 SF

22%

35,000 SF or more

15%

(15) Minimum Landscaping Coverage Percentage.

Lot Size

Min. Percentage Allowed

Less than 15,000 SF

50%

15,000 to 24,999 SF

58%

25,000 to 34,999 SF

67%

35,000 SF or more

75%

(16) New mobile home parks are exempt from this requirement.

(17) If located in the Tourist District Overlay, see WMC 21.26.010. (Ord. 634 § 27, 2016; Ord. 611 § 8 (Att. A), 2016)

21.22.040 Densities and dimensions – Public and Commercial/Industrial zones.

A. STANDARDS

P/I

NB

TB

GB

CBD (27)

O

I

Base Density:

Dwelling Unit/Acre

 

 

24 du/ac

 

36 du/ac

36 du/ac

 

Residential Maximum Floor/Lot Ratio: Square Feet

 

 

 

 

2/1 (1) (26)

 

 

Minimum Building Step-Back

 

 

 

10 ft (22)

10 ft (23)

 

 

Minimum Street Setback (17)

10 ft

10 ft (5)

20 ft (11)

10 ft

(2) (5) (14)

10 ft (5)

25 ft (15)

10 ft (5) (10)

10 ft

25 ft

10 ft (9) (14) (15)

Minimum Interior Setback (13)

20 ft

(7) (16)

10 ft

20 ft

(7) (14)

25 ft

(7) (15)

20 ft

(7)

20 ft (7)

20 ft (7) (14) (15)

50 ft (8) (14)

Base Height (10)

45 ft (4)

35 ft

35 ft (14) (20)

39 ft (18)

39 ft (6)

35 ft (12)

45 ft (4)

45 ft (14)

Maximum Height with Incentives

 

 

 

51 ft (24)

51 ft (24)

 

 

Maximum Height with Structured Parking

 

 

 

60 ft (25)

57 ft (25)

 

 

Maximum Building Coverage: Percentage

 

 

25% (28)

 

 

 

 

Commercial/Industrial Maximum Floor/Lot Ratio: Square Feet

4/1

1/1

1/1

2/1 (19)

2.5/1

4/1

3/1

Minimum Landscape Coverage: Percentage

10%

20%

15% (14)

10%

10%

20%

10% (14)

Maximum Building Square Footage

 

10,000

 

(21)

(21)

 

 

B. Development Conditions.

(1) A transit-oriented housing development, as defined in WMC 21.11.220 and meeting the criteria contained in WMC 21.27.010(2), may use alternative development standards in WMC 21.27.010(3) as a method of calculating allowable dwelling units.

(2) Ten-foot setback may not be required on those sites abutting a designated pedestrian-oriented street pursuant to City of Woodinville Design Standards, or as may hereafter be amended.

(3) Reserved.

(4) Height is limited to 35 feet when development abuts a Low or Moderate Residential zoned property.

(5) Gas station pump islands shall be placed no closer than 25 feet to street front lines.

(6) Mixed use developments that include a minimum of 25 percent of the total area as office space may increase height limits to a maximum of 45 feet.

(7) A 20-foot Type I landscaped setback only required along property lines adjoining single-family residential zones, otherwise no specific setback requirement.

(8) Fifty-foot setback only required along property lines adjoining Residential zones for industrial uses established by conditional use permits, otherwise no specific interior setback requirement.

(9) Ten-foot setback permitted only on those sites not abutting a designated arterial street.

(10) Height limits may be increased when portions of the structure or building which exceed the base height limit provide one additional foot of street and interior setback beyond the required setback for each foot above the base height limit, provided the maximum height may not exceed 45 feet.

(11) Twenty-foot setback required only along property lines adjoining the Woodinville-Duvall Road right-of-way.

(12) Height is limited to 35 feet in the Civic Gateway Design District only when development abuts a Low or Moderate Residential zoned property.

(13) See WMC 21.43.050, Perimeter landscaping, street frontages and interior lot lines.

(14) If located in the Tourist District, see WMC 21.26.010.

(15) Reserved.

(16) Fifty-foot setback required along property lines abutting agriculturally zoned parcels.

(17) Does not apply to signage. For applicable sign setbacks, see Chapter 21.35 WMC.

(18) Height limit may be increased to a maximum of 45 feet when a multistory building is designed and used entirely for either office or mixed office and retail uses.

(19) Maximum floor/lot area ratio percentage may be increased to 4/1 when a multistory building is designed and used entirely for office or mixed office and retail uses.

(20) Height may be increased to 67 feet if the following requirements are satisfied:

(a) The increase in height is authorized by a development agreement pursuant to Chapter 21.82 WMC;

(b) Structured parking to house required off-street parking is provided;

(c) City-approved public open space is provided and either Gold or a higher level of Leadership in Energy and Environmental Design (LEED) rating pursuant to the U.S. Green Building Council rating system is achieved for all buildings over 45 feet in height, or two or more of the following City-approved incentives are provided:

(i) Exceptional design (see WMC 21.40.380) in architectural features of structures and/or site layout;

(ii) LEED Certification pursuant to the U.S. Green Building Council rating system for all buildings over 45 feet in height; or

(iii) Private open space specified in a development agreement and acceptable to the City;

(d) The total footprint of all parts of the building over the height of 57 feet cannot exceed 25 percent of the total footprint of the building or 3,000 square feet, whichever is less;

(e) All parts of the building over 57 feet in height are set back a minimum of five feet from the outer edges of the exterior walls of the building directly below; and

(f) 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:

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

(ii) 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

(iii) Such simulations and depictions shall be mutually agreed upon by the director and the applicant.

(21) In the design districts pursuant to WMC 21.40.030 and in the CBD zoned area west of the Sammamish River hereby designated as the Old Town District, a retail establishment in a single building may not exceed the gross square footage (GSF) in the aggregate as follows:

(a) Little Bear Creek Corridor Design District retail GSF limit: 80,000 square feet;

(b) Civic/Gateway Design District retail GSF limit: 25,000 square feet;

(c) Pedestrian Core Design District retail GSF limit: 30,000 square feet;

(d) East Frame Design District retail GSF limit: 150,000 square feet;

(e) Transition Area Design District retail GSF limit: 75,000 square feet;

(f) Old Town District retail GSF limit: 35,000 square feet.

“Gross square footage (GSF)” is measured according to WMC 21.11.090. “Retail establishment” means a business engaged in the selling of goods or merchandise from a fixed location for direct purchase by the consumer, including services incidental to the sale of such goods. The GSF of abutting retail establishments shall be aggregated in cases where the establishments: (i) are engaged in the selling of similar or related goods, wares, or merchandise and operate under common ownership or management; or (ii) share checkout stands, a warehouse, or a distribution facility; or (iii) otherwise operate as associated, integrated or cooperative business enterprises.

(22) Building elevation fronting a street shall step back a minimum of 10 feet after the first 30 feet of building height. “Street” does not include SR 522.

(23) Building elevation fronting a street shall step back a minimum of 10 feet after the first 28 feet of building height or other building modulations as approved through design review approval pursuant to Chapter 21.40 WMC.

(24) A maximum height of 51 feet with no more than four floors may be obtained through the provision of City-approved public open space and at least two or more City-approved incentives intended to mitigate the impacts of taller buildings and/or provide a public benefit pursuant to WMC 21.40.330(2)(c).

(25) Developments that provide structured parking for all required on-site parking may build to a maximum of 57 feet in the CBD zone and 60 feet in the GB zone, so long as they also include City-approved public open space and at least two or more City-approved incentives intended to mitigate the impacts of taller buildings and/or provide a public benefit pursuant to WMC 21.40.330(2)(c).

(26) Residential density for residential developments and residential/commercial mixed use developments located in the CBD zone may be determined by the use of a floor area ratio of 2.0 that provides for mitigation or public benefits that exceed those required under standard regulations. Said mitigation and public benefits shall include individual exceptional design in architectural features of structure and/or site design which features shall include at least two items from each category as listed below and as may be further defined:

Mitigation and Public Benefits for Residential FAR

Category I

Category II

Water Features

Pedestrian and Bicycle Facilities

Kiosks (limited to one per 300 feet of street frontage)

Street Furniture

Enhanced Weather Canopies

Public Art

Courtyards

Public Open Space

Transit Facilities

Exceptional Design

Affordable Housing (10% of the total units to be affordable)

LEED Certified Structures (minimum Silver) or equivalent

(27) For all new residential development within the CBD zone, individual unit clothes washer and dryer connections are required for each new residential unit.

(28) The 25 percent maximum building coverage is calculated using only the residential development covering the lot. When adjoining lots are grouped under a binding site plan pursuant to Chapter 21.91 WMC, the maximum building coverage for residential development may be calculated using the net developable area of the entire binding site plan. (Ord. 720 § 16, 2021; Ord. 688 § 1, 2019; Ord. 678 § 2, 2019; Ord. 656 § 1, 2018; Ord. 634 § 28, 2016; Ord. 611 § 8 (Att. A), 2016)

21.22.050 Measurement methods.

The following provisions shall be used to determine compliance with this title:

(1) Street setbacks shall be measured as follows:

(a) Where existing or planned street and sidewalk improvements are both located on a public right-of-way, the street setback shall extend perpendicularly from the lot line;

(b) Where existing or planned street improvements are located on a public right-of-way and the City has obtained a public access easement for placement of existing or planned sidewalk improvements, the street setback shall extend perpendicularly from the lot line and may overlap the public easement;

(c) Where the existing street improvements are on private property and consist of a separate tract, the street setback shall extend perpendicularly from the lot line; and

(d) Where the existing street improvements are located over a private access easement, the street setback shall extend perpendicularly from the edge of the easement closest to the structure;

(2) Lot widths shall be measured by scaling a circle of the applicable diameter within the boundaries of the lot; provided, that an access easement shall not be included within the circle;

(3) Building height shall be measured from the average finished grade measured six feet away from the building to the highest point of the coping of a flat roof, or to the deck line of a mansard roof, or the average height of the highest gable of a pitch or hip roof. The average finished grade shall be determined by first delineating the smallest square or rectangle which can enclose the building and then averaging the elevations taken at the midpoint of each side of the square or rectangle; provided, that the measured elevations do not include berms;

(4) Lot area shall be the total horizontal land area contained within the boundaries of a lot;

(5) Impervious surface calculations shall not include areas of turf, landscaping, natural vegetation, five-foot (or less) wide pedestrian walkways, or surface water retention/detention facilities; and

(6) The square footage of buildings and other structures shall be measured from the outside walls and shall include all spaces in between said walls. (Ord. 611 § 8 (Att. A), 2016)

21.22.060 Minimum urban residential density.

Minimum density for residential development in the urban areas designated by the Comprehensive Plan shall be based on the tables in WMC 21.22.030, adjusted as provided for in WMC 21.22.070 and 21.22.080.

(1) A proposal may be phased, when compliance with the minimum density requirement results in noncompliance with the standards of Chapter 21.81 WMC; provided the overall density of the proposal is consistent with this section.

(2) Minimum density requirements may be waived by City of Woodinville if the applicant demonstrates one or more of the following:

(a) The proposed layout of the lots in a subdivision or the buildings in a multiple dwelling development will not preclude future residential development consistent with the minimum density of the zone.

(b) The nonsensitive area of the parcel is of a size or configuration that results in lots which cannot meet the minimum dimensional requirements of the zone.

(c) In the R-12 through R-48 zones, the area of the parcel required to accommodate stormwater facilities exceeds 10 percent of the area of the site.

(d) The site contains a national, State or County historic landmark.

(3) The minimum density requirements of WMC 21.22.030 shall be adjusted for the proportion of sensitive areas on the site, as follows:

Percentage of Site in Sensitive Area and/or Buffer

Percentage Minimum Density

 1 – 20%

90%

21 – 40%

80%

41 – 60%

60%

61 – 80%

40%

81 – 99%

20%

 

 

Total dwelling units allowed by base density

x

Minimum density (WMC 21.22.030)

x

Percentage of minimum density

=

Adjusted minimum density

(Ord. 611 § 8 (Att. A), 2016)

21.22.070 Calculations – Allowable dwelling units or floor area.

Permitted number of units or floor area shall be determined as follows:

(1) Unless subject to WMC 21.22.040(B)(1), the maximum allowed number of dwelling units shall be computed by multiplying the site area (in acres) by the applicable residential density, subject to WMC 21.22.080;

(2) The allowed floor area which excludes structured or underground parking areas and mechanical equipment shall be computed by multiplying the project site area by the applicable floor/lot area ratio (FAR); and

(3) When calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows:

(a) Fractions of 0.50 or above shall be rounded up; and

(b) Fractions below 0.50 shall be rounded down. (Ord. 611 § 8 (Att. A), 2016)

21.22.080 Calculations – Site area used for density calculations.

All areas of a site used in the calculation of allowed residential density or project floor area shall exclude from the site area all submerged lands, including Lake Leota. (Ord. 611 § 8 (Att. A), 2016)

21.22.090 Lot area – Prohibited reduction.

Any portion of a lot that was required to calculate and ensure compliance with the standards and regulations of this title shall not be subsequently subdivided or segregated from such lot. (Ord. 611 § 8 (Att. A), 2016)

21.22.100 Lot area – Minimum lot area for construction.

Except as provided for nonconformances by Chapter 21.34 WMC, in the R zones no construction shall be permitted on a lot that contains an area of less than 2,500 square feet or that does not comply with the applicable minimum lot width, except for townhome developments or zero lot line subdivisions. (Ord. 611 § 8 (Att. A), 2016)

21.22.110 Setbacks – Specific building or use.

When a building or use is required to maintain a specific setback from a property line or other building, such setback shall apply only to the specified building or use. (Ord. 611 § 8 (Att. A), 2016)

21.22.120 Setbacks – Modifications.

The following setback modifications are permitted:

(1) When the common property line of two lots is covered by a building(s), the setbacks required by this chapter shall not apply along the common property line; and

(2) When a lot is located between lots having nonconforming street setbacks, the required street setback for such lot may be the average of the two nonconforming setbacks or 60 percent of the required street setback, whichever results in the greater street setback. (Ord. 611 § 8 (Att. A), 2016)

21.22.130 Setbacks – From alley.

(1) Structures may be built to the property line abutting an alley, except as provided in subsection (2) of this section.

(2) Vehicle access points from garages, carports or fenced parking areas shall be set back from the alley property line to provide a straight line length of at least 26 feet from the access point to the opposite edge of the alley. No portion of the garage or the door in motion may cross the property line. (Ord. 611 § 8 (Att. A), 2016)

21.22.140 Setbacks – Adjoining half-street or designated arterial.

In addition to providing the standard street setback, a lot adjoining a half-street or designated arterial shall provide an additional width of street setback sufficient to accommodate construction of the planned half-street or arterial. (Ord. 611 § 8 (Att. A), 2016)

21.22.150 Setbacks – Projections allowed.

Projections may extend into required setbacks as follows:

(1) Fireplace structures, bay or garden windows, enclosed stair landings, closets, or similar structures may project into any setback; provided such projections are:

(a) Limited to two per facade,

(b) Not wider than 10 feet, and

(c) Not more than 24 inches into an interior setback or 30 inches into a street setback;

(2) Porches and decks which exceed 18 inches above the finished grade may project:

(a) Eighteen inches into interior setbacks, and

(b) Five feet into the street setback;

(3) Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the property line;

(4) Eaves may not project more than:

(a) Eighteen inches into an interior setback,

(b) Twenty-four inches into a street setback, or

(c) Eighteen inches across a lot line in a zero lot line development; and

(5) Fences with a height of six feet or less may project into any setback; provided, that the sight distance requirements of WMC 21.22.190 are maintained. (Ord. 611 § 8 (Att. A), 2016)

21.22.160 Height – Exceptions to limits.

The following structures may be erected above the height limits of WMC 21.22.030 through 21.22.050.

(1) Roof structures housing or screening elevators, stairways, tanks, ventilating fans or similar equipment required for building operation and maintenance; and

(2) Fire or parapet walls, skylights (not cupolas), chimneys, smoke stacks, church steeples, major or minor communication facility transmission structures, and street poles.

(3) For structures with pitched roofs, portions of the space created by the slope of the roof and not providing for human habitation shall not be included in the calculations for determining the maximum allowed height of the structure; provided, that the highest point of any such pitched roof shall not exceed the base height otherwise permissible in the underlying zone by more than 20 percent or 10 feet, whichever is greater; provided further, that the pitch of any such roof shall not be greater than a six-foot rise in a 12-foot run, unless a greater pitch is approved through the design review process. (Ord. 611 § 8 (Att. A), 2016)

21.22.170 Lot size averaging.

Repealed by Ord. 720. (Ord. 611 § 8 (Att. A), 2016)

21.22.180 Lot divided by zone boundary.

When a lot is divided by a zone boundary, the following rules shall apply:

(1) When a lot contains both residential and nonresidential zoning, the zone boundary between the zones shall be considered a lot line for determining permitted building height and required setbacks on the site;

(2) When a lot contains Residential zones of varying density, any residential density transfer within the lot shall only be allowed from the portion with the lesser residential density to that of the greater residential density; and

(3) Uses on each portion of the lot shall only be those permitted in each zone pursuant to Chapter 21.21 WMC. (Ord. 611 § 8 (Att. A), 2016)

21.22.190 Sight distance requirements.

Except for utility poles, trunks of approved street trees, and traffic control signs, the following sight distance provisions shall apply to all intersections, roadways, and site access points:

(1) A sight distance triangle area as determined by subsection (2) of this section shall contain no fence, berm, vegetation, on-site vehicle parking area, signs or other physical obstruction between 42 inches and eight feet above the existing street grade.

(2) The sight distance triangle at:

(a) A street intersection shall be determined by measuring 15 feet along both street property lines beginning at their point of intersection. The third side of the triangle shall be a line connecting the endpoints of the first two sides of the triangle; or

(b) A site access point shall be determined by measuring 15 feet along the street lines and 15 feet along the edges of the driveway beginning at the respective points of intersection. The third side of each triangle shall be a line connecting the endpoints of the first two sides of each triangle.

(3) The Development Services Director may require modification or removal of structures, landscaping or other objects located in required street setbacks, if:

(a) Such improvements prevent adequate sight distance to drivers entering or leaving a driveway and no reasonable driveway relocation alternative for an adjoining lot is feasible; or

(b) Clear lines of sight are obstructed by such structures, landscaping, or objects as to pose a potential public safety hazard as determined by the Development Services Director.

(4) Any access or roadway where additional vehicle trips are expected to utilize that access or roadway as a result of a new or modified development shall conform to “A Policy on Geometric Design of Highways and Streets,” 1994 Edition (or latest edition as may be amended hereafter) by the American Association of State Highway and Transportation Officials. Exceptions to this rule may be granted by the Public Works Director.

(Ord. 611 § 8 (Att. A), 2016)

21.22.200 Nonresidential land uses in Residential zones.

Except for utility facilities and uses listed in WMC 21.21.110, all nonresidential uses located in the R zones shall be subject to the following requirements:

(1) Building coverage shall not exceed:

(a) Fifty percent of the site in the R-1 through R-8 zones.

(b) Sixty percent of the site in the R-12 through R-48 zones.

(2) Impervious surface coverage shall not exceed:

(a) Seventy percent of the site in the R-1 through R-8 zones.

(b) Eighty percent of the site in the R-12 through R-48 zones.

(3) Buildings and structures, except fences and wire or mesh backstops, shall not be closer than 30 feet to any property line, except as provided in subsection (4) of this section.

(4) Single detached dwelling allowed as accessory to a church or school shall conform to the setback requirements of the zone.

(5) Parking areas are permitted within the required setback area from property lines; provided such parking areas are located outside of the required landscape area.

(6) Sites shall abut or be accessible from at least one public street functioning at a level consistent with City of Woodinville street design standards. New high school sites shall abut or be accessible from a public street functioning as an arterial per the City of Woodinville design standards.

(7) The base height shall conform to height limitations of the zone in which the use is located. (Ord. 611 § 8 (Att. A), 2016)

21.22.210 Reuse of facilities – General standards.

The interim or permanent reuse of surplus nonresidential facilities in Residential zoned areas shall require that no more than 50 percent of the original floor area may be demolished for either permanent or interim reuse of facilities. (Ord. 611 § 8 (Att. A), 2016)

21.22.220 Reuse of facilities – Reestablishment of closed public school facilities.

The reestablishment or reconversion of an interim nonschool use of school facilities back to school uses shall require a site plan and the issuance of a change of use permit. (Ord. 611 § 8 (Att. A), 2016)