Chapter 21.92
LAND DIVISION DESIGN AND IMPROVEMENTS
Sections:
21.92.020 Land division – General layout design.
21.92.030 Lots – General requirements and minimum standards.
21.92.050 On-site recreation and trail corridors.
21.92.060 Improvements required.
21.92.070 Financial guarantees.
21.92.080 Adequate public facilities.
21.92.100 Residential cluster development.
21.92.010 Purpose.
The purpose of this chapter is to provide criteria and set forth general design standards to govern the division of land. (Ord. 720 § 28 (Att. A), 2021)
21.92.020 Land division – General layout design.
(1) Land divisions should be designed so that traffic is distributed in a logical manner and connects with planned or existing streets.
(2) Streets should be coordinated with existing intersections to avoid offsetting new intersections and should intersect at a 90-degree angle plus or minus 15 degrees.
(3) Blocks should be at least 500 feet in length but no longer than 1,320 feet, except the Director may approve modifications to these standards where topographic limitations apply, or where the land division is for multifamily, mixed-use, or nonresidential development.
(4) Cross-block lengths should not be less than 200 feet in depth to accommodate two rows of lots, except the Director may approve modifications to this standard due to zoning dimensional lot standard constraints, or if existing conditions warrant modifications for better design such as, but not limited to, the presence of critical areas, abutting development consists of existing single-row lots, or other site constraints.
(5) Cross-connecting pedestrian and/or combined pedestrian/bicycle paths are required between cul-de-sacs and adjacent streets unless the Director determines such connections are not practical for providing pedestrian connectivity to other developments.
(6) Land divisions on steep slopes should be designed so that streets are constructed generally parallel, rather than perpendicular, to the slope. (Ord. 720 § 28 (Att. A), 2021)
21.92.030 Lots – General requirements and minimum standards.
(1) Layout of Lots.
(a) Lots shall satisfy the dimensional requirements of the underlying zone.
(b) The orientation of lots shall to the extent feasible have interior lot lines, which intersect streets, do so at right angles to the street lines, or radial to curved street lines.
(c) When determining lot width, it is measured as follows:
(i) Scaling a circle having a diameter of the applicable lot width length;
(ii) The circle shall be located within the boundaries of the lot and centered on the most likely location for the primary building; and
(iii) The circle shall not be located within any access easements or a native growth protection area easement required in Chapter 21.51 WMC.
(d) Flag lots are only permitted where critical areas do not allow normal street frontage required by the underlying zone, or where installation of a road is not practical because of site constraints. Flag lots shall satisfy the following criteria:
(i) The access corridor or “flagpole” of the lot shall not exceed 150 feet in length and be not less than 20 feet wide at any point;
(ii) The access corridor and the main body of the flag lot shall be under the same ownership;
(iii) The access corridor shall connect directly to an improved public or private street located within public right-of-way or a private tract;
(iv) An easement shall not be used to provide access to the flag lot or overlay the flag lot to provide access to another lot;
(v) Flag lots shall not adjoin other flag lots at any point, nor shall the length of the access corridor be both adjoining and parallel to a public or private street;
(vi) Lot area and dimensional standards such as setbacks and minimum coverage requirements shall be calculated using only the area of the main body or “flag” of the lot and shall exclude the access corridor.
(2) Access Requirements. Each lot must have access to a public or private street or road, unless specifically authorized otherwise by the Woodinville Municipal Code.
(3) Dedications. When required to mitigate for impacts and consistent with Chapter 82.02 RCW, a property owner may be required to dedicate and/or improve land.
(4) Future Lot Division. Such restrictions may be placed on a short plat, plat or binding site plan that ensure future divisions can be made without violating the requirements of this title, nor interfering with the orderly extension and connection of adjacent streets. This includes prohibiting the location of buildings and other structures within future street locations. (Ord. 792 § 36, 2025; Ord. 720 § 28 (Att. A), 2021)
21.92.040 Trees.
All land divisions shall include provisions for preserving, planting, and maintaining trees in accordance with Chapter 21.50 WMC. A tree plan or, if applicable, general layout of trees in a landscaping plan shall be included with every application for a short subdivision, binding site plan and subdivision. (Ord. 720 § 28 (Att. A), 2021)
21.92.050 On-site recreation and trail corridors.
All subdivisions shall include on-site recreation and trail corridors in compliance with applicable provisions of Chapter 21.93 WMC, Recreation and Trail Corridors Development Standards. (Ord. 737 § 34, 2022; Ord. 720 § 28 (Att. A), 2021)
21.92.060 Improvements required.
(1) Street improvements, and the dedication of rights-of-way and/or easements, shall be required in accordance with Chapter 12.09 WMC (Street and Construction Standards), Chapter 21.63 WMC (Street Frontage Improvements), and with the City’s most recently adopted Transportation Infrastructure Standards and Specifications regarding required improvements to rights-of-way, as well as ingress/egress and utilities easements and alleys.
(2) Unless approved otherwise by the City, required improvements shall be installed and completed before final approval of a short plat, binding site plan or plat.
(3) If a plat is subject to a dedication, dedication language shall be included on the face of the plat. Roads not dedicated to the public must be clearly marked on the face of the plat. Any dedication, donation, or grant as shown on the face of the plat shall be considered, to all intents and purposes, as a quitclaim deed to the said donee or donees, grantee, or grantees for his, her, or their use for the purpose intended by the donor or grantors as aforesaid. (Ord. 720 § 28 (Att. A), 2021)
21.92.070 Financial guarantees.
(1) In lieu of the completion of the actual construction of any required improvements prior to the approval of a final short subdivision, binding site plan or subdivision, the City may accept a financial security providing for and securing the actual construction and installation of such improvements within a period specified by the City. In addition, the City may provide for methods of financial securities, securing the successful operation of improvements for up to two years after final approval, unless specified otherwise by ordinance or the municipal code.
(2) Where a financial guarantee is required, an applicant may provide a bond, line of credit, cash deposit, or other form of financial security that is acceptable to the City. Approval of the form, terms and conditions of the financial security must be obtained from the City.
(3) The amount of the financial security shall not be less than 150 percent of the estimate of the cost of the required improvements.
(4) All required improvements having a financial security shall be constructed within a time specified by the City. If no time is specified, required improvements shall be installed and/or completed within one year for plats and binding site plans, and three years for short plats from the date final approval for recording is granted. If a building permit that would authorize occupancy for any residential or commercial building is issued prior to required improvements being installed, the required improvements shall be installed and completed prior to occupancy unless public health, safety, or welfare such as emergency vehicle access requires an earlier date.
(5) A financial security shall only be released upon written approval from the City.
(6) The City may enforce the assignment of funds or other financial security required according to the terms of the financial security and/or pursuant to any and all legal and equitable remedies. Additionally, any assignment of funds or other financial security shall be subject to enforcement in the following manner:
(a) In the event the improvements are not completed as required, or warranty is not performed satisfactorily, the applicant, property owner and guarantor shall be notified in writing which shall set forth the specific defects which must be remedied or repaired and shall state a specific time by which such shall be completed.
(b) In the event the required improvements are not completed as required by the specified time, the City may make claim against any bond, and may proceed to repair the defect or perform the warranty by either force account, using City forces, or by private contractor. Upon completion of the work, the cost thereof, plus interest at 12 percent per annum, shall be due and owing to the City from the owner and guarantor as a joint and several obligation. In the event the City is required to bring suit to enforce maintenance, the subdivider and guarantor shall be responsible for any costs and attorneys’ fees incurred by the City as a result of the action.
(c) In the event that the guarantee is in the form of an assignment of funds or cash deposit with the City, the City may deduct all costs set forth in this section from the assignment of funds or cash on deposit, and the applicant shall be required to replenish the same for the duration of the guaranty period. (Ord. 720 § 28 (Att. A), 2021)
21.92.080 Adequate public facilities.
All lots shall be served by adequate public facilities as set forth in Chapter 21.90 WMC or required to satisfy the approval criterion in WMC 21.91.080(2)(f)(i). Unless approved otherwise by the City, required improvements shall be installed and completed before final approval for recording of a short plat, binding site plan or plat. (Ord. 720 § 28 (Att. A), 2021)
21.92.090 Monuments.
(1) Permanent survey control monuments shall be provided for all final plats and short plats at:
(a) All controlling corners on the boundaries of the subdivision or short subdivision;
(b) The intersection of centerlines of roads within the subdivision or short subdivision; and
(c) The beginnings and ends of curves on centerlines or points of intersections on tangents.
(2) Permanent survey control monuments shall be the standard concrete monuments as required by King County or City-approved equivalent. Permanent survey control monuments within a street shall be marked by a two-inch diameter by 24-inch-long galvanized iron pipe with a cap identifying the surveyor or survey company that placed the monument and shall be set after the street is paved. Every lot corner shall be marked by rebar at least one-half-inch diameter by 24 inches long with a cap identifying the surveyor or survey company that placed the monument. Said pipe or City-approved equivalent shall be driven into the ground.
(3) If any land in a subdivision or short subdivision is contiguous to a meandered body of water, the meander line shall be reestablished and shown on the final plat or short plat. (Ord. 720 § 28 (Att. A), 2021)
21.92.100 Residential cluster development.
(1) Purpose. The purpose of this section is to provide design flexibility with divisions of land and promote homeownership opportunities by clustering housing units on smaller lots than typically allowed by the underlying zone with the purpose of achieving:
(a) Design that is environmentally innovative and protects critical areas and the City’s tree canopy;
(b) Preserves existing natural vegetation and topography by reducing land disturbing activities;
(c) Reduces the cost of infrastructure by clustering development in a manner that can reduce street lengths, sidewalks, and utility lines, and can reduce other site development costs; and
(d) Incorporates abundant, accessible, and properly located open and recreation spaces.
(2) Applicability. The provisions of this section may be applied to divisions of land containing residential development and are incorporated into and consolidated with an application for a short subdivision or subdivision.
(3) Modifications. Residential cluster developments are subject to all applicable development requirements, except as may be modified in accordance with the following:
(a) Number of Lots. The number of lots shall not exceed the maximum number of lots authorized by the underlying zone without the residential cluster development, except:
(i) Additional lots may be authorized with the residential cluster development if they are unit lots; and
(ii) The unit lots must satisfy applicable development standards and notes set forth for unit lot subdivisions in WMC 21.91.190; and
(iii) The maximum number of parent lots within the residential cluster development, upon which the unit lots may be authorized, do not exceed the maximum number of lots authorized by the underlying zone without the residential cluster development.
(b) Design. The layout of individual lot boundaries shall generally conform to a square or rectangular configuration, except the decision authority for a short subdivision or subdivision may approve different lot configurations to encourage environmentally innovative design.
(c) Lot Area. Lot area standards do not apply to individual lots, provided the land within each lot is entirely buildable and any unit lots incorporated into a residential cluster development comply with the maximum lot area set forth in WMC 21.91.190.
(d) Setbacks. The minimum setback standards do not apply to individual lots, except:
(i) Perimeter property lines that serve as the outer boundaries of the residential cluster development must have a minimum 10-foot setback for buildings in the R-1 zone, and a five-foot setback for buildings in all other zones; except if the perimeter property line abuts an agricultural zone in the unincorporated county, the minimum setback along this property line for buildings is 100 feet; and
(ii) All other structures shall have the same setback requirements from the perimeter property lines as prescribed by the underlying zone.
(e) Coverage. Minimum landscaping coverage, maximum building coverage, and shoreline maximum impervious surface coverage do not apply to individual lots, provided the overall site within the residential cluster development complies with these standards as prescribed by the zone and/or shoreline regulations.
(f) Other Development Standards. The following development standards shall not apply to individual lots within a residential cluster development:
(i) Minimum street lot widths;
(ii) Minimum lot widths; and
(iii) Depth-to-width standards.
(g) Tree Density. Tree density requirements may be satisfied within the residential cluster development as a whole and not applied to individual lots.
(h) All modifications to the underlying development standards prescribed by development regulations must be shown on the recorded short plat or plat drawing.
(4) Open Space Designation. The land remaining after laying out the residential cluster development lots shall be preserved as open space satisfying the following requirements:
(a) The total open space shall be a minimum of 20 percent of the gross land area of the residential cluster development after any land dedicated for public streets is subtracted;
(b) The open space shall be concentrated in large segments, with no open space segment having less than 2,000 square feet of area;
(c) Open space shall be placed in tracts as defined in WMC 21.11A.210 and may be developed for passive or active recreational uses, or set aside, if qualified, as natural open space or to protect critical areas, provided:
(i) Open spaces designed for recreational use may include such facilities as, but are not limited to, playgrounds, community centers, athletic courts, picnic areas, and trails; however, the open space shall not include parking areas except those parking spaces incidental to and exclusively supporting the recreational use;
(ii) Stormwater facilities may be included as open space provided the facility is designed to be recreational in nature and other provisions of the Woodinville Municipal Code are followed; and
(iii) If the open space is designated as a Native Growth Protection Area pursuant to Chapter 21.51 or 21.77 WMC, the requirements for Native Growth Protection Areas are followed.
(d) Open Space Notes. The residential cluster development shall include notes on the short plat or plat drawing for recording that achieve the following:
(i) The open space shall be designated and preserved in perpetuity;
(ii) A prohibition from further dividing of the open space tract or from the tract being used for future building lots;
(iii) Adequate provisions for ownership, management and maintenance of open space including covenants, conditions and restrictions identifying the rights and responsibilities of property owners and/or ownership association;
(iv) The City’s right to enforce the open space designation; and
(v) Other notes or restrictions the director determines reasonable in implementing and preserving the open space. (Ord. 789 § 6, 2025)
21.92.110 Lot size averaging.
(1) Lot size averaging may be applied to subdivisions and short subdivisions located within the R-1, R-4, R-6, and R-8 zones and are applied in lieu of lot size requirements of the zones.
(2) A minimum of three lots must be involved in the averaging to qualify for lot size averaging.
(3) If eligible for lot size averaging, the lot area of a subdivision or short subdivision may be modified as follows:
(a) The average lot area of all lots of the subdivision or short subdivision, excluding tracts reserved exclusively for special uses such as open space, roads, or native growth protection areas, shall not be less than the minimum lot area of the zone;
(b) No lot area shall be more than 1.15 times the minimum lot area of the zone, and no lot shall be less than 0.85 times the minimum lot area of the zone.
(4) The total number of lots in the subdivision or short subdivision shall not exceed the base density of the zone.
(5) Except for lot area, all other requirements for the zone including minimum lot width shall apply.
(6) This section shall not be applied in combination with other Woodinville Municipal Code provisions allowing modifications to lot area requirements. (Ord. 720 § 28 (Att. A), 2021)