Chapter 21.32 BULK AND SETBACK STANDARDS

Chapter 21.32
BULK AND SETBACK STANDARDS

Sections:

21.32.020 Interpreting tables in this chapter.

21.32.030 Building and structure setbacks.

21.32.040 Building and structure height standards.

21.32.050 Building coverage/floor area ratio standards.

21.32.010 Purpose.

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)

21.32.020 Interpreting tables in this chapter.

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)

21.32.030 Building and structure setbacks.

(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.

Table 21.32.030(2): Residential Zones Setbacks
Standards	Low Density		Moderate Density		Medium Density		High Density
Standards	R-1	R-4	R-6	R-8	R-12	R-18	R-24	R-48
Minimum setback from street property lines	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft
Minimum setback from street property lines for attached and detached garages1	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft
Minimum setback from interior property lines	10 ft 2	5 ft	5 ft	5 ft	5 ft	5 ft	5 ft	5 ft
Notes: 1. The setback distance shall be measured along the centerline of the driveway from the access point/vehicle door of such garage or carport to the street property line. 2. Within the R-1 zone, lots less than 15,000 square feet in lot area may have a minimum five-foot setback from interior property lines.

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

Table 21.32.030(3): Nonresidential Zones Setbacks
Standards	Commercial Zones					Industrial Zones		Other Zones
Standards	NB	TB	CBD	GB	O	T/I	I	P/I	P
Minimum setbacks from street property lines	See Note 1					10 ft1	10 ft2	10 ft	None
Minimum building step-back	None	None	10 ft3	10 ft3	None	None	None	None	None
Minimum setback from interior property lines4	10 ft	5 ft	None	None	None	5 ft	None	20 ft	None
Notes: 1. For Commercial zoned lots and Tourist Industrial zoned lots abutting Woodinville-Redmond Road (SR 202), the minimum setback from street property lines is 10 feet, except the setback may be reduced as authorized by the commercial design standards set forth in Chapter 21.33 WMC. 2. When abutting Woodinville-Redmond Road (SR 202), the minimum street setback is 25 feet. 3. The building facade fronting a street shall incorporate a building facade stepback from the building facade directly below after the first 28 feet of building height or incorporate at least four architectural modulation and/or articulation features pursuant to WMC 21.33.330(2). 4. When a nonresidential zoned lot property line abuts a low, moderate, or medium density residential zone, or abuts an agricultural zone in the County, the minimum setback from an abutting interior property line shall be 20 feet.

(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;

(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)

21.32.040 Building and structure height standards.

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

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

Table 21.32.040(2): Residential Zones Height Standards
Standard	Low Density		Moderate Density		Medium Density		High Density
Standard	R-1	R-4	R-6	R-8	R-12	R-18	R-24	R-48
Maximum building and structure height	35 ft	35 ft	35 ft	35 ft	35 ft	45 ft	45 ft	45 ft

(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.

Table 21.32.040(3): Nonresidential Zones Height Standards
Standards	Commercial Zones					Industrial Zones		Other Zones
Standards	NB	TB	CBD	GB	O	T/I	I	P/I	P
Maximum building and structure height	35 ft	45 ft	39 ft1	39 ft	45 ft1	45 ft	45 ft	45 ft	35 ft
Eligible for height bonus	No	Yes	Yes	Yes	No	No	No	No	No
Notes: 1. Maximum height of buildings and structures is limited to 35 feet within 20 feet from a Low or Moderate Density Residential zoned property.

(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

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;

(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).

Table 21.32.040(4)(d): Public Open Space Requirements for Height
Floor Levels	Minimum Required Public Open Space1
Floor Levels	Single-Building Development	Multi-Building Development
5th floor and lower	1. 10 percent of the net lot area; plus 2. 10 percent of the building footprint.	1. 10 percent of the net lot area; plus 2. 10 percent of each building’s footprint applied to each building in the development having a height over 39 feet.
6th floor	1. 10 percent of the net lot area; plus 2. 20 percent of the building footprint.	1. 10 percent of the net lot area; plus 2. 10 percent of each building’s footprint applied to each building in the development having a height over 39 feet but not exceeding 57 feet; plus 3. 20 percent of each building’s footprint applied to each building in the development having a height over 57 feet.
1 The minimum required public open space shall be calculated using the floor level above that corresponds with the building having the greatest number of floors in the development. Net lot area shall be the area of the lot less any public dedications for streets including associated public easements for sidewalks associated with the streets. Floor levels shall not include basements as defined by the building code. “Building footprint” is defined in WMC 21.11A.030. Public open space shall be located on the ground level or on a publicly accessible level accepted by the City and may include landscaped areas, outdoor plazas, pedestrian-oriented designed areas, native growth protection areas, and similar types of public spaces accepted by the City. Public open space shall not include parking areas or areas used for motorized access.
Note: This table should not be interpreted as allowing maximum height different than as expressed elsewhere in the code.

(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;

(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)

21.32.050 Building coverage/floor area ratio standards.

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.

Table 21.32.050(1): Residential Zones Coverage Standards
Standard	Low Density		Moderate Density		Medium Density		High Density
Standard	R-1	R-4	R-6	R-8	R-12	R-18	R-24	R-48
Maximum building coverage: Lot area less than 15,000 sf Lot area 15,000 to 24,999 sf Lot area 25,000 to 34,999 sf Lot area 35,000 sf and over		35%	50%	55%	60%	60%	70%	70%
	35%
	28%
	22%
	15%
Minimum landscaping coverage: Lot area less than 15,000 sf Lot area 15,000 to 24,999 sf Lot area 25,000 to 34,999 sf Lot area 35,000 sf and over		50%	25%	20%	10%	10%	10%	10%
	50%
	58%
	67%
	75%
Notes: See definitions for “building coverage” in WMC 21.11A.030 and “landscape coverage” in WMC 21.11A.130.

(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.

Table 21.32.050(2): Nonresidential Zones Coverage and FAR Standards
Standards	Commercial Zones					Industrial Zones		Other Zones
Standards	NB	TB	CBD	GB	O	T/I	I	P/I	P
Maximum building coverage
Base	25%	25%1	None						25%
Eligible for bonus?	No	Yes4	None						No
Minimum landscaping coverage	20%	15%	10%	10%	20%	15%	10%	10%	10%
Maximum nonresidential floor area ratio (floor/lot area square feet)	None	1/1	2.5/1	2/1 2	4/1	3/1	3/1	4/1	None
Maximum residential floor area ratio (floor/lot area square feet)
Base	None		1.25/1	None
Eligible for bonus?	None		Yes3	None
Notes: 1. The building coverage applies only to the residential development covering the lot. When adjoining lots are grouped under an approved binding site plan, the maximum building coverage for residential development may be calculated using the net lot area of the entire binding site plan. 2. Maximum floor area ratio is 4:1 if at least 75 percent of the “usable floor area,” as defined in WMC 21.11A.070, in the development is designed and reserved for occupancy by professional office uses. 3. See subsection (3) of this section for bonus residential floor area ratios. 4. See subsection (4) of this section for bonus building coverage.
See definitions for “building coverage” in WMC 21.11A.030 and “landscape coverage” in WMC 21.11A.130; and the definitions of “floor area ratio” and “floor area, usable” in WMC 21.11A.070.

(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.

Table 21.32.050(3): Public Benefits for Bonus Residential FAR
Category I	Category II
Water features such as fountains, ponds, waterfalls, play areas, etc.	10 percent affordable dwelling units of the total market-rate dwelling units at 80 percent King County median household income as specified in WMC 3.43.050(7) for a minimum of 50 years
Pedestrian, bicycle, and similar facility improvements
Street furniture
Affordable dwelling units not included under Category II	5 percent affordable dwelling units of the total market-rate dwelling units at 50 percent King County median household income as specified in WMC 3.43.050(7) for a minimum of 50 years
Public art such as sculptures, paintings, murals, mosaics, special lighting features, etc.
Public courtyards and plazas with amenities
Enhanced road crossing treatments
Enhanced public green open space/park
Off-site environmental enhancements inside the City boundaries	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
Gold or above LEED® rating certification, or other green development equivalent
Transit facilities for loading and unloading transit passengers	Other public benefits/incentives as agreed to in the development agreement
Motorized and nonmotorized transportation improvements including those that promote walkability which are acceptable to the City for which impact fee credits or other forms of City reimbursement are not received, nor which said improvements are required to mitigate for project impact

(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. 756 § 1, 2023; Ord. 737 § 2 (Att. A), 2022)