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1 ; T.L.SCHRIEVER, PE, PLS, CESCL LAN EVELOPMENT ENGINEERING th Avenue NE (Suite 132) Woodinville, WA (206) off (425) fax avid Khul, Planning irector and Woodinville Planning Commissioners City of Woodinville rd Avenue NE Woodinville, WA March 19, 2014 RE: ocket Item 22: Review of standards for hotels in the Tourist istrict Overlay. ear Mr. Khul, This letter is to transmit information and a recommendation of change to the Woodinville Municipal Code section (2)(f)(ii). The following ocuments are attached: 1) Comparison Table of Woodinville zoning and zoning in King County, City of Redmond, City of Bothell and City of Kirkland in relation to lodging in mixed use developments. 2) Listing of existing lodging facilities in Kirkland, Redmond, Bothell and Woodinville. 3) Woodinville Village Site Plan The Comparison Table is not all inclusive of all areas is the nearby jurisdictions because of the large number of different zones where lodging is allowed, but it is representative of the other jurisdictions when compared to Woodinville zoning. A copy of the Woodinville and King County code sections regarding "ensities and imensions" is also attached for direct comparison. The table reveals that the Woodinville Tourist istrict Overlay has the most restrictive regulations of any other jurisdiction. When comparing the number of existing lodging facilities in the neighboring cities, it is apparent that Woodinville needs to change its zoning code to attract new lodging facilities in the Tourist istrict. Increased lodging facilities will support increased tourist-oriented development. Following are the existing zoning provision regarding lodging in the Tourist istrict, and a proposed change that will allow reasonable development of lodging facilities. Existing TO Zoning Code Provisions: (2)(±) Lodging facilities, including bed and breakfast guest houses, lodges, and inns, youth hostels, and campgrounds, provided: (i) The number of rooms is limited to 24 per acre; (ii) Impervious surface shall be limited to 50 percent of the site; (iii) The height is limited to 35 feet, not exceeding three stories; and (iv) The style of the structure shall: (A) Fit one ofthe following styles: country inn, bed and breakfast, Victorian, woodland lodge, or other style defined in the Tourist istrict Master Plan and approved by the Planning Commission esign ~ Review Subcommittee; (B) Be compatible with existing development; and,.\ ~\ \' \\e_v ~ ( ~ )\ ~!!) (C) Meet the criteria as listed in the Tourist istrict Master Plan; ~,(U Page 1 of2 S if \\

2 1:~ T.L.SCHRIEVER, PE, PLS, CESCL LAN EVELOPMENT ENGINEERING ~~~ th Avenue NE (Suite 132) Woodinville, WA (206) off (425) fax Proposed Zoning Code Provision Change: (ii) Impervious surface shall be limited to 50 percent of the site, except where all lodging rooms are located above the first floor of the building in which the facility is located. Thank you for considering changes to allow lodging in the Tourist istrict. Tim Schriever, PE, PLS Page 2 of2

3 Lodging in Mixed Use evelopments Comparison of Woodinville Codes to other Jurisdiction Codes. Base ensity: welling Unit/Acre Maximum ensity: welling Unit/Acre u >- ~..--. co '..... co u 0 co co co c "' ::::l u f- f- ~ u 0 c "'0 0 u c u u u u E Q) C1:l O'l ~ ~ ~ ~ "'0..c +-' ~ c Q) I... 0 s s s s ::;::: 0::: co ::;::: far (4) (4) far (4) (4) Base Height (ft) Maximum Height (ft) (1) 65(2) 55(5)..--. co Max. Height with structured parking (ft) Maximum Number of Stories Maximum Impervious Surface (1) 65(2) 55(5) 3 7(1) 6(3) 50% 85% 85% 90% 85% 75% 100% 100% (1) Includes Redmond incentives: One additional story with structured parking, 2 additional stories with hotel/conference use. (2) Limited to 35' where within 65 feet of residential only zone. (3) Limited to 3 stories where within 65 feet of residential only zone. (4) No limit. The number of rooms is based on parking and building configuations. (5) 45 ' in area 1A. In Redmond, one building story is 12 feet in height.

4 Woodinville Municipal Code ensities and dimensions - Public and commercial/industrial zones. A. STANARS P/1 NB TB GB CB (27) 0 I Base ensity: 12 dulac 36 dulac 36 dulac welling UniUAcre Residential Maximum I 2/1 ( 1) Floor/Lot Ratio: (26) Square Feet Minimum Building I 10ft (22) 10ft (23) Step-Back Minimum Street 10ft 10ft (5) 10ft 10ft(5) 10ft 10ft 25ft Setback ( 17) 20ft(11) (2) (5) 25ft(15) (1 0) (5) 10ft (9) (14) (14) (15) Minimum Interior 20ft 10ft 20 ff 25ft 20ft 20ft (7) 20ft (7) Setback (13) (7) (16) (7) (14) (7) (15) (7) (14) (15) 50ft (8) (14) Base Height (1 0) 45ft (4) 35ft 35ft (14) 39ft(18) 39ft (6) 45ft (4) 45ft (14) (20) 35ft(12) Maximum Height with 51 ft(24) 51 ft (24) Incentives Maximum Height with I 60ft (25) 57 ft (25) Structured Parking Maximum Building Coverage: Percentage Commercial/Industrial 4/1 1/1 1/1 2/1 (19) 2.5/1 4/1 3/1 Maximum Floor/Lot Ratio: Square Feet Maximum Impervious 85% 75% 85% (14) 85% 90% 75% 90% (14) Surface: Percentage Maximum Building 10,000 I (21) (21) Square Footage.. B. evelopment Cond1t1ons. (1) A transit-oriented housing development, as defined in WMC and meeting the criteria contained in WMC (2), may use alternative development standards in WMC (3) as a method of calculating allowable dwelling units. (2) Ten-foot setback may not be required on those sites abutting a designated pedestrianoriented street pursuant to City of Woodinville esign 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 singlefamily 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. I

(1 0) 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

5 (1 0) 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 uvall Road right-of-way. (12) Height is limited to 35 feet in the Civic Gateway esign istrict only when development abuts a low or moderate residentially zoned property. (13) See WMC , Landscaping - Interior lot lines. (14) If located in the Tourist istrict, see WMC (15) Reserved. (16) Fifty-foot setback required along property lines abutting agriculturally zoned parcels. (17) oes not apply to signage. For applicable sign setbacks, see Chapter WMC. (18) Height limit may be increased to a maximum of 45 feet when a multi-story 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 multi-story building is designed and used entirely for office or mixed office and retail uses. (20) Height may be increased to 49 feet when authorized by a development agreement. (21) In the design districts pursuant to WMC and in the CB zoned area west of the Sammamish River hereby designated as the Old Town istrict, 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 esign istrict retail GSF limit: 80,000 square feet; (b) Civic/Gateway esign istrict retail GSF limit: 25,000 square feet; (c) Pedestrian Core esign istrict retail GSF limit: 30,000 square feet; (d) East Frame esign istrict retail GSF limit: 150,000 square feet; (e) Transition Area esign istrict retail GSF limit: 75,000 square feet; (f) Old Town istrict retail GSF limit: 35,000 square feet. "Gross square footage (GSF)" is measured according to WMC "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 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 (2)( c). (25) evelopments that provide structured parking for all required on-site parking may exceed the height limit by one story for every level of parking provided, to a maximum of 57 feet, with no more than five floors, in the CB zone and 60 feet, with no more than five floors, in the GB zone. evelopments that provide said parking and five floors shall 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 (2)(c). (26) Residential density for residential developments and residential/commercial mixed use developments located in the CB 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:

6 King County Code 21A ensities and dimensions- resource and commercial/industrial zones. A ensities and dimensions - resource and commercial/industrial zones RESOURCE COMMERCIAUINUSTRIAL AGRICULTURE F M NEIGHBOR- COMMUNITY REGIONAL 0 I z 0 I HOO BUSINESS BUSINESS F N 0 R N BUSINESS F N E E I u E s R c s s T A E T L R I A L STANARS A-10 A-35 F M NB CB RB 0 I Base ensity: dulac 48 dulac 36 dulac 48 welling dulac dulac dulac (2) (2) (2) dulac Unit/Acre (19) 48 dulac (2) (1) Maximum 12 dulac 72 dulac 48 dulac 72 ensity: (3) (16) (3) dulac welling 16 dulac 96 dulac (17) 72 dulac (16) Unit/Acre (15) (16) dulac (17) Minimum Lot acres Area acres acres acres Maximum Lot 4 to 1 4 to 1 epth/ Width Ratio Minimum 30ft 30ft (4) 50ft (12) 10ft (5) 10ft (5) 10ft (5) 10ft 25ft Street (4) (4) Setback Minimum 10ft 10ft (4) 100ft (12) 10ft(18) 20ft (7) 20ft (7) 20 ft 20ft Interior (4) (4) 20ft (14) (7) (7) Setback 50ft (8) Base Height 35ft 35ft 35ft 35ft 35ft 35ft 35ft 45ft 45ft (1 0) 45ft (6) 60ft (6) 65ft (6) 65ft 65ft (17) (6) Maximum 1/1 (9) 1.5/1 (9) 2.5/1 (9) 2.5/1 2.5/1 Floor/Lot (9) Ratio: Square Feet Maximum 15% 10% 10% 85% 85% 90% 75% 90% Impervious 35% 35% 35% Surface: (11 ) (11) (11) Percentage (13).. B. evelopment cond1t1ons. 1. In the RB zone on property located within the Potential Annexation Area of a rural city, this density is not allowed. 2. These densities are allowed only through the application of mixed-use development standards and, in the NB zone on property in the urban area designated commercial outside of center, for stand-alone townhouse development. 3. These densities may only be achieved through the application of residential density incentives or transfer of development rights in mixed-use developments and, in the NB zone on property in the urban area designated commercial outside of center, for stand-alone townhouse development. See K.C.C. chapters 21A.34 and 21A a. in the F zone, scaling stations may be located thirty-five feet from property lines. Residences shall have a setback of at least thirty feet from all property lines. b. for lots between one acre and two and one half acres in size, the setback requirements of the R-1 zone shall apply. For lots under one acre, the setback requirements of the R-4 zone shall apply. c. for developments consisting of three or more single-detached dwellings located on a single parcel, the setback shall be ten feet along any property line abutting R-1 through R-8, RA and UR zones. 5. Gas station pump islands shall be placed no closer than twenty-five feet to street front lines. 6. This base height allowed only for mixed-use developments and for stand-alone townhouse development in the NB zone on property designated commercial outside of center in the urban area. 7. Required on property lines adjoining rural area and residential zones. 8. Required on property lines adjoining rural area and residential zones for industrial uses established by conditional use permits. dulac (17)

9. The floor-to-lot ratio for mixed use developments shall conform to K.C.C. chapter 21A.14. 10.

7 9. The floor-to-lot ratio for mixed use developments shall conform to K.C.C. chapter 21A Height limits may be increased if portions of the structure building that exceed the base height limit provide one additional foot of street and interior setback for each foot above the base height limit, provided the maximum height may exceed seventy-five feet only in mixed use developments. Netting or fencing and support structures for the netting or fencing used to contain golf balls in the operation of golf courses or golf driving ranges are exempt from the additional interior setback requirement rovided that the maximum height shall not exceed seventy-five feet. 11. Applicable only to lots containing less than one acre of lot area. evelopment on lots containing less than fifteen thousand square feet of lot area shall be governed by impervious surface standards of the nearest comparable R-4 through R-8 zone. 12. See K.C.C. 21A for setback requirements in the mineral zone. 13. The impervious surface area for any lot may be increased beyond the total amount permitted in this chapter subject to approval of a conditional use permit. 14. Required on property lines adjoining rural area and residential zones unless a stand-alone townhouse development on property designated commercial outside of center in the urban area is proposed to be located adjacent to property upon which an existing townhouse development is located. 15. Only as provided for walkable communities under K.C.C. 21A F.8. well-served by transit or for mixed-use development through the application of rural area and residential density incentives under K.C.C. 21A F.1.g. 16. Only for mixed-use development through the application of residential density incentives under K.C.C. chapter 21A.34 or the transfer of development rights under K.C.C. chapter 21A.37. In the RB zone on property located within the Potential Annexation Area of a rural city, this density is not allowed. 17. Only for mixed-use development through the application of residential density incentives through the application of residential density incentives under K.C.C. chapter 21A.34 or the transfer of development rights under K.C.C. chapter 21A.37. Upper-level setbacks are required for any facade facing a pedestrian street for any portion of the structure greater than forty-five feet in height. The upper level setback shall be at least one foot for every two feet of height above forty-five feet, up to a maximum required setback of fifteen feet. The first four feet of horizontal projection of decks, balconies with open railings, eaves, cornices, and gutters shall be permitted in required setbacks. In the RB zone on property located within the Potential Annexation Area of a rural city, this density is not allowed. 18. Required on property lines adjoining rural area and residential zones only for a social service agency office reusing a residential structure in existence on January 1, On a site zoned A with a building designated as a county landmark in accordance with the procedures in K.C.C , additional dwelling units in excess of the maximum density may be allowed under K.C.C. 21A (Ord , 2013: Ord , 2010: Ord , 2008: Ord , 2001 : Ord , 2001 : Ord , 1998: Ord , 1998: Ord , 1997: Ord , 1996: Ord , 1995: Ord , 1995: Ord , 1994: Ord , 1993).

8 l<irkland Lodging 1 Wood mark Hotel, Yacht Club & Spa (Four iamond Award) 1200 Carillon Point, Kirkland, WA (425) csoo) The Heathman Hotel (Four iamond Award) 220 Kirkland Avenue, Kirkland, WA (425) (866) Courtyard Marriott NE 124th Street, Kirkland, WA (425) Baymont Inn & Suites NE 116th Street, Kirkland, WA (425) csoo) Carlton Inn NE Totem Lake Way, Kirkland, WA (425) Comfort Inn NE 124th, Kirkland, WA (425) csoo) La Quinta Inn and Suites NE Northup Way, Kirkland, WA (425) Motel Six Kirkland th PI NE, Kirkland, WA (425) Loomis House Bed & Breakfast 304 8th Avenue West Kirkland, WA (425)

9 Redmond Lodging experience redmond.com thinkredmond.com 1 Redmond Marriott Town Center th Ave. NE Residence Inn by Marriott Redmond th Ave NE Hyatt House- Redmond Bear Creek Pkwy NE Silver Cloud Inn - Redmond nd Ave NE Redmond Inn Redmond Way

10 Bothell Lodging 1 Comfort Inn & Suites th Street SE Bothell, WA Country Inn & Suites By Carlson North Creek Pkwy Bothell, WA Eason Estates East Riverside rive Bothell, WA Extended Stay America-Bothell West th Street SE Bothell, WA Extended Stay America-Canyon Park th Avenue SE Bothell, WA Hilton Garden Inn Seattle/Bothell Bothell Everett Highway Bothell, WA Holiday Inn Express th Avenue SE Bothell, WA Lake Pleasant RV Park Bothell Everett Hwy Bothell 1 WA Residence Inn by Marriott NE 195th Street Bothell, WA SpringHill Suites by Marriott 3850 Monte Villa Pkwy Bothell, WA 98011

11 Woodinville Lodging 1 Willows Lodge NE 145tl1 Street Woodinville, WA

12 ~~~lte!:sps 500l'l'hi!Sti:1SI.:ita~ $r~, WAII91 QI r: ~G:J:2Ul5! f-:20&:-13i.n5l FilltO:Ct WOOINVILLE VILLAGE ""'-<CIOJ ~ '"' 5/25/06..,.. -- jl OAltPLOm: ' ITI'rGfl, 1;0. PARKING PLAN A- 2.1

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SUNSt15 ~E'C~J.fObR. SUNSt15 ~E"'C~J.fObR. CHAPTER 21.12 DEVELOPMENT STANDARDS - 2. c lo DENSITY AND DIMENSIONS SECTIONS: 21.12.010 21.12.020 21.12.030 21.12.040 21.12.050 21.12.060 21.12.070 21.12.080 21.12.090 21.12.100