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A. Development Standards Table.

Residential Development Standards (1)

Zoning Classification

R 40,000

R 9,600

R 8,400

R 7,200

R 5,400d

R 5,400a

R 4,000

R 2,800

R-AC (always in combination with OP, NB, CB, and/or LI)

Minimum lot area per single-family dwelling unit (square feet) (2)(10)(11)

40,000

9,600 avg.; 8,400 min. per BMC 12.14.030
(B)(2)

8,400

7,200

5,400

None

None

None

None

Minimum land area per multifamily dwelling unit (square feet) (3)

5,400

4,000

2,800

None (9)

Maximum lot area per single-family dwelling unit (square feet) (2)

150% of underlying zone

150% of underlying zone

150% of underlying zone

150% of underlying zone

150% of underlying zone

Minimum density (3)(6)

150% of underlying zone

150% of underlying zone

150% of underlying zone

As established for designated centers (6)

Minimum lot circle diameter (4)

150

70 – 80 per BMC 12.14.030
(B)(4)

70

60

50

None

None

None

None

Minimum front yard setback (5)(10)

30

20

20

20

20

20

20

20

See BMC 12.14.040(A)

Minimum rear yard setback (5)(10)

35

15

15

15

15

15

25

25

Minimum side yard setback:

One side yard

Combined side yards (5)(10)(11)

5

15

5

15

5

15

5

15

5

15

5

15

5

15

5

15

Maximum building height (6)

30

35 in certain situations (6)

30

35 in certain situations (6)

30

35 in certain situations (6)

30

35 in certain situations (6)

30

35 in certain situations (6)

30

35 in certain situations (6)

35

35, or as established for designated centers (6)

As established for designated centers (6)

Maximum building coverage (7)

35%

35%

35%

35%

35%

50%

50%

50%

See BMC 12.14.040(A)

Maximum accessory building coverage (8)

5%

5%

5%

5%

5%

5%

5%

5%

See BMC 12.14.040(A) (no limit except for landscaping requirements)

Maximum hard surface coverage (7)

35%

45%

50%

65%

70%

70%

75%

75%

80%

The area within the front yard setback shall not contain any hard surface except for driveways, walkways, and structures allowed to project into the setback in accordance with BMC 12.14.090. If critical areas are present anywhere on the property, impervious surface coverage is further regulated by BMC Title 14, Environment.

If critical areas are present anywhere on the property, impervious surface coverage is further regulated by BMC Title 14, Environment.

B. Notes.

1. General Notes.

a. Where a district combines multiple zoning classifications (e.g., R-AC, OP, CB), the most permissive standards of the individual zoning classifications shall apply.

b. Development standards may be modified through the planned unit development process. See Chapter 12.30 BMC.

c. Development standards for mobile/manufactured home parks are contained in Chapter 12.08 BMC.

2. Single-Family Minimum, Average and Maximum Lot Area.

a. In the R 40,000, R 8,400, R 7,200 and R 5,400d zones, no lot shall be less than the minimum lot area per single-family dwelling unit, except as may otherwise be permitted under an approved planned unit development, in accordance with Chapter 12.30 BMC or under Fitzgerald/35th Avenue SE Subarea regulations in accordance with Chapter 12.52 BMC. No more than one primary dwelling unit shall be placed on a lot.

b. In the R 9,600 zone, subdivisions shall achieve an average of no less than 9,600 square feet per lot, except as may be otherwise permitted under an approved planned unit development, in accordance with Chapter 12.30 BMC or under Fitzgerald/35th Avenue SE Subarea regulations in accordance with Chapter 12.52 BMC. That is, the total area of all lots within a proposed subdivision divided by the number of lots shall amount to an average lot area of at least 9,600 square feet. Twenty percent of the lots in a subdivision may be smaller than 9,600 square feet, but no lot shall be smaller than 8,400 square feet, nor larger than 14,400 square feet. No more than one primary dwelling unit shall be placed on a lot. Rounding up to attain the minimum lot area is not permitted.

c. In order to promote efficient use of land, no subdivision shall contain any lot having more than one and one-half times the minimum lot area in the R 40,000, R 8,400, R 7,200 and R 5,400d zones, or one and one-half times the average lot area in the R 9,600 zone (i.e., 14,400 square feet), except as follows:

(1) Any subdivision of nine lots or fewer may contain larger lots, but the property lines of such a subdivision shall be laid out so as to allow future subdivisions which comply with this subsection;

(2) A subdivision of 10 or more lots may contain larger lots to accommodate phasing of the subdivision; provided, that at completion of all phases, the subdivision complies with this subsection;

(3) A subdivision of 10 or more lots may contain a larger lot to permit the preexisting house and any related outbuildings and grounds to be retained intact on one property;

(4) These maximum lot size regulations do not apply to any common tracts for critical area protection, open space retention, storm water retention/detention or other purposes as may be required by the city as a condition of subdivision approval.

d. Land area in roads and other rights-of-way, critical areas, critical area buffers, or land dedicated to the city, shall not be included in any proposed single-family lot, unless so stated in the conditions of an approved planned unit development, in accordance with Chapter 12.30 BMC.

e. Land in an access easement, utility easement, or other form of easement which is not set aside as a separate tract shall be counted as part of the area of a parcel for the purpose of calculating minimum lot area.

3. Multifamily Minimum and Maximum Density.

a. In the R 5,400a through R 2,800 zones, one dwelling unit shall be allowed for each whole number multiple of the stated minimum land area per multifamily dwelling unit. Only whole numbers may be credited toward unit count. Rounding up is not permitted. The following exceptions apply:

(1) Specialized senior housing subject to an approved conditional use permit in accordance with Chapter 12.10 BMC; or

(2) Duplexes authorized pursuant to BMC 12.06.140(B)(18).

b. In order to promote efficient use of land, no multifamily development in the R 5,400a through R 2,800 zones shall contain fewer units than would result if the total number of units were calculated at one and one-half times the minimum land area per multifamily dwelling unit for the zoning classification in which the subject property is located, except as follows:

(1) The total number of units may be fewer than as required above if the development is proposed to be phased; provided, that at completion of all phases, the development complies with the above requirements;

(2) These minimum density regulations do not apply to any multifamily/commercial combination zoning classification (e.g., R 2,800, OP, CB);

(3) These minimum density regulations do not apply to any common tracts for critical area protection, open space retention, storm water retention/detention or other purposes as may be required by the city as a condition of development approval.

c. In the R 5,400a through R 2,800 zones, land area in critical areas, critical area buffers, or land dedicated to the city shall not be counted in the calculation of number of units or offspring lots allowed, unless so stated in the conditions of an approved planned unit development, in accordance with Chapter 12.30 BMC.

d. Land in an access easement, utility easement, or other form of easement which is not set aside as a separate tract shall be counted as part of the area of a parcel for the purpose of calculating number of units allowed.

e. In the R-AC zone, minimum residential density shall be consistent with the applicable subarea regulations.

4. Each lot must be of sufficient size to fully accommodate the diameter circle specified in the development standards table under this section for the underlying zoning designation except as may otherwise be permitted under an approved planned unit development, in accordance with Chapter 12.30 BMC or under Fitzgerald/35th Avenue SE Subarea regulations in accordance with Chapter 12.52 BMC. In the R 9,600 zone, the lot circle diameter shall be 80 feet for lots of 9,600 square feet or larger, and shall decrease proportionally with smaller lot sizes to a minimum diameter of 70 feet for lots of 8,400 square feet. Critical areas as defined under Chapter 14.04 BMC and their associated buffers shall not be included within the lot circle.

5. Setbacks.

a. “Setback” shall mean the distance from the lot line to the point where a structure may be constructed, not including those structures permitted under BMC 12.14.090 to project into the setback. The area between a lot line and a setback is a yard. Setbacks shall be in accordance with BMC 12.14.050 through 12.14.100.

b. Garages, carports, and other structures whose intent is to house or provide parking for vehicles shall be set back from streets and access tracts a minimum of 20 feet.

c. Special setbacks apply to specific building types, uses and accessory structures. See BMC 12.14.070.

6. Specific building height, minimum residential densities, and minimum floor area ratios may apply to certain activity centers as follows:

a. Within the following activity centers identified in the Imagine Bothell... Comprehensive Plan:

(1) Filbert/Winesap neighborhood activity center, in accordance with Chapter 12.72 BMC.

(2) Juanita-Woodinville Way/I-405 neighborhood activity center, in accordance with Chapter 12.60 BMC.

(3) Maltby/York/Jewel neighborhood activity center, in accordance with Chapter 12.74 BMC.

(4) Canyon Park community activity center, in accordance with Chapters 12.44 and 12.48 BMC.

(5) Downtown community activity center, in accordance with Chapter 12.64 BMC (Downtown Subarea Regulations).

(6) Thrasher’s Corner community activity center, in accordance with Chapters 12.48 and 12.74 BMC.

(7) Canyon Park regional activity center, in accordance with Chapter 12.48 BMC.

(8) North Creek regional activity center, in accordance with Chapter 12.56 BMC.

(9) Country Village/Bothell-Everett Highway/Lake Pleasant/Bothell-Everett Highway neighborhood activity center in accordance with Chapter 12.46 BMC.

b. Within the R 40,000, R 9,600, R 8,400, R 7,200, R 5,400d, and R 5,400a zones, single-family residential structures which incorporate peaked roofs having a minimum roof pitch of four feet vertical for every 12 feet horizontal (4:12) may be up to 35 feet in height under any of the following conditions:

(1) Lots within subdivisions of five lots or greater that are recorded after October 27, 2007, and are 50 feet or more from the exterior boundary of said subdivision; provided, however, that this 50-foot limitation shall not apply under any of the following circumstances:

(A) Where the subdivision applicant or subsequent lot purchaser receives permission from the adjacent property owner or owners to allow structures up to 35 feet tall within the 50 feet, and a notarized copy of said permission is provided to the city; or

(B) Where the subdivision is adjacent to a property which is undeveloped; or

(C) Where the subdivision is adjacent to an open space tract which is at least 50 feet wide and dedicated as part of an adjacent development; or

(D) Where the subdivision is adjacent to property which is zoned R 40,000 through R 5,400a and contains a nonresidential use such as a church, school or municipal use; or

(E) Where the subdivision is adjacent to multifamily or nonresidential zoning which permits structures at least 35 feet in height; or

(F) Where the subdivision is adjacent to another subdivision qualifying for 35-foot-tall structures under these regulations; or

(G) Where the subdivision is adjacent to a public right-of-way at least 50 feet in width; or

(H) Where a 12-foot-wide Type II landscape buffer tract plus a 25-foot setback are provided; or

(2) On existing lots of record when each adjacent property meets at least one of the following criteria:

(A) The primary residential structures on the adjacent property are at least 50 feet from the boundary of the subject lot; or

(B) The adjacent property is zoned R 40,000 through R 5,400a and contains a nonresidential use such as a church, school or municipal use; or

(C) The adjacent property has multifamily or nonresidential zoning which permits structures at least 35 feet in height; or

(D) The adjacent property is a subdivision which qualifies for 35-foot-tall structures under these regulations; or

(3) On existing lots of record when a 12-foot-wide Type II landscape buffer plus a 25-foot setback are provided on the subject property.

7. Building and hard surface coverage shall be measured as set forth in BMC 12.14.140. For the purposes of this section, driveways within the front yard setback shall be no wider than necessary to accommodate three vehicles across, and walkways within the front yard setback shall not exceed five feet in width.

a. Notes. Hard surfaces legally established on a site prior to December 31, 2016, and which exceed the limits set forth in this section and BMC 12.14.040 shall be subject to nonconforming provisions of Chapter 12.26 BMC.

b. In determining the building and hard surface coverage for a panhandle lot, the handle or access portion of the lot shall not be used to determine hard surface coverage. Building and hard surface coverage shall be measured as though no handle was on the lot.

8. Accessory building coverage shall be measured as set forth in BMC 12.14.130. When combined, the primary and accessory building coverage shall not exceed the maximum building coverage as established above. Garages and carports located in R-8,400, R-7,200 and R-5,400d zoned properties may exceed the five percent coverage limitation, provided the garage or carport is 480 square feet in area or less. Combined garages and carports in R-5,400a, R-4,000 and R-2,800 zoned properties shall not be subject to the 480-square-foot maximum, but are limited to an area no greater than five percent of the lot area.

Detached accessory dwelling units may exceed the five percent coverage limitation, as long as they meet the size limits in BMC 12.14.135(B)(5)(a).

9. Within the R-AC zoning classification, minimum residential density is prescribed in the applicable subarea regulations. The maximum number of dwelling units attainable shall be controlled by the applicable site and building envelope design regulations.

10. Lands with a zoning classification of R 5,400a, R 4,000, R 2,800, DC, DT, DN, GDC, or R-AC where offspring lots are proposed to be created within a parent site through the subdivision provisions of BMC Title 15 may apply setback dimensions to the offspring lots as set forth in BMC 12.14.085.

11. Within specific subareas duplexes shall be allowed on individual lots to meet affordable housing requirements (see Chapter 12.07 BMC). Such duplexes do not need to meet the side yard setbacks for the common walls between dwelling units, but all duplex lots shall provide all setbacks from adjacent property lines pursuant to subsection A of this section. (Ord. 2353 § 8, 2021; Ord. 2348 §§ 4, 5, 2021; Ord. 2282 § 5, 2019; Ord. 2258 § 2, 2018; Ord. 2255 § 3, 2018; Ord. 2252 §§ 6, 7, 2018; Ord. 2200 § 2 (Exh. B), 2016; Ord. 2171 § 3 (Exh. C), 2015; Ord. 2140 § 2 (Exh. B), 2014; Ord. 2123 § 2 (Exh. B), 2013; Ord. 2053 § 3 (Exh. C), 2010; Ord. 2043 § 2 (Exh. B), 2010; Ord. 1995 § 1, 2008; Ord. 1988 § 1, 2008; Ord. 1980 § 2, 2007; Ord. 1946 § 2, 2005; Ord. 1876 § 2, 2002; Ord. 1871 § 1, 2002; Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000; Ord. 1629 § 1, 1996).