Chapter 12.14 AREA, DIMENSIONS AND DESIGN

Chapter 12.14
AREA, DIMENSIONS AND DESIGN

Sections:

12.14.010 Purpose.

12.14.020 Interpretation of tables.

12.14.030 Residential area and dimensions.

12.14.040 Commercial and industrial dimensions.

12.14.050 Setbacks – General measurement method.

12.14.060 Setbacks – Adjoining alleys.

12.14.070 Setbacks – Applying to specific building or use.

12.14.080 Setbacks – Modifications.

12.14.090 Setbacks – Projections allowed.

12.14.100 Setbacks – Panhandle lots.

12.14.110 Building height – General measurement method.

12.14.120 Building height – Exceptions to limit.

12.14.130 Building limitations – Accessory buildings and structures.

12.14.140 Building and impervious surface coverage.

12.14.150 Fences and freestanding walls.

12.14.155 Storage space and collection points for recyclables and garbage.

12.14.160 Lot divided by zone boundary.

12.14.170 Site and exterior building design, generally.

12.14.180 Site design.

12.14.190 Exterior building design.

12.14.200 Exterior building design – Multiple-family residential.

12.14.210 Exterior building design – Commercial and industrial.

12.14.220 Exterior building design – Multifamily residential, commercial or industrial development abutting single-family residential zoning.

12.14.230 Design of developments on or adjacent to historic register or historic inventory properties.

12.14.010 Purpose.

The purpose of this chapter is to establish area, dimension and design regulations which comply with and implement the goals and policies of the Imagine Bothell... Comprehensive Plan with respect to the desired intensity and appearance of development within the city’s residential, commercial and industrial areas. (Ord. 1876 § 2, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.14.020 Interpretation of tables.

A. BMC 12.14.030 and 12.14.040 contain general density and dimension standards for the various zones. Methods for measuring these standards are set forth in BMC 12.14.050 through 12.14.140.

B. The area and dimension standards are arranged in a table for each of two general land use categories:

1. Residential;

2. Commercial/industrial.

C. Development standards are listed down the left side of both tables, and the zones are listed at the top. The matrix cells contain the area and dimensional requirements of each zone. All dimensions are measured in lineal feet, and all areas

are measured in square feet. The parenthetical numbers in the matrix identify specific requirements or other information which is set forth following the matrix. (Ord. 1876 § 2, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.14.030 Residential area and dimensions.

A. Development Standards Table.


Residential Development Standards (1)	Zoning Classification
Residential Development Standards (1)	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, CB, and/or LI)
Minimum lot area per single-family dwelling unit (square feet) (2)(10)	40,000	9,600 avg.; 8,400 min. per BMC 12.14.030(B)(2)	8,400	7,200	5,400	None	None	None


Minimum land area per multifamily dwelling unit (square feet) (3)					5,400 (R 5,400a)	4,000	2,800	None (9)
Minimum lot circle diameter (4)	150	70 – 80 per BMC 12.14.030(B)(4)	70	60	50	None	None	None
Minimum front yard setback (5)	30	20	20	20	20	20	20	See BMC 12.14.040(A)
Minimum rear yard setback (5)	35	15	15	15	15	25	25
Minimum side yard setback (5): One side yard Combined side yards	5 15	5 15	5 15	5 15	5 15	5 15	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)	35	35, or 65 in designated centers (6)	65, or 100 in designated centers (6)
Maximum building coverage (7)	35%	35%	35%	35%	35%	50%	50%	See BMC 12.14.040(A)
Maximum accessory building coverage (8)	5%	5%	5%	5%	5%	5%	5%	See BMC 12.14.040(A) (no limit except for landscaping requirements)
Maximum impervious surface coverage (7)	The area within the front yard setback shall not contain any impervious 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.					80%; If critical areas are present anywhere on the property, impervious surface coverage is further regulated by BMC Title 14, Environment.

B. Notes.

1. 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.

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 four 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 five 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 five or more lots may contain a larger lot to permit the pre-existing 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, surface storm water retention/detention/water quality facilities, 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 except as otherwise may be permitted under an approved conditional use permit for specialized senior housing, in accordance with Chapter 12.10 BMC.

b. In order to promote efficient use of land, no multifamily development 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 roads and other rights-of-way, surface storm water retention/detention/water quality facilities, critical areas, critical area buffers, or land dedicated to the city shall not be counted in the calculation of number of units 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.

4. Each lot must be of sufficient size to fully accommodate the diameter circle specified in the development standards table under BMC 12.14.030 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 or easements a minimum of 20 feet.

6. Building height shall be measured as set forth in BMC 12.14.110 through 12.14.130. Special building height regulations apply to certain activity centers and within certain residential zones as follows:

a. Within the following activity centers identified in the Imagine Bothell... Comprehensive Plan and illustrated in Figure 12.14-0:

(1) Canyon Park community activity center, in accordance with BMC 12.44.020 and 12.48.040.

(2) Thrasher’s Corner community activity center, in accordance with BMC 12.48.020.

(3) Canyon Park regional activity center, in accordance with BMC 12.48.030.

(4) North Creek regional activity center, in accordance with BMC 12.56.080.

(5) Downtown community activity center, in accordance with BMC 12.64.015.

Fig. 12.14-0

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) Within those portions of subdivisions five lots or greater recorded after October 27, 2007, which are 50 feet or more from the exterior boundary of the subdivision, except 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 impervious 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 eight feet in width.

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.

9. Within the R-AC zoning classification, no specific density is prescribed. The number of dwelling units attainable shall be controlled by site and building envelope design regulations. (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).

12.14.040 Commercial and industrial dimensions.

A. Development Standards Table.


Commercial and Industrial Development Standards (1)	Zoning Classification
Commercial and Industrial Development Standards (1)	OP	NB	CB	GC	LI
Minimum front yard setback (2)	Setbacks shall be the distance required for landscaping, in accordance with Chapter 12.18 BMC, except as otherwise provided under BMC 12.14.080
Minimum rear yard setback (2)
Minimum side yard setback (2)
Maximum building height (3)	35 (65 or 100 in designated centers) (3)	35	35 (65 or 100 in designated centers) (3)	35	35 (100 in designated centers) (3)
Maximum building coverage (4)	100%, except for any required landscaping, in accordance with Chapter 12.18 BMC, and required critical areas and their buffers, in accordance with BMC Title 14, Environment
Maximum impervious surface coverage (4)

B. Notes.

1. 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.

2. Setbacks shall be in accordance with BMC 12.14.050 through 12.14.100.

3. Building height shall be measured as set forth in BMC 12.14.110 through 12.14.130. Special building height regulations apply in the following activity centers identified in the Imagine Bothell... Comprehensive Plan and illustrated in Figure 12.14-0:

a. Canyon Park community activity center, in accordance with BMC 12.44.020 and 12.48.040.

b. Thrasher’s Corner community activity center, in accordance with BMC 12.48.020.

c. Canyon Park regional activity center, in accordance with BMC 12.48.030.

d. North Creek regional activity center, in accordance with BMC 12.56.080.

e. Downtown community activity center, in accordance with BMC 12.64.015.

4. Building and impervious surface coverage shall be measured as set forth in BMC 12.14.140. (Ord. 1876 § 2, 2002; Ord. 1871 § 1, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.14.050 Setbacks – General measurement method.

A. Front Yard Setbacks.

1. Front yard setbacks shall be measured from the street right-of-way boundary to a line parallel to and measured perpendicularly from the street right-of-way boundary. In the case of corner lots, there shall be a front yard setback provided for each lot side abutting an existing or proposed public right-of-way. The yards opposite said front yards need only meet the side yard setback requirements.

2. Where a property abuts a street identified as a collector, minor arterial, principal arterial or freeway/limited access highway in the Imagine Bothell... Comprehensive Plan, the front yard setback shall be measured from the projected right-of-way boundary for the street as if it were fully developed in accordance with the plan.

3. Should the edge of a street surface improvement, including roadway, curb and gutter, and sidewalk, extend beyond the street right-of-way boundary, the front yard setback shall be measured from the edge of the surface improvement. For the purposes of this chapter, the edge of the surface improvements shall be the edge of the pavement, curb or sidewalk.

B. Side and rear yard setbacks shall be measured from the interior lot line to a line parallel to and measured perpendicularly from the interior lot lines at the depth prescribed for each zone.

C. The director is authorized to designate front, side and rear yard setbacks in accordance with subsections A and B of this section. If these subsections do not establish a front, side and rear yard setback, the director shall establish the setbacks based upon orientation of the lot to surrounding lots and to any existing development pattern. All other setbacks shall be established in relation to the established front, side and rear yard setbacks. (Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000; Ord. 1629 § 1, 1996).

12.14.060 Setbacks – Adjoining alleys.

A. Structures shall be set back from a property line abutting an alley a minimum of five feet, except as provided in subsection B of this section.

B. 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 25 feet from the access point to the opposite edge of the alley. No portion of the garage or the garage door in motion may cross the property line. (Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996).

12.14.070 Setbacks – Applying to 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.

A. Any structures containing two or more attached primary dwelling units shall set back a minimum of 25 feet from any property line abutting R 40,000 through R 5,400d zones, unless the adjacent property already is occupied by structures containing two or more primary dwelling units.

B. Rear yard setbacks for accessory buildings and structures within all residential zone classifications shall be five feet.

C. Gas station pump islands shall be set back a minimum of 25 feet from any property line.

D. Abutting an R-zoned property, not including combined zones, the setback shall be 50 feet for any building containing manufacturing, distribution, storage or warehousing uses, and 30 feet for any other nonresidential use. (Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.080.).

12.14.080 Setbacks – Modifications.

The following setback modifications are permitted:

A. 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

B. When a lot is located between lots containing structures which are located at nonconforming front yard setbacks, the required front yard setback for such lot may be the average of the two nonconforming setbacks or 60 percent of the required front yard setback, whichever results in the greater front yard setback. Any modification of setbacks shall be reviewed by the fire department for effect on fire flows. (Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.090.).

12.14.090 Setbacks – Projections allowed.

Projections may extend into required setbacks as follows:

A. Fireplace structures, bay or garden windows, enclosed stair landing, or similar structures may project into any setback, provided such projections are:

1. Limited to one per facade;

2. Not wider than 10 feet; and

3. Not more than 18 inches into a setback.

B. Uncovered porches and decks which exceed 18 inches above the finished grade may project:

1. Eighteen inches into side and rear yard setbacks; and

2. Thirty-six inches into the front yard setback.

C. Uncovered porches and decks not exceeding 18 inches above the finished grade may project to the property line.

D. Eaves may not project more than:

1. Eighteen inches into a side or rear yard setback;

2. Twenty-four inches into a front yard setback; or

3. Eighteen inches across a lot line in a zero lot line development.

E. Fences with a height of six feet or less may project into any setback; provided, that sight distance requirements are maintained in accordance with the Bothell Design and Construction Standards and Specifications. (Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.100.).

12.14.100 Setbacks – Panhandle lots.

In determining setbacks for a panhandle lot, the handle or access portion of the lot shall not be used to determine building setbacks. Setbacks shall be determined as though no handle was on the lot. (Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.110.).

12.14.110 Building height – General measurement method.

A. Building height shall be measured vertically from the average city-approved finish grade to the highest point of the structure.

B. The average city-approved finish grade shall be measured by first delineating the smallest rectangle which can enclose the building and then averaging the existing ground elevations taken at the midpoint of each side of the rectangle. In the event the midpoint of the rectangle drawn is not located on the subject property, the measurement point shall be determined by establishing the midpoint of the property line where it intersects the rectangle.

C. Submittal Requirements.

1. The site plan shall indicate the existing ground elevations and proposed finish grades, as determined by a licensed land surveyor.

2. Building elevations or sections shall be provided for all sides of the building.

D. Compliance with the height requirement shall be determined by:

1. Review of building permit plans, including a site plan indicating existing and proposed finished grades and building footprint, and elevations for each side of the structure; and

2. Field verification at the completion of building framing. On sloping lots or when the structure is within two feet of the height limit, certification by a licensed surveyor is required. On all other structures, verification shall be provided to the building official as required at the time of the framing inspection. (Ord. 1980 § 2, 2007; Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.120.).

12.14.120 Building height – Exceptions to limit.

The following structures may be erected above the height limits as set forth in BMC 12.14.110:

A. Roof structures housing or screening ventilating fans, HVAC (heating and cooling equipment), or similar equipment required for building operation and maintenance;

B. Fire or parapet walls, flagpoles, chimneys, smokestacks, communication transmission and receiving structures, utility line towers and poles, water towers/storage tanks, and similar structures;

C. On properties with any of the following zoning designations: R 2,800, R-AC, OP, NB, CB, CG, or LI, architectural elements including, but not limited to, peaked roofs and steeples; provided, that the increase in height shall not increase usable floor area;

D. Structures containing certain manufacturing processes within the Canyon Park regional activity center, in accordance with BMC 12.48.020, or the North Creek regional activity center, in accordance with BMC 12.56.080;

E. Performing arts centers within the Downtown community activity center, in accordance with BMC 12.64.015;

F. Primary and secondary schools in the R 40,000, R 9,600, R 8,400, R 7,200, R 5,400d, R 5,400a, and R 4,000 zones, through the conditional use permit process, in accordance with the following:

1. The maximum height for school buildings shall be 35 feet except as provided in subsection (F)(2) of this section.

2. Architectural elements which do not increase usable floor area, including but not limited to peaked roofs, may extend above 35 feet but in no case shall exceed a height of 55 feet, subject to the following:

a. For each one foot of building height over 35 feet, the required building setback shall be increased one foot from street property lines and two feet from interior property lines. Such increased setbacks shall apply only to that portion of the building exceeding 35 feet in height.

b. For each one foot of building height over 35 feet, the required interior lot line landscaping width shall be increased 0.25 foot (three inches) along those interior lot lines from which the portion of the building over 35 feet is visible.

c. Additional site and building design requirements may be imposed through the conditional use permit process if deemed necessary to mitigate the visual impacts of buildings over the normal height limit and otherwise ensure that such buildings comply with the criteria for approval of conditional use permits, as set forth in BMC 12.28.040. (Ord. 1946 § 2, 2005; Ord. 1922 § 1, 2004; Ord. 1876 § 2, 2002; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.130.).

12.14.130 Building limitations – Accessory buildings and structures.

Accessory buildings and structures within residential zone classifications, including but not limited to storage buildings and detached private garages, shall maintain the same residential character of the primary structure, shall cover a maximum of five percent of the lot area, and shall have an exterior height no greater than 20 feet or the height of the primary building or structure, whichever is less.

A. Accessory buildings shall utilize similar siding, roofing and detailing as the primary structure, and be of a style that complements the primary structure. Metal buildings that are clearly of a different style than the primary structure shall not be allowed for accessory buildings over 120 square feet.

B. Accessory buildings with a footprint greater than 1,200 square feet shall be set back from the required setback line an additional foot for each 100 square feet of area above 1,200 square feet. A minimum 10-foot-wide Type II landscape buffer shall be installed between any accessory building with a footprint greater than 1,200 square feet and any property line within 50 feet of that structure.

C. Accessory buildings shall have a maximum height of 10 feet at the five-foot accessory building rear setback line, increasing by one foot for each additional foot of setback to the maximum height allowed for accessory buildings. (Ord. 1995 § 1, 2008; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.140.).

12.14.140 Building and impervious surface coverage.

A. Building coverage shall mean that portion of a lot that is occupied by the principal building and its accessory buildings, including all projections except eaves. Decks are exempted from the building coverage provisions. Building coverage shall be expressed as a percentage of the total lot area.

B. Impervious surface coverage shall mean the ground area of the entire development site covered by any impervious surface, determined by extending a vertical projection to the ground from the widest points of any impervious surface, and expressed as a percentage of total lot area. (Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.150.).

12.14.150 Fences and freestanding walls.

Fences may be erected in any zone district as provided below:

A. Fences and/or freestanding walls approximately six feet or less in height shall be placed behind any landscape buffer required by Chapter 12.18 BMC, or, where no landscape buffer is required, may be allowed without a setback in any front or interior yard; provided, that no fence or wall shall be placed closer than three feet to or obscure vision of any fire hydrant; and provided further, that fences and freestanding walls shall comply with the sight distance triangle requirements of the Bothell Design and Construction Standards and Specifications.

1. Fences or freestanding walls that exceed approximately six feet in height shall comply with the required front, side, and rear yard setbacks.

2. Fence and freestanding wall height shall be measured from the horizontal projection of the predominant ground level of either the city-approved finish grade where such grade has been established, or from the horizontal projection of the predominant existing grade in the vicinity of the fence.

3. Fence height shall be measured to the upper surface of the fence panel.

4. Where the International Residential Code (IRC) or the International Building Code (IBC) requires a guard on top of a retaining wall, any fence or freestanding wall so located shall meet the minimum guard height and construction requirements of the IRC or IBC, as applicable.

B. Electric fences shall:

1. Be permitted only within the R 40,000, R 9,600, R 8,400, R 7,200, R 5,400d, R 5,400a, R 4,000 and R 2,800 zone classifications and only for the raising and keeping of animals for agricultural purposes or pasturing;

2. Be posted with permanent signs a minimum of two square feet in area at 50-foot intervals stating that the fence is electrified;

3. Be placed no closer than six feet to any fire hydrant.

C. Barbed wire fencing is permitted in association with animal husbandry or pasturing or security purposes.

D. Razor wire fencing is prohibited. (Ord. 1997 § 2, 2008; Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.160.).

12.14.155 Storage space and collection points for recyclables and garbage.

All development other than single-family residential development shall provide storage space for the collection of recyclables and garbage as follows:

A. The storage space shall be provided at the rate of:

1. Three square feet per dwelling unit in multifamily developments except where the development is participating in a public agency-sponsored or approved direct collection program in which individual recycling bins are used for curbside collection;

2. Four square feet per every 1,000 square feet of building gross floor area in office, educational and institutional developments;

3. Six square feet per every 1,000 square feet of building gross floor area in manufacturing developments and all developments other than those specified in this subsection; and

4. Ten square feet per every 1,000 square feet of building gross floor area in retail developments.

B. The storage space for multifamily residential developments shall be apportioned and located in collection points as follows:

1. The required storage area shall be dispersed among collection points throughout the site when there is more than one building.

2. There shall be a minimum of one collection point for every 30 dwelling units.

3. Collection points may be located within residential buildings, in separate buildings/structures without dwelling units, or outdoors. Outdoor collection points shall not be located in any required setback areas.

4. Collection points located in separate buildings/structures or outdoors shall be no more than 200 feet from a common entrance of a residential building.

5. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian traffic on-site or project into any public right-of-way.

C. The storage space for nonresidential development shall be apportioned and located in collection points as follows:

1. Storage space may be allocated to a centralized collection point.

2. Outdoor collection points shall not be located in any required setback areas.

3. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way.

4. Access to collection points may be limited, except during regular business hours and/or specified collection hours.

D. The collection points shall be designed as follows:

1. Dimensions of the collection points shall be of sufficient width and depth to enclose containers for recyclables and garbage. The area enclosed in such collection points shall be in accordance with the storage space requirements set forth in subsection A of this section.

2. Architectural design of any structure enclosing an outdoor collection point or any building primarily used to contain a collection point shall be consistent with the design of the primary structure(s) on the site through all of the following:

a. Similar architectural style;

b. Similar exterior finish materials and colors;

c. Similar architectural details or features.

3. Collection points shall be identified by signs not exceeding two square feet each.

4. A seven-foot wall or fence with a gate or gates shall enclose any outdoor collection point, excluding collection points located in industrial developments that are greater than 100 feet from residentially zoned property and not visible from the street right-of-way.

5. Enclosures for outdoor collection points and buildings used primarily to contain a collection point shall have gate openings at least 12 feet wide for hauling trucks. In addition, the gate opening for any building or other roofed structure used primarily as a collection point shall have a vertical clearance of at least 12 feet. Each enclosure may have more than one gate opening.

6. Weather protection of recyclables shall be ensured by using weather-proof containers or by providing a roof over the storage area.

7. No collection point or container shall be visible from the street right-of-way or adjacent single-family development. The collection point or container shall either be located behind the building or shall be adequately screened with Type I landscaping.

E. Only recyclable materials and garbage generated on-site shall be collected and stored at such collection points. Except for initial sorting of recyclables by users, all other processing of such materials shall be conducted off-site.

F. No container shall be collected and stored at any location on the site except in a designated storage facility.

G. The lids of all garbage and recyclables containers shall be maintained in a closed position. (Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000. Formerly 12.14.165.).

12.14.160 Lot divided by zone boundary.

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

A. 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;

B. 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

C. Uses on each portion of the lot shall only be those permitted in each zone pursuant to Chapter 12.06 BMC. (Ord. 1815 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.170.).

12.14.170 Site and exterior building design, generally.

Design of sites and buildings shall comply with BMC 12.14.180 through 12.14.230 and other applicable regulations in this code which implement the goals and policies of the urban design element of the Imagine Bothell... Comprehensive Plan. In addition to compliance with these regulations, persons interested in developing property are required to consult the illustrations and written guidelines in the urban design element and in the Residential Development Handbook for Snohomish County Communities, which is incorporated by reference in the comprehensive plan as Appendix H. As an appendix to the plan, the residential development handbook is an adopted SEPA policy of the city of Bothell. (Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.180.).

12.14.180 Site design.

A. Residential Development Access Design. The access design of residential developments shall comply with the following:

1. Streets shall be located and configured in such a manner as to not promote residential neighborhood cut-through traffic. Improvements to the existing street network shall be planned to restrict through traffic to arterials and to reduce the amount of through traffic on residential neighborhood streets. Neighborhood cut-through traffic shall mean motor vehicle traffic which neither originates nor terminates within the neighborhood, but travels through the neighborhood for the purposes of avoiding arterial traffic and/or saving time between an origin and a destination outside the neighborhood. Whether a proposed street network promotes or does not promote residential neighborhood cut-through traffic will be determined on the basis of the required traffic impact analysis submitted with the development application.

2. Connections to surrounding streets and developments shall be provided for pedestrians and bicyclists as warranted for safe and efficient nonmotorized travel within and between neighborhoods, and in particular to provide access to activity centers, parks, schools, transit stops and other gathering places. Such connections shall include but are not limited to bicycle lanes, sidewalks and dedicated pedestrian/bicycle paths, and shall be provided in accordance with BMC 12.16.120 and this section.

3. Connections to surrounding streets and developments shall be provided for police, fire and emergency medical services vehicles as warranted to minimize response times to, from and within the neighborhood. Where such connections are determined on the basis of the required transportation impact analysis to promote residential neighborhood cut-through traffic, emergency vehicle-only access ways shall be provided.

B. Commercial and Mixed-Use Development Access Design. In conjunction with new development or redevelopment in areas zoned for commercial or mixed commercial and residential uses, proposed streets shall be located and configured in such a manner as to create an inter-connected network which facilitates motorized and nonmotorized travel; provided, however, that proposed streets or connections which are determined to promote residential neighborhood cut-through traffic, as defined in subsection A of this section, are not allowed.

C. Development on Hillsides. Development on hillsides shall blend visually and functionally into the natural environment to the maximum extent possible. Such development shall comply with the following:

1. Changes to the natural topography shall be minimized. Roads, lots, buildings and parking areas shall be located, configured and constructed so as to minimize grading and its consequent impacts on soil stability and surface and groundwater movement.

2. Clearing of existing native vegetation shall be minimized. Existing vegetation shall be retained in accordance with BMC 12.18.030 and this section to preserve wildlife habitat and natural groundwater recharge functions and promote soil stability.

3. Retaining walls and high foundations on the underside of buildings shall be screened by vegetation.

D. Location of Buildings and Parking. In any development in the OP, NB, CB, and GC zoning classifications, and in any zone which combines one or more of these classifications with an R zoning classification, parking shall not be located between any building to which the general public has access and the front lot line, subject to the following:

1. Parking shall be prohibited in the area between the front lot line and a line running parallel to the front lot line and tangent to the closest point of the building to the front lot line, and extending along the front lot line that distance by which the building faces the front lot line, as measured between points projected from the most distant points of the building at right angles to the front lot line. Examples of how this regulation applies are provided in Figures 12.14-1, 12.14-2 and 12.14-3.

Fig. 12.14-1

Fig. 12.14-2

Fig. 12.14-3

2. Corner Lots. A corner lot is defined as a lot at the junction of and having frontage on two or more intersecting streets. On a corner lot, each lot line abutting a street right-of-way is considered a front lot line.

a. A building on a corner lot shall be placed at the intersection of the front lot lines so that there is no parking between the building and either front lot line.

b. When a corner lot has frontage on more than one street intersection, the regulation in subsection (A)(2)(a) of this section shall apply only to one of the intersections. An example of how this regulation applies is provided in Figure 12.14-4.

c. Buildings on a corner lot shall be located so as not to interfere with sight distance at intersections.

Fig. 12.14-4

3. A through lot is defined as a lot which has frontage on two parallel or approximately parallel streets. In such a case, the requirements in subsection A of this section shall apply to only one of the frontages. An example of how this regulation applies is provided in Figure 12.14-5.

Fig. 12.14-5

4. Where a development consists of two or more buildings on one property, the requirement in subsection A of this section shall apply to only one of the buildings in the development. Buildings containing less than 1,000 square feet of gross floor area shall not be counted as satisfying this requirement.

5. The area between the building and the front lot line may be utilized for landscaping, outdoor pedestrian activities, critical areas and their buffers, or storm water detention facilities.

6. Where it can be demonstrated that one or more site characteristics make compliance with these regulations unfeasible, the community development director may allow an alternative building location. Such site characteristics include but are not limited to:

a. Parcel shape;

b. Topography;

c. Existing shared access with adjacent properties;

d. Existing significant trees which might be saved by locating a building elsewhere.

7. Where an overall site plan has been adopted, through a subarea plan and implementing regulations, a planned unit development, a binding site plan, a conditional use permit, or other mechanism requiring approval by the hearing body, planning commission and/or the city council, the adopted site plan shall control the location of buildings and parking.

8. These regulations shall not apply to location of single-family dwellings.

E. Community Gathering Place. To encourage public interaction and promote a sense of community, proposed developments of five acres or more shall provide a community gathering place or places at a ratio of 20 square feet of improved space per acre, with a minimum of 100 square feet per gathering place. For the purposes of these regulations, “community gathering place” shall mean an informal, small-scale, hard-surfaced area intended for use by the general public. The community gathering place may be located adjacent to public right-of-way, for example, as a plaza connected to the sidewalk, or internal to the development. Adjacent developments may combine to form one or more community gathering places. Each community gathering place shall include one or more features to encourage public interaction. Such features include but are not limited to the following:

1. Benches;

2. Fountains;

3. Sculpture or other art forms;

4. Kiosks for posting neighborhood items;

5. Links to transit and pedestrian and bike trails;

6. Bandstands or gazebos;

7. Pedestrian-scale lighting.

F. Retaining Walls. Where retaining walls or high foundation walls are required and would be visible from a public right-of-way or residentially zoned property, the following shall apply:

1. Walls shall be constructed of or faced with brick, stone, split-face or fluted concrete block, textured poured-in-place concrete, or other materials with texture to reduce the apparent mass of the wall, as illustrated in Figure 12.14-6;

Fig. 12.14-6

2. In order to soften the appearance of the wall, hanging and/or climbing vegetation shall be planted, and/or bas-relief sculpture or other art forms shall be incorporated, as illustrated in Figure 12.14-7;

Fig. 12.14-7

3. Where the difference in elevation to be retained is more than eight feet, the following shall apply:

a. The retaining wall shall be stepped back in segments of approximately equal height;

b. Vegetation to overhang the segment below shall be planted between segments, at a 3:1 maximum slope to minimize erosion and maximize plant retention;

c. Where public safety or engineering requirements dictate a non-segmented wall higher than eight feet, the community development director may waive this regulation;

d. This regulation is illustrated in Figure 12.14-8.

Fig. 12.14-8

G. Exterior Lighting. Exterior lighting shall be an integral part of the site and building design and shall serve the purposes of enhancing safety and security, defining on-site pedestrian and bicycle paths and connections with off-site paths, and encouraging safe nighttime pedestrian activity and public interaction. Such lighting shall accomplish one or more of the following:

1. Illuminate landscaping elements such as tree foliage and shrubs;

2. Illuminate building elements such as entryways, canopies, cornices or other architectural features;

3. Illuminate parking lots;

4. Illuminate pedestrian and bicycle pathways with fixtures such as lighting bollards or low pole lights.

H. Design of Parking Lots, Parking Structures, Transit Stops and Shelters and Pedestrian Sidewalks and Pathways. The design of these facilities shall be in accordance with BMC 12.16.080 through 12.16.120. (Ord. 1946 § 2, 2005; Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000. Formerly 12.14.190.).

12.14.190 Exterior building design.

A. Overall Design. The exterior of each non-single-family building shall be designed so as to have a visually distinct base, main section and roofline, to provide visual references to the scale of the building, and to help the building fit in with its context, in accordance with the following:

1. The base may comprise the foundation itself; the nonstructural use of materials such as brick, stone or textured concrete which convey an impression of permanence and support; or a contrast in materials or colors between the base and the main section.

2. The main section shall incorporate architectural features and detailing to create visual interest. In addition to the requirements of BMC 12.14.200 and 12.14.210, such features and detailing may include but are not limited to windows, columns, pilasters, belt courses, brackets, arches, decorative molding, quoins and similar architectural devices. Any architectural decoration shall be part of a unified design.

3. The design of the roof shall employ at least one of the following:

a. A gable, gambrel or hipped roof;

b. A broken or articulated roofline;

c. A prominent cornice or fascia that defines and emphasizes the top of the building;

d. Any other roof element that emphasizes a building’s unifying architectural concept and helps it to fit in with its context.

Examples of how these regulations apply are illustrated in Figures 12.14-9, 12.14-10 and 12.14-11.

Fig. 12.14-9

Fig. 12.14-10

Fig. 12.14-11

B. Pedestrian Entries. The building design shall clearly define and emphasize the pedestrian entries. Any primary pedestrian entry to a building shall be designed so as to be visually predominant over parking lot driveways or garage entrances. Pedestrian entries shall be emphasized by one or more of the following methods:

1. Landscaping the entry and approach to the entry in a manner which is consistent with and extends the building design theme;

2. Incorporating a formal entry;

3. Utilizing modulation to emphasize by indentation or protrusion the portion of the building containing the entry;

4. Incorporating a porte-cochere or other cover providing weather protection for the entry.

Examples of how these regulations apply are illustrated in Figure 12.14-12.

Fig. 12.14-12

C. Exterior Building Materials. Building exteriors shall be constructed of durable and easily maintainable materials, to enhance the overall appearance, community character and long-term economic vitality of the area in which the building is located. The use of various types of materials in exterior building design shall be in accordance with the following:

1. Metal siding shall have visible corner moldings and trim, and a matte finish;

2. Mirrored glass is allowed only in the LI zone and above the street level story in the OP, NB, CB and GC zones;

3. Concrete walls shall be enhanced by texturing, coloring with paint or an admixture, or by incorporating embossed or sculpted surfaces, mosaics or artwork.

D. Screening of Roof-Mounted Mechanical Devices. Mechanical devices, such as exhaust fans, vents, air conditioning units, heating equipment, electrical devices, mechanical, electrical and other equipment located on the roof of any structure shall be screened to avoid unsightly roof appearance as viewed from surrounding property, including hillsides. The design of the screening shall be incorporated as an integral part of the overall building design. Screening materials shall be consistent with BMC 12.14.190(C). (Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000. Formerly 12.14.200.).

12.14.200 Exterior building design – Multiple-family residential.

A. Multiple-family residential building design shall promote public interaction and a sense of community within each development by incorporating one or more of the following features:

1. Balconies;

2. Porches;

3. Rooftop terraces;

4. At-grade patios;

5. Courtyards;

6. Formal or informal gardens.

B. Where a building containing residential dwelling units would be located in close proximity to a public right-of-way, the design shall create a transition between the public realm of the street and the private realm of the residences by incorporating one or more of the following:

1. Screening and buffering with trees, shrubs, fences and/or walls to create a physical separation between pedestrians and the windows of residential units;

2. Construction of the first story of units so that they are above the level of the sidewalk a sufficient height to prevent a direct view into the dwelling units;

3. Partially enclosed porches and other outdoor living areas which front onto the street;

4. Courtyards fronting on the street and defined by landscaping and/or fences.

Examples of how these regulations apply are illustrated in Figure 12.14-13.

Fig. 12.14-13

C. Building Facade Modulation. Modulation is a measured and proportioned inflexion or setback in a building’s face. Multifamily residential buildings shall provide modulation on facades as follows:

1. The maximum wall length without modulation shall be 40 feet;

2. The sum of the modulation depth and modulation width shall be no less than eight feet. The modulation depth shall be not less than two feet and the modulation width shall be not less than six feet.

An example of how these regulations apply is illustrated in Figure 12.14-14.

Fig. 12.14-14

D. Roofline Variation. Multifamily residential buildings shall provide roofline variation as follows:

1. The maximum roof length without variation shall be 40 feet;

2. The minimum horizontal or vertical offset shall be three feet;

3. The minimum variation length shall be six feet;

4. Roofline variation shall be achieved using one or more of the following methods:

a. Vertical offset in ridge line;

b. Horizontal offset in ridge line;

c. Variations of roof pitch;

d. Gables;

e. Any other technique approved by the community development director which avoids the appearance of a continuous unrelieved monolithic roofline.

An example of how these regulations apply is illustrated in Figure 12.14-15.

Fig. 12.14-15

(Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.210.).

12.14.210 Exterior building design – Commercial and industrial.

A. Where pedestrian activity is present, windows are preferable to blank walls because windows create visual interest both for the passerby and for the building occupant. Windowless walls shall not be oriented to the street unless necessary for the use conducted in the building, mandated by the fire code, or otherwise required by city codes. Where a windowless wall is oriented to the street, the appearance of the wall shall be softened by application of BMC 12.18.080(C) and one or more of the following:

1. Installation of trellises and vines;

2. Use of brick, stone, split-face or fluted concrete block, textured poured-in-place concrete, or other materials with texture to reduce the scale of the wall;

3. Incorporation of artwork, such as a mural, sculpture, or bas-relief, on the wall surface;

4. False windows.

An example of how these regulations apply is illustrated in Figure 12.14-16.

Fig. 12.14-16

B. Buildings at the corners of street intersections shall incorporate design features to create or reinforce the appearance and feeling of the intersection as an outdoor community “room.” Such design features include but are not limited to:

1. A change of wall plane;

2. A change of roofline;

3. A major pedestrian entry;

4. Balconies;

5. Turrets;

6. Sculpture, mosaic, or other artwork.

An example of how these regulations apply is illustrated in Figure 12.14-17.

Fig. 12.14-17

(Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000. Formerly 12.14.220.).

12.14.220 Exterior building design – Multifamily residential, commercial or industrial development abutting single-family residential zoning.

Where multifamily residential, commercial or industrial development abut single-family residential zones, design compatibility shall be achieved through a combination of measures including but not limited to the following, in addition to other requirements of this title:

A. The minimum setback from adjacent single-family zoned property shall be 25 feet;

B. At a minimum, a Type II landscaping buffer shall be required along the single-family property line(s); this and other landscaping within the development shall reinforce the existing landscape character of the area to the maximum extent possible;

C. Multiple-family and mixed use building design shall incorporate a repetitive articulation and modulation which reflects the character of development in the adjacent single-family zones, as illustrated in Figure 12.14-18, unless a majority of the houses within one street of the proposed development do not share a common style or a different character has been identified and adopted under subarea regulations;

Fig. 12.14-18

D. The following design features of adjacent single-family residential development shall be incorporated in multiple-family and mixed use developments unless a majority of the houses within one street of the proposed development do not share a common style or a different character and scale has been identified and adopted under subarea regulations:

1. Siding materials and styles;

2. Window arrangement, spacing and sizing;

3. Roof materials and styles; and

4. Proportions of architectural elements;

Examples of how the above regulations apply are illustrated in Figure 12.14-19.

Fig. 12.14-19

E. Building design shall respect and preserve the privacy of adjacent single-family development by minimizing the quantity and size of windows oriented to the single-family residential zone. Any decks and balconies overlooking neighboring single-family yards are prohibited;

F. Parking lots shall be designed so as to least impact the character of the single-family neighborhood;

G. Heating, cooling, kitchen and other mechanical equipment, conduits, service panels, meters and other electrical equipment, and refuse collection facilities shall be located and screened so as not to be visible or audible above ambient noise levels from adjacent single-family development or the street. (Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000; Ord. 1629 § 1, 1996. Formerly 12.14.230.).

12.14.230 Design of developments on or adjacent to historic register or historic inventory properties.

Where a proposed development would be on or adjacent to a property on the local, state or national historic register or local historic inventory or within an historic district on the register, the following regulations shall apply:

A. If the proposed development would entail any changes to a structure on an historic register or demolition of a structure on the local historic inventory, such proposed changes or demolition shall be subject to the procedures and criteria set forth in Chapter 22.28 BMC, Changes to Property on Register or Inventory.

B. The proposed development shall reflect the architectural character of adjacent and nearby historic properties by one or more of the following measures:

1. A similar unifying design concept which organizes a building’s architectural elements into a harmonious composition;

2. Similar building proportions, scale and roof line;

3. Similar architectural style and exterior finish materials;

4. Similar patterns and proportions of windows;

5. Similar entry configuration and relationship to the street;

6. Similar architectural details or features (such as cornices or trellises). (Ord. 1815 § 1, 2000; Ord. 1798 § 1, 2000. Formerly 12.14.240.).