Bellingham City Zoning Code

20.28 Infill

Housing

20.28.010 Purpose and intent.

A. This chapter establishes special development regulations for a series of housing forms that are in addition to the standard detached single-family and multifamily housing types. These regulations are intended to implement comprehensive plan goals and policies encouraging infill development, more efficient use of the remaining developable land, protection of environmentally sensitive areas, creating opportunities for more affordable housing and increasing housing choice and diversity.

B. Development and design standards in this chapter emphasize pedestrian-oriented design with street oriented front porches, entries, and windows, and architectural and landscape features that add human scale visual interest and complement building and site design. These design principles are also applied equally to lesser streets called lanes, and to common pedestrian corridors when used in lieu of streets or lanes. An intent of these design details is that they collectively contribute to and enhance the public realm, create a sense of place, foster social interaction, and make alternative transportation options more attractive, inviting, and safe to use, and thereby more likely to be used. Guiding principles are: (1) Parking should not be located between dwelling units and the street or lane, and (2) When garages front on a street or lane, they should be proportionally subordinate to the width of the dwelling unit, and (3) Fronting housing units on an existing street should be prioritized over fronting units internally off a new lane or common pedestrian corridor.

Figure 20.28.010 Examples of pedestrian-oriented design

C. Flexibility in applying standards to site and building design is encouraged when the proposal is consistent with the broad intent of implementing strong pedestrian-oriented design. Larger scale projects and green field development may necessitate unique design solutions and exceptions to standards that were not specifically contemplated by this chapter. This may include increased allowance in height, floor area, and other standards, especially when creating entirely new neighborhoods. [Ord. 2022-01-002 § 4; Ord. 2009-08-047].

20.28.020 Applicability.

A. The housing types in this chapter are not permitted in:

1. Residential single zones, except as permitted in:

a. Cluster subdivision pursuant to BMC Title 23,

b. Those areas that were annexed into the city after 1995 with a “mixed” qualifier that allows multifamily residential, and

c. Area 8 of the Sunnyland neighborhood;

2. Neighborhood commercial zones; or

3. Property regulated by Chapter 16.80 BMC, Lake Whatcom Reservoir Regulatory Provisions.

B. The housing types in this chapter are permitted in all other zones that allow residential uses, including specifically designated areas of urban villages.

C. In the residential multi-transition zone, all forms of attached housing shall be limited to no more than four attached units in a single building.

D. If the provisions of this chapter conflict with any other provision in BMC Title 20, 21 or 23, the provisions of this chapter shall apply. [Ord. 2022-01-002 § 5; Ord. 2021-10-044 § 6; Ord. 2018-12-036 § 27; Ord. 2018-05-009 § 7; Ord. 2014-09-048 § 5; Ord. 2009-08-047].

20.28.030 Process.

A. In accordance with Chapter 21.10 BMC, all housing forms will use either a Type I or II process, and all land use applications may be consolidated under the highest type. Design review applies as outlined in Chapter 20.25 BMC with additional design standards and guidelines as specified under each housing type.

B. Modifications – General. Applicants may request minor modifications to the development and design standards set forth in this chapter. The planning director or hearing examiner, when the hearing examiner makes the final decision on a design review application consolidated pursuant to BMC 21.10.060, may modify the requirements if all the following criteria are met:

a. The site is constrained due to unusual shape, topography, easements, sensitive areas, the location of pre-existing improvements, or other extraordinary situation or condition, or

b. The granting of the modification establishes a better development pattern found to be compatible with adjacent development (existing and anticipated) including, but not limited to, pedestrian-oriented development, setbacks, lot orientation, or other contextual elements associated with the proposed development; and

2. The modification is consistent with the purpose and intent of this chapter.

C. Modifications – Mixed Housing. When proposing a mix of housing types and/or uses within a project, including multifamily and commercial development when allowed by the underlying zoning, general development standards applicable to each use and housing type may be modified at the discretion of the planning director to account for conflicts between standards for each use and/or housing type. Examples include:

1. When multifamily under Chapter 20.32 BMC is proposed as a mixed use with townhouses under BMC 20.28.140, there are no internal setbacks between buildings, minimum lot sizes, or minimum lot dimensions and open space and parking areas may be consolidated.

2. Internal setbacks, open space, usable space, lot coverage, and other standard requirements may be averaged or reduced to the minimum allowed by any housing type or use proposed within a development. In some cases, the director may require the maximum or increased standards to mitigate a reduction in other standards.

The objective for granting administrative modifications in this subsection (C) shall be to facilitate a unified internal design that minimizes the presence of private surface parking, is compatible with abutting development (existing or anticipated), reduces conflict and redundancy in regulations and is consistent with the purpose and intent of this chapter.

D. Modification – Front Porches. The minimum sizes of front porches as specified for each housing type in this chapter may be averaged within a project when consistent with a plan to provide greater diversity and individuality in housing designs.

E. Property ownership may be held in common, through a subdivision or a binding site plan. [Ord. 2022-01-002 § 6; Ord. 2009-08-047].

20.28.040 Definitions.

The following definitions apply to this chapter:

“Alley, private” means a private hard-surfaced facility for use by vehicles, utilities, and/or other necessary service functions, but which affords only a secondary means of access.

“Common pedestrian corridor” means a defined space containing a hard-surfaced facility with the primary intent of providing nonmotorized pedestrian access from multiple dwelling units to an abutting street or to on- or off-site amenities.

“Common shared structure” means a building or structure designed and intended for the common use of the residents of the cottage housing.

“Design guidelines” means guidelines for meeting the intention of this chapter.

“Design standards” means requirements related to the design of the project. Developments are required to meet the design standards in this chapter.

“Lane” means a private street that provides both pedestrian and vehicle access designed with a change of material, that may include a unique paving pattern, that serves as a visual cue for reducing or slowing the flow of traffic and within which pedestrians and cyclists have priority over motorists.

“Parent site” means all areas within the boundaries of the subject property included in the land use application. [Ord. 2022-01-002 § 7; Ord. 2018-05-009 § 8; Ord. 2009-08-047].

20.28.050 General standards.

A. Pedestrian-Oriented Design. All development in this chapter shall incorporate the following pedestrian-oriented design standards and guidelines:

1. Fronting infill housing units on existing improved streets shall be prioritized over fronting units internally off a new street, lane, or common pedestrian corridor. Gaps may occur as necessary for building setbacks, vehicular and pedestrian access, and features that contribute to the pedestrian realm.

2. Parking shall not be located between dwelling units and the street or lane except as allowed in this chapter.

3. Site design shall prioritize locating parking off an alley to minimize pedestrian/auto conflicts with cars backing out across pedestrian facilities such as city sidewalks and lanes.

4. When alley access is not available or feasible, and street/lane loaded garages are necessary:

a. The width of the garages and driveways accessing a street or lane shall be proportionally less than the width of the dwelling unit. See Figures 20.28.050(A) and (B).

b. The maximum width of a driveway serving an individual unit that crosses a pedestrian facility associated with a street or lane shall not be more than 12 feet. See Figure 20.28.050(A).

c. Architectural and landscaping details shall be embellished to minimize the visual presence of the garages and any open driveway parking. See Figures 20.28.050(B) and (C).

d. Parking shall only be located between the dwelling units and the street or lane when in conjunction with a driveway access to a garage.

Figure 20.28.050(B) Design Strategies to Minimize Garages and Driveways

Images courtesy of Matt Remsbecher, Slab Design Inc.

B. Density. Density shall be as specified in the associated area in the zoning table. If there is more than one density listed, the highest listed density for any housing type specified in the applicable neighborhood subarea pursuant to zoning tables in Chapter 20.00 BMC shall be considered the maximum possible density. The maximum density may be exceeded through the density bonus provisions pursuant to BMC 20.32.040(B)(5) and 23.08.040(C).

C. Lot Requirements. There are no minimum lot dimensions, lot sizes or minimum street frontage requirements unless otherwise specified in this chapter. All infill housing development shall provide access to a public right-of-way whether directly, by easement, or other means acceptable to the planning director.

1. Infill housing units approved as part of a cluster subdivision in single-family zoning subareas with a cluster, cluster detached, and cluster attached shall be located on separate, fee simple lots. All cluster subdivisions that include infill housing types shall comply with the lot transition provision pursuant to BMC 23.08.060(F)(1).

2. Sites with duplex, triplex, fourplex, cottage, shared court, garden court, and townhouse types in all other zoning areas permitting infill housing types may be subdivided into lots that do not comply with development standards in this title or BMC Title 23 individually, as long as the parent site as a whole complies with this chapter. Where allowed by zoning, this provision also applies to subdivision of individual commercial, multifamily, and other uses onto separate lots when proposed as mixed uses with an infill housing development. Subsequent alterations to buildings are subject to review and approval of plans such that they are consistent with the regulations in this chapter that were previously applied to this site.

3. The plat shall contain notice of any associated land use approvals.

E. Common Facilities. Legal documents identifying the rights and responsibilities of property owners and/or the homeowners’ association for use and maintenance of common facilities shall be submitted for approval by the planning director and recorded. When part of a subdivision they shall be noted on the plat.

1. Encroachments into required yards are allowed as specified in BMC 20.10.080(B).

2. For common wall development such as townhouses and detached garages, and encroachments over property lines such as eaves, a joint agreement must be approved as to form by the city of Bellingham and recorded with the Whatcom County auditor’s office and thereafter filed with the city.

3. Required building setbacks from streets may be reduced to be consistent with that allowed by the underlying zoning for other permitted housing types such as apartments in multifamily zoning.

G. Private Lanes, Common Pedestrian Corridors, and Alleys. The following applies to the design and development of private transportation facilities within a development:

1. Each lot must abut a street, lane, or common pedestrian corridor except lots for individual units in a shared court. Each dwelling unit must abut and have access to a pedestrian facility that provides access to a street or lane.

2. Lanes and common pedestrian corridors shall be considered streets for frontage, setback and design purposes.

3. Lanes, common pedestrian corridors, and alleys must be constructed and maintained to the following minimum improvement standards:

	Travel Lane Width	Pedestrian Path Width	Total Width
Small Lane (one to two dwelling units)	9 feet	N/A	9 feet
Medium Lane (three to five dwelling units)	11 feet	4 feet, one side	15 feet
Large Lane (six plus dwelling units and lanes over 100 feet long)	12 feet	4 feet, both sides	20 feet
Alleys	15 feet	N/A	15 feet
Common Pedestrian Corridor	N/A	4 feet	10 feet

Figure 20.28.050(D) Small Lane Plan and Section

Figure 20.28.050(E) Medium Lane Plan and Section

Figure 20.28.050(F) Large Lane Plan and Section

4. Lanes, common pedestrian corridors, and alleys must be:

a. Surfaced with a hard material such as concrete or asphalt, except that asphalt shall not be used for common pedestrian corridors. Permeable pavement shall be used for hard surface ground cover areas unless infeasible per the infeasibility criteria listed within BMP T5.15 of the Ecology Manual. Projects that include less than 2,000 square feet of new or replaced impervious surface are exempt from this requirement. Gravel or loose material is prohibited.

b. Maintained to city standards, and legal documents regarding common facilities and maintenance must be submitted to the city for review and approval.

5. Pedestrian paths within a lane must be delineated with a change in material, color or pattern.

6. Pedestrian paths within a lane or fire apparatus road must be flush with the travel lane.

7. No single lane may serve more than eight dwelling units unless emergency access can be provided compliant with BMC Title 17.

8. Parking is not allowed within the lane width but may be allowed in a parallel pocket abutting a lane.

9. Pedestrian paths within common pedestrian corridors shall be separated from property lines, fences, walls and hedges by a minimum of two feet. See Figure 20.28.050(G).

Figure 20.28.050(G) Common Pedestrian Corridors

H. Parking. All housing types shall provide parking in accordance with the following standards:

a. Infill Housing. Dwelling units less than 1,000 square feet shall provide one on-site parking stall. Units of 1,000 square feet or greater shall provide two on-site parking stalls.

b. Guest Parking. When a site contains 20 or more units and lacks on-street parking abutting or parking within the parent site, the planning director may require additional guest parking. Guest parking may be improved on site, or in the public right-of-way with approval of the city engineer.

2. Parking Stall Dimensions. When parking for individual units is in separate garages or carports, parking stalls shall be at least nine feet by 18 feet. Open parking and group parking may use dimensional parking standards in BMC 20.12.010.

3. Parking Setbacks. The required setbacks for open parking are as follows:

a. Streets: The parking shall be set back at least 25 feet from a front street and 10 feet from a side flanking street, except that one tandem stall may be located in a driveway that provides access to a garage or carport.

b. Side and rear: five feet, except none for side and rear yard when parking is perpendicular to and accessed directly from the alley.

4. Tandem Parking. Tandem parking is allowed when:

a. No more than two spaces are parked in tandem.

b. One tandem space per tandem pair is in a structure.

a. If a platted alley exists, parking shall be accessed via the alley except when the planning director determines that alley access is impractical or environmentally constrained.

b. If a lane exists, but no alley, parking shall be accessed via the lane.

c. The maneuvering area between the back of parking (or a garage/carport entry) and an alley or lane shall not be greater than 10 feet or less than 18 feet to prevent parked cars from overhanging into a lane or alley. See Figure 20.28.050(H).

6. Parking may be consolidated for all housing types except small lot.

7. The planning director may reduce parking requirements based on applicant’s demonstration of site-specific factors that justify a lower standard consistent with the purpose and intent of this chapter.

I. Landscaping and Fencing. Development shall provide landscaping in accordance with BMC 20.12.030 except as provided herein and as specified under each housing type.

1. One tree shall be required for every 40 feet of street or lane frontage. Trees required along a lane or common pedestrian corridor shall be installed adjacent to the lane, or adjacent to or within the pedestrian corridor.

2. Landscaping shall be provided between each housing unit and abutting streets, lanes, alleys, and common pedestrian corridors except where driveway and walkway crossings occur.

3. Along streets, lanes and alleys, landscaping shall be provided to separate the parking and driveways between individual dwelling units, or the director may approve an alternative approach that breaks up parking and provides visual interest to parking facilities. See Figure 20.28.050(I).

Figure 20.28.050(I) Examples of Alley Landscaping Between Driveways

4. All fences in the front and side street setbacks are limited to 42 inches in height and may be no more than 60 percent opaque. Chain link or cyclone fencing is not allowed in the front or side street setback.

J. Accessory Dwelling Units (ADUs). ADUs may be allowed with all infill housing types in Chapter 20.28 BMC consistent with the procedures and requirements outlined in BMC 20.10.036. [Ord. 2025-12-035 § 4; Ord. 2022-01-002 § 8; Ord. 2021-10-044 § 7; Ord. 2018-12-036 § 28; Ord. 2017-03-009 § 18; Ord. 2009-08-047].

20.28.060 Smaller house.

Repealed by Ord. 2022-01-002 . [Ord. 2018-05-009 § 9; Ord. 2017-03-009 § 19; Ord. 2009-08-047].

20.28.070 Small lot.

A. Description. Small lots consist of single-family lots with a site area less than or equal to 5,000 square feet.

1. Lot size: maximum 5,000 square feet.

2. The required setbacks are as shown in Figure 20.28.070(A), except detached accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard. Garages and carports shall be set back at least four feet from the street face of the dwelling unit (excluding front porches). Buildings shall be placed within the shaded areas shown in the figure except as provided above.

Figure 20.28.070(A) Setbacks – Main Building

1. Maximum floor area ratio (FAR): 0.35, or 1,200 square feet, whichever is greater. For housing under 1,000 square feet, garage floor area in excess of 300 square feet shall count towards the FAR. For housing at or above 1,000 square feet, garage floor area in excess of 500 square feet shall count towards the FAR.

2. Maximum height is 25 feet under BMC 20.08.020, height definition No. 1, and 20 feet under definition No. 2.

1. A minimum of 40 percent of the site area shall be in open space consisting of landscaping and permeable materials (may include permeable paving, landscape-based LID BMPs, and green roofs). Exceptions may be made in erosion hazard zones or areas with shallow bedrock as determined by the planning director.

2. A green factor landscaping score of 0.3 is required (see BMC 20.12.030).

E. Parking. All parking shall be provided pursuant to BMC 20.28.050(H).

1. Shall have a covered front porch with an area of 40 square feet or more, with no dimension less than five feet. This is in addition to the open space requirement.

2. Dwelling units that front the public street or lane shall have entrances facing the public street or lane.

Figure 20.28.070(C) Annotated Graphic of Small Lot

G. Design Guidelines. Use context-sensitive site design and building details to help ensure that new infill development will enhance the neighborhood and respect the scale and character of the existing houses on a street.

a. Single-story massing elements should be emphasized on the front facades, using porches and bays seen from the street or lane.

b. Roof forms that emphasize vertical proportions and create modulation are strongly encouraged.

c. The massing should be varied with elements such as bays, dormers, etc.

d. A change of materials, colors or textures on different elements is encouraged to provide further articulation and adds variety and character.

e. Homes should minimize the impact of the garage on the streetscape by minimizing blank garage doors, through the use of windows and/or architectural detail on the garage door.

a. Back yards should be designed for privacy from neighbors.

b. Fencing, especially when seen from the street, should be designed to integrate into the architecture of the building and add visual interest in its detail, materials or color. [Ord. 2025-12-035 § 5; Ord. 2022-01-002 § 10; Ord. 2018-05-009 § 10; Ord. 2017-03-009 § 20; Ord. 2009-08-047].

20.28.080 Cottage.

A. Description. Cottage housing is a grouping of small compact, detached single-family dwelling units clustered around a common usable area and developed with a shared plan for access and parking, and a coordinated design for the buildings and site.

1. Cottages may be located on a separate (fee simple) lot or several units may be located on a common parcel.

2. The required setbacks are as shown in Figure 20.28.080(A), except detached accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard. Garages and carports shall be set back at least four feet from the street face of residential buildings (excluding front porches). Buildings shall be placed within the shaded areas shown in the figure except as provided above.

1. The minimum is four dwelling units and the maximum is eight dwelling units in a cottage cluster.

2. No structure shall be larger than 1,200 square feet.

Figure 20.28.080(A) Setbacks for Cottage

3. Maximum floor area ratio (FAR) is 0.6.

4. Common shared structures are allowed, limited to the same bulk and mass restrictions as dwelling units, and are exempt from FAR.

5. The height limit is 25 feet under BMC 20.08.020, definition No. 1, or 20 feet under definition No. 2.

1. Each dwelling unit shall have at least 100 square feet of private usable space with no dimension less than five feet. Up to 50 square feet of the private usable space may be provided in decks and patios.

2. Private usable space must be directly accessible from the dwelling unit, and be separated from shared spaces or paths and other units through the use of landscaping and/or fencing.

3. Common usable space equivalent to 200 square feet per dwelling unit shall be provided. It shall be consolidated, with a minimum average dimension of 20 feet, exclusive of parking or lanes except for emergency access. All units shall have direct access to common open space.

4. A minimum of 40 percent of the site area shall be in open space consisting of landscaping or permeable materials (may include permeable paving, landscape-based LID BMPs, and green roofs). Exceptions may be made in erosion hazard zones or areas with shallow bedrock as determined by the city.

5. A green factor landscaping score of 0.3 is required (see BMC 20.12.030).

E. Parking. All parking shall be provided pursuant to BMC 20.28.050(H).

1. A front porch with a minimum of 40 square feet and no dimension less than five feet is required for each dwelling unit. This is in addition to the private usable space requirement.

2. Dwelling units that front a public street or lane shall have a porch that faces the street or lane. Units that face the shared open space shall have a porch that faces the open space. In some cases, units will require two front porches to satisfy this criteria.

Figure 20.28.080(B) Annotated Illustration of Cottage

3. Garbage/recycling areas shall be consolidated, unless the local refuse provider approves otherwise, and screened from public view.

G. Design Guidelines. Cottage housing developments should architecturally blend into existing neighborhoods through careful attention to the design of the units, open spaces, parking and landscaping. Well proportioned cottage houses, with porches, small gardens, varied roof lines and dormers can fit comfortably into surrounding neighborhoods of older, detached homes.

a. Buildings should employ variety in orientation, design, and layout between cottages while maintaining a similar character to help distinguish units and support a neighborhood feel.

b. Cottages should reflect common neighborhood design features such as porches, dormers, gables, and architectural detailing.

c. Changes in materials, colors or textures and colors to add visual interest and character to the development are encouraged.

a. Provide small private open spaces in conjunction with a large common open space.

b. Provide generous use of landscape structures such as trellises, gate houses, decks, patios, and raised beds to provide plenty of usable outdoor space with a variety of environments. Use planting materials and elements such as fencing to unify the overall site design.

c. Shared driveways are preferred.

d. Walkways should connect all dwelling units to the common open space and consolidated parking and should utilize pervious materials. [Ord. 2025-12-035 § 6; Ord. 2022-01-002 § 11; Ord. 2017-03-009 § 21; Ord. 2009-08-047].

20.28.090 Carriage house.

Repealed by Ord. 2018-05-009 . [Ord. 2009-08-047].

20.28.100 Detached ADU.

Repealed by Ord. 2018-05-009 . [Ord. 2009-08-047].

20.28.110 Duplex/triplex/fourplex.

A. Description. A duplex/triplex/fourplex is a single structure comprised of two, three, or four dwelling units on a single lot, either side by side, on different floors, or a combination thereof.

B. Site Requirements and Setbacks. The required setbacks are as shown in Figure 20.28.110(A), except detached accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard. Garages and carports shall be set back at least four feet from the street face of the residential building (excluding front porches). Buildings shall be placed within the shaded areas shown in the figure except as provided above.

1. Maximum floor area ratio (FAR) is 0.6.

2. The height limit is 25 feet under BMC 20.08.020, definition No. 1, or 20 feet under definition No. 2. The height may be increased to 35 feet under BMC 20.08.020, definition No. 1, when in residential-multi, multiple and commercial zoning designations.

Figure 20.28.110(A) Setbacks – Main Building

1. Each dwelling unit shall have 75 square feet of private usable space with no dimension less than five feet. No more than 50 square feet may be accommodated with a deck or porch.

2. Private usable space may be consolidated and provided as common usable space with minimum dimensions of 10 feet by 10 feet. All units shall have direct access to usable space.

3. No less than 30 percent of the site area shall be in open space consisting of landscaping or permeable material (may include permeable paving, landscape-based LID BMPs, and green roofs). Exceptions may be made in erosion hazard zones or areas with shallow bedrock as determined by the city.

4. A green factor landscaping score of 0.4 is required (see BMC 20.12.030).

E. Parking. All parking shall be provided pursuant to BMC 20.28.050(H).

1. At least one entrance must be visible from the public street.

2. Ground level dwelling units that front the public street shall each have a covered front porch facing the public street. Said porches shall be no less than 40 square feet with no dimension less than five feet. A shared front porch entry no less than 60 square feet with no dimension less than five feet may be provided in lieu of private entries. Front porches are in addition to the private usable space requirement.

3. Garbage/recycling areas shall be consolidated, unless the local refuse provider approves otherwise, and screened from public view.

G. Design Guidelines. A duplex/triplex should be designed as either a larger, single-family composition or as distinct separate units.

a. The design should break the home’s facades into several distinct elements.

b. Roof forms that emphasize vertical proportions and create modulation are strongly encouraged.

Figure 20.28.110(C) Annotated Illustration of Duplex/Triplex

c. The massing should be varied with elements such as bays, dormers, etc.

d. A change of materials, colors or textures on building elements is encouraged to provide further articulation and additional variety and craftsmanship.

e. Buildings should minimize the impact of garages on the streetscape by utilizing garage doors with windows or other architectural features.

2. Site Design. Back yards should be designed for privacy from neighbors. [Ord. 2022-01-002 § 12; Ord. 2017-03-009 § 22; Ord. 2009-08-047].

20.28.120 Shared court.

A. Description. A shared court is a multifamily development that shares a courtyard that also allows vehicular access to parking. The structure(s) is arranged around a central shared court. Design details, paving and landscape should create the impression of a small, intimate courtyard when viewed from the street.

1. Shared court units may be located on a separate (fee simple) lot or several units may be located on a common parcel.

2. The required setbacks are as shown in Figure 20.28.120(A), except detached accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard. Garages and carports shall be set back at least four feet from the street face of residential buildings (excluding front porches). Buildings shall be placed within the shaded areas shown in the figure except as provided above.

Figure 20.28.120(A) Setbacks – Main Building(s)

1. There shall be a maximum of six dwelling units and a minimum of four dwelling units clustered around a shared court.

2. Maximum floor area ratio (FAR) is 0.6.

3. The maximum dwelling unit size is 2,000 square feet.

4. The height limit is 25 feet under BMC 20.08.020, definition No. 1, or 20 feet under definition No. 2. The height may be increased to 35 feet under BMC 20.08.020, definition No. 1, when in residential multi, multiple and commercial zoning designations.

1. Each dwelling unit shall have at least 100 square feet of private usable space with no dimension less than five feet. Some or all of this requirement may be accommodated in a deck.

2. All private usable space must be directly accessible from the dwelling unit and shall be separated from shared pathways, driveways, and other units through the use of landscaping and/or fencing.

4. A green factor landscaping score of 0.4 is required (see BMC 20.12.030).

E. Parking. All parking shall be provided pursuant to BMC 20.28.050(H).

1. Each dwelling unit must have a separate, ground-related entrance. Units that front the public street shall have entrances facing the public street; all other units shall have entrances facing the shared open space.

2. Each dwelling unit shall have a covered front porch no less than 40 square feet with no dimension less than five feet. This is in addition to the private usable space requirement.

3. Garbage/recycling areas shall be consolidated, unless the local refuse provider approves otherwise, and screened from public view.

Figure 20.28.120(C) Annotated Illustration of Shared Court

4. The following design standards shall be met to define the shared courtyard space, enhance the function as a shared, attractive, and usable open space, and unify site elements through the use of paving and landscape materials:

a. Provide clear direction to primary building entries and enhance circulation paths with trees, lighting, and plant materials.

b. At least 35 percent of the total shared court area shall be landscaped.

c. Poured surfaces (e.g., asphalt or concrete) may be used for vehicle treaded areas up to 10 feet in width but are not acceptable for area paving. The remaining unplanted areas shall be paved with unit pavers (e.g., brick, concrete, or tile) set or covered with gravel. Permeable pavements are acceptable paving options for all unplanted, shared court area.

d. The incorporation of courtyard amenities is required. Courtyard areas shall include at least two of the following elements:

i. Benches, bench-type edges for planters.

ii. Fountain or other water feature.

iii. Ornamental shrubbery and landscape trees.

a. Provide for the functional and visual integration of buildings, vehicular access and parking, and the “outdoor room” function of the shared court.

b. Define and contain the shared court space through a combination of building, landscape, and other site furnishings.

c. Provide a walkway from each dwelling unit to the shared court and street.

a. The design should break the facades into several distinct elements.

b. Roof forms that emphasize vertical proportions and create modulation are strongly encouraged.

c. The massing should be varied with elements such as bays, dormers, etc.

d. Changing materials, colors or textures on building elements is encouraged to provide further articulation and add variety and craftsmanship.

e. Buildings should minimize the impact of garages on the streetscape by utilizing garage doors with windows or other architectural features. [Ord. 2025-12-035 § 7; Ord. 2022-01-002 § 13; Ord. 2017-03-009 § 23; Ord. 2009-08-047].

20.28.130 Garden court.

A. Description. A garden court is a multifamily development that shares a landscaped courtyard. The structures are arranged around the garden court, a common usable space area, with parking typically consolidated and located to the side or rear of the development.

1. Garden court units may be located on a separate (fee simple) lot or several units may be located on a common parcel.

2. The required setbacks are as shown in Figure 20.28.130(A), except detached accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard. Garages and carports shall be set back at least four feet from the street face of residential buildings (excluding front porches). Buildings shall be placed within the shaded areas shown in the figure except as provided above.

Figure 20.28.130(A) Setbacks – Main Building(s)

1. There shall be a maximum of eight dwelling units and a minimum of four dwelling units clustered around a shared open space.

2. Maximum floor area ratio (FAR) is 0.6.

3. No dwelling units may be larger than 2,000 square feet.

1. Common usable space equivalent to 200 square feet for each dwelling unit shall be provided. It shall be consolidated, with a minimum average dimension of 20 feet, exclusive of parking or lanes except for emergency access. All units shall have direct access to common open space.

2. Each dwelling unit shall have at least 100 square feet of private usable space with no dimension less than five feet. Up to 50 square feet of the private usable space may be provided in either a deck or patio.

3. Private usable space must be delineated from public rights-of-way, shared paths, shared open space, and lanes through the use of landscaping and/or fencing.

4. A minimum of 40 percent of the site shall be in open space consisting of landscaping or permeable materials (may include permeable paving, landscape-based LID BMPs, and green roofs). Exceptions may be made in erosion hazard zones or areas with shallow bedrock as determined by the city.

5. A green factor landscaping score of 0.5 is required (see BMC 20.12.030).

E. Parking. All parking shall be provided pursuant to BMC 20.28.050(H).

2. Each dwelling unit shall have a covered front porch no less than 40 square feet with no dimension less than five feet; this is in addition to the private usable space requirement.

3. Garbage/recycling areas shall be consolidated, unless the local refuse provider approves otherwise, and screened from public view.

Figure 20.28.130(C) Annotated Illustration of Garden Court

a. The courtyard should address the street, and be easily accessible from the street, with a spacious, clearly defined entry.

b. At least a portion of the courtyard should be visible from the street. The courtyard is best located at street level, or a foot or two above or below the street.

c. Create opportunities for exposure to, and shade from, sun as well as weather protection.

d. Define the garden court space through a combination of building, landscape, and other site furnishings.

e. Provide a walkway from each dwelling unit to the garden court and street.

a. The design should break the facades into several distinct elements.

b. Roof forms that emphasize vertical proportions and create modulation are strongly encouraged.

c. The massing should be varied with elements such as bays, dormers, etc.

d. Changing materials, colors or textures on building elements is encouraged to provide further articulation and add variety and craftsmanship. [Ord. 2025-12-035 § 8; Ord. 2022-01-002 § 14; Ord. 2017-03-009 § 24; Ord. 2009-08-047].

20.28.140 Townhouse.

A. Description. A townhouse is one of a row of homes sharing common walls, each with its own front and rear access to the outside.

1. Townhouses may be located on a separate (fee simple) lot or several units may be located on a common parcel.

2. The required setbacks are as shown in Figure 20.28.140(A), except detached accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard. Garages and carports shall be set back at least four feet from the street face of residential buildings (excluding front porches). Buildings shall be placed within the shaded areas shown in the figure except as provided above.

Figure 20.28.140(A) Setbacks – Main Building(s)

1. Maximum attached dwelling units is eight.

2. Maximum floor area ratio (FAR) is 0.75.

3. The height limit is 35 feet under BMC 20.08.020, definition No. 1, or 20 feet under definition No. 2.

1. Each dwelling unit shall have 200 square feet of private usable space with no dimension less than five feet. Up to 100 square feet of deck, patio or structure may be included. Private usable space may be consolidated and provided as common usable space with minimum dimensions of 10 feet by 10 feet. All units shall have direct access to usable space.

2. Private usable space must be directly accessible from the dwelling unit. All ground level usable space shall be delineated from public right-of-way, paths, and lanes through the use of landscaping and/or fencing.

3. A minimum of 30 percent of the site area shall be in open space consisting of landscaping or permeable materials (may include permeable paving, landscape-based LID BMPs, and green roofs). Exceptions may be made in erosion hazard zones or areas with shallow bedrock as determined by the city.

4. A green factor landscaping score of 0.4 is required (see BMC 20.12.030).

E. Parking. All parking shall be provided pursuant to BMC 20.28.050(H).

1. Each townhouse unit shall front a street, lane, or common pedestrian corridor, and have an entrance that faces a street, lane, or common pedestrian corridor.

2. Entrances for each unit shall be separate.

3. Each unit shall have direct access to both the public street, lane, or common pedestrian corridor and parking.

4. Each unit must have a covered, main entry-related porch or stoop area of at least 40 square feet with no dimension less than five feet. This is in addition to the private usable space requirement.

5. Buildings must be modulated along the public street at least every 30 feet. Building modulations must step the building wall back or forward at least four feet, or at least two feet when architectural detailing is used to clearly delineate the individuality of each unit.

6. Garbage/recycling areas shall be consolidated, unless the local refuse provider approves otherwise, and screened from public view.

Figure 20.28.140(C) Annotated Illustration of Townhouse

a. Reduce the potential impact of new townhouse development on established and historic neighborhoods by incorporating elements and forms from nearby buildings of character. This may include reference to architectural details, building massing, proportionality, and use of high-integrity materials such as wood, brick, and stone. References to period architecture can be made in a contemporary manner.

b. Use lines and rhythms to create a human scale streetscape. These may include vertical and horizontal patterns as expressed by bays, belt lines, doors and windows.

a. Front yard parking aprons are not allowed.

b. Provide generous use of planting materials and landscape structures such as trellises, raised beds and fencing to unify the overall site design. [Ord. 2025-12-035 § 9; Ord. 2022-01-002 § 15; Ord. 2017-03-009 § 25; Ord. 2009-08-047].