Source: http://www.codepublishing.com/WA/Bellingham/html/Bellingham20/Bellingham2030.html
Timestamp: 2017-11-18 02:45:22
Document Index: 369550923

Matched Legal Cases: ['§ 52', '§ 13', '§ 5', '§ 3', '§ 6', '§ 3', '§ 2', '§ 1', '§ 2', '§ 26', '§ 2', '§ 52', '§ 8', '§ 52']

Chapter 20.30 RESIDENTIAL SINGLE DEVELOPMENT
RESIDENTIAL SINGLE DEVELOPMENT
20.30.010 Applicability.
20.30.020 Purpose and intent.
20.30.030 Permitted uses.
20.30.040 Standard development regulations.
20.30.050 Optional development regulations.
20.30.060 Parking.
20.30.070 Special conditions.
20.30.080 Prerequisite considerations.
20.30.090 Signs.
20.30.100 Accessory buildings and uses.
20.30.110 Fences.
20.30.120 Vision clearance triangle.
A. Regulations specified within this chapter shall apply to the use of land within areas which have been designated by the applicable neighborhood plan to have a residential single (RS) general use type. Additional regulations which may apply are referenced within the text for the convenience of the user.
B. The regulations specified within this chapter also apply to the development of a single-family dwelling unit located within areas designated residential multi, commercial, institutional or planned.
1. The residential single (RS) general use type is primarily intended to accommodate families desiring to live within neighborhoods consisting of individual dwelling units or townhouses in low density environments.
2. These regulations have been adopted to provide flexibility in the arrangement of a main building upon a building site in order to allow efficient and capable design, assure necessary light and air, and to encourage the compatible development of neighborhoods while conserving and enhancing the value of land and the important physical characteristics within the RS areas.
B. Detached/Cluster Designation.
1. The residential single-family “detached” designation is intended to accommodate unattached, individual dwelling units located upon a single lot or parcel. The detached designation has generally been applied in those areas of the city which are currently developed in this fashion and in other areas best suited for this type of development.
2. The residential single-family “cluster” designation is intended to accommodate individual dwelling units located upon a single lot. Generally the same overall density is maintained; however, cluster lots may be reduced in size and street frontage requirements in order to retain open space or preserve environmentally sensitive areas. These regulations have been adopted to provide for reduced or eliminated setbacks, and in some areas common wall construction, where desired in order to provide design flexibility and promote a more desirable living environment.
C. Mixed Uses. Specific areas within the neighborhood plans have been designated “mixed” so as to permit certain “mixed uses” in addition to the general principal uses allowed within areas designated RS. These mixed uses have been included in neighborhood plans where it has been determined that they would complement the principal uses and would not produce significant detrimental impact to the neighborhood. In areas where a “mixed” qualifier has been designated, the specific allowable mixed uses are enumerated within the land use classification system of the applicable neighborhood plan.
D. Conditional Uses. Certain uses have been designated as conditional uses because they directly benefit or provide services to families within the immediate area or because they are uses of a community nature which function best if located within RS areas. Because such uses are usually more intense than the principal uses, review and scrutiny is required to determine if the proposal would cause substantive detriment to the quality of life within the RS area. [Ord. 9024, 1982].
1. Single-family dwelling unit with less than 5,500 square feet of total floor area. (See conditional uses. Also see BMC 20.30.050(H) for limitations on number of rooms in attached dwelling units.)
3. Private recreation facilities, recreational vehicle storage lots and/or common open space (when approved as part of a subdivision).
4. Mixed use (where such a use is specifically listed in a neighborhood land use plan which has been designated with a “mixed” use qualifier).
6. Attached accessory dwelling unit (consistent with procedures and requirements outlined in BMC 20.10.035).
7. Detached accessory dwelling units existing prior to January 1, 1995 (consistent with procedures and requirements outlined in BMC 20.10.035).
B. Conditional Uses. The following uses may be allowed if approval can be obtained based upon standards and requirements for conditional uses as specified in Chapter 20.16 BMC.
5. Golf course facility.
8. Public utilities; other than those described in subsection (A)(5) of this section.
9. Day care, not to include babysitting.
11. Adaptive uses for historic register buildings as defined in BMC 20.16.020(A)(1).
12. Day treatment center.
13. Agricultural nursery.
14. Bed and breakfast facilities (subject to the standards found in BMC 20.34.040(F)(3)).
15. Single-family residence containing 5,500 square feet or more total floor area (subject to the standards found in BMC 20.16.020(L)(3)).
16. Wireless communication facilities, subject to the provisions of Chapter 20.13 BMC.
17. Art schools.
18. Community public facilities, with the exception of publicly owned parks, trails and playgrounds; subject to the provisions of BMC 20.16.020(J)(4). [Ord. 2005-12-094; Ord. 2004-09-065; Ord. 2002-10-069 § 52; Ord. 2002-06-045 § 13; Ord. 2001-11-077 § 5; Ord. 1998-11-089; Ord. 1998-11-088; Ord. 1998-08-062; Ord. 1998-07-057; Ord. 1998-06-034 § 3; Ord. 10643 §§ 6, 7, 1995; Ord. 9639 § 3, 1987; Ord. 9582 §§ 2, 7, 1986; Ord. 9024, 1982].
1. The regulations of this section shall apply to the development of any main building in an area designated RS to be occupied by a principal use designated in BMC 20.30.030, unless the optional regulations of BMC 20.30.050 are utilized.
2. The regulations of this section also apply to the development of a single-family home where permitted in other designations (residential multi, commercial, institutional or planned).
3. The regulations of this section shall apply to the development of any permitted conditional use in an area designated RS unless other applicable regulations appear within Chapter 20.16 BMC.
4. Except where other applicable regulations appear within BMC 20.30.100, the regulations of this section shall apply to the development of any accessory building in an area designated RS.
1. Development of any use shall take place upon a site area not less than what is specified within the relevant neighborhood plan land use classification system under “density,” except in the following instances:
a. Development upon lots of record recorded prior to February 5, 1973. In which case, the minimum site area shall encompass all adjacent and contiguous lots of record held under common ownership as of the effective date of the ordinance codified in this chapter.
b. Development upon lots of record approved under the Subdivision Ordinance 8192, as amended; in which case, the minimum site area shall be the lot size as approved and recorded.
c. Conditional use development where less site area is specifically authorized in Chapter 20.16 BMC.
d. Exception. Exceptions from the minimum site area requirements shall be summarily approved by the planning director, provided all of the criteria listed below are satisfied.
i. All adjacent property held by the subject owner is not capable of meeting the density provisions required for short subdivision.
ii. The property proposed for development is a legally recorded lot(s) or parcel(s).
iii. The proposed use is for a single-family residence.
iv. Fifty percent or more of the total number of parcels within or partially within 300 feet of the exterior boundary of the subject property shall have a site area which is less than or equal to that of the subject property. To be included in consideration, a surrounding parcel shall be a buildable lot and within the same land use area as the subject property.
v. The parcel is not located in the Lake Whatcom watershed as defined in the city’s subdivision code, BMC Title 18, except for those parcels which have received a written exception from the planning director which has not been rescinded, on or before June 1, 1997.
2. Public parks, playgrounds, common open space, recreational facilities and public utilities authorized within BMC 20.30.030 shall be exempt from minimum site area requirements.
C. Main Building/Principal Use. There shall be no more than one principal use and/or one main building on a lot; provided, however, that the hearing examiner is authorized to approve additional main buildings for those conditional uses which the hearing examiner finds by their nature to function efficiently and appropriately in more than one main building.
D. Open Space. A minimum of 30 percent of the site area shall be reserved as private open space.
E. Height. No structure shall exceed 35 feet under BMC 20.08.020, height definition No. 1 or 20 feet under height definition No. 2.
F. Minimum Yards.
1. Unless more stringent setbacks have been delineated upon a plat as part of an approval requirement, the following setbacks as shown on Table 20.30.040 – Residential Single Minimum Yards shall be required for main buildings:
Table 20.30.040 – Residential Single Minimum Yards
50 feet CL (1)
60 feet CL if designed street arterial (1)
20 feet PL if abutting a cul-de-sac
Setback measured from the front property line (PL).
Side Yard on a Flanking Street
50 feet CL if designed street arterial
10 feet PL if abutting a cul-de-sac
Setback measured from the property line (PL) abutting the side flanking street.
Five feet PL
Setback measured from each side property line (PL).
10 feet PL
Setback measured from the rear property line (PL).
2. Exception. Permitted yard encroachments identified in BMC 20.10.080(B) may extend into a standard required yard; provided, that the encroachments meet the adopted building codes and minimum vision clearance triangle on a corner lot. [Ord. 2011-07-036; Ord. 10920, 1997; Ord. 9223 § 1, 1983; Ord. 9024 (part), 1982].
1. The regulations of this section are optional and may be used only when constructing a single-family dwelling unit upon property designated in the applicable neighborhood plan as:
a. Residential single – Cluster.
b. Residential single – Cluster detached.
c. Residential single – Cluster attached.
1. Development of cluster, cluster detached, and cluster attached property shall take place upon a site area no less than the density specified within the neighborhood plan; or
2. Any cluster lot approved after February 5, 1973.
C. Main Building/Principal Use. There shall be no more than one principal use and/or one main building on a lot.
D. Open Space. There shall be no private open space requirements.
1. Unless setbacks have been delineated upon a plat pursuant to final plat approval, the following setbacks shall apply for main buildings:
i. For all cluster lots abutting a street other than a cul-de-sac there shall be a required front yard setback of 50 feet measured from the centerline of the street right-of-way to the foundation of the structure; provided, however, that if said street is a designated arterial, the front yard setback shall increase to 60 feet.
ii. For all cluster lots abutting a cul-de-sac there shall be a required front yard setback of 10 feet measured from the front lot line to the foundation of the structure.
b. Side Yard on a Flanking Street.
i. For all cluster lots abutting a flanking street there shall be required a setback of 40 feet measured from the centerline of the right-of-way to the foundation of the structure; provided, however, that if said street is a designated arterial the setback shall increase to 50 feet.
ii. For all cluster lots abutting a flanking cul-de-sac there shall be required a setback of 10 feet measured from the property line to the foundation of the structure.
c. Side Yard.
i. For RS-cluster designations, there shall be a five-foot minimum setback from property line to foundation. If a side lot line abuts common open space of at least 20 feet in depth measured across the entire width of the affected lot line, the setback may be reduced to zero feet.
ii. For RS-cluster detached designations the interior side yard may be reduced from five feet to zero feet to allow construction up to the lot line, provided the unit(s) abutting the zero lot line are either “concurrently approved” or have had the zero lot line previously approved and identified as part of the final plat as recorded. No common wall construction shall be permitted. A 10-foot minimum distance must be kept between cluster detached homes. No interior side yard is required if the side lot line abuts common open space of at least 20 feet in width.
iii. For RS-cluster attached designations, the interior side yard may be reduced from five feet to zero feet to allow construction up to the lot line, provided the unit(s) abutting the zero lot line are “concurrently approved.” Common wall construction is permitted. No interior side yard is required when said lot line is abutting common open space of at least 20 feet in width.
d. Rear Yard. A 10-foot rear yard shall be required unless the rear lot line is abutting common open space at least 20 feet in depth measured across the entire width of said lot line, in which case no setback is required.
2. Landscaping structures, and unroofed stairways or steps may protrude into a required yard. A balcony and/or deck may also protrude into required yards if unroofed, unwalled and have a floor surface with spacing between its members which allows the elements (sun, rain, snow, etc.) to pass through to the ground.
G. Zero Lot Lines – Special Provisions.
1. All structures built with zero lot lines must be surveyed and staked by a licensed surveyor prior to pouring of the foundations.
2. Legal provisions (an easement) must be made and recorded between abutting property owners where either uses the zero lot line provision herein to allow for proper maintenance of the exterior wall of a zero lot line structure.
H. Cluster Attached Dwellings – Special Provisions – Limitation on Number of Rooms. No attached dwelling unit located in a residential single district may contain more than three rooms in addition to the following:
The purpose of this provision is to limit the number of bedrooms to no more than three per dwelling. The planning director shall have the authority to determine whether a space constitutes a room. The provisions of this subsection do not apply to residential multi, multiple districts.
Nothing contained in this subsection shall be construed so as to prevent the construction of, or the issuance of permits for the construction of, structures which reasonably accommodate the residential needs of disabled persons. This subsection shall be construed so as to be in compliance with the Fair Housing Act, the Americans with Disabilities Act and the Washington Law Against Discrimination. [Ord. 2001-11-077 § 2; Ord. 9024, 1982].
A. Applicability. This section provides the parking regulations for a single-family dwelling unit only. For other uses refer to Chapter 20.12 BMC.
B. Number of Spaces Required. Two parking spaces shall be required for every single-family dwelling unit with the following exception:
Single-family, attached homes (including duplexes taking the option of developing as two single-family, attached units under BMC 20.32.045) shall provide one additional parking space for each bedroom over three. No more than two enclosed garage parking spaces per unit may count toward meeting parking requirement.
C. Parking Design.
1. The minimum size of a required parking space is nine feet by 18 with 22 feet of maneuvering aisle depth behind each space.
2. All required spaces shall be located on site.
3. Shared driveways with neighboring properties may be used.
4. No portion of any parking area shall be permitted within the front yard, side yard on a flanking street, vision clearance triangle or other front yard setback established on the recorded plat (e.g., a lot frontage such as a pipestem that does not meet minimum lot width and is not buildable). Driveway crossings and tandem parking within a driveway, when allowed by other city codes, are not prohibited by this provision. Single-family homes and duplexes that are required to provide on-site maneuvering due to driveway access onto an arterial street or location near an intersection under BMC 20.12.010(D)(7) are not prohibited from providing a single backup area within the front yard or side yard on a flanking street.
5. Open parking spaces may be located within required interior side and rear yards. (See also accessory buildings, BMC 20.30.100.)
6. City rights-of-way may be utilized for maneuvering unless the right-of-way is a designated arterial or when the driveway enters the street within 50 feet of a street intersection; in which case the maneuvering area shall be provided on site.
7. a. All required parking spaces shall be designed such that any vehicle parking in any space may enter and exit without interference or blocking any other vehicle parking in any other required space, except as allowed in subsection (C)(7)(b) of this section.
8. A driveway for a single-family attached unit shall not exceed 20 feet in width within the front yard or side yard on a flanking street.
9. Where Required by Special Regulation in Chapter 20.00 BMC – Zoning Tables. When access is available from a city maintained alley, no vehicular access shall be taken from the street frontage except when the planning director determines that alley access is impractical or environmentally constrained.
D. Improvement Standards.
1. Driveways, maneuvering areas, and parking spaces shall be improved to a standard of no less than three inches of crushed gravel; provided, however, that the driveway shall be paved if the street being used for direct access is improved with curb and gutter.
2. Permeable pavement shall be used for hard surface ground cover areas unless infeasible, per infeasibility criteria stated in 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.
3. A portion of a standard parking space may be landscaped instead of paved, provided the requirements in BMC 20.12.030(C)(4)(e) are met. [Ord. 2017-03-009 § 26; Ord. 2006-12-122; Ord. 2003-03-010; Ord. 2001-04-033 §§ 2, 6, 9; Ord. 9024, 1982].
A. Purpose. Prerequisite considerations are enumerated in the neighborhood plan land use classification system of the comprehensive plan in order to prevent the overcrowding of land in relation to the existing provision of essential services, to lessen congestion of streets, to provide for orderly and coordinated development, to conserve and restore natural beauty and other natural resources and to facilitate provision of adequate transportation, water, sewerage, and other public services.
4. In the event a mechanism exists which will ensure that a prerequisite consideration will be satisfied at an appropriate time, the responsible official or decision-making body may approve the development proposal conditioned upon such future performance. Where the responsible official or decision-making body decides that the prerequisite consideration is inapplicable to a development proposal and attaches no corresponding condition, the rationale for such a decision shall be specifically set out in findings of fact.
A. Generally. No signs are permitted in any area designated RS, unless specifically authorized herein. (See also BMC 20.30.120, Vision clearance triangle.)
1. Use – Subdivision. One sign, per main entrance, which may be indirectly lighted, not to exceed 50 square feet in area, may be erected on private property within the subdivision. Such sign may be placed within the street right-of-way adjacent to the subdivision with approval by the public works department. Message shall be limited to the name of the subdivision only.
2. Use – Residential and Home Occupation. One sign, which may be indirectly lighted, not more than two square feet in area per sign face shall be permitted. Message shall be limited to name/address/phone number of the occupant/business.
3. Use – Nonresidential (Conditional Use and Mixed Uses). One sign, which may be indirectly lighted, not to exceed 16 square feet in area per sign face. Message shall be limited to name/address of use only.
4. Temporary Building Sign. One sign, unlighted, not to exceed eight square feet shall be permitted.
5. Real Estate Sign.
a. One sign, unlighted, not to exceed six square feet shall be permitted for each residential street frontage.
b. Two open house directional signs for each such open house, not to exceed eight square feet per sign face may be placed in the unpaved portion of the street right-of-way only during daylight hours and only when seller or agent is in attendance of property for sale. Signs shall not obstruct vision at intersections, interference with traffic of any kind, or create a traffic hazard.
c. Signs advertising a subdivision shall be limited to one single faced sign per main entrance not to exceed 16 square feet. Said sign shall be placed wholly on private property within the subdivision and shall be taken down after the close of sale of 60 percent of the lots. Thereafter signs shall be limited to individual properties as regulated in subsection (B)(5)(a) of this section.
6. Nonconforming Uses. Signage for nonconforming uses shall be reviewed and approved as a conditional use by the hearing examiner and shall meet the sign regulations for other conditional uses within the applicable land use designation. [Ord. 2002-10-069 § 52; Ord. 9582 § 8, 1986; Ord. 9024, 1982].
2. Uses accessory to a conditional use shall be permitted outright if contained within the main building. Buildings accessory to the main building of a conditional use shall be permitted outright if less than 800 square feet in total floor area. However, if said building will exceed 800 square feet in total floor area, separate approval as a conditional use is required.
1. The regulations of BMC 20.30.040 shall apply to all accessory buildings except that:
a. Accessory buildings shall not exceed one story in height, or 12 feet under either height definition.
b. Accessory buildings may be located in a rear yard and in the rear 22 feet of an interior side yard; however, a garage, the entrance of which faces the rear lot line, shall not be located within 10 feet from the rear lot line.
2. Buildings accessory to single-family homes shall not be used for human habitation other than the resident family, nor used to conduct any business, unless specifically permitted.
3. Accessory buildings shall not be constructed prior to the commencement of the construction of the main building.
4. An accessory building may not exceed 800 square feet in area, provided the hearing examiner may approve, by conditional use permit, larger buildings after proper review and consideration. [Ord. 2002-10-069 § 52; Ord. 9024, 1982].
Front yard on an interior lot
Front yard on a corner lot
C. Fences, walls and hedges may be permitted to exceed the maximum height if the following information is submitted and an administrative exception is approved as provided below.
C. No building, structure, vehicle, object, sign or vegetative growth over 36 inches in height shall be permitted within this triangle; provided, however, that the public works department may authorize the location of one sign within this triangle, subject to the provisions of BMC 20.30.090 and any other applicable sign regulation, if the lowermost portion of the sign is at least nine feet above the ground and the support for said sign will not in their opinion constitute a traffic hazard.