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.
B. Site Requirements and Setbacks.
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
C. Bulk and Massing.
1. Maximum floor area ratio (FAR): 0.35, or 1,200 square feet, whichever is greater. An accessory dwelling unit (ADU) pursuant to BMC 20.10.036 is exempt from FAR. 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.
D. Usable Space, Open Space and Landscaping.
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).
F. Design Standards.
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.
1. Building Design.
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.
2. Site Design.
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. 2022-01-002 § 10; Ord. 2018-05-009 § 10; Ord. 2017-03-009 § 20; Ord. 2009-08-047].