20.32.050 Optional development regulations

1. The regulations of this section are optional and may be used when constructing a permitted use upon property designated:

a. Residential multi transition.

b. Residential multi multiple.

2. All regulations of BMC 20.32.040 shall apply except for those related to lot coverage and minimum yards, and where permitted by the neighborhood plan, usable space.

1. The standard setback and lot regulations place uniform restriction upon a building’s size and location on a lot. Their goal is to provide adequate light and air, and lessen a building’s visual impact upon adjacent property owners. The optional regulations attempt to reach that same goal through other means while providing an opportunity to fully utilize the building site’s opportunities.

2. The lot coverage option permits the standard lot coverage percentage to be exceeded to one of four higher levels. With each level, increased building articulation is required. Articulation helps to visually camouflage a building’s size. Since the density would remain constant, the increasing lot coverage will result in increased living space, rather than additional dwelling units.

3. The setback option is intended to eliminate the unusable areas on a development site. Since the open space and usable space requirements would remain unchanged, it is the intent of these regulations that use of this option will result in the compilation of these small areas into bigger usable space areas.

4. The usable open space option is intended to encourage the development of lots already serviced by city utilities, provide the developer of small platted infill lots with an alternative – a financial contribution toward meeting the usable space demands generated by the development – and still be able to maximize investment with an optimum number of units. Usable open space in such areas can be provided on a neighborhood basis. It is intended that the optional financial contributions be used to upgrade or obtain public open space in an area benefitting the subject property.

C. Lot Coverage Option. The 35 percent coverage requirement may be exceeded to the maximum allowed for the applicable level, provided the conditions for that level are satisfied, as specified below:

1. Lot Coverage Level 1 (Maximum 45 Percent Coverage) – Conditions.

a. The proposed structure(s) is not located within a designated “view,” “shoreline,” “flood” special condition area, upon property with a property line to property line slope in excess of 30 percent, or upon property abutting or across an alley from property designated residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

b. The wall to property line ratio on all property lines is at least 1:2.

c. At least one-third of the required parking spaces are covered. (See Figure 20.32.050(C).)

2. Lot Coverage Level 2 (Maximum 55 Percent Coverage) – Conditions.

a. The proposed structure(s) is not located within the jurisdiction of a “view,” “shoreline,” “flood” special condition area, upon property with a property line to property line slope in excess of 30 percent, or upon property abutting or across an alley from property designated residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

b. The wall to property line ratio on all property lines is at least 1:3.

c. At least one-third of the required parking spaces are covered. (See Figure 20.32.050(D).)

3. Lot Coverage Level 3 (Maximum 65 Percent Coverage) – Conditions.

a. The proposed structure(s) is not located within the jurisdiction of a “view,” “shoreline,” “flood” special condition area, upon property with a property line to property line slope in excess of 30 percent, or upon property abutting or across an alley from property designated residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

b. The wall to property line ratio on all property lines is at least 1:4.

c. At least two-thirds of all required parking spaces are covered. (See Figure 20.32.050(E).)

4. Lot Coverage Level 4 (Maximum 75 Percent Coverage) – Conditions.

a. The proposed structure(s) is not located within the jurisdiction of a “view,” “shoreline,” “flood” special condition area, upon property with a property line to property line slope in excess of 30 percent, or upon property abutting or across an alley from property designated as residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

b. The wall to property line ratio on all property lines is at least 1:5.

c. All required parking is covered. (See Figure 20.32.070.)

1. Front yard and side yard on a flanking street shall meet standard building regulations.

a. Walls without windows may extend into the standard interior side yard to three and one-half feet from the side property line if a one story building or to within five feet if a two story building, provided:

i. The building height does not exceed two stories within the standard side yard.

ii. The lot abutting the reduced yard does not contain an existing building with a window facing and within 10 feet of the proposed building line.

iii. The subject property is not abutting or across an alley from property designated residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

iv. The total length of the building wall within the standard interior side yard constitutes no more than 40 percent of the total side lot line length. (See Figure 20.32.050(D).)

b. “Window” walls may extend into the standard interior side yard, provided:

i. Such wall is not closer than 10 feet to the side property line or seven feet if facing a screen or proposed screen at the subject lot line.

ii. The length of such wall within the side yard setback does not constitute more than 40 percent of the total side lot line length.

c. Door sections may extend into interior side yards but not closer than 10 feet to the side property line.

a. Door sections and walls without windows may extend into the standard rear yard setback to within 10 feet of the rear property line, provided:

i. The subject property is not abutting or across an alley from property designated residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

ii. The total length of the building wall within the standard rear yard constitutes no more than 40 percent of the total rear lot line length.

iii. The building height does not exceed two stories within the standard rear yard. (See Figure 20.32.050(E).)

b. Window walls may extend into the standard rear yard setback, provided:

i. Such wall on the first story is not closer than 10 feet to the rear property line or 20 feet on the second story.

ii. The building height does not exceed two stories within the standard rear yard.

iii. The subject property is not abutting or across an alley from property designated residential single (except when abutting Areas 3 and 9 of the lettered streets neighborhood).

iv. The length of such wall within the rear yard setback does not constitute more than 40 percent of the total rear lot line.

4. Exception. Permitted yard encroachments identified in BMC 20.10.080(B) may extend into the minimum yards required by subsection (D) of this section; provided, that the encroachments meet the adopted building codes and minimum vision clearance triangle on a corner lot.

E. Usable Space Option. Where permitted by neighborhood plan, usable space may be eliminated or decreased, provided the following conditions are met:

1. The remainder of the usable space required (a total of 250 square feet for each unit proposed) may be reduced or eliminated, provided payment in lieu of usable space is made in accordance with the following schedule:

Gross Square Footage of Land Per Unit	Fee Per Unit in Lieu of Usable Space
Less than 750	$325
750 – 999	300
1,000 – 1,499	275
1,500 – 1,999	250
2,000 – 2,499	225
2,500 – 2,999	200
More than 3,000	175

2. The fee per unit in lieu of usable space shall be determined by subtracting the amount of usable space provided from the amount required and dividing that number by the number of units proposed. This result shall be multiplied by the applicable fee per unit, based on the gross square footage of land per unit.

3. All fees paid in lieu of usable space shall be paid at the time of building permit issuance.