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Chart 20.20.010 Uses in land use districts – Dimensional Requirements

STD LAND USE CODE REF

LAND USE CLASSIFICATION

Residential

R-1

R-1.8

R-2.5

R-3.5

R-4

R-5

R-7.5*

R-10

R-15

R-20

R-30

DIMENSIONS

(43)

(43)

(43)

(43)

(43)

(43)

(43)

Minimum Setbacks of Structures (feet)

Front Yard (18) (20) (38) (39)

35

30

20

20

20

20

20

20

20

20

20

Rear Yard (11) (17) (18) (20) (38) (39)

25

25

25

25

20

20

20

25

25

25

25

Side Yard (11) (17) (18) (20) (38) (39)

5

5

5

5

5

5

5

5

5

5

5(1)

2 Side Yards (17) (18) (20) (38) (39)

20

15

15

15

15

15

10

15

15

15

15

Minimum Lot Area

Acres (A) or Thousands of Sq. Ft. (3) (39)

35

20

13.5

10

8.5

7.2

4.7

8.5

8.5

8.5(12)

8.5(12)

Dwelling Units per Acre (15) (21) (22)

1

1.8

2.5

3.5

4

5

7.5

10

15

20

30

Minimum Dimensions (feet)

Width of Street Frontage

30

30

30

30

30

30

30

30

30

30

30

Width Required in Lot (4)

100

90

80

70

65

60

50

70

70

70

70

Depth Required in Lot (4)

150

80

80

80

80

80

80

80

80

80

80

Maximum in Building Height (feet) (10) (19) (26) (45)

30/35 (44)

30/35 (44)

30/35 (44)

30/35 (44)

30/35 (44)

30/35 (44)

30/35 (44)

30

30

30

(5)

40

Maximum Lot Coverage by Structures (percent) (13) (14) (16) (26) (27) (37) (39)

35

35

35

35

35

40

40

35

35

35

35

Maximum Hard Surface Coverage (percent) (37) (39) (47)

75 (36)

75 (36)

75 (36)

75 (36)

75 (36)

80 (36)

80 (36)

90

90

90

90

Maximum Impervious Surface (percent) (35) (37) (39)

45 (36)

45 (36)

45 (36)

45 (36)

45 (36)

55 (36)

55 (36)

65

65

65

65

Alternative Maximum Impervious Surface (percent) (35) (37) (39) (48)

50 (36)

50 (36)

50 (36)

50 (36)

50 (36)

55 (36)

55 (36)

80

80

80

80

Minimum Greenscape Percentage of Front Yard Setback (40)(51)

50 (40)

50 (40)

50 (40)

50 (40)

50 (40)

50 (40)

50 (40)

*Not effective within the jurisdiction of the East Bellevue Community Council.

NOTE: Dimensional Requirements for Downtown are found in Part 20.25A LUC.

Additional dimensional requirements for Shoreline Overlay Districts are found in Part 20.25E LUC.

Dimensional Requirements for Evergreen Highlands Design District (EH-A, EH-B, EH-C, EH-D) are found in Part 20.25F LUC.

Dimensional Requirements for Office and Limited Business – Open Space (OLB-OS) are found in Part 20.25L LUC.

Dimensional Requirements for Medical Institution District (MI) are found in Part 20.25J LUC.

Dimensional Requirements for BelRed Land Use Districts are found in Part 20.25D LUC.

Uses in land use districts – Dimensional Requirements

STD

LAND

USE

CODE

REF

Professional Office

Office

Office/Limited Business

Office/Limited Business 2

Light Industry

General Commercial

Neighborhood Business

Neighborhood Mixed Use

Community Business

Factoria Land Use District 1

Factoria Land Use District 2

Factoria Land Use District 3

LAND USE CLASSIFICATION

PO

O

OLB

OLB 2

LI

GC

NB

NMU

CB

F1

F2

F3

DIMENSIONS

(21)

(21)

(21)

(21)

(21)

(21)

(21)

(21)

(21)

(28)

(21, 31)

(21, 32)

Minimum Setbacks of Structures (feet) Front Yard (18) (20)

30

30

50

0

15

15

0

50

20

Rear Yard (17) (18) (20)

25

25

50

0

(2)

(2)

(2)

0

(2)

30

5

Side Yard (17) (18) (20)

20

20

30

0

(2)

(2)

(2)

0

(2)

30

5

2 Side Yards (17) (18) (20)

40

40

60

0

(2)

(2)

(2)

(2)

60

10

Floor Area Ratio

(8)

(8, 50)

(8)

1

(8)

(8)

(8)

1 (49)

(8)

75

Minimum Lot Area Acres (A) or Thousands of Sq. Ft. (3)

2A

2A

2A

Dwelling Units per Acre (15) (22)

10 (23)

20 (23)

30 (23)

15 (23)

30 (23)

30 (23)

30 (23)

Minimum Dimensions (feet) Width of Street Frontage

200

200

200

Width Required in Lot (4)

200

200

200

Depth Required in Lot (4)

Maximum in Building Height (feet) (10) (19)

20

30

45

(6)

75

45

(9)

30

20 (25)

75

45

(46)

75

75/135 (33, 34)

Maximum Lot Coverage by Structures (percent) (13) (14) (16)

35 (24)

35 (24)

35 (24)

35

50

35 (24)

35 (24)

35 (24)

40

(24)

Maximum Hard Surface Coverage (percent) (37) (47)

85

85

85

85

90

85

80

85

85

85

85

Maximum Impervious Surface (percent) (35) (37)

60

60

60

60

65

65

60

60

65

60

60

Alternative Maximum Impervious Surface (percent) (35) (37) (39) (48)

80

80

80

80

85

85

80

80

85

80

80

*Not effective within the jurisdiction of the East Bellevue Community Council.

NOTE: Dimensional Requirements for Downtown are found in Part 20.25A LUC.

Additional dimensional requirements for Shoreline Overlay Districts are found in Part 20.25E LUC.

Dimensional Requirements for Evergreen Highlands Design District (EH-A, EH-B, EH-C, EH-D) are found in Part 20.25F LUC.

Dimensional Requirements for Office and Limited Business – Open Space (OLB-OS) are found in Part 20.25L LUC.

Dimensional Requirements for Medical Institution District (MI) are found in Part 20.25J LUC.

Dimensional Requirements for BelRed Land Use Districts are found in Part 20.25D LUC.

Dimensional Requirements for Eastgate Transit Oriented Development District are found in Part 20.25F LUC.

Notes: Uses in land use districts – Dimensional requirements:

(1)Side yard setback in R-30 Districts increases to 20 feet on any side yard where structure exceeds 30 feet above finished grade.

(2)All rear and side yards shall contain landscaping as required by LUC 20.20.520.

(3)See LUC 20.20.012.

(4)See LUC 20.20.015.

(5)Except in transition areas, the maximum allowable building height in R-20 Districts may be increased to 40 feet if ground floor or underground parking for that building is provided and occupies a minimum of 75 percent of the building footprint.

(6)The maximum allowable building height is 75 feet on any property designated OLB which lies within 475 feet of the right-of-way of I-405, between I-90 and SR-520.

(7)Intentionally deleted.

(8)Any office building or any office portion of a building in the PO, O, OLB, LI, GC, NB, CB or F1 Districts shall comply with the following limitations on Floor Area Ratio:

(a)At 0.5 FAR, no office building or office portion of a building may exceed 50,000 square feet of gross floor area; and

(b)For any office building or office portion of a building greater than 50,000 square feet in gross floor area, the following sliding scale shall be observed as interpolated and extrapolated below:

(i)At 0.3 FAR, no office building or office portion of a building may exceed 100,000 square feet of gross floor area; and

(ii)At 0.1 FAR, no office building or office portion of a building may exceed 150,000 square feet of gross floor area.

(c)In an O District, north of Factoria Mall and directly adjacent to an F2 District, any office building or any office portion of a building may have a Floor Area Ratio greater than 0.50, not to exceed a Floor Area Ratio of 0.75 FAR. In this district, the sliding FAR scale does not apply.

This footnote 8 shall not apply to sites in the Critical Areas Overlay District. Density/intensity on sites in the Critical Areas Overlay District is calculated pursuant to LUC 20.25H.045.

(9)*The maximum building height may be exceeded upon approval of the Director of the Development Services Department. Requests for such approval shall be processed in accordance with the administrative conditional use procedure of Part 20.30E LUC. Before granting any such approval, the Director of the Development Services Department must find that:

(a)The height increase is only to accommodate equipment, structures or buildings that contain special equipment primarily related to light manufacturing, wholesale, trade and distribution use, and is not for office or bulk retail use; and

(b)There is functional need for a height increase; and

(c)The overall site development will minimize adverse impacts caused by the height increase.

Notwithstanding the provisions of this note, no height increase is permitted within a transition area as defined in Part 20.25B LUC.

*Not effective within the jurisdiction of the East Bellevue Community Council. The maximum building height in LI Districts shall remain 30 feet.

(10)*Except in transition areas, the allowable building height of any building located in PO, O, OLB, GC, NB, or CB Districts may be increased by 1 story, but not to exceed 15 feet, if basement parking for that building occupies a minimum of 75 percent of the building footprint.

*Not effective within the jurisdiction of the East Bellevue Community Council. The maximum building height in the LI Districts shall remain 30 feet.

(11)The LUC contains enhanced setback requirements for churches, clubs, and institutions (refer to LUC 20.20.190) and schools (refer to LUC 20.20.740) located in residential land use districts.

(12)For each square foot of lot area devoted to open space in excess of 30 percent of the total lot area, 1 square foot is added to the lot area for the purpose of calculating density.

(13)Lot coverage is calculated after subtracting all critical areas and stream critical area buffers; provided, that coal mine hazards (LUC 20.25H.130), habitat associated with species of local importance (LUC 20.25H.150), and seismic hazards (LUC 20.25H.120.A.4) shall not be subtracted.

(14)Maximum lot coverage by structures is determined after public right-of-way and private roads are subtracted from the gross land area.

(15)Except for sites in the Critical Areas Overlay District, if there is a conflict between the minimum lot area and the permitted number of dwelling units per acre, the minimum lot area controls. Density/intensity on sites in the Critical Areas Overlay District is calculated pursuant to LUC 20.25H.045.

(16) Exceptions to Lot Coverage: Although not considered structures for purposes of calculating lot coverage, the following may be considered impervious surfaces subject to the impervious surface limits. See LUC 20.20.460 and 20.50.026.

(a)Underground buildings as defined in LUC 20.50.050 are not structures for the purpose of calculating lot coverage.

(b)Buildings constructed partially below grade and not higher than 30 inches above existing or finished grade, whichever is lower, are not structures for the purpose of calculating lot coverage subject to the following conditions:

(i)The 30-inch height limit must be met at all points along the building excluding those areas necessary to provide reasonable ingress and egress to the underground portions of the building; and

(ii)The rooftop of the building shall be screened from abutting properties with 10 feet of Type II landscaping as described in LUC 20.20.520.G.2 except that the required trees shall be a minimum of 10 feet in height at planting; or, if a use is proposed for the rooftop, the rooftop may be landscaped consistent with the planting requirements for the specific use that is proposed and for the land use district in which the use is located. All landscaping shall comply with standards set forth in LUC 20.20.520. The provisions of LUC 20.20.520.J (Alternative Landscaping Option) are applicable.

(17)If the setback abuts a street right-of-way, access easement or private road, the minimum dimension is 10 feet unless a greater dimension is specified.

(18)See LUC 20.20.030 for designation and measurement of setbacks.

(19)*Notwithstanding any other provision of this Code, except Part 20.25B LUC or LUC 20.20.900 through 20.20.910, as applicable, the allowable building height of an office building may be increased by 1 story, not to exceed 15 feet, if a minimum of 75 percent of the ground floor of the building is devoted to parking for that building.

*Effective only within East Bellevue Community Council jurisdiction.

(20)See LUC 20.25H.035 for additional critical area setbacks.

(21)See LUC 20.25H.045 for calculation of density/intensity on sites in the Critical Areas Overlay District.

(22)Density for senior citizen dwelling, congregate care senior housing, and assisted living is calculated as follows: Units less than 600 square feet count as 1/2 unit and units 600 square feet or greater count as 1 unit.

(23)This residential density may be in addition to FAR only for senior citizen dwellings, assisted living and congregate care senior housing.

(24)Lot coverage may be increased to 50 percent if congregate care senior housing, senior citizen dwellings, assisted living or nursing homes are constructed on site; provided, however, that coverage for the nonresidential portions of the development cannot exceed the maximum limits indicated. Lot coverage within NB and NMU Districts may be increased to 50 percent for mixed use development which includes residential uses comprising at least 1/2 the square footage of the building footprint. Underground parking in excess of 50 percent of the site area shall not be included in lot coverage calculations.

(25)The maximum building height for structures is increased to 30 feet only if residential uses or administrative office uses are provided on the second floor, and provided the structure does not exceed 2 stories. For purposes of this note, a story is defined pursuant to the International Building Code, Section 202, as adopted and amended by the City of Bellevue.

(26)See LUC 20.20.125 for specific requirements applicable to detached accessory structures.

(27)Lot coverage for schools located in residential land use districts is limited to 35 percent of the site area (refer to LUC 20.20.740).

(28)Dimensional requirements for the F1 Land Use District are listed in LUC 20.25F1.040.

(29)(Repealed by Ord. 5726).

(30)(Repealed by Ord. 5726).

(31)Any office building or any office portion of a building in the F2 District may not exceed a Floor Area Ratio of 0.75 FAR.

(32)The maximum FAR for the combined properties in the F3 Land Use District, regardless of use, shall be 1.26 FAR; provided, that individual parcels or portions of property lying within the F3 Land Use District may have FAR for those individual parcels or portions which exceed an FAR of 1.26; provided, that the FAR calculated for the entire aggregated property within the F3 Land Use District shall not exceed 1.26. The maximum FAR permitted herein is based on a maximum total development, including existing and new development of 950,000 square feet, calculated in the same manner as provided for in the calculation of FAR. In the event of an inconsistency between the FAR maximum of 1.26 and the maximum total development amount of 950,000 square feet, the latter shall control.

(33)In no event shall building height exceed 324 feet above sea level, based on North American Vertical Datum, 1988 (NAVD – 88).

(34)Maximum building height south of the F3 Land Use District Separation Line shall be 135 feet, with structural elements not intended for habitation above 135 feet, so long as structural elements do not exceed 275 feet above sea level based on NAVD – 88.

(35)See LUC 20.20.460 for exceptions and performance standards relating to impervious surface.

(36)Impervious surface limits for legally established nonconforming nonresidential uses and for new allowed nonresidential uses in these residential land use districts shall be 80 percent.

(37)Maximum hard surface, maximum impervious surface and maximum lot coverage by structures are independent limitations on allowed development. All areas of lot coverage by structures are included in the calculation of total maximum impervious surface, unless such structures are excepted under LUC 20.20.460. All areas of impervious surface coverage shall be included in the calculation of total maximum hard surface.

(38)Certain noncritical area setbacks on sites in the Critical Areas Overlay District may be modified pursuant to LUC 20.25H.040.

(39)These dimensional standards may be modified through an approved conservation subdivision, LUC 20.45A.060, or conservation short subdivision, LUC 20.45B.055.

(40)The greenscape requirements of this section shall be imposed any time a permit, approval, or review, including land alteration or land development for Single-Family Land Use Districts, is required by the Bellevue City Code or Land Use Code. Existing single-family front yard setbacks legally established on a site prior to January 1, 2008, which do not meet the minimum greenscape requirements set forth in Chart 20.20.010 shall not be considered nonconforming. The City shall not, however, approve proposals to decrease the greenscape percentage set forth in Chart 20.20.010 where a site already falls below the minimum greenscape requirements. Where an existing site falls below the minimum requirements set forth in Chart 20.20.010, the removal of greenscape shall not be approved unless an equal amount of existing impervious surface, pervious surface, or hardscape is removed, such that the net amount of greenscape is unchanged. The Director may modify the requirements of Chart 20.20.010 for nonconforming lots, corner lots, or lots with unique sizes and shapes. See LUC 20.50.022 for the definition of greenscape.

(41)See LUC 20.20.900.F for significant tree retention requirements relating to Single-Family Districts excluding, however, the R-1 Land Use District in the Bridle Trails Subarea which is otherwise governed by LUC 20.20.900.E.

(42)Dimensional requirements for the BelRed Land Use Districts are found at LUC 20.25D.080.

(43)Floor Area Ratio (FAR) Threshold. Development which exceeds a gross Floor Area Ratio (FAR) threshold of 0.5 shall comply with the following requirements:

(a) Applicability: FAR threshold requirements are applicable to new single-family homes and additions to existing homes that result in a 20 percent or greater increase in gross square feet.

(b)Maintain a minimum structure setback of 7.5 feet for each side yard; and incorporate either daylight plane standards or a second story stepback of not less than five feet on each side of the building facing a side yard property line.

(c) Exemptions: New single-family homes constructed as part of a subdivision pursuant to Part 20.45A LUC or planned unit development pursuant to Part 20.30D LUC are not subject to FAR threshold requirements. The Director may modify the FAR threshold requirements on either side of the structure where it can be demonstrated that the adjacent structure has been constructed at an FAR that exceeds the 0.5 threshold and the adjacent structure is built to dimensions which exceed the requirements noted in notetion (b) of this note.

(44)Maximum building height for single-family uses in Single-Family Residential Land Use Districts is 30 feet measured from the average elevation of the existing grade around the building to the highest point of a flat roof, or 35 feet to the ridge of a pitched roof. Refer to LUC 20.50.012 for definition of “Building Height – Single-Family Uses in Single-Family Land Use Districts.”

(45)For new single-family residential homes and additions in Single-Family Land Use Districts, the maximum height of any individual building façade is 40 feet measured from the existing grade at the building wall to the ridge of a pitched roof or top of a flat roof. New single-family homes constructed as part of a subdivision pursuant to Part 20.45A LUC or planned unit development pursuant to Part 20.30D LUC are exempt from this requirement.

(46)Maximum building height in CB Districts of the Wilburton Subarea that are located between 116th Ave NE and the BNSF Corridor is 75 feet.

(47)See LUC 20.20.425 for exceptions and performance standards related to hard surfaces.

(48)Maximum impervious surface limit only for sites where the use of permeable surfacing techniques is determined to be infeasible according to the criteria in the 2014 Department of Ecology Stormwater Management Manual for Western Washington, now or as hereafter amended.

(49)Up to one FAR of floor area dedicated to on-site affordable housing shall not be counted for the purposes of calculating the FAR of a project; provided, that:

(a)The ratio of affordable housing is 2.5 market rate units to 1.0 affordable housing units at 80 percent AMI;

(b)The general development requirements contained in LUC 20.20.128 do not apply;

(c)The bedroom mix and exterior finishes shall be comparable to the market rate units, but interior design, unit size, amenities and interior finishes may vary; and

(d)An agreement in a form approved by the City will be executed by the applicant and recorded with the King County Record’s Office, or its successor organization, requiring the affordable housing to remain for the life of the project. This agreement shall be a covenant running with the land, binding on assigns, heirs, and successors of the applicant.

(50)Office-designated properties in the Eastgate Subarea annexed into the City with the Eastgate annexation (May 2012) shall not be considered nonconforming with respect to FAR if the development thereon was legally established prior to the date of annexation.

(51)Not applicable to properties located in Shoreline Overlay Districts and which have shoreline frontage. For requirements applicable to such properties, see LUC 20.25E.065.

(Ord. 6417, 5-21-18, §§ 9, 10, 11, 13; Ord. 6366, 8-7-17, § 7; Ord. 6323, 11-21-16, §§ 1, 2, 3; Ord. 6197, 11-17-14, § 6; Ord. 6169, 7-14-14, §§ 2, 3; Ord. 5896, 8-3-09, § 1; Ord. 5876, 5-18-09, §§ 6, 7; Ord. 5867, 4-6-09, §§ 1, 2; Ord. 5791, 12-3-07, §§ 11, 12; Ord. 5726, 3-19-07, § 2; Ord. 5683, 6-26-06, § 2; Ord. 5672, 5-15-06, § 1; Ord. 5571, 12-6-04, § 1; Ord. 5480, 10-20-03, § 4; Ord. 5475, 10-20-03, § 5; Ord. 5430, 1-21-03, § 3; Ord. 5385, 7-15-02, § 6; Ord. 5232, 6-26-00, § 2; Ord. 5089, 8-3-98, § 4; Ord. 4979, 3-17-97, § 3; Ord. 4977, 3-17-97, § 1; Ord. 4973, 3-3-97, § 303; Ord. 4816, 11-27-95, §§ 402, 403; Ord. 4654, 6-6-94, § 18; Ord. 4422, 9-28-92, § 2; Ord. 4270, 7-8-91, § 6; Ord. 4065, 10-23-89, § 3; Ord. 3936, 7-18-88, § 2; Ord. 3780, 5-26-87, § 1; Ord. 3775, 5-26-87, § 6; Ord. 3747, 1-20-87, § 2; Ord. 3690, 8-4-86, § 2; Ord. 3530, 8-12-85, § 11; Ord. 3498, 5-28-85, § 2)

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