Bothell residential height rules
Bothell residential building height: start with the zone
Bothell's residential height limit varies by zoning classification. The current dimensional table, measurement rules, and exceptions all need to be read together before deciding how tall a house can be.
On this page5 sections
Official starting point: Bothell residential dimensional standards. Verify the current code and parcel-specific rules before fixing a design.
Use the dimensional table for the parcel
The current BMC 12.14.030 table lists 35 feet for R-C, R-L1, R-L2, R-M1 and R-M2; 45 feet for R-M3; and 55 feet for R-M4. Activity centers and combined designations require their own check. Confirm the live zoning classification instead of carrying forward an older R9600 or similar neighborhood label.
Measurement rules are part of the limit
BMC 12.14.110 measures to the structure's highest point using the City-approved grade method. It describes the smallest enclosing rectangle and the average of existing elevations at the four side midpoints, with a rule for a midpoint outside the property. Ask the surveyor and designer to show the adopted inputs rather than using one convenient street elevation.
The same section requires surveyor-established existing elevations and proposed grades, plus elevations or sections for all sides. At framing, sloping lots and structures within two feet of the limit require surveyor certification. Arrange that verification before the construction schedule reaches it.
Check exceptions and overlapping rules
Limited roof features may have separate treatment. Critical areas, shorelines, design standards, subdivisions, and recorded conditions can also affect the practical envelope even when the basic height table looks straightforward.
Our take
Confirm the zone, survey the site, and have the designer cite the exact code row on the height diagram. That creates a cleaner question for city staff and reduces later redesign.
Practical worksheet
Put this guide to work
Worksheet updated . This is a planning example. Regulatory sources and data have their own dates.
Ask for a height drawing that can be checked
An illustrative roof elevation of 130 feet is 28 feet above a controlling grade elevation of 102 feet. Whether that complies depends on the applicable local limit and the legal grade-measurement method. Raising the finished yard does not automatically raise the allowed roof.
- Identify the rule
- Write the zone, overlay, applicable height row, grade definition, roof measurement and any separate wall or facade limit.
- Show the inputs
- Use the survey datum and labeled measurement points. Show existing or original grade and proposed finished grade separately, with roof elevations and sections on the downhill side.
- Test design changes
- Recalculate after changing the footprint, floor elevations, roof form or grading. Check chimneys, equipment and other features under their own rules.
- Leave a verification path
- Ask what survey certification or field check is required, at what stage and who will arrange it.
The useful deliverable is a calculation tied to a plan and survey, not ‘two stories are allowed.’ If the concept uses an exception or bonus, show both the base-compliant option and the conditions required for the alternative.
Action plan
What to do next
- 1
Confirm the Bothell zoning classification.
- 2
Read the height row, footnotes, measurement section, and exceptions together.
- 3
Order a current boundary and topographic survey.
- 4
Show grade and roof-height calculations on the plans.
- 5
Ask the Permit Center about critical areas or unusual site conditions.
Official resources