Bothell, WA Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- Height cap, R-C to R-M2
- 35 feet
- Height cap, R-M3
- 45 feet
- Height cap, R-M4
- 55 feet
- Measured from
- Average city-approved finish grade to highest point of structure
- Surveyor certification
- Required on sloping lots or within two feet of the limit
- Accessory building cap
- 20 feet or primary building height, whichever is less
Summary
In the City of Bothell, Washington, BMC 12.14.110 measures building height vertically from the average city-approved finish grade to the highest point of the structure. The residential table caps height at 35 feet in R-C through R-M2, 45 feet in R-M3 and 55 feet in R-M4, and a surveyor is required on sloping lots.
A. Building height shall be measured vertically from the average city-approved finish grade to the highest point of the structure. B. The average city-approved finish grade shall be measured by first delineating the smallest rectangle which can enclose the building and then averaging the existing ground elevations taken at the midpoint of each side of the rectangle. ... D. Compliance with the height requirement shall be determined by: 1. Review of building permit plans, including a site plan indicating existing and proposed finished grades and building footprint, and elevations for each side of the structure; and 2. Field verification at the completion of building framing. On sloping lots or when the structure is within two feet of the height limit, certification by a licensed surveyor is required. On all other structures, verification shall be provided to the building official as required at the time of the framing inspection.
Full Breakdown
Bothell sets the height numbers in the residential development standards table in BMC 12.14.030(A) and the method for measuring them in BMC 12.14.110. The table's maximum building height row reads 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. The R-AC column is blank in that row. Table note 5 and BMC 12.14.020(A) warn that specific building heights can apply in activity centers and subareas, which take precedence over the citywide table.
The measuring method is specific. Height runs vertically from the average city-approved finish grade to the highest point of the structure. To find that average grade, the applicant draws the smallest rectangle that encloses the building and averages the existing ground elevations at the midpoint of each side. If a midpoint falls off the subject property, the measurement point moves to the midpoint of the property line where it meets the rectangle. Under subsection C, the site plan must show existing ground elevations and proposed finish grades as determined by a licensed land surveyor, with elevations or sections for all sides of the building.
Compliance is checked twice: at building permit plan review, and in the field at the completion of building framing. On sloping lots, or when the structure is within two feet of the height limit, certification by a licensed surveyor is required. Other structures are verified to the building official at the framing inspection. BMC 12.14.120 lists structures that can rise above the limit, among them roof structures housing HVAC or ventilating fans, chimneys, flagpoles and utility poles. Accessory buildings carry their own cap of 20 feet or the height of the primary building, whichever is less, under BMC 12.14.130, and detached accessory dwelling units can reach 30 feet under BMC 12.14.135(E).
Violations & Fines
A building that exceeds the height limit violates BMC Title 12 and is enforced under Chapter 11.20 BMC by the community development director. The civil penalty is up to $250.00 per day for each violation from the date set for compliance, and the city can bill its investigation and correction costs plus a 15 percent administrative charge. A notice of violation can be appealed to the hearing examiner within 15 calendar days after service.
Frequently Asked Questions
How does the City of Bothell measure building height?
When does Bothell require a surveyor for height?
What is the maximum height of a house in Bothell?
Can anything exceed the Bothell height limit?
Sources & Official References
Other rules in Bothell
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Structure Height Limits in Nearby Cities
How other cities in King County handle structure height limits.