Are you thinking about adding accessory dwelling units (ADUs) to your property? Good news for Bend homeowners: as of June 2025, the City of Bend adopted Ordinance No. 2532, which will update the Bend Development Code to allow up to two ADUs on a lot that has a single-family home. We should see this adopted in the city code here soon. This change gives homeowners more flexibility to create rental units or living spaces for family. Before you jump into construction, however, it’s important to understand the new rules and requirements. In this article, we’ll break down the key things to consider – from the latest ADU size limits and zoning standards to permitting steps, sewer capacity checks, design tips, and practical use cases for adding two ADUs to your property.

New ADU Rules: Two Units per Lot (800 sq ft + 500 sq ft)

The biggest change is that Bend will soon allow two ADUs on a residential lot (previously only one was permitted). Each ADU is a small independent housing unit (with its own kitchen, bathroom, and living space) either attached to or detached from the main house. Under the new ordinance, one of the ADUs can be up to 800 square feet in floor area, and the second must be no more than 500 square feet. In other words, you could build one larger ADU (for example, a two-bedroom cottage) and one smaller studio-style unit on the same lot. City Council ultimately decided to set the second unit’s max size at 500 sq ft to encourage it to be a compact, single-room unit.

Both ADUs may be attached or detached – there’s no requirement that one be built onto the main house (an initial proposal to require one attached was removed in the final version). This means you have flexibility in design: you might convert part of your existing house or garage into an ADU, build a new detached backyard cottage, or even do a combination of one attached and one detached unit. If you build detached ADUs, note that the structures need to be at least 6 feet apart from each other and from the primary dwelling, for fire safety and building code compliance. (This spacing rule ensures detached units aren’t too close together; it doesn’t apply to older units built before 2016.) Aside from these new allowances, all the usual ADU definitions apply – an ADU must have the basic amenities of independent living (sleeping, cooking, bathroom, etc.) and a primary home on the lot to be considered accessory.

Key Code Requirements: Size, Setbacks, and Zone Compliance

When planning two ADUs on your lot, you’ll need to adhere to Bend’s zoning criteria and restrictions to ensure your project is code-compliant. Here are some key requirements to keep in mind:

• Zoning and Eligible Lots: The two-ADU option is allowed on any lot that contains an existing single-unit dwelling (a primary single-family house) in Bend’s residential zones. ADUs are permitted in the standard Residential Low (RL), Residential Standard (RS), Medium (RM, RM-10), and even in mixed-use or commercial zones as long as a legal single-family home is already on the property. (The only zone not eligible is the High Density Residential (RH) zone, since standalone houses aren’t allowed there.) In short, if you have a typical house in a residential neighborhood, you can likely add ADUs – but you cannot add ADUs to a lot that already has a duplex or other multi-family development, nor on a vacant lot without a primary home.
• ADU Size Limits: As mentioned, one ADU can be up to 800 sq ft and the other up to 500 sq ft in size. If you only build one ADU, the maximum remains 800 sq ft (which was the previous city limit for a single ADU). The 500 sq ft cap only applies when you are adding a second ADU. These are maximums, not requirements – your ADUs can certainly be smaller. Many people may choose to build a small studio or one-bedroom unit for the second ADU to stay within the limit. Also note, these size limits are floor area and generally include everything within the unit’s walls. They don’t directly include garage space unless the garage is part of the ADU unit itself.
• Setbacks and Placement: ADUs must follow the setback rules for your zoning district, which means the unit needs to be set back a certain distance from your property lines. For most residential zones in Bend, this translates to standard yard setbacks (for example, side setbacks of a few feet and a deeper front yard setback). If your ADU is detached and in the backyard, it will typically need to be a minimum distance from the rear and side property boundaries (often around 5 feet, though check the exact number for your zone). These setback requirements haven’t changed with the new ordinance, so plan your ADU footprint such that it fits within the buildable area of your lot. Additionally, remember the 6-foot separation between detached structures on the same lot – you can’t place a new ADU immediately adjacent to your house or to another ADU; some breathing room is required. This spacing not only satisfies code but also provides a bit of privacy and fire separation between units.
• Lot Coverage: Keep an eye on your lot’s building coverage limit. Bend limits the percentage of your lot that can be covered by buildings, ranging roughly from 30% up to 60% depending on the zoning. Adding two ADUs means adding more roof area on your property, which counts toward that coverage maximum. For example, on a smaller RS lot with a 50% coverage allowance, if your house already covers, say, 35% of the lot, you’d only have 15% of the lot area left for all new structures (ADUs, sheds, etc.). Make sure the footprint of your proposed ADUs won’t exceed what’s allowed. This might limit how large your ADUs can be or whether you need to build upward instead of outward. Checking this early can save you from a redesign later.
• Height and Design Standards: While the new ordinance didn’t specifically change height limits or design style requirements for ADUs, any existing standards in the code still apply. Typically, detached ADUs in residential zones can be up to a certain height (often similar to or a bit lower than the main house’s allowed height). If your design is two stories or a taller structure, verify the height is within limits. Bend used to have some design compatibility rules (like similar roof pitch or materials for ADUs); many of those were relaxed in recent years to encourage ADU construction, but you should double-check if any remain (for instance, there may be requirements if you’re in a historic district or something). Generally, as long as your ADU meets basic building codes and doesn’t violate neighborhood overlay standards, you have freedom in design.

In summary, before designing your ADUs, review your lot’s zoning to know the setback, coverage, and height constraints. The Bend Development Code’s residential chapter (BDC 2.1) will have tables for your zone that list these limits. The new ADU provisions don’t override those fundamental standards – they simply allow you to have two units of specified sizes if you can fit them within the existing envelope of rules. Early planning with a survey or site plan can help ensure your ADUs will physically “fit” on the lot within the legal boundaries.

Permitting Process and Sewer Capacity Requirements

Building one or two ADUs will require going through the city’s permitting process, but the good news is that ADUs are allowed by right under the code (no more conditional use permits or special exceptions needed, as Bend removed those barriers years ago. This means if your proposal meets the code standards, approval is typically handled administratively. Here are the main permitting considerations:

• Building and Planning Permits: You will need a building permit for each ADU (covering the construction, structural, electrical, plumbing, etc.), and typically a site plan review by the Planning Division to ensure zoning compliance. Bend often uses a Minimum Development Standards Review for small projects like ADUs, which checks things like utilities and access. When you apply, you’ll submit plans showing the ADUs’ size, placement on the lot, elevations, and how they tie into utilities. City staff will verify that setbacks, lot coverage, height, and other standards (as discussed above) are all met. Since ADUs are a permitted use, you won’t have a public hearing or anything, but you do need that sign-off from the city departments. It’s wise to consult with the City of Bend’s Development Services early on – they can guide you on submittal requirements and any specific studies needed.
• Utility Connections: Each ADU must have adequate access to utilities like water, sewer, and electricity. In most cases, you’ll be connecting the ADU(s) to the city sewer and water systems. If your property frontage does not already have water or sewer mains available, the city may require you to extend the mains along your property as part of the development. (For example, if you’re on a corner lot and one street lacks a sewer line, you might have to install one when adding units.) You’ll also need separate service lines run to the ADUs. Sewer System Development Charges (SDCs) are currently heavily discounted or waived for ADUs in Bend (an incentive the city put in place to encourage ADU construction, which can save you money, but be prepared for other hookup fees and the cost of infrastructure work if needed. If your property isn’t on city sewer (some fringe areas on septic), you’d have to show that the septic system can handle additional dwelling units or, more likely, convert to city sewer – this typically involves county sign-off for septic viability.
• Sewer Capacity Analysis: A critical new requirement in the ordinance is a sewer capacity check specifically for adding a second ADU. Why? Because adding more dwelling units effectively increases the density (number of homes) on your lot beyond what the zoning normally anticipates, which could impact community sewer lines. The code now says if adding the extra ADU pushes your property over the standard density limit for the zone, you must demonstrate that the sanitary sewer system can accommodate it. In practice, this means you (or likely an engineer) might need to perform a Sewer Analysis for the City to review. They will look at the sewer main your house is connected to and see if the additional flow from another unit would cause any capacity issues. The official criteria are technical – for instance, the second ADU is not allowed if it would make the sewer line go over 80% full in dry conditions, reduce manhole freeboard below 2 feet in wet weather, or push a sewer pump beyond certain velocity limits. But simply put, if your neighborhood’s sewer pipes are already near capacity, the city may not approve a second ADU until upgrades are made. If the pipes have plenty of capacity, you’re good to go. Most homeowners won’t need to worry about the specifics unless flagged by the city; just be aware this check exists. The city will inform you if a sewer analysis is required when you apply. According to a news report, “if the ADU exceeds the maximum housing density for a given zone, the additional unit is only allowed if property owners can prove through an analysis that the sewer system can handle the extra home. This is mainly a safeguard to avoid overloading infrastructure, so it’s a wise addition to the code.
• Other Infrastructure: Aside from sewer, ensure that other services like road access and addressing are sorted out. Generally, adding ADUs doesn’t necessitate new roads, but you might need to add or widen your driveway or provide a paved path to the ADU doors for emergency access. Off-street parking is no longer required for ADUs (Bend removed the one-space-per-ADU parking mandate in 2019), but consider where occupants will park—on your driveway or on the street—and whether any additional curb cuts (driveway aprons) are needed. The fire department may also require that the units are identifiable (so you might label them “Unit A” and “Unit B” or have distinct addresses like 1234A and 1234B Main Street for 911 purposes). These details will usually be handled during permit review.

Overall, the permitting process for two ADUs is similar to that for one ADU, with the added step of verifying sewer capacity for the second unit. It’s a good idea to engage a professional designer or builder who has experience with ADU projects in Bend – they can help prepare a complete application package and navigate any technical reports. And always check the City of Bend’s ADU guidelines and speak with a planner if in doubt about requirements. With permits in hand, you’ll be ready to break ground knowing your project meets all the city requirements.

Second Kitchen in the Main House (and Keeping It a Single Dwelling)

In addition to allowing multiple ADUs, the June 2025 code changes introduced another interesting option: the ability to have a second kitchen within your primary dwelling unit. This is essentially a way to create an “in-law suite” or separate cooking area in your main house without turning it into a duplex. Previously, the code said a dwelling could only have one kitchen, period. Now you can install a fully functional second kitchen in your home – but there are strict conditions to ensure your house remains a single dwelling and isn’t illegally split into two units.

What’s allowed? You could, for example, outfit a basement or an upstairs wet bar as a full second kitchen (with a stove, sink, fridge, etc.), which could serve a family member or long-term guest living semi-independently. This can be great for intergenerational living arrangements, live-in caretakers, or even just an expansive entertaining/cooking area for yourself. However, the city is clear that doing this should not create a separate rentable unit unless you go through the proper process to establish one. To that end, the code includes several safeguards:

• Internal Access Must Be Maintained: The portion of the house with the second kitchen must remain accessible to the rest of the house’s living space on the inside. In practical terms, you cannot put up a deadbolted door or separate entrance that completely segregates the second kitchen area as if it were an independent apartment. For instance, if you add a kitchen in the basement, you must keep an interior stairway or doorway connecting it to the main floor. You could still have an exterior door for convenience, but someone in the second kitchen area should be able to freely enter the main part of the house without going outside. The goal is to ensure it functions as one home, not two.
• Not in a Detached Structure: The secondary kitchen has to be within the same building as your primary dwellin. You cannot put a second kitchen out in a detached garage or guesthouse and call it part of the main dwelling – that would essentially be an ADU. If you want a kitchen in a separate building, that building by definition becomes an ADU and needs to follow the ADU rules. So the second kitchen option is truly for inside the main house only (whether on the same floor or different floors of that house).
• Building Code Compliance: The second kitchen must meet all the usual building code requirements for kitchens – for example, proper electrical circuits for appliances, ventilation for the stove, etc. This is mostly straightforward; any licensed contractor will know what’s required to add a kitchen legally. This point is just to ensure safety isn’t compromised when adding new cooking facilities.
• Single-Dwelling Covenant: Perhaps most importantly, the homeowner must sign and record a covenant with the City agreeing that the property will remain a single dwelling unit and that merely adding the second kitchen does not create a separate dwelling. This is a recorded document (often called a “use compliance covenant”) that gets tied to your property’s title. It basically puts in writing that you won’t rent out part of the house as an independent apartment or try to divide/sell it as a duplex. If in the future someone wanted to officially split the home into two units, that covenant would need to be addressed (and you’d likely have to remove the second kitchen or convert it into an ADU with permits). In essence, the covenant is the city’s tool to enforce that the house stays one unit. It’s a one-time step: you sign it, get it recorded with the county, and provide proof to the city as part of your permit.

In plain language, “the home cannot be divided into apartments” under this provision. The idea is to allow flexibility for homeowners who need an extra kitchen for family use, while preventing abuse (like creating an illegal duplex). So if you’ve been dreaming of a “junior ADU” within your house for say, a mother-in-law suite, this new rule makes that possible without having to build a separate structure or go through a full land use change. Just remember that you and any future owners are bound to keep it one household.

Design tip: If you take advantage of the second kitchen option, consider how you layout the space to keep a natural flow with the rest of the house. For example, an open doorway or archway to the second kitchen area (instead of a lockable door) can symbolically and literally maintain that connection. And think about sound insulation – two kitchens running can mean double the appliance noise and cooking aromas under one roof! You might want good ventilation and maybe some sound-dampening between floors if, say, Grandma is frying onions downstairs while you’re watching TV upstairs. With thoughtful design, a second kitchen can seamlessly integrate and serve your household’s needs without feeling like a duplex.

Designing for Multi-Unit Living on a Single Lot

When adding multiple ADUs (or an ADU plus a second kitchen) to your property, you’re essentially turning your single-family lot into a multi-unit compound (albeit on a small scale). Good design and planning will make this setup comfortable for you, any tenants or family members, and your neighbors. Here are some design considerations for making multi-unit living work well:

• Site Layout & Privacy: Carefully plan where each ADU will sit on your lot to maximize privacy and minimize conflicts. If you’re building two detached ADUs, think about orienting them and the main house such that windows and entrances don’t directly face each other in awkward ways. Creating a bit of private outdoor space for each unit is ideal – for example, one ADU might have a small patio on the west side of the yard, while the other has a deck or sitting area on the east side, and the main house retains a portion of the yard. Use fencing or landscaping (trees, shrubs) strategically to provide screening between unit entrances or bedroom windows. The goal is to ensure each dwelling feels like it has its own space rather than everyone stepping on each other’s toes. Even on a tight lot, small design moves like offsetting doorways or using frosted glass for windows that face inward can preserve privacy for all.
• Access & Parking: Consider how each unit’s occupants will access their front door. Ideally, you’ll create a safe, well-lit path for each ADU from the street or from wherever they park. For an attached ADU (like a basement unit), this might be a side pathway along the house leading to a separate entrance. For a backyard cottage, maybe a walkway down the side of the lot or through the side of the yard. You might need to add a gate in a fence or a stepping-stone path across the lawn. Make it welcoming and obvious, so tenants or guests aren’t tromping through someone else’s private area to get home. Regarding parking, as mentioned, the city no longer mandates off-street parking for ADUs, but think ahead about the parking reality. If you plan to rent out both ADUs, you could end up with several extra cars needing space. Street parking in Bend neighborhoods can be limited, especially in winter with snowplow needs. If you have a driveway, you might widen it or extend it to accommodate an extra vehicle or two without blocking each other in. Alternatively, you can designate street parking spots for the ADU tenants if curb space is available. Some homeowners even add a parking pad or carport off an alley or at the back if possible. While not required, providing at least one parking spot for your ADUs can be a big plus for tenant satisfaction (and neighbor relations).
• Aesthetics & Neighborhood Fit: Adding two new units can significantly change the look of your property, so pay attention to design compatibility with your main house and neighborhood. Bend does not require ADUs to be a carbon copy of the main house’s style, but it’s wise to borrow some cues from your home’s design so the new structures feel cohesive. This could be as simple as using a similar roof form (for instance, matching the roof pitch or using complementary shingles) or echoing some architectural details (window grilles, trim colors, siding materials). A well-designed ADU often looks like a “mini house” that belongs in the backyard. Also, consider height and bulk – if your main house is single-story and most neighbors’ houses are too, building a two-story ADU might stand out and cause tension. You might opt for single-story ADUs or use dormers and design tricks to keep their profiles lower. Keeping the ADUs small and attractive will go a long way toward neighborhood acceptance. Many ADUs in Bend have modern, high-quality designs that actually enhance the property’s overall appeal. As a bonus, a thoughtful design will likely boost your property value more than a utilitarian box would.
• Shared and Separate Amenities: When multiple households share one lot, think about which amenities will be shared and which will be separate. For example, garbage/recycling – will you have one set of bins for everyone, or separate bins for the ADUs? (The latter can be tricky if there’s limited curb space on pickup day.) Mail and delivery – the postal service can assign separate mailbox units or you might use one mailbox with letters “A” and “B” for the ADUs. Plan a convenient spot for mailboxes that isn’t confusing. If you’re sharing a yard or garden, set some boundaries (literally or via ground rules) about who can use what area, so that a tenant in the ADU knows if they’re welcome to use the fire pit or if that’s private to the main house, for instance. A common area like a patio that everyone can use might be nice if you intend a communal living vibe (common in some multigenerational setups), but if you plan to rent to strangers, you might give each unit its own outdoor seating area instead. Also, consider adding some extra storage – perhaps a small shed for the ADU dweller’s bikes or gear, so they don’t clutter up the yard or your garage. Providing a covered spot for things like bikes, strollers, or outdoor equipment will be appreciated by anyone living in a smaller ADU.
• Noise and Lighting: Multi-unit properties can have noise conflicts if not mitigated. If one ADU is attached (say, a basement unit), invest in good sound insulation in the walls/floor separating it from your living space. For detached ADUs, placement of outdoor features matters – for example, don’t put the ADU’s AC compressor right under your bedroom window, or vice versa. Keep noisy equipment away from critical areas, or use noise dampening fences. Encourage a quiet layout: maybe bedrooms of one unit are not directly facing the bedrooms of another through a fence, etc. Outdoor lighting is another consideration – you’ll want paths and entrances lit for safety, but be careful to use downward-facing, shielded lights so you’re not beaming light into other units’ windows at night. Motion sensor lights by ADU entrances can be a good choice for occasional use without staying on all night.

Designing essentially a tiny “community” on your lot can be challenging but rewarding. Many homeowners find that with smart design, they can create a setup where the main house and ADUs feel pleasantly distinct yet harmoniously part of one property. Take advantage of resources like ADU house plans, or even consult an architect who specializes in small homes – they can often see creative ways to arrange units to get the best of privacy, utility, and beauty. The City of Bend doesn’t dictate the style, so you have freedom to be creative, but a well-thought-out design will ensure your multi-unit property is enjoyable for everyone who lives there (including you!).

Conclusion

The City of Bend’s June 2025 code amendments are a game-changer for homeowners interested in expanding their living space or rental opportunities. By permitting two ADUs on a lot and allowing a second kitchen in a home, the city is embracing more flexible housing arrangements. If you’re considering this route, remember to do your homework: check the size limits, zoning standards, and infrastructure requirements; work through the proper permits (don’t skip that sewer check if it applies!); and design your ADUs thoughtfully to ensure a harmonious living environment. When done right, adding ADUs can provide financial benefits, accommodate your family’s needs, and even add charm to your property without detracting from the neighborhood. Bend is looking to homeowners as partners in creating housing solutions, and these new rules give you more tools in the toolbox.

As you plan two ADUs on your lot, use this guide as a starting point, but also consult with city officials and professional builders/designers. With careful planning and compliance, you could soon be enjoying the rewards of your very own mini community – whether that’s an extended family under one roof (or rather, three roofs!), extra income from renters, or simply the satisfaction of maximizing your property’s potential. The process may involve some red tape and creative problem-solving, but many homeowners have found it well worth the effort. Bend’s housing future is all about options and flexibility, and now you have a prime opportunity to be a part of it by creating much-needed ADUs. Good luck with your project, and enjoy the journey of expanding your homestead!

Sources: City of Bend Ordinance 2532 (2025) and Bend Development Code updates. Bend Bulletin and Source Weekly news coverage of new ADU rules bendbulletin.com bendsource.com; City of Bend Issue Summary and staff reports on ADU code amendments bend.granicus.com.