HomeMy WebLinkAbout2025-02-26 Planning Board PacketAgenda
Edmonds Planning Board
REGULAR MEETING
BRACKETT ROOM
121 5TH AVE N, CITY HALL - 3RD FLOOR, EDMONDS, WA 98020
FEBRUARY 26, 2025, 7:00 PM
Edmonds Planning Board Agenda
February 26, 2025
Page 1
REMOTE MEETING INFORMATION:
Meeting Link:https://edmondswa-
gov.zoom.us/s/87322872194?pwd=WFdxTWJIQmxITG9LZkc3K0huS0l4QT09 Meeting ID: 873 2287
2194 Passcode:007978
This is a Hybrid meeting: The meeting can be attended in-person or on-line. The physcial
meeting location is at Edmonds City Hall 121 5th Avenue N., 3rd floor Brackett Rooom
Or Telephone :US: +1 253 215 8782
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
We acknowledge the original inhabitants of this place, the Sdohobsh (Snohomish) people and
their successors the Tulalip Tribes, who since time immemorial have hunted, fished, gathered, and
taken care of these lands. We respect their sovereignty, their right to self-determination, and we
honor their sacred spiritual connection with the land and water.
1. CALL TO ORDER
2. ANNOUNCEMENT OF AGENDA
3. APPROVAL OF MINUTES
A. Previous Meeting Minutes
4. AUDIENCE COMMENTS
For topics not scheduled for a public hearing. Please limit your comments to 3 minutes.
5. PUBLIC HEARINGS
6. UNFINISHED BUSINESS
A. Neighborhood Center and Hub Code Update - Key Issues
B. Middle Housing Code Update: Key Issues
7. NEW BUSINESS
8. ADMINISTRATIVE REPORTS
9. SUBCOMMITTEE REPORT
10. PLANNING BOARD EXTENDED AGENDA
A. Extended Agenda
Edmonds Planning Board Agenda
February 26, 2025
Page 2
11. PLANNING BOARD MEMBER COMMENTS
12. PLANNING BOARD CHAIR COMMENTS
13. ADJOURNMENT
Planning Board Agenda Item
Meeting Date: 02/26/2025
Previous Meeting Minutes
Staff Lead: Mike Clugston
Department: Planning & Development
Prepared By: Heather Lakefish
Background/History
N/A
Staff Recommendation
Approve the draft January 22, 2025 and February 12, 2025 meeting minutes.
Narrative
N/A
Attachments:
1.22.25 draft PB action minutes
2.12.25 draft PB minutes
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Planning Board Meeting Minutes
January 22, 2025 Page 1 of 3
DRAFT
CITY OF EDMONDS PLANNING BOARD
Action Minutes
January 22, 2025
Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom.
LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Lauren Golembiewski.
Board Members Present
Lee Hankins, Chair
Jon Milkey, Vice Chair
Jeremy Mitchell
Lauren Golembiewski
George Bennett (alternate)
Judi Gladstone
Nick Maxwell
Steven Li
Isaac Fortin, Student Rep.
Board Members Absent
None
Staff Present
Shane Hope, Interim Director of Planning & Development
Brad Shipley, Senior Planner
Angie Feser, Parks, Recreation, & Human Services Director
Jenn Leach, Program Coordinator
Navyusha Pentakota, Associate Planner
READING/APPROVAL OF MINUTES
There were no minutes provided for approval.
ANNOUNCEMENT OF AGENDA
There was unanimous consent to approve the agenda as presented.
AUDIENCE COMMENTS
An unknown speaker spoke in support of Susie Schaefer, a former neighbor of hers.
ADMINISTRATIVE REPORTS
None.
PUBLIC HEARINGS
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Planning Board Meeting Minutes
January 22, 2025 Page 2 of 3
A. Native Plant Demo Garden Renaming Proposal
Ms. Feser and Ms. Leach made a presentation regarding the proposal to rename the Demo Garden at the Willow
Creek Hatchery & Watershed Education Center to the Susie Schaefer Wildlife and Native Plant Community
Garden.
Chair Hankins opened up the public hearing to discuss the proposal.
The following individuals spoke in support of the proposal:
• Laura Walls, Edmonds resident
• Beth Roe (phonetic)
• Alan Mearns
• Brittany Ahmann, Sound Salmon Solutions Development & Stewardship Specialist
• Bill Derry, Edmonds resident and President of Pilchuck Audubon
• David Richman
• Brian Zinke, Executive Director for Pilchuck Audubon
• Dougie MacDonald also spoke in support of the proposal.
• Lisa Villa, former resident of Edmonds and current resident of Medellin, Columbia
• Courtney Sullivan with the National Wildlife Federation
• Thayer Cueter
Susie Schaefer thanked the board for the honor of having the garden named after her.
BOARD MEMBER GLADSTONE MADE A MOTION RECOMMENDING THAT THE NAME OF
THE DEMO GARDEN BE CHANGED TO THE SUSIE SCHAEFER WILDLIFE AND NATIVE
PLANT COMMUNITY GARDEN. THE MOTION WAS SECONDED BY LAUREN
GOLEMBIEWSKI. THE MOTION WAS PASSED UNANIMOUSLY.
UNFINISHED BUSINESS
A. Neighborhood Centers and Hubs Code Update
Shane Hope and Navyusha Pentakota provided a presentation to the board about the Neighborhood Centers and
Hubs interim ordinance. The need for the project and project timelines were discussed.
NEW BUSINESS
A. Introduction to STEP Housing (File AMD 2024-0006)
Shane Hope and Brad Shipley introduced the STEP housing interim code update to the board. The need for the
project and project timelines were discussed.
SUBCOMMITTEE REPORT
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Planning Board Meeting Minutes
January 22, 2025 Page 3 of 3
None.
PLANNING BOARD EXTENDED AGENDA
Public hearings have been added into the extended agenda for March 12th for STEP housing and April 23rd for
centers and hubs and middle housing. Those could be hosted by the planning board and Council or just Council.
PLANNING BOARD MEMBER COMMENTS
Board Members commented on various issues.
PLANNING BOARD CHAIR COMMENTS
Chair Hankins provided comments.
ADJOURNMENT:
The meeting was adjourned at 9:10 p.m.
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Planning Board Meeting Minutes
February 12, 2025 Page 1 of 3
DRAFT
CITY OF EDMONDS PLANNING BOARD
ACTION MINUTES
February 12, 2025
Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom.
Board Members Present
Lee Hankins, Chair
Jon Milkey, Vice Chair
Lauren Golembiewski
Judi Gladstone
Nick Maxwell
Steven Li
Isaac Fortin, Student Rep.
Board Members Absent
Jeremy Mitchell
George Bennett (alternate)
Staff Present
Mike Clugston, Planning Manager
Brad Shipley, Senior Planner
1. CALL TO ORDER
Chair Hankins called the hybrid meeting of the Edmonds Planning Board to order at 7:00 p.m. at Edmonds City
Hall and on Zoom.
2. LAND ACKNOWLEDGEMENT FOR INDIGENOUS PEOPLES
The Land Acknowledgement was read by Board Member Fortin.
3. ROLL CALL
Chair Hankins called the roll. All board members were present except for Board Member Mitchell and Board
Member Bennett.
4. ANNOUNCEMENT OF AGENDA
THERE WAS UNANIMOUS CONSENT TO APPROVE THE AGENDA AS PRESENTED.
5. READING/APPROVAL OF MINUTES
BOARD MEMBER MAXWELL MADE A MOTION TO APPROVE THE JANUARY 8, 2025
MINUTES. THE MOTION WAS SECONDED AND PASSED UNANIMOUSLY.
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Planning Board Meeting Minutes
February 12, 2025 Page 2 of 3
BOARD MEMBER GLADSTONE THEN MADE A MOTION TO, GOING FORWARD, ADOPT
ACTION MINUTES FOR THE BOARD MEETING MINUTES, INCLUDING THE JANUARY 22,
2025 MINUTES. MOTION SECONDED BY BOARD MEMBER MAXWELL. MOTION PASSED
UNANIMOUSLY.
6. PUBLIC HEARINGS
None.
7. AUDIENCE COMMENTS
1. Roger Pence, Edmonds, spoke regarding the adoption of action minutes.
8. ADMINISTRATIVE REPORTS
None.
9. UNFINISHED BUSINESS
A. Discussion of STEP Housing Interim Ordinance (File AMD2024-0006)
Mike Clugston provided an update to the board regarding the STEP housing interim ordinance, and issues
regarding timing of a draft ordinance to use to provide recommendations to City Council were discussed.
B. Design Review Code Update: Key Issues Discussion
Brad Shipley made a presentation to the board regarding the design review code update. Staff will be drafting
the code update for the board's review and input, the review process, and the development standards. The
interim ordinance currently in place will have to be replaced or adopted by a certain time frame. There will
probably be a format for how the different building types would be regulated drafted by staff, as well as draft
language for middle-housing zoning. Staff will have a draft organization of design review code for the board's
review, as well.
10. NEW BUSINESS
None.
11. SUBCOMMITTEE REPORT
None.
12. PLANNING BOARD EXTENDED AGENDA
Agendas for Comprehensive Plan and Code Updates were discussed. The Planning & Development Annual
Work Plan can be eliminated.
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Planning Board Meeting Minutes
February 12, 2025 Page 3 of 3
13. PLANNING BOARD MEMBER COMMENTS
Board members commented on various issues.
14. PLANNING BOARD CHAIR COMMENTS
Chair Hankins provided planning board notes outlined in his memo. He also expressed the board's appreciation
to the Planning Department for their work.
15. ADJOURNMENT:
The meeting was adjourned at 8:50 p.m.
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Planning Board Agenda Item
Meeting Date: 02/26/2025
Neighborhood Center and Hub Code Update - Key Issues
Staff Lead: Navyusha Pentakota
Department: Planning & Development
Prepared By: Navyusha Pentakota
Background/History
The Edmonds Comprehensive Plan has numerous policies for encouraging walkability, healthy
neighborhoods, and more housing choices for a range of income levels.
In the 2024 Comprehensive Plan update, the city adopted a growth strategy that designated certain
areas that had existing commercial and multifamily properties as key focus areas for growth and
infrastructure development. These designated areas, known as Neighborhood Centers and Hubs (NCH),
will accommodate new multifamily housing within a neighborhood setting, as well as provide for small-
scale commercial and mixed-use spaces. While meeting housing needs is a priority, the broader goal for
these areas is to encourage services, amenities, open spaces, and walkable streetscapes that enhance
the overall sense of community and reduce the need to drive to obtain services.
To enable development in these centers and hubs as desired, the development code needs to be
updated to accommodate the additional housing and mix of uses. Per state legislation, updating the
city's code for the additional housing was actually due by the end of 2024. With limited resources, the
City could not quite accomplish this before the Comprehensive Plan update was complete. So, an interim
(temporary) ordinance for the neighborhood centers and hubs was adopted by the City Council on
January 14, 2025.
An interim ordinance is a temporary way to adopt regulations to meet a time-sensitive goal. This
temporary code may be in effect no more than six months unless the City Council adopts an extension.
At the end of six months (or sooner, depending on Council action), the interim ordinance expires.
Council may adopt a permanent ordinance (with any changes from the interim version) prior to the date
the interim ordinance expires.
Staff will be working to get Planning Board and community input about possible revisions to the interim
ordinance to include in the permanent ordinance. For example, the final version may include some
distinctions between different types of centers and hubs and the uses allowed in those areas.
Staff Recommendation
No recommendation needed. This is an informational session to discuss the work flow and process.
Narrative
As part of the 2024 Comprehensive Plan update, City has adopted a growth strategy where designated
areas called Neighborhood Centers and Hubs (NCH) were identified to accommodate future residential
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and commercial growth.
There are four neighborhood Centers - Five Corners, Westgate, Firdale, and Medical District Expansion -
and five neighborhood Hubs - North Bowl, Maplewood, East Sea View, West Edmonds Way, and South
Ballinger - as illustrated in Figure 2.5 of the Comprehensive Plan.
These are areas within Edmonds with the opportunity to create vibrant, sustainable places that:
· Allow multifamily residential, commercial and mixed uses, along with existing single-family
housing
· Establish height limits consistent with Comprehensive Plan maps for each center and hub (i.e., 3,
4, or 5-story maximum)
· Allow a one-floor bonus height (an additional 10’) as an incentive for a development proposal to
include community amenities, such as a plaza, pocket park, or open space
· Require some less parking, and
· Provide design standards applicable specifically to these areas.
To establish these neighborhood centers and hubs and to encourage development moving forward, a
new (interim) development code chapter was adopted: Chapter 16.120 ECDC. The interim code NCH
code language is included as Attachment 1.
The interim code includes several key components, including its purpose, effects, and applicability. It
provides definitions, along with the creation of three subdistricts that reflect the 2024 Comprehensive
Plan. The ordinance covers various uses, including commercial activities, and sets site development
standards. Additionally, it specifies community benefit requirements for potential incentive floors in
multifamily or mixed-use buildings. Design standards, signage regulations, and parking requirements,
including those for motor vehicles, bicycles, and electric vehicle (EV) charging stations, are also included.
However, there are still some sections that need additional clarity or that could benefit from other ideas.
Of course, the final version still needs to result in being feasible for intended development to achieve.
Staff is working to identify commonalities and differences between the nine centers and hubs and to
develop standards tailored to each area's characteristics. Attachment 3 includes maps of the nine NCH
areas identified in the Comprehensive Plan along with existing zoning maps of the areas. A key area of
focus will be on transitions between the new mixed-use areas and existing single-family neighborhoods.
To address the possible impact of future development on the single-family areas, specific development
standards will be established on the NCH lots to provide transition in terms of setbacks, building heights,
and the like.
Attachment 4 compares existing zoning standards within the Neighborhood Center and Hub areas
against the adopted interim code for NCH. Note that the existing zoning code uses transitional setbacks
on commercial properties when adjacent to residential properties similar to the transition language in
the interim code. A study of existing parcels will be conducted, and clear visuals will be provided to
illustrate how these standards apply to different areas.
Concerns were raised during the comprehensive plan update process about future zoning standards for
height, density, and transitions within the Westgate Center and the North Bowl Hub. These issues and
others listed below will be carefully considered as the permanent NCH zoning code is developed.
1. Clarity on Community Benefits Applicability: Some concerns were raised that it's not clear
enough where or how community benefits apply. Regulatory language can be added to address
this as needed.
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2. Lot Types & Visuals: There is a need for better visuals to show how the standards apply to
different lot types, helping stakeholders understand how the regulations will be implemented.
3. Setbacks in Transition Zones (MU-4, MU-5): Concerns have been raised about the bonus height
allowances and the need for clearer setback requirements to ensure smooth transitions
between different zoning types.
4. Area Considerations: Specific concerns about height, density, and transitions in the Westgate
Center, North Bowl hub area will be carefully reviewed to ensure that the development is
sensitive to its surroundings.
5. Bonus Height Incentives for Affordable Housing: There is an opportunity to align bonus height
incentives with the goal of promoting affordable housing. This will be explored to balance
growth and affordability.
6. Standards for Single-Family Renovation/Redevelopment: Clarification is needed of standards
for single-family redevelopment in mixed-use areas to ensure existing single-family houses can
remain and perhaps expand, while not reducing opportunities to increase multifamily and
commercial uses.
7. Design Elements: Standards are needed to ensure that design is consistent across all centers and
hubs, helping to create a cohesive aesthetic while allowing for flexibility.
8. Height Calculation with Parapets: Questions have been raised about whether the 30-foot height
limit includes or excludes parapets. This can be clarified in the permanent code.
During the Feb 26th meeting, staff will provide an overview of the key issues and will discuss the
approach with the Planning Board for any further feedback or guidance in the process. Additionally, staff
will also be sharing the upcoming community engagement opportunities to gather input from residents
and the business owners.
Attachments:
Attachment 1 - Neighborhood Centers and Hubs Interim Code
Attachment 2 - NCH keyissues_PB_25.02.26 slides
Attachment 3 - Existing zoning and 2024 FLUM NCH comparison maps
Attachment 4 - Summary table comparing current zone and Interim NCH Standards
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Chapter 16.120
Neighborhood Centers and Hubs
Sections:
16.120.000 Purpose
16.120.010 Effect and applicability
16.120.020 Deflnitions
16.120.030 Subdistricts
16.120.040 Uses
16.120.050 Site development standards
16.120.060 Community beneflt for an incentive fioor
16.120.070 Multifamily building types
16.120.080 Design standards
16.120.090 Signage
16.120.100 Motor vehicle parking
16.120.110 Bicycle parking facilities
16.120.120 Electric vehicle charging
16.120.000 Purpose.
The Neighborhood Centers and Hubs (NCH) Zone is established to promote the development of
neighborhood centers and neighborhood hubs as focal points within the city. Neighborhood
centers and hubs bring a mix of neighborhood retail, amenities, and services in proximity to
residents. They also help ensure capacity for multifamily housing to meet the city’s
forecasted need to accommodate a broad range of income levels, consistent with the
City’s Comprehensive Plan. Development in a neighborhood center or hub is intended to
be at a scale not much greater than what is possible around it and to encourage walkability
and an attractive environment that includes trees and open spaces.
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16.120.010 Effect and applicability.
A. This chapter applies to the neighborhood centers and hubs as designated in the
Comprehensive Plan.
B. Neighborhood centers are the areas of Westgate, Five Corners, Medical District
Expansion, and Firdale Village, as shown in Figure 2.5 of the City’s Comprehensive Plan.
C. Neighborhood hubs are the areas of North Bowl, East Seaview, South Lake Ballinger,
West Edmonds Way, and Maplewood, as shown in Figure 2.5 of the City’s Comprehensive
Plan.
D. In the centers and hubs, single-family houses and their accessory or secondary uses
shall be subject to the requirements of Chapter 16.20 ECDC for single-family residential
uses.
E. Where this chapter confiicts with any other, this chapter shall prevail for the designated
centers and hubs.
16.120.020 Deflnitions. In implementing this chapter, the following deflnitions apply.
A. “Community services” mean services provided by a nonproflt or religious organization to
aid people in obtaining housing, food, or medical treatment.
B. “Incentive fioor” means the extra or bonus story allowed in a Mixed-Use 4 or Mixed-Use 5
subdistrict if the conditions in ECD 16.120.060 are met.
C.” Indoor gathering space” mean an indoor space, such as a lobby, shared common
space, and meeting room, for permitted primary uses.
D. “Multifamily housing ” means housing of at least four units attached to each other in
some combination or attached to commercial uses or community facilities.
E. “Pedestrian zone” means the area between the primary street and the exterior of a
building, excluding single-family houses and their accessory or secondary buildings, that is
less than twenty feet from a primary street.
F. “Pocket park” means a small outdoor area that provides dedicated space for passive or
active recreation, open to the public.
G. “Portable sign” means an A-frame sign that stands no taller than 36 inches or a
stanchion sign that stands no taller than 42 inches.
H. “Primary street” means the public street right-of-way that a building faces or when a
property borders two or more streets, the street that typically has the most traffic.
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I. “Retail” means the direct sale of goods to the public for use or consumption.
J. “Right-of-way-related uses” means bus stops, utilities, bicycle paths, pedestrian access,
landscape, and other uses for public beneflt, as typically allowed within or adjacent to a
public right of way.
K. “Voluntary housing ” means assisted living, retirement homes, senior housing, adult
family homes, and other housing where residents may voluntarily live.
16.20.030 Subdistricts. The NCH zone has the following subdistricts:
A. Mixed-Use 3, which provides for an allowed land use or mix of land uses where the
maximum standard height of buildings is no more than three stories and no additional
incentive fioor is allowed;
B. Mixed-Use 4, which provides for an allowed land use or mix of land uses where the
maximum standard height of buildings is three stories without an incentive fioor and where
four stories are allowed with an incentive fioor;
C. “Mixed-Use 5”, which provides for an allowed land use or mix of land uses where the
maximum standard height of buildings is no more than four stories without an incentive
fioor and where flve stories are allowed with an incentive fioor.
16.120.040 Uses.
A. Permitted primary uses are one or more of the following: multiple dwellings, single-
family dwellings built or permitted prior to January 1, 2025 and on the same building
footprint, other forms of voluntary housing, bed-and-breakfasts, commercial uses,
community facilities, community services, offices, open space, open air markets, pocket
parks, plazas, right-of-way-related uses, and community services.
B. Permitted accessory and secondary uses are one or more of the following: accessory
dwellings, home occupations, daycare, garages, workshops, mechanical equipment,
storage facilities, recreation, art, meeting rooms, commuter parking lots containing less
than ten designated spaces in association with a permitted primary use, private parking of
vehicles, indoor gathering spaces, and other uses that do not create a nuisance.
C. Prohibited uses are as follows: sexually oriented businesses, recreational marijuana,
half-way houses, hospitals, and hotels.
D. Any development may have a mix of permitted uses.
E. Multifamily housing that is developed with more than twenty units shall provide ground
fioor commercial space that is equal to at least ten percent of the ground fioor footprint.
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F. Grocery and convenience stores must sell fresh produce and dairy or dairy-substitute
products. Less than half of the shelf and case space must be for the sale of alcoholic
beverages and packaged snack foods.
G. Outdoor dining is allowed, provided that, when within ten feet of a property in single-
family use, it is screened with a combination of plantings and fencing at six feet or more in
height. The provisions of EDC 17.70.040 do not apply to this district.
16.120.050 Site development standards.
A. Height.
1. The height of detached single-family houses and their accessory/secondary uses
is subject to ECDC 16.20.030 and 16.20.050, respectively.
2. Maximum number of stories for buildings in a center or hub, excluding detached
single-family houses and their accessory or secondary uses, shall be consistent
with Figure 2.5 of the Comprehensive Plan. Maximum standard height is identifled
in this subsection, provided that exceptions may apply, pursuant to ECDC
16.120.050.A.3 and ECDC 16.120.060.
a. For Mixed-Use 3 subdistricts, buildings may be three stories tall and the
standard maximum building height is 30 feet, provided that it may be 33 feet
when the flrst-fioor height is 12 feet. However, for any lot abutting or
immediately across the street from a single-family zone, the height of any
portion of a building that is within 20 feet of the property line shall be no
greater than 30 feet under any circumstances, even where criteria for height
exceptions, incentives or bonuses in this chapter are otherwise met.
b. For Mixed-Use 4 subdistricts, buildings may be either three stories tall,
with a standard maximum building height of 30 feet (or 33 feet when the flrst-
fioor height is 12 feet) and not including an incentive fioor, or four stories tall,
with a maximum height of 40 feet (or 42 feet if the flrst-fioor height is 12 feet)
that includes one incentive fioor. However, for any lot abutting or
immediately across the street from a single-family zone, the height of any
portion of a building that is within 20 feet of the property line shall be no
greater than 30 feet under any circumstances, even where criteria for height
exceptions, incentives or bonuses in this chapter are otherwise met.
c. For Mixed-Use 5 subdistricts, buildings may be four stories tall, with a
standard maximum building height of 40 feet (or 42 feet if the flrst-fioor
height is 12 feet) and not including an incentive fioor, or flve stories tall, with
6.A.a
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a maximum height of 50 feet (or 52 feet if the flrst-fioor height is 12 feet) that
includes one incentive fioor. However, for any lot abutting or immediately
across the street from a single-family zone, the height of any portion of a
building that is within 20 feet of the property line shall be no greater than 30
feet under any circumstances, even where criteria for height exceptions,
incentives or bonuses in this chapter are otherwise met.
3. Exceptions for additional building height may apply only to the extent that one of
the conditions in this subsection is met. Exceptions are not additive; no more than
one of the exceptions shall apply to any building.
a. For buildings achieving green building certiflcation pursuant to ECDC
16.45.040 or ECDC 16.45.045 and that have commercial uses (excluding for
vehicle parking) comprising at least 50% of the ground fioor area, up to flve feet
higher than the standard maximum height in that location;
b. For areas of centers and hubs that are eligible for an incentive or bonus fioor,
as identifled in Figure 2.5 of the Comprehensive Plan, and that meet the criteria
for community beneflt, pursuant to ECDC 16.120.060, an additional fioor up to
10 feet in height is allowed.
B. Setbacks. For single-family houses and their accessory or secondary uses, the minimum
setbacks are as stated in Chapter 16.20 ECDC. For other buildings: Minimum street
setback is15 ft, except that the minimum street setback for a retail facility on a corner lot is
a minimum of 10 ft; Minimum side setback is 10 ft; Minimum rear setback is15 ft.
C. Lot coverage. Maximum coverage of a lot is 45%, provided that maximum lot coverage
for a single-family house is 35%.
D. Building location. At least one building on a site containing a primary use must have a
street-facing façade, of which two-thirds or more of the ground fioor is located no further
than twenty feet from the primary street, provided that for a detached single-family and its
accessory or secondary uses, the setback requirements of Chapter 16.20 ECDC prevail.
E. Landscaping and lighting.
1. Any site not covered by an allowed use, such as a building or paved area, must be
landscaped. Up to 10% of the landscaping may be comprised of hardscape
materials, such as boulders and rockeries. Small wooded areas and areas planned
for environmental conservation may remain in a more natural state, as approved in
the site plan.
6.A.a
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2. Outdoor lighting must be provided at all external building entries and stairways
and to illuminate the site’s address.
16.120.060 Community beneflt for an incentive fioor. An incentive or bonus fioor at a
height up to 10 feet above the standard maximum height for its location will be permitted
when a development provides an approved plaza, pocket park, accessible open space, or
outdoor recreational site of at least 800 square feet for public use. The space must include
seating, landscaping, pedestrian access, and other amenities as part of a master plan that
has considered neighborhood input and been approved by the director or director’s
designee. The space must be maintained consistent with the approved master plan or a
revised master plan that has had public input and approval by the director or director’s
designee.
16.20.070 Multifamily building types. Multifamily building types may include apartments,
condominiums, townhomes, and mixed-use buildings that have at least four housing units.
16.120.080 Design Standards. Design standards are intended to encourage a pedestrian-
friendly appearance and avoid blank or unarticulated walls facing the street. The design
standards of this section do not apply to detached single-family houses and their
accessory or secondary uses. Design review will be conducted under ECDC 20.12.030.
A. The street-facing façade of a building must have one or more windows on the ground
fioor with transparent glazing totaling at least flfty square feet for each thirty linear feet of
wall. Each fioor above the ground fioor must have one or more windows with transparent
glazing totaling at least twenty-flve square feet for every thirty linear feet of wall.
B. At the ground fioor, a garage shall not comprise more than 50% of the façade of a
building, including any townhome, that faces a primary street.
C. The street-facing façade of a building shall have at least two of the following:
1. Articulated walls that have 18 or more inches of plane change every 30 feet
2. Covered pedestrian entry, provided that the cover is: (a) at least one foot above
the pedestrian entry door: (b) a minimum of seven feet in width and two feet in
depth; and (c) attached to the building.
3. Masonry base that extends at least three feet high from ground level
4. Windows that result in 50% more transparent glazing area than the minimum
required in 16.120.080.A.
5. Landscaped courtyard that is at least one/third of the building width and at least
ten feet deep.
6.A.a
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6. One balcony per unit above the ground fioor that shares a common wall with the
street-facing facade. Such balconies must be a minimum of two feet in depth and
four feet in width and accessible from an interior room.
D. Buildings shall have either a pitched roof of at least 3:12 pitch visible to the primary
street or a roofiine visible to the primary street that has a parapet or fascia to deflne its
edge.
E. Any off-street parking must be provided at the side or rear of a building that fronts and is
within twenty feet of a primary street.
F. The pedestrian zone shall include pedestrian and ADA access to the building entry. The
remaining area must be fllled by any combination of landscaping, planting containers,
seating, dining tables, receptacles for trash or recycling, artwork, bicycle or scooter
parking, rain gardens, paved pedestrian space (which may include pervious paving), other
approved pedestrian amenities, a maximum of one portable sign per twenty linear feet,
signage attached to the building, and as required, utility equipment and flre apparatus,
16.120.090 Signage. Only signage attached to a building and not supported from the
ground is permitted pursuant to requirements of Chapter 20.60 ECDC, provided that
portable signs are allowed within the pedestrian zone, up to one portable sign per twenty
linear feet. Wall signs, window signs, and projecting signs are subject respectively to ECDC
20.60.030, 20.60.035, and 20.60.040.
16.120.100 Motor vehicle parking. Motor vehicle parking, other than for electric bicycles
or electric scooters, is not allowed within the pedestrian zone.
A. For single-family houses, two off-street parking spaces are required. For accessory
dwellings, the parking requirements of ECDC 16.20.050 apply.
B. For a multiple dwelling, off-street parking is required at a ratio of:
1. At least 1.0 parking space per unit with less than 800 square feet living space;
2. At least 1.25 parking spaces per unit with 800-1200 square feet of living space;
3. At least 1.75 parking spaces per unit with more than 1200 square feet of living
space.
C. For commercial uses in a building, off-street parking is required at a ratio of:
1. One space for 800 square feet of commercial use when street parking is available
in front of the building (measured from the nearest property line or within 60 feet of
it.
6.A.a
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2. One space per 400 square feet if street parking is not available in front of the
building (measured from the nearest property line) or within 60 feet of it.
3. Bed and breakfasts must have one off-street parking space per guest unit.
4. A commercial or mixed-use building that has less than 400 square feet of
commercial space is not required to have off-street parking if street parking is
available in front of the building (measured from the nearest property line) or within
60 feet of it.
D. For community facilities, off-street parking spaces are required pursuant to ECDC
17.50.020.C.
16.120.110 Bicycle parking facilities. Short-term and long-term bicycle parking is required
with development, pursuant to Chapter 17.20 ECDC.
16.120.120. Electric vehicle charging. Electric vehicle charging infrastructure is required
per ECDC 17.115.040.
6.A.a
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Key Issues
Neighborhood Centers & Hubs Code Update
Planning Board_ Feb 26, 2025
2025 Code Updates
6.A.b
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Context
Edmonds adopted Comprehensive Plan with new
Neighborhood Centers & Hubs for future growth &
neighborhood walkability
Interim Ordinance adopted Jan 14,2024
FOUR Neighborhood Centers:
1.Westgate
2.Five Corners
3.Medical District Expansion
4.Firdale
FIVE Neighborhood Hubs:
1.North Bowl
2.East Seaview
3.South Lake Ballinger
4.West Edmonds Way
5.Maplewood
City to update code to implement centers & hubs, consistent
with the 2024 Comprehensive Plan
6.A.b
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Purpose
Effect & applicability
Definitions
Subdistricts
Uses—including commercial
Site development standards
Community benefit
requirements for possible
incentive floor
Multifamily building types
Design standards
Signage
Motor vehicle parking
Bicycle parking
EV charging
ECDC
Chapter 16.120
6.A.b
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Purpose Remains the same. Minor modifications to the text as needed
Subdistricts:
MU-3; MU-4; MU-5
Remains the same. Add additional sections as needed
•Transition from single-family zones
•Street frontage
•Landscaping and Green Spaces
Design Standards
Assume that most regulations can be the same for any center or
hub—but provide other options or requirements if they would be
more relevant for any particular center or hub.
6.A.b
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Key Issues
6.A.b
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Transition Zones (SF to MU-4, MU-5)
Concern: Bonus height allowances need clearer setback
requirements.
Long term ordinance to:
•Create clear guidelines for setbacks in areas where bonus heights
are allowed. Provide examples of how setbacks work with height
incentives in MU-4 and MU-5 zones.
•Create buffers between mixed-use and low, medium -density
residential zones, using setbacks, landscaping, or lower heights
to reduce impact.
•Gradually increase density or height as development transitions
from residential to mix use zones.
•Consider step backs for the upper floors
•Consider a setback of over 20 feet from single-family zones for
buildings taller than 40 feet.
* Image above is for illustrative
purpose only
6.A.b
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Community Benefit/ Bonus Height
Incentives
Concern: Not clear where all the incentives apply ; Unclear if
this applies along with GBI
Long term Ordinance to include:
•Ensure incentive floors are allowed only in designated areas,
consistent with the Comprehensive Plan, and when all
criteria are met.
•Explore opportunities to align height incentives with
affordable housing goals.
•Retain plazas and similar amenities as interim community
benefits/incentives but consider allowing other types of
community amenities by gathering community input.
•Ensure standards for community amenities are realistic and
achievable.
Pocket
park/plaza
* Image above is for illustrative purpose only
6.A.b
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Bonus Height Incentives for
Affordable Housing
Concern: Opportunity to align height
incentives with affordable housing goals.
Long term Ordinance to include:
•Introduce specific height bonuses or
additional floor area incentives for projects
that include accessible housing for under
80% AMI.
•Set affordable housing thresholds for
eligibility (e.g., percentage of units).
•Explore density bonuses for affordable
housing in mixed-use areas.
* Image above is for illustrative purpose only
12% Permanently Affordable
6.A.b
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Mix of Uses
Concern: Commercial and mixed-use impact on surrounding SF
residential
Long term ordinance to:
•Retain the interim uses to the extent possible.
•Multifamily building types remain the same as proposed in
the interim code.
•Encourage commercial and mixed uses but consider adding
a limit to the hours a commercial use is open to the public
in a neighborhood hub
•Consider allowing hotels in some centers (especially
Westgate and Medical Expansion District)
•Public to provide input on allowing small scale/ light
industry.
6.A.b
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T&C for Single-Family
Renovation/Redevelopment
Concern: Clarification needed on standards for SF
redevelopment in mixed-use areas.
Long term ordinance to:
•Single Family renovations to be limited to the existing
footprint.
•Consider allowing some flexibility to make changes to
increase the existing footprint.
•Define clear terms and conditions for single-family homes
in mixed-use zones.
6.A.b
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Lot Types and Illustrations
Concern:
Need better visuals to clarify how standards apply to different lot
types.
Long term ordinance to:
•Review the lot sizes and types for each area in considering and
showing the appropriateness of development and design
standards
•Add illustrations to the design standards subsection showing how
commercial and multifamily development will be pedestrian-
friendly and also compatible with typical two-story houses in the
vicinity.
•Develop diagrams or 3D models for different lot types.
•Include visual examples of setbacks, building heights, and lot
configurations.
•Provide visual comparisons of how different standards apply across
residential, mixed-use, and commercial zones.
Center/ Hub Length Width
North Bowl 139 137
North Bowl 115 95
Maplewood 302 100
Maplewood 248 150
East Seaview 330 132
East Seaview 172 80
Ballinger 160 121
Ballinger 178 73
West Edmonds Way 136 83
West Edmonds Way 164 108
Hub Length Width
Westgate 332 145
Westgate 143 140
Five Corners 212 87
Five Corners 202 200
Medical District 128 87
Medical District 210 123
Typical Lots in each Neighborhood Center and Hub
6.A.b
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Height Calculation with Parapets
Concern: Clarification on whether the 30' height limit
includes/excludes parapets.
Long term ordinance to:
•Specify whether the 30' height limit includes or excludes
parapets.
•Provide definitions and guidelines for parapet measurement.
•Consider providing examples to help clarify how to measure
building height.
6.A.b
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Area specific
Westgate Center
Concern: Regarding height, density, transitions to nearby residential
zones.
Long term ordinance to:
•Retain key features of the area, including protecting large trees
and green surrounding hillsides, while increasing walkability and
gathering spaces, such as plazas and open spaces.
•Create potential design standards for the Westgate area(if any),
considering existing neighborhood character.
•Explore in detail proposed changes and slope impacts.
•Explore standards for amenity space, open spaces, landscaping,
design treatments as applicable by the current code.
6.A.b
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Current Zoning : WMU Zone NCH Code : MU 4
Uses Currently allows variety of residential, live-work,
Commercial mixed-use
Mixed use
Heights Max. 25 feet for a two-story building,
35 feet for a three-story building, or
45 feet for buildings with four stories (only with
incentive)
30’ max standard
40’ max with incentive
Min. Street
Setback
Sixteen feet from 100th Avenue W; SR 104.
minimum of 15 feet from adjacent P- or R-zoned
properties
15’
When adjacent to single-family zoning
district, the maximum height of a building
within 20’ of that property line is 30’
Min. Side
Setback
None
15’ from lot line adjacent to SF
10’
Min. rear
Setback
None
15’ from lot line adjacent to SF
15’
Building
Location
In general,buildings shall be located at or within
10 feet of the setback line
Lot Coverage NA 45% provided it is 35% for SF
6.A.b
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Area specific
North Bowl Hub
Concern: Traffic and Parking issues raised. Storm water
management , existing environmental challenges and threat to
natural resources were key concerns
Long term ordinance to:
•Explore efficient parking management strategies and
parking requirements assessing existing infrastructure's
capacity and address any anticipated traffic issues.
•Rethink pedestrian friendly and walkability aspects as staff
develops the code.
•Explore sustainable practices to reduce environmental
challenges
6.A.b
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Other
MU-3 and MU-4 allow the same
heights by right when incentives do not
apply. Height to be decided for the
parcels North of Medical District
Expansion.
MU
Sub-District
Standards Heights When eligible for Bonus floor
Sub Districts
Standard
Max
Max w/
12' 1st
floor
Max Height w/
Community Benefit
Max Height
w/ 12' 1st
floor &
Community
Benefit
MU -3 30 33 x x
MU -4 30 33 40 42
MU -5 40 42 50 52
6.A.b
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Next steps
Online
Open House Walk Tour Council
update
March
11,12
Council
Discussion,
Planning
Board
March
17-21
April
08
Public
Hearing
April
09
Planning Board
Recommendation
May
14March
10
June 10th : Council Action
6.A.b
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Zoning Details
NEIGHBORHOOD
CENTERS
1.Westgate
2.Five Corners
3.Medical District
Expansion
4.Firdale NEIGHBORHOOD
HUBS
1.North Bowl
2.Maple Wood
3.East Sea View
4.West Edmonds
Way
5.South Ballinger
Understanding zoning for centers and hubs per 2020 and 2024 update
Neighborhood Centers Neighborhood Hubs
6.A.c
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Westgate
MU-4
Zoning 2020 : WMU, RS-8 Zoning 2024 : MU-4
6.A.c
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Five Corners
MU-3
Zoning 2020 : BN, RM- 2.4, RS-8 Zoning 2024 : MU-3
6.A.c
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Medical District Expansion
Zoning 2020 : BN, RM-2,4, RS-8 Zoning 2024 : MU-3, MU-4, MU-5
6.A.c
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Firdale
Zoning 2020 : FVMU Zoning 2024 : MU-5
6.A.c
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North bowl
Zoning 2020 : BN, RS-12 Zoning 2024 : MU-3
6.A.c
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Maplewood
Zoning 2020 : RM-2.4, RS-8, RS-10 Zoning 2024 : MU-3
6.A.c
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East Seaview
Zoning 2020 : RM-2.4, RS-8 Zoning 2024 : MU-3, MU-4
6.A.c
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West Edmonds way
Zoning 2020 : BN, BP, RM-2.4 Zoning 2024 : MU-3
6.A.c
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South Ballinger
Zoning 2020 : BN, BC Zoning 2024 : MU-3
6.A.c
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Neighborhood
Business (BN)
Planned Business
(BP)
Community
Business -
Edmonds Way
(BC-EW)
Westgate Mixed Use
(WMU)
Single Family
Residential
(RS-8)
Single Family
Residential
(RS-12)
Multiple
Residential
(RM 1.5)
Multiple
Residential
(RM 2.4)
Firdale Village Mixed Use (FVMU)Mixed Use 3 (MU 3)Mixed Use 4 (MU 4)Mixed Use 5 (MU 5)
Heights 25’ max 25'25'Max. 25 feet for a two-
story building,
35 feet for a three-story
building, or
45 feet for buildings with
four stories (only with
25'25'25' (+5' for
4:12 roof)
25' (+5' for
4:12 roof)
District 1 – 20-39'
District 2- 39', 48'(when additional floor is permitted)
30’ max standard
33' if first floor is commercial
(25' max if SFR), Transition
required
30’ max standard; 33' if first
floor is commercial.
40’ max with incentive ;42' if first
floor is commercial and bonus
floor is permitted (25' max if
SFR), Transition required
40’ max standard; 42' if first
floor is commercial.
50’ max with incentive ; 52' if
first floor is commercial and
bonus floor is permitted (25'
max if SFR), Transition required
Min.
Street
Setback
20’ min 15'10'16' feet from 100th
Avenue W and SR 104
25'25'15'15'20' on the nothern boundary;
SW Corner Setbacks:
District 1 shall extend to street property line with no setback,
and set back from the west property line by 15 feet.
District 2 shall be set back on a per floor basis, with the second
floor set back from the street property line by 30 feet, and the
west property line by 35 feet. Third floor setback shall be 55 feet
from the street property line and 35 feet from the west property
line.
All floors shall revert to minimum setback from the west
property line of 15 feet when 80 feet from the street property line
and greater.
15’15’15'
Min. Side
Setback
None (Transition
required)
None (Transition
required)
None (Transition
required)
None (Transition
required)
7-1/2'10'10'10'15' 10’10’10'
Min. rear
Setback
None (Transition
required)
None (Transition
required)
None (Transition
required)
None (Transition
required)
15'25'15'15'15’15’15'
Transition
s
15’ setback
from R zone lot
line
15’ setback from
R zone lot line
15’ setback from
R zone lot line
15' setback from
adjacent P- or R-zoned
lot line
NA NA NA NA For any lot abutting or
immediately across the street
from a single-family zone, the
height of any portion of a building
that is within 20 feet of the
property line shall be no greater
than 30 feet under any
circumstances, even where
criteria for height exceptions,
incentives or bonuses in this
chapter are otherwise met
For any lot abutting or
immediately across the street
from a single-family zone, the
height of any portion of a building
that is within 20 feet of the
property line shall be no greater
than 30 feet under any
circumstances, even where
criteria for height exceptions,
incentives or bonuses in this
chapter are otherwise met
For any lot abutting or
immediately across the street
from a single-family zone, the
height of any portion of a
building that is within 20 feet of
the property line shall be no
greater than 30 feet under any
circumstances, even where
criteria for height exceptions,
incentives or bonuses in this
chapter are otherwise met
Lot
Coverage
NA NA NA NA 35% max.35% max.45% max.45% max.45% (35% if SFR only)45% (35% if SFR only)45% (35% if SFR only)
Building
location
In general, buildings shall
be located at or within 10
feet of the setback line
Two-thirds or more of the ground
floor is located no further
back than 20’ from primary street
at property line
Two-thirds or more of the ground
floor is located no further
back than 20’ from primary
street at property line
Two-thirds or more of the
ground floor is located no
further
back than 20’ from primary
street at property line
Current Zones Proposed NCH Zones
6.A.d
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Parking Based on
specific use
(Chapter 17.50)
Based on specific
use (Chapter
17.50)
Based on
specific use
(Chapter 17.50)
One space for every 400
square feet of leasable
commercial space.
2. One and one-fifth
spaces for every dwelling
unit not exceeding 900
square feet in livable
area.
3. One and three-fourths
spaces for every dwelling
unit over 900 square feet
in livable area.
Min 2 parking
spaces.
(Chapter
17.50)
Min 2 parking
spaces.
(Chapter
17.50)
Based on
number of
bedrooms
(Chapter
17.50)
Based on
number of
bedrooms
(Chapter
17.50)
a. Commercial Including Office, Retail and Restaurant Uses.
Minimum: Provide one space for every 400 square feet. Twenty-
five percent of parking places designated for office space must
also be shared with multifamily residential uses, and shall be
easily accessible to multifamily residential units.
b. Multifamily Uses. Minimum: Provide 1.5 spaces per unit.
Additional parking for residential units shall be provided in a
shared parking area for office/commercial and residential.
c. For guest parking, provide one space for every 10 units or
0.10 spaces for every unit as a minimum.
Commercial when on street
parking available
1.0 per 800 sq.ft
Commercial when on street
parking not available
1.0 per 400 sq.ft
B&B / Guest Unit
1.0 per unit
if building has less than 400 SF
Commercial space
none
Commercial when on street
parking available
1.0 per 800 sq.ft
Commercial when on street
parking not available
1.0 per 400 sq.ft
B&B / Guest Unit
1.0 per unit
if building has less than 400 SF
Commercial space
none
Commercial when on street
parking available
1.0 per 800 sq.ft
Commercial when on street
parking not available
1.0 per 400 sq.ft
B&B / Guest Unit
1.0 per unit
if building has less than 400 SF
Commercial space
none
6.A.d
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Planning Board Agenda Item
Meeting Date: 02/26/2025
Middle Housing Code Update: Key Issues
Staff Lead: Brad Shipley
Department: Planning Division
Prepared By: Brad Shipley
Background/History
State law mandates that cities adopt middle housing provisions by July 1, 2025, or within six months of
their periodic comprehensive plan update. Non-compliance results in pre-emption by the Department of
Commerce’s Model Housing Ordinance. Requirements include an expansion of housing types and
housing affordability levels, streamlined permitting processes, anti-displacement measures, and transit-
oriented development strategies.
Commerce has developed a number of resources to help cities implement middle housing. Among these
are the Middle Housing Toolkit of Objective Development & Design Standards (Attachment 2) and its
accompanying User Guide (Attachment 3). These documents will serve as key references throughout the
code update process.
The update will be implemented in three phases, the initial phase being the adoption of interim
emergency ordinances that were necessary to implement STEP Housing and development code to guide
neighborhood centers and hubs. Phase II concludes by July 1, 2025, focusing on immediate compliance
with state mandates, including middle housing. Phase III, ending December 31, 2025, will refine these
measures, ensuring alignment with goals and objectives of the Comprehensive Plan, and addressing any
state requirements due by end of 2025.
Staff Recommendation
No action is required. This meeting will focus on key issues that need to be addressed as staff begins
drafting code to implement middle housing. Several topics will be discussed, while others will be
considered in a future Planning Board meeting.
The issues reviewed in this discussion are fundamental to shaping the direction and approach of staff’s
work. Staff is seeking general agreement from the Planning Board on the framework and scope for
Phase II updates, with consideration of how Phase III updates will be integrated.
Narrative
Tonight’s discussion focuses on key issues that will shape the development of Edmonds’ new middle
housing code, aligning with state legislation and city planning objectives. Staff is in the early stages of
drafting regulations to comply with HB 1110 and SB 5258, and this meeting is an opportunity to clarify
direction before finalizing the framework for Phase II updates.
6.B
Packet Pg. 50
The goal is to ensure the Planning Board has a clear understanding of the scope, regulatory approach,
and decision points needed to move forward effectively.
Staff is reviewing updates across multiple sections of the Edmonds City Code (ECC) and Edmonds
Community Development Code (ECDC), including:
· Middle Housing Zoning (New Chapter)
· Subdivisions (Updates)
· Definitions (Updates)
· Impact Fees (Updates)
Key Issues for Discussion:
· Organizing principle to guide Middle Housing regulations
Traditional single-family zoning applies relatively uniform standards for a single building type,
but middle housing requires regulation of multiple building types. Should regulations for middle
housing subdistricts be based on lot size categories and/or urban context, such as walkable
neighborhoods with proximity to mixed uses and transit? How do frontage and neighborhood
context affect how middle housing should be implemented?
· Level of Detail for Phase II vs. Phase III
Phase II must prioritize compliance, but how much detail should be included now versus
deferred for Phase III? Considerations include design standards, frontage requirements, and
code structure.
· Affordability Requirements
State law allows four units per lot either: 1) by-right if property is located within ¼ mile of a
major transit stop or 2) through an affordability incentive.
Tracking affordability incentives long-term creates administrative challenges-should the city opt
for an alternative, such as allowing three units right across all lots? This would eliminate the
need to track compliance for the next 50+ years. Commerce has verified that this approach
would be acceptable, but suggest the City consider adopting other measures to promote the
production of affordable housing.
Staff is seeking general agreement from the Planning Board on these foundational issues. Feedback
tonight will help refine the approach, ensuring a well-structured Phase II update while setting the stage
for additional refinements in Phase III. This discussion is critical in shaping Edmonds’ approach to middle
housing implementation, ensuring that regulations support housing diversity while maintaining
neighborhood character.
Attachments:
Attachment 1 - Slides for Middle Housing Key Issues_PB_25.02.26
Attachment 2: Middle Housing PSR ODS Detailed Toolkit Final
Attachment 3: Middle Housing PSR User Guide
6.B
Packet Pg. 51
2025
Development
Code Update
Middle Housing
Key Issues Discussion
Planning Board Meeting
February 26, 2025
Brad Shipley, Senior Planner
6.B.a
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AGENDA
•State requirements
•Scope
•Key Issues:
•Organizing principles
•Level of detail
•Affordability requirement
•Discussion
2CITY OF EDMONDS Development Code Update
6.B.a
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HB 1110
Requires:
3CITY OF EDMONDS Development Code Update
Middle Housing
Requires cities to adopt development regulations
allowing for middle housing on all lots zoned
predominantly for residential use.
RCW 36.70A.635
•Cities to allow at least six middle
housing (MH) building types.
•Required in all residential zones where the
existing zoning doesn’t achieve MH
densities.
•Include minimum unit standards of 4
per lot:
•by right for lots within ¼-mile of a defined
major transit stop.
•with affordability incentive for all other lots.
•Also affects parking, subdivisions, and
design review processes.
6.B.a
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HB 1110
4CITY OF EDMONDS Development Code Update
Middle Housing
RCW 36.70A.635
To provide a greater range of
housing choice & affordability.
Increase the production of new
housing.
Promote housing near job centers
and existing infrastructure.
Reduce growth pressure on
forest, farms, and rural lands.
Why?
Requires cities to adopt development regulations
allowing for middle housing on all lots zoned
predominantly for residential use.
6.B.a
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SB 5258
5CITY OF EDMONDS Development Code Update
Impact Fees
RCW 82.02.060
Transportation impact fees must
be based on the number of trips
generated.
Parks impact fees may be based
on unit size or number of
bedrooms.
Requires cities to adopt a fee schedule that reflects
the proportionate impact of new smaller housing
units based on the number of trips generated.
6.B.a
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SB 5258
6CITY OF EDMONDS Development Code Update
Impact Fees
RCW 82.02.060
Middle housing units are
generally smaller than new
detached single-family.
With no distinctions for middle
housing types, they may be
classified as single- family by
default, therefore incur higher
proportional costs.
Requires cities to adopt a fee schedule that reflects
the proportionate impact of new smaller housing
units based on the number of trips generated.
Why?
6.B.a
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16.20 Middle Housing Zone (NEW)
20.75 Subdivisions (REVISE)
Title 21 Definitions (UPDATE)
Other sections as needed to clean up references to single family that are
either non-compliant or should be more broadly applied.
SCOPE: CODE
SECTIONS
UNDER
REVIEW
7
Edmonds City Code
3.36 Impact Fees (UPDATE)
Edmonds Community Development Code
6.B.a
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Refine standards and reorganize as
needed.
PHASED
APPROACH
8
Phase II (due June 30, 2025)
Priority on achieving compliance.
Phase III (end of 2025)
Goals:
•Set up a regulating framework that will be
easy to build on for PHASE III and
beyond.
•Make the development code more user
friendly.
This includes:
•Creating standards specific to building
types.
•Determining an organizing principle for
middle housing subdistricts.
Goals:
•Add more refined detail.
•Some reorganization of the development
code may be required
This may include:
•Adding more detailed design standards,
middle housing and beyond.
•Reorganizing some parts of the
development code so they are more
unified.
6.B.a
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9CITY OF EDMONDS Development Code Update
7Purpose2.010
7GeneralStandards2.020
15Neighborhood Residential Overlay.Small 1 (NRO.S1)2.030
19Neighborhood Residential Overlay.Small 2 (NRO.S2)2.040
23Neighborhood Residential Overlay.Medium 1 (NRO.M1)2.050
27Neighborhood Residential Overlay.Medium 2 (NRO.M2)2.060
31Site DevelopmentStandardsChapter 3:
31Purpose3.010
31Landscaping and Lighting3.020
33Parking and Loading3.030
37SlopeStandards3.040
41Building TypesChapter 4:
41Purpose4.010
41GeneralStandards4.020
42Overview of Building Types4.030
44Duplex Side-by-Side4.040
46Duplex Stacked4.050
48CottageHousing4.060
50Triplex/Fourplex4.070
52SideCourt4.080
54Townhouse4.090
56Courtyard4.100
58Multiplex4.110
60Massing Types4.120
Chapter 2 : Overlay Zones and Standards
In addition to the general zoning
standards for the district and
specific standards for
subdistricts,
middle housing regulations
typically include sections for
“building types”, “frontage
types”, and detailed design
standards.
Objective Design
Standards Toolkit,
Table of Contents
6.B.a
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10CITY OF EDMONDS Development Code Update
Key Issues
What is the best way to organize the
regulation of middle housing?
6.B.a
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Existing site
development criteria
addresses the needs of
a single building type.
SINGLE FAMILY
Since the buildings are the same and
have similar layouts, there is little
variation in what is required.
The main distinction between RS
subdistricts today is lot size.
6.B.a
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MIDDLE HOUSING
New middle housing
district will regulate
at least eight
building types.
Includes:
•Six middle housing types,
•detached single family, and
•detached ADUs.
Each unit type will have a slightly different lot
layout and access.
6.B.a
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MIDDLE
HOUSING
LAYOUTS
Street
Parking
50’min.
10
8
’
m
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.
Street
Parkin
g
44’
min.
95
’
mi
n
.
Street
Parking
46’min.
86
’
m
i
n
.
Street
105’min.
12
0
’
m
i
n
.
ParkingParking
FourplexCottageDuplex Stacked
6.B.a
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Feasibility is important to consider when
regulating different MH building types.
Familiarity. It is a familiar way to regulate
development. For simplicity, consider whether
existing lot sizes could be grouped into categories
for lot size, such as ‘small’, ‘medium’, and ‘large’.
Scalability. Building dimensions can be adjusted
for lot size so they are appropriately scaled for the
neighborhood.
Limits. On its own, lot size does not consider
different frontage types that may be more
appropriate for house-scale residential in
amenity-rich, walkable areas.
14CITY OF EDMONDS Development Code Update
Lot Size
6.B.a
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Adds refinement.
Some MH building typologies fit better in more
walkable, amenity-rich environments.
Lot sizes would still apply, but some
adjustments to site development standards
could be considered to allow for different
building frontages.
Given the condensed timeframe for achieving
compliance, making this distinction in code
may be more appropriate for Phase III.
If there is interest, some preliminary analysis
can be done now.
Amenity-rich neighborhoods
15CITY OF EDMONDS Development Code Update
6.B.a
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Mixed-use Area
Note:Exampleof thisPlacetypein Bothell
Aneighborhoodadjacenttoanurban,highly walkablemainstreetanchored bytransit, with a
mixof building forms.
ResidentialNeighborhoods AdjacenttoaMainStreet
Adjacentto awalkablemainstreet
anchoredby amixofusesand/ortransit.
Multifamily house-scale building types
(such as townhouses) often occur in
this neighborhood.
6.B.a
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Which Middle Housing Types Work Best?
6.B.a
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18CITY OF EDMONDS Development Code Update
Lot Sizes & Middle Housing Types
Each middle housing type fits on different lot sizes.
It is important to know which MH types best fit their
existing lot widths and depths to eventually select the
most appropriate zoning tools.
6.B.a
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19CITY OF EDMONDS Development Code Update
Key Issues
Prioritizing the level of detail to
include in Phase II code updates.
6.B.a
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20CITY OF EDMONDS Development Code Update
General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature.
Block Models
Models of neighborhood
environments that illustrate and
describe form elements that are
generally appropriate in the
zone.
Includes: building types, height,
setbacks, frontage types.
6.B.a
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Building Type standards increase predictability about form and ensure that each
allowed Type will fit well on the minimum size of land required.
Building Types
General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature.
6.B.a
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This approach provides a minimumand maximum building setback to allow for creativity
in building façade design while positively shaping the streetscape.
Building Placement
General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature.
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Building Form
General note: the illustrations above are intended to provide a brief overview of an example zone and are descriptive in nature.
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All lots zoned for middle
housing must allow up to
four units per lot.
This is achievable either by-right, if
within ¼-mile of a major transit
stop, or through an affordable
housing incentive.
The affordability incentive requires tracking
compliance with the program for a period of 50
years.
Over time, managing such a program can create a
burden on staff resources.
Alternatively, Commerce has confirmed that cities
may choose to allow at least three units by-right
instead of through incentive and not have to track
compliance with an incentive program.
Key Issues
How to address the affordability requirement
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How to address
subdivisions and ADUs
will be discussed at the
next meeting on Middle
Housing .
Key Issues
Subdivisions and ADUs
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CITY OF EDMONDS Development Code Update
DISCUSSION
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Traditional Neighborhood Design:
Middle Housing Toolkit of Objective
Development + Design Standards
Puget Sound Region | Detailed Standards
June 30, 2023
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Acknowledgments
Washington State Department of Commerce
Michael Fong, Director
Mark Barkley, Assistant Director, Local Government Division
Dave Andersen, AICP, Managing Director, Growth Management Services
Anne Aurelia Fritzel, AICP, GMS Housing Programs Manager
Dave Osaki, AICP, Middle Housing Technical Team
Shane Hope, AICP, Middle Housing Technical Team
Joe Tovar, FAICP, Middle Housing Technical Team
Mary Reinbold, AICP, GMS Senior Planner
Content Development
Opticos Design, Inc.
Stefan Pellegrini, AICP, AIA, Principal
Tony Perez, Senior Associate
Russell Toler, AICP, Senior Designer
Diksha Singh, Zoning Reform & Planning Fellow
General Notes
City staff is advised to analyze whether adoption of any of the Middle Housing
Toolkit standards conflicts with State law as applicable to your city and its
zoning districts.
In order to put any of the Middle Housing Toolkit standards into effect, the city
must adopt the standards and identify to which parcels the standards apply.
Many of these standards will be most effective and make a greater
contribution to the visual qualities of an area if they are also applied to
detached homes in the same area.
Each overlay zone that the city chooses to apply must be shown on the city's
zoning map or another exhibit and needs to identify to which parcels the
overlay zone and its standards applies. The User Guide provides guidance for
where to apply each of the four overlay zones.
ii June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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Toolkit Summary of Objective Design Standards
The table below identifies the chapters provided in the Basic Standards, the available Detailed Standards, and key
differences between the two. The jurisdiction is advised to analyze whether adoption of any of the Middle Housing
Toolkit standards conflicts with State law as applicable to the jurisdiction and its zoning districts.
Many of the Detailed Standards will be most effective and make a greater contribution to the visual qualities of an area if
they are also applied to detached homes in the same area.
Basic Standards Content Detailed Standards Content Notes About Detailed Content
Ch. 1 Introduction and Applicability None
Ch. 2 Overlay Zones and Standards Ch. 2 Overlay Zones and Standards
(if selected, replaces Basic Chapter 2)
Provides more flexible setback standards,
and detailed standards for building and
massing types. Each overlay zone allows
a subset of 8 Middle Housing types. The
base version regulates only by maximum
footprint and height.
Ch. 3 Site Development Standards Ch. 3 Site Development Standards
(if selected, replaces Basic Chapter 3)
Provides detailed standards for fences/
walls, landscaping and lighting, on-site
parking, and sloped lots. The Basic version
only regulates sloped lots.
Ch. 4 Building Types Provides a spectrum of 8 Middle Housing
building types and 9 massing types with
standards tailored for each type, as
compared to the Basic Standards that
regulate lot coverage and do not use
building types.
#A1. Frontage Types #A2. Frontage Types (if selected,
replaces Basic Chapter #A1)
Provides 2 additional frontage types and
more detailed standards.
#B. Architectural Standards Provides standards for regulating
architectural details, not style (i.e., façade
composition, bays, materials, and window
details).
#C. Large Site Standards Provides design standards for parcels at
least 5 acres in size.
#D. Streetscapes and Public Open
Spaces
Provides thoroughfare and public open
space standards to be used on sites 5 acres
or larger.
#E1. Administration #E2. Administration (if selected,
replaces Basic Chapter #E1)
Additional allowed adjustments to support
Detailed content.
#F1. Definitions and Measurements #F2. Definitions and Measurements (if
selected, replaces Basic Chapter #F1)
Additional definitions and measurement
methods to support Detailed content.
# = Chapter to be numbered after City determines which, if any, Detailed Chapters are to be added to the Detailed Content.
This page to be
removed after City
selects content from
this Detailed Toolkit
of standards.
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Table of Contents
Chapter 2 : Overlay Zones and Standards 7
2.010 Purpose 7
2.020 General Standards 7
2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1) 15
2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2) 19
2.050 Neighborhood Residential Overlay.Medium 1 (NRO.M1) 23
2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2) 27
Chapter 3: Site Development Standards 31
3.010 Purpose 31
3.020 Landscaping and Lighting 31
3.030 Parking and Loading 33
3.040 Slope Standards 37
Chapter 4: Building Types 41
4.010 Purpose 41
4.020 General Standards 41
4.030 Overview of Building Types 42
4.040 Duplex Side-by-Side 4 4
4.050 Duplex Stacked 4 6
4.060 Cottage Housing 4 8
4.070 Triplex/Fourplex 50
4.080 Side Court 52
4.090 Townhouse 5 4
4.100 Courtyard 56
4.110 Multiplex 58
4.120 Massing Types 60
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Chapter #A2 : Frontage Types 63
#A2.010 Purpose 63
#A2.020 General Standards 63
#A2.030 Overview of Frontage Types 6 4
#A2.040 Porch Projecting 66
#A2.050 Porch Engaged 68
#A2.060 Dooryard 70
#A2.070 Stoop 72
#A2.080 Common Entry 74
Chapter #B: Architectural Standards 77
#B.010 Purpose 77
#B.020 Applicability 77
#B.030 Exterior Elements 78
#B.040 Exterior Materials 81
#B.050 Privacy 82
Chapter #C: Large Site Standards 8 3
#C.010 Purpose 83
#C.020 Walkable Neighborhood Plan 84
Chapter #D: Streetscapes and Public Open Spaces 87
#D.010 Purpose 87
#D.020 Public Frontage 88
#D.030 Thoroughfares 91
#D.040 Public Open Spaces 95
Chapter #E2 : Administration 101
#E2.010 P urpose 10 1
#E2.020 Administrative Review 101
#E2.030 Adjustments to Standards 103
Chapter #F2: Definitions & Measurements 109
#F2.010 Purpose 10 9
#F2.020 Definitions 109
#F2.030 Measurements 119
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2.010 Purpose
This Chapter provides four different sets of standards to implement Middle Housing and support the variety
of intended physical character.
2.020 General Standards
1. These standards of this Title use a palette of four overlay zones to regulate and generate the intended
physical character. Each overlay zone regulates the following topics:
A. Intent: the intended physical character;
B. Building type and design site size: the menu of allowed building types and the associated minimum
design site dimensions;
C. Building placement: the minimum to maximum building setbacks and requirements for façade
design;
D. Frontages: the menu of allowed frontage types required at building entries along thoroughfares and
shared yard spaces;
E. Building form: the maximum overall building height or stories and minimum ground floor height; and
F. Parking: the required location and design requirements for parking and vehicle access.
Sections:
2.010 Purpose
2.020 General Standards
2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1)
2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2)
2.050 Neighborhood Residential Overlay.Medium 1 (NRO.M1)
2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2)
Chapter 2: O verlay Zones and Standards
Editing the Content.
Each page in this
Toolkit is provided
as detailed content
ready for your further
customization to your
city’s needs.
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2. The design site size standards for each building type are set in each overlay zone to generate pedestrian-
oriented buildings within the overall intended physical character of each overlay zone. The design site
size standard identifies the range of design site sizes on which the given building type is allowed to be
built.
3. Individual building types have specific standards in Chapter 4 in addition to the zone standards to further
calibrate each type for its context.
4. The standards for each zone assume a single building on a lot. Projects that include one or more existing
buildings or more than one new building are additionally subject to Section 2.020.13 (Multiple Buildings
on a Site). For standards regarding accessory structures, see Section xx.xx.xxx in City's zoning code.
5. Standards shall be applied to irregularly-shaped lots in compliance with Section #F2.030 (Measurement
Methods).
6. Lots with slopes ≥ 10% are additionally subject to Section 3.040 (Slope Standards).
7. Frontage types are provided in Chapter #A1. These are not included in the building footprint maximums,
and are allowed to encroach into required front and side street setbacks by up to 5 feet, provided
minimum clearance is maintained. For all other encroachments, see City standards.
8. Townhomes may be divided vertically into flats.
9. Bicycles may be parked anywhere on the design site, in compliance with pedestrian and vehicular access
standards.
10. On-Site Parking
A. Design sites with alley access must take parking access from alley. Corner design sites without alleys
must take parking access from side street.
B. Parking spaces may be grouped with those on adjacent design sites [see Figure 2.020.4 (Applying
Design Sites on a Pedestrian Circulation Network)] and may be detached from development sites
within the same block or across a passage.
C. Curb cuts and driveways may be shared between design sites, but shall not exceed 12' unless the
driveway is 150' or more in length.
D. Subterranean Parking and semi-subterranean garages are subject to the following provisions:
(1) Fully-subterranean garages are exempt from the required parking setbacks.
(2) Semi-subterranean garages are allowed to project above the adjacent finished grade by up to 4
feet.
11. Half Stories. Where the maximum height limit is 1.5 or 2.5 stories, the roof of the main body shall be
pitched, and all habitable space shall be under the roof form. Dormer windows may be provided per
Figure 2.020.1 (Half Story Standards).
12. Where flat roofs are provided, a decorative parapet is required to conceal all roof areas/equipment from
view of a public street or space. The parapet shall match the materials and finished used on the building
walls.
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Facade Design
Figure 2.020.1 Half Story Standards
Half Stories Standards
Eave 8" min. or profiled
Min. Pitch 2 in 12
Dormer Window(s)
Length Facing street or shared yard: total width not to exceed 50% of associated roof length.
Not facing street or shared yard: no max.
Separation from Edge 2'
Height (max.)6'
Third story in space under pitched roof form
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13. Multiple Buildings on One Site. Projects which propose more than one building on a single parcel
(excepting Cottage Housing and accessory structures) are subject to the requirements of Table 2.020.A,
which identifies criteria for applicability to each set of standards.
A. The standards of this subsection are in addition to the standards of the zone unless stated
otherwise.
(1) All buildings not fronting a street must front shared yard space.
(a) Buildings fronting shared yard space must take primary access from the shared yard and
include a frontage type on each unit or building entry.
(b) Encroachments into the shared yard space are not allowed.
(c) Parking and vehicular access are not allowed to encroach into shared yard.
B. Using Design Sites. A design site is a parcel or portion of land within a parcel that is delineated from
other design sites and/or parcels to accommodate one building type (see Chapter 4, Building Types).
A parcel can include multiple design sites, in compliance with Subsection 2 of the overlay zone.
Design sites are treated like parcels for the purpose of applying development standards, but are not
required to be legally subdivided into individual parcels.
C. Multiple Buildings on One Site. Projects which propose more than one building on a single parcel
(excepting Cottage Housing and accessory structures) are subject to the requirements of Table
2.020.A identifies criteria for applicability to each set of standards.
Table 2.020.A Applicability of Requirements for Multiple Buildings on One Site
Project Size Project Criteria Requirement
Width: ≤ 100' and
depth: ≤150'
Multiple buildings are proposed on a lot Compliance with the standards in
Figure 2.020.2 (Multiple Buildings on
One Site)
Area: ≥ 15,000 sf and
< 5 acres
Parcel(s) front(s) onto an existing public
street
Compliance with the standards in
Figure 2.020.3 (Applying Design Sites
on Existing Right-of-Way Network)
Area: < 5 Acres Parcel(s) do(es) not front onto an existing
public street
Compliance with the standards in
Figure 2.020.4 (Applying Design Sites
on a Pedestrian Circulation Network)
Depth or length: ≥ 700'700' or more of the parcel(s) is along or
perpendicular to an existing thoroughfare
Walkable Neighborhood Plan in
compliance with Section #C.020
Area: ≥ 3 acres Parcel(s) is a through-lot
Area: ≥ 5 Acres Parcel(s) do(es) not front onto an existing
public street
Project Size. City to
decide if proposed
thresholds are to
be decreased or
increased (e.g.,
change 5 acre
threshold to 4 acres).
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Multiple Buildings
Lot Coverage
Building footprints only 60%
Building Size1,2
Detached house 30' x 30' max.
(1.5 stories max.)
Buildings with > 1 unit 48' x 48' max.
Building Separation
Clear space between adjacent
buildings
10' min.
Shared Yard for Lot
Area (up to 5 buildings)20' x 30' min. clear
Area (6 or more buildings)20% of the lot min.;
one dim. at least 20'
Opening to Front or Side Street 12'
Shared yard shall not be combined with or encroached by
vehicular access or parking areas.
Shared Yard shall be located behind front setback and at least
30' from rear parcel boundary
Building Type1
Only the Duplex Side by Side, Duplex Stacked, Triplex/
Fourplex, and Townhouse building types are allowed for this
development type.
Figure 2.020.2 Multiple Buildings on One Site
Pedestrian Access
Pedestrian Path Setbacks
From Building Entrance 10' min.
From Side of Building 8' min.
Frontage Area along Shared Yard Space
Required for full length of building at all façades adjacent or
abutting a pedestrian path or shared yard space. At least 2/3
of the building must abut the shared yard space.
Vehicle Access and Parking
Distance from Buildings 5' min.
Driveway and parking location shall comply with standards
in Subsection 6 of the zone.
1 Projects using this section shall only include building
types allowed in the zone, are subject only to the standards
of Subsection 3 of the selected building type(s), and are
exempt from design site size requirements.
2 Detached house exempt from building type and design site
requirements
ROW/ Property Line
Setback Line
Building
Frontage Area
Shared Yard
Key
Multiple buildings
on a site. The
standards of this
section require that
buildings all front a
shared space that
is not shared with
vehicles, limits the
size of building
footprints, and
encourages buildings
with more than one
unit.
11June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
2.020: General StandardsOverlay Zones and Standards
6.B.b
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Figure 2.020.3 Applying Design Sites on Existing Right-of-Way Network
St
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Street
Street
St
r
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e
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1. Identify Zone(s)
A. See Overlay Zone Map.
B. See Chapter 2 (Overlay Zones and Standards) for design site
requirements.
St
r
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Street
St
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Co
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t
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Co
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y
a
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d
Multiplex
2. Apply Design Sites
A. Each design site is required to front onto the adjacent street.
Where there are two adjacent streets, the design site(s) may
front on either in compliance with the standards.
B. Select only 1 building type for each design site from the
allowed building types for the zone and apply the required
dimensional standards. (See Subsection 2 of each zone in
Chapter 2).
St
r
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e
t
Street
St
r
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e
t
3. Place Buildings
A. Place each primary building on its design site in compliance
with the required setbacks and other standards of the zone
(see Chapter 2).
B. Each building is required to front onto the adjacent street or
shared yard space.
C. Select and apply frontage types to each building/unit entry
(see Subsection 4 of the zone).
Identify Zone(s)1
Apply Design Sites2
Place Buildings3
Street
Street
Key
Project Area Primary Building
Design Site Line
Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
Note to City :
Overlay(s) to be
mapped by City on
official zone map or
other supplemental
diagram/map.
12 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
2.020: General Standards Overlay Zones and Standards
6.B.b
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Figure 2.020.4 Applying Design Sites on a Pedestrian Circulation Network
1. Identify Zone(s)
A. See Overlay Zone Map.
B. See Chapter 2 (Overlay
Zones and Standards) for
design site requirements.
2. Apply Design Sites
A. Define contiguous internal circulation
networks for pedestrians and vehicles,
and arrange design sites to front
onto the pedestrian network or the
public ROW, whichever is closer. The
pedestrian circulation network shall be
separate from vehicular circulation.
B. Select only 1 building type per design
site and apply the dimensional
standards for the design site of each
selected building type in compliance
with Subsection 2 of the zone.
C. Design sites are allowed to occupy
some or all of a parcel. Parcel
remainder may be added to design
sites, or used for parking, circulation,
and/or common or shared yard space.
3. Place Building
A. Place each primary building on
its design site in compliance
with the required setbacks and
other standards of the zone
(see Chapter 2).
B. Parking for a building is not
required to be located on the
same design site.
C. Select and apply frontage
types to each building/unit
entry (see Subsection 4 of the
zone).
Courtyard
Courtyard
Courtyard
Multiplex
Multiplex
Multiplex
Mul
t
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Mul
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Pe
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(
F
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)
Ve
h
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a
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A
c
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s
s
(
R
e
a
r
)
Identify Zone(s)Apply Design Sites Place Buildings123
Street Street Street
Key
Primary Building Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
Design Site Line
13June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
2.020: General StandardsOverlay Zones and Standards
6.B.b
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14 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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2.030 Neighborhood Residential Overlay.Small 1 (NRO.S1)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.
1. Intent
A neighborhood environment of small-to-medium footprint, low-to-moderate-
intensity housing choices.
The following are generally appropriate form elements in the zone.
House-Scale Buildings: Duplex Side-by-
Side, Duplex Stacked, Cottage Housing,
and Triplexes/Fourplexes, and multiple
buildings on one lot
Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 2.5 Stories
Porch Projecting, Porch Engaged, and
Dooryard Frontage TypesSmall-to-Medium Building Footprints
City to decide if
Overlay zone name
to be revised or
replaced.
15June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
6.B.b
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min.
2. Building Types and Design Site Size
Allowed Building Types Design Site1 Standards
Width Depth
Duplex Side-by-Side 46' min.85' min.4.030
Duplex Stacked 44' min.95' min.4.040
Cottage Housing 100' min. 120' min.4.050
Triplex/Fourplex 46' min.97' min.4.060
Each design site shall have only one primary building type
except cottage housing.
1 As required by Table 2.020.A, design sites are required to
include public open space and new thoroughfare(s) per
Chapter #C (Large Site Standards).
Design Site Coverage
Coverage (max.)Maximum footprint allowed for
selected Type(s).
3. Building Placement
Setback (Distance from ROW/ Design Site Line)2
Front (Façade Zone)15' min.; 25' max.
Side Street (Façade Zone)5' min.; 15' max.
Side 5' min.
Rear 15' min.
Building Façade
Façade Zone Front St.Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone.
60% min.50% min.
2 Design sites with slopes ≥ 10% shall comply with Section
3.040 (Slope Standards).
4. Frontage
A private frontage type is required at building and/or unit
entries along a thoroughfare or publicly accessible space.
Allowed Frontage Types Standards
Porch Projecting #A2.040
Porch Engaged #A2.050
Dooryard #A2.060
Façade Zone. This
approach provides
a minimum and
maximum building
setback to allow for
creativity in building
façade design while
positively shaping
the streetscape.
Predictability.
Building Type
standards increase
predictability about
form and ensure
that each allowed
Type will fit well on
the minimum size of
land required (Design
Site).
S
i
d
e
S
t
r
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t
Front Street (Narrowest Side)
Interior Design Site Corner Design SiteInterior Design Site
Front Street (Narrowest Side)
S
i
d
e
S
t
r
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t
max.
min.
min.
max.
ROW/ Design Site Line
Key
ROW/ Design Site Line
Building Setback Line
Building Placement Area
Façade Zone
Key
16 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
2.030: Neighborhood Residential Overlay.Small 1 (NRO.S1)Overlay Zones and Standards
6.B.b
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5. Building Form
Height
Primary Building3
Stories 2.5 max.
To Highest Eave/Parapet 22' max.
Overall 35' max.
Ground Floor Finish Level 6" min.4
Ground Floor Ceiling 9' min.
Footprint
See Chapter 4 (Building Types)
Depth, Ground-Floor Space
Cottage Housing 20' min.
All Other Building Types 30' min.
Where provided, dormer windows shall be in compliance
with Figure 2.020.1 (Half Story Standards).
3 See Chapter 4 (Building Types) for refinements to massing
and height standards.
4 Common entries may be set at grade in compliance with
local and federal accessibility standards.
ROW Line
ROW Line
Key
6. Parking
Spaces Required
(per unit)
Vehicular5 Bicycle
Within 1/2 mile of
transit stop
None required 1 min.
Not within 1/2 mile of transit stop
Lot ≤ 6000 sf 1 min.; 1 max 1 min.
Lot > 6000 sf 1 min.; 1.5 max 1 min.
Setback (Distance from ROW/ Design Site Line)
Front 50' min.6
Side Street 25' min.
Side 5' min.
Rear 5' min.
Driveway One-Way Two-Way
Curb Cut/Width 12' max.Not Allowed
5 See Subsection 3.030 for additional standards.
6 10' min. allowed for parking court of 6 or fewer spaces. See
Figure 3.030.1 (Shared Parking Court).
Front Street (Narrowest Side)
S
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S
t
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t
min.
min.min.min.
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Parking setbacks.
The intent of these
standards is to locate
vehicle parking to
the rear portion of
each lot to present
pedestrian-oritneted
buildings and
streetscapes instead
of parking lots.
Building Height.
There is a
considerable
difference between a
35' tall building with
a flat roof and one
with a pitched roof.
Consider setting a
lower height for roof
eaves where existing
buildings are up to 2
stories.
17June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
2.030: Neighborhood Residential Overlay.Small 1 (NRO.S1)Overlay Zones and Standards
6.B.b
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18 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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2.040 Neighborhood Residential Overlay.Small 2 (NRO.S2)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.
1. Intent
A neighborhood environment of small-to-medium footprint, low-to-moderate-
intensity housing choices.
The following are generally appropriate form elements in the zone.
House-Scale Buildings: Duplex Side-
by-Side, Duplex Stacked, Cottage
Housing, Triplexes/Fourplexes, Side
Courts, Townhouses, and multiple
buildings on one lot
Medium Front Setbacks
Medium Side Setbacks
Up to 2.5 Stories
Porch Projecting, Porch Engaged,
Dooryard, and Stoop Frontage Types
Small-to-Medium Building Footprints
City to decide if
Overlay zone name
to be revised or
replaced.
19June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
6.B.b
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min.
S
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Front Street (Narrowest Side)
Interior Design Site Corner Design SiteInterior Design Site
Front Street (Narrowest Side)
S
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S
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t
max.
min.
min.
max.
2. Building Types and Design Site Size
Allowed Building Types Design Site1 Standards
Width Depth
Duplex Side-by-Side 46' min.85' min.4.030
Duplex Stacked 44' min.95' min.4.040
Cottage Housing 100' min. 120' min.4.050
Triplex/Fourplex 46' min.97' min.4.060
Side Court 2 65' min.;
100' max.
150' min.4.070
Townhouse 20' min.3 85' min.4.080
Each design site shall have only one primary building type
except cottage housing.
1 As required by Table 2.020.A, design sites are required to
include shared yard space and new thoroughfare(s) per
Chapter #C (Large Site Standards).
2 Side Court building type is not allowed on corner design
sites or in developments subject to Chapter #C Large Site
Standards.
3 Represents one townhouse; townhouses may be divided
vertically into flats.
Design Site Coverage
Coverage (max.)Maximum footprint allowed for
selected Type(s).
3. Building Placement
Setback (Distance from ROW/ Design Site Line)4
Front (Façade Zone)15' min.; 25' max.
Side Street (Façade Zone)5' min.; 15' max.
Side 5' min.
Rear 10' min.
Building Façade
Façade Zone Front St.Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
60% min.50% min.
4 Design sites with slopes ≥ 10% shall comply with Section
3.040 (Slope Standards).
4. Frontage
A private frontage type is required at building and/or unit
entries along a thoroughfare or publicly accessible space.
Allowed Frontage Types Standards
Porch Projecting #A2.040
Porch Engaged #A2.050
Dooryard #A2.060
Stoop #A2.070
Façade Zone. This
approach provides
a minimum and
maximum building
setback to allow for
creativity in building
façade design while
positively shaping
the streetscape.
Predictability.
Building Type
standards increase
predictability about
form and ensure
that each allowed
Type will fit well on
the minimum size of
land required (Design
Site).
Townhouses. The
total width of each
building as well
as the number of
side-by-side units
is controlled to
fit this type into
neighborhoods
where building size is
important.
ROW/ Design Site Line
Key
ROW/ Design Site Line
Building Setback Line
Building Placement Area
Façade Zone
Key
20 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
2.040: Neighborhood Residential Overlay.Small 2 (NRO.S2)Overlay Zones and Standards
6.B.b
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ROW Line
Key
ROW Line Front Street (Narrowest Side)
S
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min.
min.min.min.
6. Parking
Spaces Required
(per unit)
Vehicular
Spaces7
Bicycle
Spaces
Within 1/2 mile of
transit stop
None required 1 min.
Not within 1/2 mile of transit stop
Lot ≤ 6000 sf 1 min.; 1 max 1 min.
Lot > 6000 sf 1 min.; 1.5 max 1 min.
Setback (Distance from ROW/ Design Site Line)
Front 50' min.8
Side Street 20' min.
Side 5' min.
Rear 5' min.
Driveway One-Way Two-Way
Curb Cut/Width 12' max.Not Allowed
7 See Subsection 3.030 for additional standards.
8 10' min. allowed for parking court of 6 or fewer spaces. See
Figure 3.030.1 (Shared Parking Court).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
5. Building Form
Height
Primary Building5
Stories 2.5 max.
To Highest Eave/Parapet 22' max.
Overall 35' max.
Ground Floor Finish Level 6" min.6
Ground Floor Ceiling 9' min.
Footprint
See Chapter 4 (Building Types)
Depth, Ground-Floor Space
Cottage Housing 20' min.
All Other Building Types 30' min.
Where provided, dormer windows shall be in compliance
with Figure 2.020.1 (Half Story Standards).
5 See Chapter 4 (Building Types) for refinements to massing
and height standards.
6 Shared entries may be set at grade in compliance with local
and federal accessibility standards.
Parking setbacks.
The intent of these
standards is to locate
vehicle parking to
the rear portion of
each lot to present
pedestrian-oritneted
buildings and
streetscapes instead
of parking lots.
Building Height.
There is a
considerable
difference between a
35' tall building with
a flat roof and one
with a pitched roof.
Consider setting a
lower height for roof
eaves where existing
buildings are up to 2
stories.
21June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
2.040: Neighborhood Residential Overlay.Small 2 (NRO.S2)Overlay Zones and Standards
6.B.b
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2.050 Neighborhood Residential Overlay.Medium 1 (NRO.M1)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.
1. Intent
A neighborhood environment of small-to-medium footprint, low-to-moderate-
intensity housing choices.
The following are generally appropriate form elements in the zone.
House-Scale Buildings: Side Courts,
Townhouses, Courtyards, Multiplexes,
and multiple buildings on one lot
Small-to-Medium Front Setbacks
Small Side Setbacks
Up to 2.5 Stories
Porch Projecting, Porch Engaged,
Dooryard, Stoop, and Common Entry
Frontage Types
Medium Building Footprints
City to decide if
Overlay zone name
to be revised or
replaced.
23June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
6.B.b
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min.
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Front Street (Narrowest Side)
Interior Design Site Corner Design SiteInterior Design Site
Front Street (Narrowest Side)
S
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max.
min.
min.
max.
2. Building Types and Design Site Size
Allowed Building Types Design Site1
StandardsWidth Depth
Side Court 2 65' min.;
100' max.
150' min.4.070
Townhouse 16' min.3 60' min.4.080
Courtyard 77' min.4 97' min.4.090
Multiplex 108' min.120 ' min.4.100
Each design site shall have only one primary building type.
1 As required by Table 2.020.A, design sites are required to
include shared yard space and new thoroughfare(s) per
Chapter #C (Large Site Standards).
2 Side Court building type is not allowed on corner design
sites or in developments subject to Chapter #C Large Site
Standards.
3 Represents one townhouse; townhouses may be divided
vertically into flats.
4 For an L-shaped building; 100' min. for a U-shaped building
Design Site Coverage
Coverage (max.)Maximum footprint allowed for
selected Type(s).
3. Building Placement
Setback (Distance from ROW/ Design Site Line)5
Front (Façade Zone)10' min.; 15' max.
Side Street (Façade Zone)5' min.; 15' max.
Side 5' min.
Rear 10' min.
Building Façade
Façade Zone Front St.Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
65% min.55% min.
5 Design sites with slopes ≥ 10% shall comply with Section
3.040 (Slope Standards).
4. Frontage
A private frontage type is required at building and/or unit
entries along a thoroughfare or publicly accessible space.
Allowed Frontage Types Standards
Porch Projecting #A2.040
Porch Engaged #A2.050
Dooryard #A2.060
Stoop #A2.070
Common Entry #A2.080
Façade Zone. This
approach provides
a minimum and
maximum building
setback to allow for
creativity in building
façade design while
positively shaping
the streetscape.
Predictability.
Building Type
standards increase
predictability about
form and ensure
that each allowed
Type will fit well on
the minimum size of
land required (Design
Site).
Townhouses. The
total width of each
building as well
as the number of
side-by-side units
is controlled to
fit this type into
neighborhoods
where building size is
important.
ROW/ Design Site Line
Key
ROW/ Design Site Line
Building Setback Line
Building Placement Area
Façade Zone
Key
24 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
2.050: Neighborhood Residential Overlay.Medium 1 (NRO.M1)Overlay Zones and Standards
6.B.b
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5. Building Form
Height
Primary Building6
Stories 2.5 max.
To Highest Eave/Parapet 24' max.
Overall 35' max.
Ground Floor Finish Level 6" min.7
Ground Floor Ceiling 9' min.
Footprint
See Chapter 4 (Building Types)
Depth, Ground-Floor Space 20' min.
Where provided, dormer windows shall be in compliance
with Figure 2.020.1 (Half Story Standards).
6 See Chapter 4 (Building Types) for refinements to massing
and height standards.
7 Shared entries may be set at grade in compliance with local
and federal accessibility standards.
ROW Line
Key
ROW Line Front Street (Narrowest Side)
S
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min.
min.min.min.
6. Parking
Spaces Required
(per unit)
Vehicular
Spaces8
Bicycle
Spaces
Within 1/2 mile of
transit stop
None required 2 min.
Not within 1/2 mile of transit stop
Lot ≤ 6000 sf 0.5 min.; 0.75 max 1 min.
Lot > 6000 sf 1 min.; 1.5 max 1 min.
Setback (Distance from ROW/ Design Site Line)
Front 40' min.9
Side Street 20' min.
Side 5' min.
Rear 5' min.
Driveway One-Way Two-Way
Curb Cut/Width 12' max.Not Allowed
8 See Subsection 3.030 for additional standards.
9 10' min. allowed for parking court of 6 or fewer spaces. See
Figure 3.030.1 (Shared Parking Court).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Parking setbacks.
The intent of these
standards is to locate
vehicle parking to
the rear portion of
each lot to present
pedestrian-oritneted
buildings and
streetscapes instead
of parking lots.
Building Height.
There is a
considerable
difference between a
35' tall building with
a flat roof and one
with a pitched roof.
Consider setting a
lower height for roof
eaves where existing
buildings are up to 2
stories.
25June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
2.050: Neighborhood Residential Overlay.Medium 1 (NRO.M1)Overlay Zones and Standards
6.B.b
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2.060 Neighborhood Residential Overlay.Medium 2 (NRO.M2)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.
1. Intent
A neighborhood environment of small-to-medium footprint, low-to-moderate-
intensity housing choices.
The following are generally appropriate form elements in the zone.
Primarily House-Scale Buildings:
Townhouses, Courtyards, Multiplexes,
and multiple buildings on one lot
Small Side Setbacks
Up to 3 Stories
Porch Projecting, Porch Engaged,
Dooryard, and Stoop, and Common
Entry Frontage Types
Medium Building Footprints
Small Front Setbacks
City to decide if
Overlay zone name
to be revised or
replaced.
27June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
6.B.b
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min.
S
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Front Street (Narrowest Side)
Interior Design Site Corner Design SiteInterior Design Site
Front Street (Narrowest Side)
S
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S
t
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t
max.
min.
min.
max.
2. Building Types and Design Site Size
Allowed Building Types Design Site1 Standards
Width Depth
Townhouse 16' min.2 60' min.4.080
Courtyard 77' min.3 97' min.4.090
Multiplex 108' min.120 ' min.4.100
Each design site shall have only one primary building type.
1 As required by Table 2.020.A, design sites are required to
include shared yard space and new thoroughfare(s) per
Chapter #C (Large Site Standards).
2 Represents one townhouse; townhouses may be divided
vertically into flats.
3 For an L-shaped building; 100' min. for a U-shaped building
Design Site Coverage
Coverage (max.)Maximum footprint allowed for
selected Type(s).
3. Building Placement
Setback (Distance from ROW/ Design Site Line)4
Front (Façade Zone)10' min.; 15' max.
Side Street (Façade Zone)5' min.; 15' max.
Side 5' min.
Rear 10' min.
Building Façade
Façade Zone Front St.Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
70% min.60% min.
4 Design sites with slopes ≥ 10% shall comply with Section
3.040 (Slope Standards).
4. Frontage
A private frontage type is required at building and/or unit
entries along a thoroughfare or publicly accessible space.
Allowed Frontage Types Standards
Porch Projecting #A2.040
Porch Engaged #A2.050
Dooryard #A2.060
Stoop #A2.070
Common Entry #A2.080
Façade Zone. This
approach provides
a minimum and
maximum building
setback to allow for
creativity in building
façade design while
positively shaping
the streetscape.
Predictability.
Building Type
standards increase
predictability about
form and ensure
that each allowed
Type will fit well on
the minimum size of
land required (Design
Site).
ROW/ Design Site Line
Key
ROW/ Design Site Line
Building Setback Line
Building Placement Area
Façade Zone
Key
28 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
2.060: Neighborhood Residential Overlay.Medium 2 (NRO.M2)Overlay Zones and Standards
6.B.b
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5. Building Form
Height
Primary Building5
Stories 3 max.
Overall/Top of Parapet 35' max.
Ground Floor Finish Level 6" min. 6
Ground Floor Ceiling 9' min.
Footprint
See Chapter 4 (Building Types)
Depth, Ground-Floor Space 20' min.
Where provided, dormer windows shall be in compliance
with Figure 2.020.1 (Half Story Standards).
5 See Chapter 4 (Building Types) for refinements to massing
and height standards.
6 Shared entries may be set at grade in compliance with local
and federal accessibility standards.
ROW Line
ROW Line
Key
6. Parking
Spaces Required
(per unit)
Vehicular
Spaces7
Bicycle
Spaces
Within 1/2 mile of
transit stop
None required 2 min.
Not within 1/2 mile of transit stop
Lot ≤ 6000 sf 0.5 min.; 0.75 max 1 min.
Lot > 6000 sf 1 min.; 1.5 max 1 min.
Setback (Distance from ROW/ Design Site Line)
Front 40' min.8
Side Street 15' min.
Side 5' min.
Rear 5' min.
Driveway One-Way Two-Way
Curb Cut/Width 12' max.Not Allowed
7 See Subsection 3.030 for additional standards.
8 10' min. allowed for parking court of 6 or fewer spaces. See
Figure 3.030.1 (Shared Parking Court).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Front Street (Narrowest Side)
S
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S
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min.
min.min.min.
Parking setbacks.
The intent of these
standards is to locate
vehicle parking to
the rear portion of
each lot to present
pedestrian-oritneted
buildings and
streetscapes instead
of parking lots.
Building Height.
There is a
considerable
difference between a
35' tall building with
a flat roof and one
with a pitched roof.
Consider setting a
lower height for roof
eaves where existing
buildings are up to 2
stories.
29June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
2.060: Neighborhood Residential Overlay.Medium 2 (NRO.M2)Overlay Zones and Standards
6.B.b
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3.010 Purpose
This Chapter provides standards to ensure that new development accomplishes the following:
1. Makes a positive contribution to the development pattern of the area;
2. New or altered structures are compatible with the design and use of existing structures on neighboring
properties; and
3. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a
substantial, negative manner the habitability of these properties.
3.020 Landscaping and Lighting
1. Intent. This Section prescribes landscaping and lighting standards for protection and enhancement of
the environmental and visual quality of the community, enhancement of privacy, and the control of dust.
2. Required Landscaping. The landscaping required by this Section shall be installed as part of the
development or improvement(s) requiring the landscaping. Standards for landscaping in parking areas
shall be in combination with Section 3.030 (Parking and Loading).
A. Landscaping materials shall be integrated into the required setbacks, stream and wetland buffers,
and design of the selected private frontage type(s).
B. Landscape materials shall be applied to the planting areas identified for public frontage type(s).
3. Required Lighting
A. Lighting shall be provided in compliance with the following:
(1) All exterior lighting shall be designed, located, and lamped in order to prevent overlighting and
light trespass.
(2) All parking lot lights shall be full cutoff luminaires, as certified by the manufacturer, with the light
source directed downward and away from adjacent residences.
Chapter 3: Site Development Standards
Sections:
3.010 Purpose
3.020 Landscaping and Lighting
3.030 Parking and Loading
3.040 Slope Standards
31June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
Site Development Standards
6.B.b
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(3) Bollard lighting may be used to light walkways and other landscape features, but shall cast its
light downward.
(4) Internally illuminated fascia, wall, roof, awning or other building parts are prohibited.
4. Design Standards
A. Allowed Landscaping Materials
(1) Landscaping materials shall comply with the following:
(a) Shrubs, of at least one-gallon size;
(b) Ground cover instead of grass/turf; and/or
(c) Decorative nonliving landscaping materials including, but not limited to, sand, stone, gravel,
wood or water may be used to satisfy a maximum of 25 percent of the required landscaping
area.
(2) Street trees, of at least 15-gallon size, double-staked, planted between the curb and the back of
the sidewalk.
B. Species Selection
(1) Native and drought tolerant species are required to meet the minimum local standards.
(2) Landscaping shall be in compliance with Section x.xx.xxx (City's' Fire Department Standards).
C. Existing Vegetation. On-site trees of species xxx and/or a caliper size of at least xxx inches shall be
incorporated into the landscaping.
D. Retaining Walls
(1) Along front and/or side street. Retaining walls within the front and/or side street façade
zone(s) or visible from the public sidewalk adjoining the design site shall:
(a) Not exceed four feet in height as measured to the adjacent finished grade or sidewalk
whichever is nearest; and/or
(b) Include a landscape planter in front of the wall. The planter shall be at least 18 inches deep
measured perpendicular to the wall.
(2) Along interior side. Retaining walls along the interior design site line that are beyond the front
and/or side street façade zone(s) shall:
(a) Not exceed three feet as measured to the adjacent finished grade; and/or
(b) Include a landscape planter in front of the wall. The planter shall be at least three feet deep
measured perpendicular to the wall.
(3) Along rear. Retaining walls along the rear design site line that are beyond the front and/or side
street façade zone(s) shall:
(a) Not exceed eight feet as measured to the adjacent finished grade; and/or
(b) If exposed, include a landscape planter in front of the wall. The planter shall be at least three
feet deep measured perpendicular to the wall; and/or
(c) Not require landscaping or wall material finish(es) if within the building and not exposed.
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E. Maintenance. Required landscaping shall be maintained in a clean and healthy condition. This
includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and
the appropriate watering of all landscaping.
3.030 Parking and Loading
1. Intent. This Section prescribes standards for motor vehicle and bicycle parking areas, loading and
access drives, and standards for reducing motor vehicle trips per capita to and from development. These
standards are intended to ensure that new development accomplishes the following:
A. Consistency with the intended physical character of walkable environments;
B. Provision of bicycle parking to increase bicycle trips and reduce motor vehicle trips per capita; and
C. Appropriately limits, screens, and landscapes motor vehicle parking areas to protect and enhance
the environmental and visual quality of the community, enhance privacy, attenuate noise, and
control dust.
2. On-site parking. On-site parking is allowed in all zones subject to the standards in this Section.
3. Bicycle Parking Standards. Bicycle parking shall be provided in compliance with the standards of the
zone.
4. Number of Motor Vehicle Parking Spaces Required
A. Required Spaces. The minimum number of parking spaces required is listed in Subsection 6 of the
zone. For any use not addressed in Subsection 6, parking shall not exceed a ratio equivalent to the
average peak parking occupancy rate for the most comparable use in the Institute of Transportation
Engineers Parking Generation Manual.
B. Required Number of Parking Spaces
(1) When calculating the required number of parking spaces, numbers shall be rounded down to
the closest whole number.
(2) For parking systems that stack individual vehicles, each vehicle accommodated by the stacker
counts as an individual parking space.
5. Parking Spaces, Design and Layout
A. Parking Facilities. If off-street parking is located within a carport or garage, The garage shall match
the color, material and roofing of the primary building.
B. Parking Space dimension. The minimum dimension for residential parking spaces are eight and a
half feet wide and Eighteen feet deep.
C. Access. On-site parking areas shall be accessed per the following:
(1) On-site parking shall be designed with an appropriate means of vehicular access to a street or to
an alley to cause the least interference with traffic flow.
(2) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway, directly
from the front, side street, public alley, or rear lane.
(3) On-site loading space(s) is not required.
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D. Driveways
(1) Access to Driveways
(a) Driveway access to and from developments of two or fewer dwelling units onto public
streets shall be where practical by forward or reverse motion of the vehicle; and
(b) Driveway access to and from developments of three or more dwelling units onto public
streets shall be by forward motion of the vehicle; and
(c) Minimum 30 feet separation between driveways for all uses except developments of two or
fewer dwelling units.
(2) Number of Driveways. Table A (Number of Driveways) specifies the maximum number of
driveways for a development site
(3) Driveways shall be setback from design site lines as follows:
(a) For front access, minimum two feet from side design site lines; and/or
(b) For side street access, no less than the minimum rear parking setback per the zone; and/or
(c) Where driveway access is shared by abutting design sites, Subsections (a) and (b) above do
not apply; minimum two feet from building(s).
(4) Driveways shall extend to and include the area between the design site line and the edge of the
street pavement.
(5) The design and construction of all on-site parking access drives shall be in compliance with
Section x.xx.xxx (City's Driveway Access Standards).
Table 3.030.A: Number of Driveways
Lot Frontage (Corner Parcel Applies Same
Requirements as Side Street)Maximum Number of Driveways
Up to 150'1
150' to 299'2
Each additional 300' over 299'1
E. Parking Techniques. The following techniques may be applied individually or in combination:
(1) Tandem Parking. Parking spaces are arranged in a series up to total. Tandem parking is allowed
in all overlay zones, subject to on-site management.
(2) Parking Court. Parking spaces in groupings of uncovered spaces or if behind the minimum
building setbacks, covered spaces or individual garages not in a podium configuration. The
parking court may be shared between two design sites. See Figure 3.030.1 (Shared Parking
Court).
(3) Podium Parking. Parking spaces are located in an at-grade garage under the rear and/or interior
side of the building or under all of the building except for the required ground floor habitable
space. The garage has occupiable space above the garage level. The podium is not visible or
exposed along the front or side street building façades.
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(4) Subterranean Parking. Parking spaces are located below the adjacent finished grade of the
building.
(5) Stacked Parking System. Parking spaces are arranged in a system that provides two to three
spaces in the horizontal area of one space. This type of system is within a podium parking
garage or not within the building footprint, open or covered.
Figure 3.030.1: Shared Parking Court
Parking Court
Design Site 1 Design Site 2
Key
Design Site Line
Setback Lines
Minimum Width of the Shared Parking Court, measured parallel to the adjacent street/right-of-way
Minimum Setback: Small Parking Court (6 or fewer
spaces)
Large Shared Parking Court (7-12
spaces)
10' min.
Setback behind line of required
ground floor occupiable space
required in Subsection D of the zone
Front Setback. A
landscaped buffer in
compliance with one of
the following methods
shall be provided
along the length of the
parking spaces.
a. A landscaped buffer with a minimum inside width of five feet and a
fence or hedge 42 inches in height, or
b. A landscaped buffer with a minimum inside width of eight feet.
Parking Court
Design Site 1 Design Site 2
Small Shared Parking Court Large Shared Parking Court
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F. Identification as to Purpose and Location. On-site parking areas of four or more spaces shall
include painted lines, wheel stops, or other methods of identifying individual parking spaces and
loading areas, while distinguishing such spaces from aisle and other circulation features.
G. Materials
(1) All on-site parking areas and driveways shall be surfaced only with materials identified by City.
(2) Parking area surfacing materials shall consist of the following materials:
(a) Gravel, crushed granite, “grasscrete”; or
(b) Recycled materials including, but not limited to, glass, rubber, used asphalt, brick, block and
concrete; or
(c) A combination of the above materials.
H. Landscaping. The landscaping standards identified in Table B (Required Parking Lot Landscaping)
shall be applied with the standards of Subsection 3.020 (Landscaping and Lighting).
(1) Parking and loading areas shall be screened from adjacent residential zones by a six foot wall,
fence, or evergreen.
(2) Screening is not required when parking area(s) is adjacent to an alley.
(3) Landscaping areas shall integrate stormwater management features per City's Landscaping
Standards.
(4) For portions of parking areas covered by photo-voltaic solar collectors that also function as
shade structures, the minimum standard for trees does not apply.
I. Location
(1) Location of on-site parking is regulated by the required setbacks in Subsection 6 of the zone and
the following:
(a) Parking lots with more than 11 spaces shall be separated at least by five feet from buildings
to make room for a sidewalk, landscaping, and/or other planting between the building and
the parking area.
(b) The required separation may be eliminated to the rear of buildings in areas designed for
unloading and loading of materials.
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Table 3.030.B: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped
10 or fewer None
11 or more 5' min. wide planter along property line
General Landscaping
Perimeter Planter 5' min. width
Required Border 6" high curb or equivalent
Border and Stormwater Curb or equivalent shall include breaks every 4" to provide
drainage to retention and filtration areas.
Car Overhangs Shall be prevented by planter curb
Required Quantity 1 tree per every 10 parking spaces, beginning at 11 total spaces
Tree Well Size1 5' min. in any direction
Tree Can Size 15 gallon min.
Tree Box Size 20% of required trees shall be 24" min.
Tree Caliper 1" min.
Tree Height at Installation 7' min. vertical clearance
Tree Characteristics Tree canopy
Location Evenly spaced throughout parking lot to provide uniform shade
1 Any vehicle overhang requires the minimum planter area width to be expanded by an
equivalent dimension.
3.040 Slope Standards
1. Intent. This Section provides the standards for development in all zones on parcels with sloped
topography. For the purposes of this Section, sloped topography is any slope of ten percent or more.
2. Buildable Area. Table A (Maximum Amount of Sloped Areas Allowed to be Developed) identifies the
amount of developable area for sloped portions of design sites. This, in combination with the standards
in this Section and the maximum allowed building footprint shall be applied to the design of the sloped
portions of design sites.
A. Developments subject to Chapter #B (Large Site Standards) requiring new streets shall be in
compliance with maximum grade standards in Section x.xx.xxx (City's Thoroughfare Standards).
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Table 3.040.A: Maximum Amount of Sloped Areas Allowed to be Developed
Portions of Design
Site with
Existing Slope
Development Site1,2
Previously Developed Greenfield
Up to 1 acre
>1 acre to 2.99
acres 1 to 3 acres >3 acres
0–9.99%100% max.Not to exceed
extents of
previously
developed
footprint 3
100% max.100% max.
10–19.99%75% max.50% max.25% max.
20-29.99%25% max.5% max.0% max.
> 30%0% max.0% max.0% max.
1 In compliance with the setbacks of the overlay zone, required on-site shared yard space, this Section,
and the maximum building footprint standards in Chapter 4 (Building Types).
2 In compliance with required amount of shared yard space identified in Subsection 2.020.13.
3 Includes streets and parking areas.
3. Building Height
A. Maximum Building Height. Building height is regulated by Subsection 5 of the zone and Subsection
5 of the building type. The maximum allowed height of a building shall follow the existing topography
of the design site to ensure that each building is in compliance with the allowed building height.
(1) Figure 3.040.1 (Site Grading for Small-to-Medium Detached and Attached Building Forms) in this
Section illustrate allowed and non-allowed site grading methods.
B. Exposed Basements. Basements do not count toward the maximum stories allowed in the zone if
exposed less than half of the basement's story height below the average adjacent finished grade.
4. Topography and Required Location of Primary Building. Sloped topography can present issues
with locating the primary building on a design site in compliance with Subsection 3 of the zone. Table
#E2.030.A (Adjustments to Standards for Lots Less Than 10% Slope) and Table #E2.030.B (Adjustments
to Standards for Lots Over 10% Slope) identify allowed administrative relief for issues arising from sloped
topography.
5. Grading or Regrading of Design Sites. When existing design site topography is proposed to be
changed, grading shall not result in any of the following:
A. Creation of retaining walls or blank walls taller than four feet within required front or side street
façade zones; or
B. Retaining walls on side design site lines taller than three feet; or
C. Retaining walls on rear design site lines not within the building footprint, taller than 10 feet; or
D. Building(s) that do not reflect the existing topography of the design site; or
E. Terraced design sites that result in a vertical difference of more than 4 feet between the adjacent
right-of-way and the finished grade of the design site; or
F. Grading beyond the building pad(s) and the required access drive(s); or
G. Cut exceeding 16 feet in height from top to toe; or
H. Cut slope exceeding two horizontal to one vertical.
Standards.
City to revise to local
needs regarding
specific slope
thresholds.
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6. Graded Slopes
A. Graded slopes shall be screened from view under or behind buildings with landscaping or natural
topographic features.
B. Graded slopes shall be revegetated with a mixture of grass seed or shrubs as identified by the USDA
Soil Conservation Service.
7. Drainage Facilities. All proposed drainage facilities shall preserve major drainage channels in their
natural state and be designed in such a manner as to minimize soil erosion and to otherwise preserve
the public health, safety, and welfare.
8. Massing. Buildings on sloped design sites shall reflect the existing topography of the design site.
A. Buildings with footprints 36 feet wide or less shall have a simple water table element or change in
material between the basement and the ground floor.
B. Buildings with footprints wider than 36 feet and 2.5 stories or taller shall have a minimum of one
story tall defined base. The base shall be defined through the use one of the following methods:
(1) Change in material; and/or
(2) A continuous horizontal band between the base and upper floors; and/or.
(3) Use of a continuous shopfront frontage.
9. Frontage. Along front and side street façades, each primary building shall be designed in compliance
with the standards for ground floor private frontage as required by Subsection 4 of the zone.
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Figure 3.040.1: Site Grading for Small-to-Medium Detached and Attached Building Forms
Allowed. Grading that results in each new modified
building stepping and reflecting the topography of the
parcel or design sites, and that connects each building
with the adjacent street and public realm.
Medium Slope
Small Footprint
Axonometric Detail
Elevation
Medium Slope
Small Footprint
Axonometric Detail
Elevation
Distance between building entries on slopes
greater than 10% does not exceed 50'.
Finished grade of lot is within 4 feet of the adjacent
street/right-of-way.
Not Allowed. Grading that results in each new building
not stepping with the topography of the lot, and
disconnects each building from the adjacent street and
public realm.
Distance between building entries on slopes
greater than 10% exceeds 50'.
Finished grade of lot is more than 4 feet from the
adjacent street/right-of-way.
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4.010 Purpose
This Chapter provides the standards for development of individual building types to achieve the intended
physical character of each zone, offer housing choices and affordable housing opportunities.
4.020 General Standards
1. Building types are used to articulate size, scale, and intensity according to the intent of each overlay zone.
2. Each design site shall have only one primary building type, except as follows, and in compliance with all
standards:
A. Cottage Housing (Section 4.060) may consist of up to nine individual buildings; and
B. More than one building type is allowed on parcel that meets the requirements of Figure 2.020.2
(Multiple Buildings on One Site), or includes multiple design sites that meet the standards of this
Chapter.
3. On-site shared yard space. The standards identify the required amount and/or minimum size.
4. Parking may be designed as uncovered, covered, tuck-under, detached garage(s), podium or
subterranean, in compliance with the overlay zone standards for parking placement.
5. Wings are allowed on certain building types to allow for an increase in building area without increasing
the size of the main body. Wings are required to be smaller in size and height than the main body and to
be at a distance from the main body so that their façades are not aligned.
6. If a building type does not specify standards for wings, wings are not allowed on that building type.
7. The maximum footprint allowed consists of the main body and wings (if allowed), not including frontage
types (e.g., porches, etc.).
8. The maximum number of units identified for each building type is dependent on the design site being
large enough to accommodate the overlay zone's standards (e.g., parking).
Chapter 4: Building Types
Sections:
4.010 Purpose
4.020 General Standards
4.030 Overview of Building Types
4.040 Duplex Side-by-Side
4.050 Duplex Stacked
4.060 Cottage Housing
4.070 Triplex/Fourplex
4.080 Side Court
4.090 Townhouse
4.100 Courtyard
4.110 Multiplex
4.120 Massing Types
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9. New buildings and their improvements are subject to City's local standards for Fire Safety and Building
Safety.
10. In overlay zones NRO.M1 and NRO.M2, buildings are allowed to be connected in compliance with the
following:
A. The connection is at least 30 feet behind the building façade nearest to the street;
B. The area of connection is at least 15 feet and up to 30 feet wide; and
C. The building façade nearest to the street is in compliance with the required façade zone; and
D. Upper story connections are at least 10 feet above the finished grade of the building and at least 13
feet, 6 inches above if the area below accommodates vehicle access.
4.030 Overview of Building Types
1. Table A (Building Types Overview) provides an overview of the allowed building types in each overlay
zone.
Table 4.030.A: Building Types Overview
Overlay Zones
Specific
Standards NRO.S1 NRO.S2 NRO.M1 NRO.M2
House Scale
Duplex Side-by-Side 4.030 P P X X
Duplex Stacked 4.040 P P X X
Cottage Housing 4.050 P P X X
Triplex/Fourplex 4.060 P P P X
Side Court 4.070 X P P P
Townhouse 4.080 X P P P
Courtyard 4.090 X X P P
Multiplex 4.100 X X P P
Key P = Allowed X = Not Allowed
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Building Types
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4.040 Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
1. Description
A small-to-medium-sized, detached, House-Scale Building
with small-to-medium setbacks and a rear setback. The
building consists of two side-by-side units within a single
Building massing. The type has the appearance of a medium-
to-large, single-unit house and is scaled to fit within lower-
intensity neighborhoods.
2. Number of Units
Units per Building 2 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
44 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
Building Types4.040: Duplex Side-by-Side Building Types
6.B.b
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BUILDING TYPE: DUPLEX, SIDE-BY-SIDEBUILDING TYPE: DUPLEX, SIDE-BY-SIDE
4. Pedestrian Access
Main Entrance Location Front Street3
Each unit shall have an entry on or within 20' of the front
façade.
3 On corner design sites, each unit shall front a different
street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
6. Shared Yard
Width 15' min.
Depth 15' min.
Required setbacks and driveways do not count toward
shared yard space.
Required private open space shall be located behind the
main body of the building.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 48' max.
Depth 36' max.
Wing(s)1,2
Width 15' max.
Depth 24' max.
Separation between Wings on
Same Façade
15' min.
Offset from Main Body 5' min. at façades along front
street and side street
Massing Types
Sloped Roof Bar Section 4.120.1.B
Sloped Roof L Section 4.120.1.C
Sloped Roof Forecourt Section 4.120.1.E
1 In compliance with Subsection 2 of the overlay zone
2 Height is limited to 1 story less than main body and 10' less
to highest eave/parapet.
Front Street Front Street
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ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Shared yard
Key
BUILDING TYPE: HOUSE, SMALL
45June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
Building Types 4.040: Duplex Side-by-SideBuilding Types
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4.050 Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
1. Description
A small-to-medium-sized, detached, House-Scale Building
with small-to-medium setbacks and a rear setback. The
building consists of two stacked units within a single building
massing. The type has the appearance of a medium-to-large,
single-unit house and is scaled to fit within lower-intensity
neighborhoods.
2. Number of Units
Units per Building 2 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
46 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
Building Types4.050: Duplex Stacked Building Types
6.B.b
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BUILDING TYPE: DUPLEX, STACKEDBUILDING TYPE: DUPLEX, STACKED
4. Pedestrian Access
Main Entrance Location Front Street3
Each unit shall have an entry on or within 20' of the front
façade.
3 On corner design sites, each unit shall front a different
street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
6. Shared Yard
Width 15' min.
Depth 15' min.
Required setbacks and driveways do not count toward
shared yard space.
Required private open space shall be located behind the
main body of the building.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 36' max.
Depth 48' max.
Wing(s)1,2
Width 15' max.
Depth 24' max.
Separation between Wings on
Same Façade
15' min.
Offset from Main Body 5' min. at façades along front
street and side street
Massing Types
Sloped Roof Box Section 4.120.1.A
Sloped Roof Bar Section 4.120.1.B
Sloped Roof L Section 4.120.1.C
1 In compliance with Subsection 2 of the overlay zone
2 Height is limited to 1 story less than main body and 10' less
to highest eave/parapet.
Front Street Front Street
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Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Shared Yard
Key
BUILDING TYPE: HOUSE, SMALL
47June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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4.060 Cottage Housing
Example of Cottage Housing
Example of Cottage Housing
Example of Cottage Housing
1. Description
A group of up to nine small, detached, House-Scale Buildings
arranged to define a shared court open to and visible from
the street. The shared court is shared yard space and
takes the place of a private rear setback, thus becoming an
important community-enhancing element. The type is scaled
to fit within low-to-moderate-intensity neighborhoods.
Synonym: Bungalow Court
2. Number of Units
Units per Building 1 max.
Buildings per Design Site 3 min.; 9 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
48 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
Building Types4.060: Cottage Housing Building Types
6.B.b
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5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
Spaces may be individually accessible by the units and/or
common parking area(s) at rear or side of design site.
6. Shared Yard
≤ 5 units 20' x 30' min.
> 5 units 20% of lot area, no
dimension shall be less
than 20'
Required setbacks and driveways do not count as shared
yard space.
7. Miscellaneous
Fencing
Fencing only allowed around or between individual buildings
and shall not exceed 36" in height.
Visibility shall be maintained through the fencing.
3. Building Size and Massing
Height
Front Buildings 1.5 stories max.; 14' to
highest eave/parapet
Rearmost Building 2.5 stories max.; 22' to
highest eave/parapet
Main Body1 NRO.S1 NRO.S2
Width 25' max.32' max.
Depth 25' max.32' max.
Separation between Cottages 7' min.7' min.
Massing Types
Sloped Roof Box Section 4.120.1.A
Sloped Roof L Section 4.120.1.C
4. Pedestrian Access
Shared court shall be accessible from front street.
Pedestrian Path Setbacks
From Building Entrance 6' min.
Main entrance to units required from shared court, except
that units on a corner may enter from the side street.
Pedestrian connections shall connect all buildings to the
public ROW, shared court, and parking areas.
1 In compliance with Subsection 2 of the overlay zone
Front Street Front Street
Alley access required if alley exists Alley access required if alley exists
BUILDING TYPE: COTTAGE COURT_largeBUILDING TYPE: COTTAGE COURT_large
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Shared Yard
Key
BUILDING TYPE: HOUSE, SMALL
49June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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4.070 Triplex/Fourplex
Example of Fourplex
Example of Triplex
Example of Fourplex
1. Description
A small-to-medium-sized, detached, House-Scale Building
that consists of three to four side-by-side and/or stacked
units, typically with one shared entry or individual entries
along or within 20' of the front. The type has the appearance
of a medium-sized, single-unit house and is scaled to fit
within low- to moderate-intensity neighborhoods.
2. Number of Units
Units per Building 3 min.; 4 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
50 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
Building Types4.070: Triplex/Fourplex Building Types
6.B.b
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BUILDING TYPE: FOURPLEXBUILDING TYPE: FOURPLEX
4. Pedestrian Access
Main Entrance Location Front Street
Each unit may have an individual entry.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
6. Shared Yard3
Width 15' min.
Depth 15' min.
Required setbacks and driveways do not count towards
shared yard space.
Required shared yard space shall be located behind the
main body of the building.
3 None required if the building is within 800' of public open
space
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 48' max.
Depth 48' max.
Wing(s)1,2
Width 15' max.
Depth 20' max.
Separation between Wings on
Same Façade
15' min.
Offset from Main Body 5' min. at façades along
front street and side street
Massing Types
Sloped Roof Box Section 4.120.1.A
Sloped Roof Bar Section 4.120.1.B
Sloped Roof L Section 4.120.1.C
Sloped Roof Forecourt Section 4.120.1.E
1 In compliance with Subsection 2 of the overlay zone
2 Height is limited to 1 story less than main body and 10' less
to highest eave/parapet.
Front Street Front Street
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ROW/ Design Site Line
Building Setback Line
Frontage
Shared Yard
Key
BUILDING TYPE: HOUSE, SMALL
ROW/ Design Site Line
Building Setback Line
Building
Key
51June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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4.080 Side Court
Side Court, Example 1 (image source: Google)
Side Court, Example 2 (Image source: Google)
Side Court, Example 3 (image source: Realtor.com)
1. Description
A series of house-scale buildings fronting a shared "parking
court" that doubles as a driveway and outdoor space for the
units. The foremost building faces the street and the shared
court; the rearmost building is parallel with the rear parcel
line. This type is intended for narrow and deep mid-block
parcels and is typically located within low-to-moderate-
intensity neighborhoods.
2. Number of Units
Units per Design Site 10 max.
Buildings per Design Site 2 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
52 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
Building Types4.080: Side Court Building Types
6.B.b
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BUILDING TYPE: SIDE COURT BUILDINGBUILDING TYPE: SIDE COURT BUILDING
5. Vehicle Access and Parking
Driveway and parking location shall comply with standards in
Subsection 6 of the overlay zone.
Parking Court
Width 26' min. (building façade to property line)
Depth Up to rearmost building, in compliance
with fire access requirements.
6. Shared Yard
Landscaping
The area between the parking court pavement and the
property line shall be landscaped, averaging at least 4
feet in width along the length of the parking court.
The area between all habitable space and the parking
court pavement shall be landscaped, averaging at least 2
feet in width along each façade.
Paving
Parking court surface may be stamped concrete, pavers,
brick, and/or grasscrete. No more than 20% of the surface
area may be asphalt or untextured poured concrete.
The edges of the parking court pavement shall not be
composed exclusively of straight lines.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body (per Building)1 NRO.S2 NRO.M1
Width 48' max.2 48' max.2
Overall Length 60' max.85' max.
Massing Types (per Building)
Sloped Roof Box Section 4.120.1A
Sloped Roof L Section 4.120.1C
Sloped Roof Forecourt Section 4.120.1E
Sloped Roof L Courtyard Section 4.120.1F
At least 50% of ground floor space shall be habitable.
Habitable space shall not include garage or parking.
4. Pedestrian Access
The frontmost unit shall be accessed from the street;
other units shall be accessed from the parking court.
Each primary entrance shall include a frontage type, as
allowed in Table 6.030.A, within an area at least 7' deep.
1 In compliance with Subsection 2 of the overlay zone
2 No max. within 50' of rear design site line
Front Street Front Street
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Parking Court
Key
BUILDING TYPE: HOUSE, SMALL
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4.090 Townhouse
Example of 2.5-Story Townhouse
Example of 2.5-Story Townhouse
Example of 3-Story Townhouse
1. Description
A small-sized, typically attached, House-Scale Building (up to
four units side-by-side) with a rear setback. Each Townhouse
consists of up to two flats. As allowed by the overlay zone,
the type may also be detached with minimal separations
between buildings. The type is typically located within low-
to-moderate-intensity neighborhoods.
Synonym: Rowhouse
2. Number of Units
NRO.S.2 NRO.M1 NRO.M2
Units per Townhouse 2 2 max.max.11
Townhouses per Building 3 max.5 max.8 max.
Buildings per Design Site 1 max.1 max.
1 Reflects multiple flats stacked vertically
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
54 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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BUILDING TYPE: TOWNHOUSE- NeighborhoodBUILDING TYPE: TOWNHOUSE- Neighborhood 4. Pedestrian Access
Main Entrance Location Front Street
Each unit shall have an individual entry facing a street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
6. Yard
Private Yard Space
Size 8' x 8' min.
Required setbacks and driveways do not count toward
private yard space.
Required private yard space shall be located behind the
main body of the building.
3. Building Size and Massing
Height NRO.S2 NRO.M1 NRO.M2
Stories 2.5 max.2.5 max.3 max.
Main Body2
Depth per Unit 40' max.40' max.48' max.
Width per Building 60' max.80' max.128' max.
Wing(s)2,3
Width 14' max.14' max.
Depth 28' max.28' max.
Separation between Wings
on Same Façade
15' min.15' min.
Offset from Main Body 5' min. at façades along front
street and side street
Massing Types (Per Building)
Sloped Roof Bar Section 4.120.1.B
Sloped Roof T Section 4.120.1.D
Sloped Roof Forecourt Section 4.120.1.E
2 In compliance with Subsection 2 of the overlay zone
3 Except in NRO.M2, height is limited to 1 story less than main
body and 10' less to highest eave/parapet.
Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Shared yard
Key
BUILDING TYPE: HOUSE, SMALL
55June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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4.100 Courtyard
Example of 3-Story Courtyard
Example of 3-Story Courtyard
Example of 2.5-Story Courtyard
1. Description
A detached, House-Scale Building that consists of up
to 16 multiple attached and/or stacked units, accessed
from a shared courtyard. The shared court is shared yard
space and takes the place of a rear setback. The type is
typically integrated as a small portion of lower-intensity
neighborhoods or more consistently into moderate-intensity
neighborhoods.
Synonym: Courtyard Apartment
2. Number of Units
NRO.M1 NRO.M2
Units per Building 12 max.16 max.
Buildings per Design Site 1 max.1 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
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BUILDING TYPE: COURTYARD APARTMENT, NeighborhoodBUILDING TYPE: COURTYARD APARTMENT, Neighborhood
4. Pedestrian Access
Main Entrance Location2 Courtyard or Street
2 The main entry of ground floor units shall be directly off of
a courtyard or street, whichever is closer.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
6. Shared Yard
Shared Yard space L-shaped U-shaped
Width (clear)20' min.3 25' min.
Depth (clear)30' min.4 35' min.4
Courtyard(s) shall be accessible from the front street.
Multiple courtyards are required to be connected via a
Passage through or between buildings.
Building shall define at least two walls of the courtyard.
Front of courtyard not defined by building may be defined by
2'-6" to 5' tall wall with entry gate/door.
3 25' min. for a 3-story building.
4 50' min. for a 3-story building.
3. Building Size and Massing
Height NRO.M1 NRO.M2
Stories 2.5 max.3 max.
Main Body1
Overall Width 75' max.100' max.
Overall Depth 60' max.100' max.
Size 40' max.40' max.
Massing Types
Sloped Roof L Courtyard (L shaped) Section 4.120.1.F
Sloped Roof Front Courtyard (U-shaped) Section 4.120.1.G
1 In compliance with Subsection 2 of the overlay zone
Front Street Front Street
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ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Shared Yard
Key
BUILDING TYPE: HOUSE, SMALL
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4.110 Multiplex
Example of 2.5-Story Multiplex
Example of 2.5-Story Multiplex
Example of 3-Story Multiplex
1. Description
A medium-to-large-sized, detached, House-Scale Building
that consists of up to 18 side-by-side and/or stacked units,
typically with one shared entry. The type is scaled to fit
within moderate-intensity neighborhoods.
Synonym: Mansion Apartment
2. Number of Units
NRO.M1 NRO.M2
Units per Building 8 max.18 max.
Buildings per
Design Site
1 max.1 max.
General Note: Photos on this page are illustrative, not regulatory.
Photos.
City to decide if
photo(s) to be
replaced with other
example(s) of the
type.
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BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')
BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')
4. Pedestrian Access
Main Entrance Location Front Street
Units located in the main body shall be accessed by a
common entry along the front or side street.
On corner design sites, units in a wing may enter from the
side street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 6 of the overlay zone.
Parking may be covered, uncovered, or in a garage.
6. Shared Yard4
Area 400 sf
Min. Dimension 15'
Required setbacks and driveways do not count toward
shared yard space.
Required shared yard space shall be located behind the
main body of the building.
4 None required if the building is within 800' of public open
space.
3. Building Size and Massing
Height NRO.M1 NRO.M2
Stories 2.5 max.3 max.
Main Body1
Width 60' max.60' max.
Depth 60' max.60' max.
Wing(s)1,2
Width 24' max.24' max.
Depth 30' max.30' max.
Separation between Wings on
Same Façade
15' min.15' min.
Offset from Main Body 5' min.3 3' min.3
Massing Types
Sloped Roof Bar Section 4.120.1.B
Sloped Roof L Section 4.120.1.C
Sloped Roof T Section 4.120.1.D
Sloped Roof Forecourt Section 4.120.1.E
1 In compliance with Subsection 2 of the overlay zone
2 In NRO.M1 overlay zone, height is limited to 1 story less
than main body and 10' less to highest eave/parapet.
3 At façades along front street and side street
Front Street Front Street
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ROW/ Design Site Line
Building Setback Line
Building
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ROW/ Design Site Line
Building Setback Line
Frontage
Key
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1. Massing Types
Select from the allowed massing types in Subsection 3 of the building type and apply the standards to the main body width
and along the side street.
The selected main body massing type serves as an organizational framework for the building form but shall not preclude
the incorporation of secondary architectural features such as bay windows, balconies, gables, dormers, tower elements,
projections, recesses, or stepbacks in compliance with Chapter xx (Architectural Standards) and the applicable zone standards.
A. Sloped Roof Box
This massing type is a simple rectilinear form that is deeper
than it is long.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Roof Form Gable, Hip, Shed
B. Sloped Roof Bar
This massing type is a simple rectilinear form that is longer
than it is deep.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Roof Form Gable, Hip, Shed
C. Sloped Roof L
This massing type divides the façade into two parts, with
one part projecting and one part set back to create a shallow
forecourt.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Projecting Volume1 1 bay min.; 3 bays max.
Recessed Façade1 1 bay min.; 5 bays max.
Roof Form Gable, Hip, Shed
4.120 Massing Types
1 Façades of intersecting volumes shall be offset by a minimum of 3 feet.
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1. Main Body Massing Types (Continued)
D. Sloped Roof T
This massing type divides the façade into three parts, with
the middle part projecting.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Projecting Volume1 1 bay min.; 3 bays max.
Recessed Façade1 1 bay min.; 5 bays max.
Roof Form Gable, Hip, Shed
E. Sloped Roof Forecourt
This massing type divides the façade into three parts,
with the middle part set back slightly to create a shallow
forecourt.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Projecting Volume1 1 bay min.; 3 bays max.
Recessed Façade1 1 bay min.; 7 bays max.
Roof Form Gable, Hip, Shed
1 Façades of intersecting volumes shall be offset by a minimum of 3 feet.
61June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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1. Main Body Massing Types (Continued)
F. Sloped Roof L Courtyard
This massing type divides the façade into two parts, with one
part set back substantially to create a courtyard.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Projecting Volume1 1 bay min.; 3 bays max.
Recessed Façade1 1 bay min.; 7 bays max.
Roof Form Gable, Hip, Shed
G. Sloped Roof Front Courtyard
This massing type divides the façade into three parts, with
the middle part set back substantially to create a courtyard.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
Projecting Wing1 1 bay min.; 3 bays max.
Center Façade1 1 bay min.; 5 bays max.
Roof Form Gable, Hip, Shed
1 Façades of intersecting volumes shall be offset by a minimum of 3 feet.
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#A2.010 Purpose
This Chapter provides the standards for private frontages ("frontages"). Private frontages are the components
of a building that provide the transition and interface between the public realm (street and sidewalk) and the
private realm (setback or building).
#A2.020 General Standards
1. The names of the private frontage types indicate their particular configuration or function and are not
intended to limit uses within the associated building.
2. Each building is required to include a private frontage type at each building entry along the front and/or
side street or adjacent shared yard space.
3. The ground floor, for a minimum depth as identified in Subsection 4 of the zone, is required to be
habitable/occupiable space in compliance with this Chapter. Accessibility is provided through the allowed
private frontage types for each zone.
4. Private frontage types not listed in Subsection 8 of the zone are not allowed in that zone.
5. Each building may have different private frontage types in compliance with the allowed types in
Subsection 8 of the zone.
6. Each private frontage type shall be located in compliance with the façade zone per Subsection 5 of the
zone.
7. Standards are stated for the front and side street façades of a design site.
8. In addition to the zone's standards, each private frontage is further refined through these standards to
further calibrate the type for its context.
Sections:
#A2.010 Purpose
#A2.020 General Standards
#A2.030 Overview of Frontage Types
#A2.040 Porch Projecting
#A2.050 Porch Engaged
#A2.060 Dooryard
#A2.070 Stoop
#A2.080 Common Entry
Chapter #A2: Frontage Types
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#A2.030 Overview of Frontage Types
Table A (Frontage Types Overview) provides a summary of the allowed private frontage types in each zone.
See referenced Section(s) for standards.
Table #A2.030.A: Frontage Types Overview
Zones
Private Frontage
Type
Specific
Standards NRO.S1 NRO.S2 NRO.M1 NRO.M2
Porch Projecting #A2.040 P P P P
Porch Engaged #A2.050 P P P P
Dooryard #A2.060 P P P P
Stoop #A2.070 X P P P
Common Entry #A2.080 X X P P
Key P = Allowed X = Not Allowed
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#A2.040 Porch Projecting
Example of a Projecting Porch
Example of a Projecting Porch
Example of an Uncovered Projecting Porch
1. Description
The main façade of the building is set back from the front
or side street design site line with a covered structure
encroaching into the front setback. The resulting setback
area may be defined by a fence or hedge to spatially
maintain the edge of the street. The Porch may be one or
two stories, is open on three sides, with all habitable space
located behind the building setback line.
General Note: Photos on this page are illustrative, not regulatory.
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2. Size
Width, Clear 15' min.1
Depth, Clear 8' min.
Height, Clear 8' min.
Stories 2 stories max.
Finish Level above Sidewalk 12" min.2
Pedestrian Access 3' wide min.
Distance between façade and
Design Site Line
15' min.
1 Reduce to 8' min. and maximum 1 story when applied to
Cottage Housing building type
2 Shared entries may be set at grade per local and federal
accessibility standards.
3. Miscellaneous
Porch shall be open on three sides. Clear glass may be
installed between the porch columns.
The porch is not required to be covered.
The Porch is allowed to encroach into the front and side
street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the
building to connect with the Projecting Porch.
City to decide if
specific building type
standards prevail
over current local
standards. Before
deciding that local
standards prevail,
consideration
should be given to
how current local
standards might
change the outcome
proposed by this
building type.Setback SetbackROW ROWStreet Street
ROW/ Design Site Line Setback Line
Key
67June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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#A2.050 Porch Engaged
Example of an Engaged Porch
Example of a Engaged Porch
Example of an Engaged Porch
1. Description
A portion of the main façade of the building is set back from
the front or side street design site line to create an area
for a covered structure that projects from the façade that
is set back. The Porch may project into the front setback.
The resulting setback may be defined by a fence or hedge
to spatially maintain the edge of the street. The Porch may
be one or two stories and has two adjacent sides that are
engaged to the building, while the other two sides are open.
General Note: Photos on this page are illustrative, not regulatory.
68 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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2. Size
Width, Clear 8' min.
Depth, Clear 8' min.
Height, Clear 8' min.
Stories 2 stories max.
Finish Level above Sidewalk 12" min.1
Pedestrian Access 3' wide min.
Encroachment Area of Building Façade
Depth 6' max.
Width 1/3 min. of overall
building façade
1 Shared entries may be set at grade per local and federal
accessibility standards.
3. Miscellaneous
Up to 20% of the building façade and porch(es) may project
into the front setback line for the zone.
Porch shall be open on two sides. Clear glass may be
installed between the porch columns.
The Porch is allowed to encroach into the front and side
street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the
building to connect with the Engaged Porch.
City to decide if
specific building type
standards prevail
over current local
standards. Before
deciding that local
standards prevail,
consideration
should be given to
how current local
standards might
change the outcome
proposed by this
building type.ROW ROWStreet StreetSetbackSetback
ROW/ Design Site Line Setback Line
Key
69June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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#A2.060 Dooryard
Example of a Dooryard
Example of a Dooryard
Example of a Dooryard
1. Description
The main façade of the building is set back from the front or
side street design site line, which is defined by a low wall or
hedge, creating a small private area between the sidewalk
and the façade. Each Dooryard is separated from adjacent
Dooryards. The Dooryard may be raised or at grade.
General Note: Photos on this page are illustrative, not regulatory.
70 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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2. Size
Depth, Clear 6' min.
Length 15' min.
Distance between Glazing 4' max.
Depth of Recessed Entries 3' max.
Pedestrian Access 3' wide min.
Finish Level above Sidewalk 12" max.1
Height of Dooryard Fence/Wall
above Finish Level
36" max.
1 Shared entries may be set at grade per local and federal
accessibility standards.
3. Miscellaneous
Each Dooryard shall provide access to only one ground floor
entry.
The Dooryard is allowed to encroach into the front and side
street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the
building to connect with the Dooryard.
City to decide if
specific building type
standards prevail
over current local
standards. Before
deciding that local
standards prevail,
consideration
should be given to
how current local
standards might
change the outcome
proposed by this
building type.ROW ROWStreet StreetSetbackSetback
ROW/ Design Site Line Setback Line
Key
71June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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6.B.b
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#A2.070 Stoop
Example of a Stoop
Example of a Stoop
Example of a Stoop
1. Description
The main façade of the building is near the front or side
street design site line with steps to an elevated entry. The
Stoop is elevated above the sidewalk to provide privacy
along the sidewalk-facing rooms. Stairs or ramps from the
Stoop may lead directly to the sidewalk or may be parallel to
the sidewalk.
General Note: Photos on this page are illustrative, not regulatory.
72 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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2. Size
Width, Clear 4' min.
Depth, Clear 3' min.
Height, Clear 8' min.
Stories 1 story max.
Finish Level above Sidewalk 12" min.
Distance between façade and
Design Site Line
6' min.
3. Miscellaneous
Stairs may be perpendicular or parallel to the building
façade.
Entry doors shall be covered or recessed to provide shelter
from the elements.
All doors shall face the street.
The Stoop is allowed to encroach into the front and side
street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the
building to connect with the Stoop.
City to decide if
specific building type
standards prevail
over current local
standards. Before
deciding that local
standards prevail,
consideration
should be given to
how current local
standards might
change the outcome
proposed by this
building type.ROW ROWStreet StreetSetbackSetback
ROW/ Design Site Line Setback Line
Key
73June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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#A2.080 Common Entry
Example of a Common Entry
Example of a Common Entry
Example of a Common Entry
1. Description
The main façade of the building is near or set back from the
front or side street design site line, with a covered entry
within the main façade, providing a transition between the
sidewalk and the interior. The entryway leads to a lobby or
foyer that provides interior access to units.
General Note: Photos on this page are illustrative, not regulatory.
74 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
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2. Size
Width, Clear 6' min.
Height to Canopy/Ceiling, Clear 2.5 x Clear Width max.
Finish Level above Sidewalk 0" min.; 30" max.
3. Miscellaneous
Entry doors shall be covered and/or recessed to provide
shelter from the elements.
Gates are not allowed.
Entry doors shall face the street.
Canopy, where provided, shall be at least as wide as the
opening.
ROWROW StreetStreetSetbackSetback
ROW/ Design Site Line Setback Line
Key
City to decide if
specific building type
standards prevail
over current local
standards. Before
deciding that local
standards prevail,
consideration
should be given to
how current local
standards might
change the outcome
proposed by this
building type.
75June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
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6.B.b
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6.B.b
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#B.010 Purpose
This Chapter sets forth standards that supplement the overlay zone standards to further refine the intended
building form and physical character.
#B.020 Applicability
Unless stated otherwise, all subsections within this Chapter apply to front façades, side street façades, side
interior façades, and rear façades. Fire walls, visible party walls, and side interior façades less than 5 feet from
a shared design site line are exempt.
Chapter #B: A rchitectural Standards
Sections:
#B.010 Purpose
#B.020 Applicability
#B.030 Exterior Elements
#B.040 Exterior Materials
#B.050 Privacy
77June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
Architectural Standards
Standards.
City to determine
if changes to the
numerical standards
are necessary for
local needs. City also
to decide if additional
topics are to be
regulated and add
those standards, or
if some topics and
standards are not
to be regulated and
removed from these
pages.
6.B.b
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#B.030 Exterior Elements
1. Windows
Opening Proportion
At least 75% of individual windows on each building shall
be oriented vertically (width no greater than height).
Windows with width greater than their height shall be
ganged with vertically-oriented windows or doors.
Mullions
Mullions required between ganged windows.
Window Frame Recess from Wall Finish Surface
Punched Openings 2" min.
All Other Windows No min.
Sill1
Projection from Wall Finish
Surface
1" min.
Slope (Toward Exterior)1:12 min.
Extension Beyond Sides of
Opening
1/2 sill height, min.2
1 Required only for windows or groups of windows within
punched openings
2 Required only for windows surrounded by masonry finish
material.
1. Windows (Continued)
Surround
Requirements with Siding or Shingle Finish Material
Trim Widths
Head 2" min.
Jamb 2" min.
Apron 3" min.
Requirements with Masonry Finish Material
Window openings surrounded by masonry finish
materials shall be spanned by a lintel or arch.
Lintel
Height 1/8 of opening width, min.
Extension Beyond Sides
of Opening
1/2 lintel height, min.
Within an arch, all joints shall align with a common point
on the opening’s center line.
Where expressed, the keystone shall be centered on the
opening’s center line.
Vertical joints along the center line are not allowed.
Window SectionWindow Elevation
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Juliet Balcony
3. Dormers
Separation from Roof Edge 2' min.
Height to Dormer Eave 6' max.
Total width of dormer(s) within a roof plane shall not
exceed 50% of the width of the roof plane.
4. Balconies
Allowed Types
Type 1 - Juliet Balcony
Inward-swinging doors with full glazing required
Base Height (Required)3" min.
Base Projection (Required)4" min.
Type 2 - Occupiable Balcony
Depth 6' min.
Area 48 sf min.
Recess into Facade 54" max.
Overall Width 10'0" max.
Width Between Posts 3' min. on center
Guard/Railing (Required)
Height Per Building Code
Brackets
Depth 80% of projection depth at
bracket, min.
Height 50% of bracket depth, min.
Spacing 6' on center, max.
Occupiable Balcony
Facade Design
+
2. Roof
The primary roof form shall be designed according to the
applicable massing type(s) for the selected building type,
subject to the standards and exceptions in this Subsection.
Roof Pitch
Gable/Hip Roofs 3:12 min.
Shed (Monopitch) Roofs 2:12 min.
Flat Roofs No min.
Porch Roofs 3:12 min.3
Roof Detailing
Sloped Roofs
Eave Depth 8" min. or profiled
Flat Roofs
Flat roof shall include parapet to conceal all roof areas/
equipment from view of a public street or space.
Parapet shall match the materials and finishes used on the
building walls.
Dormers may project above the planes defined by the
massing type's primary roof form.
False fronts, applied mansard forms, and other artificial
rooflines that do not connect elevations are prohibited.
Vents and Ducts
All vents and ducts shall protrude either behind the parapet
of a flat roof or within the upper half of a sloped roof,
painted to match the roof surface.
3 Porches may have a shallower roof pitch than the main
body of the building.
Roof and Dormers
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5. Architectural Open Space Types
Any habitable outdoor space supported by the building structure, including occupiable balconies, shall either be uncovered or
sheltered according to one of the following patterns:
Pergola Post and Beam Arched Openings
This type shall include posts and
beams supporting a semi-open roof
structure or lattice.
This type shall include posts and
beams connected by brackets and
supporting a full floor/roof structure.
Arched openings shall be bounded by
columns, piers, or sections of solid wall
supporting a full floor/roof structure.
Posts shall be no narrower than 3.5
inches or 1/20 of the unbraced post
length, whichever is greater.
Posts shall be no narrower than 3.5
inches or 1/20 of the unbraced post
length, whichever is greater.
The ratio of column diameter at lowest
part of shaft to column height shall be
no less than 1:10 and no greater than
1:7.
The distance between posts shall be
no wider than the total post height.
Width of wall sections or piers at
outside corners shall be no less
than 1/3 of the opening width. Piers
between multiple arched openings
may be narrower.
Rectilinear Textile Shading Sheltered by Main Roof Form
This space type shall be bounded
by square/rectangular piers framing
rectilinear wall openings and
supporting a full floor/roof structure.
This space type shall be shaded by
fabric elements, such as awnings
or stretched canvas, secured to the
building structure.
This space type shall be covered by
a roof supported by other building
volumes.
If lintels are expressed on the façade,
they shall extend over the piers by half
the lintel height at each end.
Piers shall be no narrower in any
dimension than 15.5 inches or 1/6
of the opening width, whichever is
greater.
Piers at corners shall be wider than
piers between openings.
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#B.040 Exterior Materials
1. Durability
A. Exterior timber shall be protected from decay by at least one of the following:
(1) Staining and sealing;
(2) Painting; and/or
(3) Material properties. Pressure treated lumber is not allowed as a façade finish material. The
following types of unpainted wood are allowed:
(a) Teak
(b) Cedar
(c) Redwood
(d) White Oak
(e) Ipe/Brazilian Walnut
(f) Bald Cypress
(g) Black Locust
B. Exterior ferrous metals shall be protected from corrosion by at least one of the following:
(1) Painting or other impermeable coating; and/or
(2) Metallurgical properties. The following types of metal are allowed:
(a) Galvanized steel
(b) Stainless steel
(c) Weathering steel (e.g., COR-TEN)
2. Materials Defining Building Elements
A. Bays. Changes in wall finish material shall occur at the boundaries between bays rather than within a
bay.
B. Parapet.
(1) Parapets shall terminate in a parapet cap of stone, brick, concrete, tile, metal, or molded stucco.
C. Materials Allowed for Building Details/Ornament
(1) Wood
(2) Metal (steel, copper, aluminum, tin)
(3) Glass fiber reinforced concrete (GFRC)/fiberglass
(4) Terra-cotta
(5) Tile
(6) Plaster
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#B.050 Privacy
1. Intent. These standards are designed to provide privacy, while seated, between primary living spaces
of buildings on each side of a lot line where side setbacks are required or provided where not required.
Windows and balconies along the side of a building within 20 feet of an interior side lot line in all zones
are subject to these standards.
2. Standards
A. Primary living spaces adjoining an interior side setback shall either:
(1) Orient principal/main windows/glazed openings toward the front and rear of the building, away
from interior side lot lines; or
(2) Set the window/glazing openings:
(a) Perpendicular to interior side lot lines; or
(b) More than six feet from interior side lot lines
B. Windows within 6 feet of an interior side lot line shall either:
(1) Have a minimum sill height of 44 inches; or
(2) Place the window at an angle of at least 30 degrees, measured perpendicular to the adjacent
side lot line.
C. Balconies are prohibited within 6 feet of an interior side lot line.
Figure #B.050.1: Sill Height Standards along Interior Side Lot Line
Privacy Standards Diagram
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Sideyard Setback Line
Privacy Standards Diagram
Area Within 6' of Lot Line
Principal Window
44" min. Sill Height
No Limitation on Sill Heights (Window at 30° angle)
82 June 30, 2023Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound Region: Detailed Standards
Architectural Standards#B.050: Privacy Architectural Standards
6.B.b
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#C.010 Purpose
This Chapter establishes standards to create walkable neighborhoods from parcels of 5 acres or more.
1. Development subject to this Chapter is required to create and reinforce walkable neighborhoods with a
mix of housing, civic, retail, and service uses within a compact, walkable, and transit-friendly environment.
2. Developments in compliance with this Section shall achieve the following goals:
A. Improve the built environment and human habitat;
B. Promote development patterns that support safe, effective, and multi-modal transportation options,
including auto, pedestrian, bicycle, and transit;
C. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly
interconnected block and street network, and compact community form;
D. Generate or reinforce neighborhoods with a variety of housing types to serve the needs of a diverse
population;
E. Promote the health benefits of walkable environments;
F. Generate pedestrian-oriented and scaled neighborhoods where the automobile is accommodated
but does not dominate the streetscapes;
G. Reinforce the unique identity of Jurisdiction and build upon the local context, climate, and history;
H. Realize development based on the patterns of existing walkable neighborhoods; and
I. Design that suits specific topographical, environmental, design site layout, and design constraints
unique to the design site.
Chapter #C: L arge Site Standards
Sections:
#C.010 Purpose
#C.020 Walkable Neighborhood Plan
Project Size.
City to decide if
proposed thresholds
are to be decreased
or increased (e.g.,
change 5 acre
threshold to 4 acres).
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#C.020 Walkable Neighborhood Plan
1. Applicability. As required by Table 2.020.A. Projects of 5 acres or more are subject to the requirements
for a Walkable Neighborhood Plan (WNP) as described in this Chapter.
2. Required Walkable Neighborhood Plan Content
A. Each WNP shall include a set of plans that show the proposed physical character of the development,
in plan view:
(1) Boundaries of the proposed development;
(2) Existing and proposed blocks within a 1,500 foot radius of the development boundaries;
(3) New or modified public open space(s), in compliance with Section #C.040 (Public Open Spaces);
(4) Proposed overlay zones, in compliance with Subsection 3 of this Chapter;
(5) New or modified thoroughfare(s), in compliance with Section #C.030 (Thoroughfares). Proposed
trees and landscaping along thoroughfares and in public open space types; and
(6) Identification of the proposed buildings or building types and private frontage types on each
block in compliance with the zone standards.
(a) As individual needs of a development may change over time, the building types specified in
the WNP may be substituted with other building types allowed by the zone in compliance
with the zone standards.
3. Walkable Neighborhood Plan Standards
A. Thoroughfares and Blocks Required
(1) New blocks within a development are to be created using only the thoroughfares (public or
private) with Section #D.030 (Thoroughfares) or public open space types in Section #C040
(Public Open Spaces).
(2) Individual block lengths and the total block perimeter shall be in compliance with the standards
in Table A (Block Size Standards).
(a) The arrangement of new thoroughfares shall provide for the alignment and continuation of
existing or proposed streets into adjoining lands where the adjoining lands are undeveloped
and intended for future development, or where the adjoining lands are undeveloped and
include opportunities for such connections.
(b) Thoroughfares shall be extended to or along adjoining property boundaries to provide a
roadway connection or street stub for development, in compliance with Table A (Block Size
Standards), for each direction (north, south, east, and west) in which development abuts
vacant land.
(c) Right-of-way stubs shall be identified and include a notation that all stubs are to connect
with future thoroughfares on adjoining property and be designed to transition in
compliance with Section #C.030 (Thoroughfares).
(d) New dead-end streets and cul-de-sacs are not allowed.
(3) If a zone that requires building types is mapped onto a block, the block shall be wide enough
to result in two halves of developable design sites in compliance with the design site depth
standards of the zone.
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(4) An attached half-block is allowed to adjoin an existing half-block.
(5) Blocks may be uniquely shaped in compliance with the standards in Table A (Block Size
Standards), and the allowed adjustments in Table #E2.030.A (Adjustments to Standards for Lots
Less Than 10% Slope) and Table #E2.030.B (Adjustments to Standards for Lots Over 10% Slope).
Table #C.020.A: Block Size Standards
Block Length Block Perimeter Depth of Attached Half-Block(s)1
500' max.1,800' max.300' max.
700' max. with mid-block passage 1,800' max.300' max.
1 Distance from thoroughfare or public ROW to shared property line
Figure #C.020.1 Block Size
Block Length
Ha
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Block Perimeter Design Site
B. Public Open Space Required
(1) A minimum of 10 percent of the net developable area shall be set aside as public open
space, after subtracting street and alley rights-of-way. Public open space shall be designed in
compliance with Section #D.040 (Public Open Space). One or more public open spaces may be
used to meet the required area.
C. Required Mix of Building Types and Frontage Types
(1) Where a zone requiring building types is mapped onto more than half of a new block, the WNP
shall maintain a mix of at least two different building types within that block, using only the
types allowed in the zone. Half-blocks adjoining existing development are exempt from this
requirement.
(2) Along each block face containing more than one building entrance, the WNP shall maintain a mix
of at least two different private frontage types, using only the types allowed in the zone(s).
D. Allocation of Zones
(1) The zone(s) identified on the palette of overlay Zone Map shall be replaced by one or more
zones in compliance with this subsection.
(2) The proposed zone(s) shall be selected only from the zones in Chapter 2 and shall be mapped
on the proposed blocks and any existing blocks in the development.
4. Stormwater Management. The most recent stormwater management standards, as adopted by the
City, County, or State, must be implemented.
85June 30, 2023 Middle Housing Toolkit Of Objective Design + Development Standards (ODDS) | Puget Sound: Detailed Standards
Large Site Standards #C.020: Walkable Neighborhood PlanLarge Site Standards
Public Open Space
Required:
Be sure to calculate
the required
amount of public
open space AFTER
thoroughfare areas
(public or private)
have been applied
to the development
area and then
subtract the area
of all thoroughfare
areas (public or
private) from the
total development
area. Also, when
finalizing the
minimum amount of
public open space
required, consider
amounts beginning
at 10% to identify
the amount that
still provides public
open space while
maintaining market
feasibility for the
project.
City to decide
if numerical
requirements for
block lengths to be
revised to match
local block lengths.
6.B.b
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Divide development area to
create smaller blocks and a
network of interconnected
streets, see Table A (Block Size
Standards) and Section #D.030
(Thoroughfares).
A. Introduce new streets from
the Jurisdiction Street Standards
in Section x.xx.xxx.
B. Identify at least 10% of the
development area as new public
open space. 10% is calculated
after subtracting thoroughfare
areas (streets, passages, alleys).
If rear vehicular access is
preferred, introduce alleys to
provide access to design sites
and maintain a continuous
streetscape without the
interruption of driveways.
Blocks Public Open Space Alleys321
Apply zones to implement the
intended physical character in
compliance with Chapter 2.
For each block, select at least two
building types from the allowable
building types in Subsection 2 of
each zone and introduce design
sites1 within each block based on
the required design site width
and depth.
Show the different
building types in each block, and
identify the selected
frontage types for each design
site. See Subsection 4 of each
zone and check Section B.020
(Walkable Neighborhood Plan)
for all standards.
Zones Design Sites Buildings654
Figure #C.020.2: Walkable Neighborhood Plan Design Process Overview for Large Sites
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Property Boundary
Street
Street
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Alley Alley
Alley
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1Design site lines may be permanently recorded by the applicant.
Neighborhood Residential Overlay.Small 2
Neighborhood Residential Overlay.Medium 1
Neighborhood Residential Overlay.Medium 2
House
Duplex
Multiplex
Courtyard
Main Street Building
Townhouse
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#D.010 Purpose
This Chapter establishes standards to create new or support existing walkable neighborhoods through
pedestrian-oriented thoroughfares and public space.
Chapter #D: Streetscapes and Public Open
Spaces
Sections:
#D.010 Purpose
#D.020 Public Frontage
#D.030 Thoroughfares
#D.040 Public Open Spaces
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#D.020 Public Frontage
1. Intent. Public frontage types provide a coordinated approach to design standards for the area between
each design site's private frontage(s) and the adjoining right-of-way or private driveway easement. Public
frontage types consist of planters, walkways, curbs, planters, planting and lighting.
2. Required Improvements. The public frontage along the design site(s) shall be improved per Table A
(Required Improvements) and the development scenario that applies to the project.
Table #D.020.A: Required Improvements
Development Scenario
Required Improvements
Infill Design Site
on Existing Block
Two or More
Design Sites
on Existing Block
More Than Half of
Existing Block New Block(s)
Development
consists of one
design site.
Development
consists of two or
more design sites
that are less than
half of the block face.
Development
consists of two or
more design sites
that are more than
half of the block face.
Development
creates one or more
new blocks.
a. Sidewalk. Add missing
segment(s) along abutting front
and/or side street.
R R R R
b. Sidewalk. Repair uneven
segments along abutting front
and/or side street.
R R R N/A
c. Street trees. Add street trees
along abutting front and/
or side street where there is
adequate room to also maintain
sufficient width for traffic lanes,
pedestrian sidewalks, and
bicycle facilities.
R R R R
d. Crosswalk improvements.
Add crosswalk as required by
local public works standards.
X X X R
[Including
adjacent and new
intersection(s)]
e. Bicycle facilities. Add bicycle
facilities.
X X R R
[Including bike
lanes]
f. Curb and Gutter. Replace
broken and damaged curb and
gutter along abutting front and/
or side street.
R R R N/A
Key R = Required X = Not Required
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Streetscapes and Public Open Spaces
City to decide if
changes needed
to when certain
improvements
are required
or, if additional
requirements are
needed.
6.B.b
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3. Design Standards for Public Frontages. Public frontages shall be designed and maintained in
compliance with the following standards:
A. The required elements are identified in and shall be configured according to Table B (New Public
Frontage) and in compliance with (City's Thoroughfare Standards).
4. Pedestrian Crossings
A. Curb Ramps. Perpendicular corner curb ramps with a separate ramp installed in each direction are
required.
B. Crosswalks. Crosswalks shall be designed per the City's applicable standards and applicable State
guidelines and standards.
(1) Standard Crosswalk.
5. New Public Frontage. New streets shall include raised curbs drained by inlets with sidewalks separated
from vehicular lanes by individual or continuous planters. Landscaping consists of street trees of a single
or alternating species aligned and spaced at 35' intervals on average.
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Table #D.020.B: New Public Frontage
Assembly. The type
and dimension of curbs,
walkways, and planters.
PUBLIC FRONTAGE: STREET
PUBLIC FRONTAGE: STREET
Total Width 11' min.
Note: See below for required elements of each assembly
a. Curb. The detailing of
the edge of the vehicular
pavement, incorporating
drainage.
i. Type Raised Curb
b. Walkway. The pavement
dedicated exclusively to
pedestrian activity.
i. Type Walkway
ii. Width 6' min.
Note: Placement of curb ramps shall match the desired path of
pedestrian travel.
c. Planter. The area
that accommodates
street trees and other
landscaping.
Arrangement Regular
Types Planting Strips along curb edge
and ROW edge
Width 5' min.
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#D.030 Thoroughfares
1. Thoroughfare(s) and/or public open space(s) are to be applied to create walkable neighborhoods with
additional routes for vehicular, bicycle, and pedestrian circulation.
A. Thoroughfares that pass from one zone to another are required to transition in their streetscape
along the thoroughfare's edges. For example, while a thoroughfare within a more intense zone
(e.g., NRO.M2) with retail shops may have wide sidewalks with trees in grates, it shall be designed to
transition to a narrower sidewalk with a planting strip within a less intense zone (e.g., NRO.S1) with
lower intensity residential building types.
B. The proposed network shall connect to the existing network through pedestrian or multimodal
connections. New thoroughfares shall provide connecting pedestrian and bicycle routes to all
adjacent public, non-limited-access ROWs and dead-end streets.
C. The network can be privately owned but shall be accessible by the general public.
2. Any necessary traffic control devices on vehicular thoroughfares (e.g.. signage, pavement markings, etc.)
shall conform to City's standards.
3. All thoroughfares shall be compliant with the Americans with Disabilities Act.
4. Alleys
A. Vehicular access to parking may be accommodated though private rear alleys. Alleys may also serve
as routes for waste collection and fire department apparatus access roads, in compliance with the
applicable standards.
B. Design sites adjoining an alley at least 20 feet wide along the rear design site line may be reduced
in depth by a distance equal to the width of the alley. Rear setbacks may be reduced as allowed
by Table #E2.030.A (Adjustments to Standards for Lots Less Than 10% Slope) and Table #E2.030.B
(Adjustments to Standards for Lots Over 10% Slope). Front setbacks shall not be reduced.
5. Thoroughfares are intended to generate one contiguous pedestrian network throughout the
development site and adjacent public rights of way.
A. Design sites that do not front onto this pedestrian network are not permitted.
B. The pedestrian network shall be composed of sidewalks (6' min. width), thoroughfares as provided in
this Section, and/or public open spaces as provided in Section #C.040.
C. The pedestrian network shall incorporate ADA accessible crosswalk(s) where pedestrian paths
intersect vehicular travel lanes.
6. Pavement Standards
A. Pavement design for travel lanes and emergency vehicle access lanes within thoroughfare types shall
be prepared by a geotechnical engineer, with a minimum pavement thickness of 4 inches over 6-inch
Class II Aggregate Base.
B. Curb, gutter, and sidewalk shall use a City approved plain cement concrete mix design as used for
public streets.
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Table #D.030.A: Thoroughfare Overview
This Table provides an overview of the allowed thoroughfare types for new neighborhoods or retrofits of existing
thoroughfares.
Thoroughfare Type ROW
12’-0"
40’-0"
Right of way
7’-0"
Yield Lane
7’-0"7’-0"7’-0"
Parking/
Planting
Sidewalk Parking/
Planting
Sidewalk
Neighborhood Street, Parallel Parking with Tree
Wells. The design consists of two travel lanes, two bike
lanes, on-street parallel parking alternating with tree
wells, and 6-foot sidewalks.
See C.030.7
57' - 67'
10'-0"
20'-0"
Right of way
Passage
5'-0"
Tree
5'-0"
Tree
IOWA CITY FBC
Passage
Passage. The design consists of one shared pedestrian
path with landscaping in containers and/or planters.
See C.030.8
26'-36'
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Thoroughfares.
City to decide if
changes are need
to the proposed
thoroughfares
or if additional
thoroughfares
are to be added.
When changing the
numerical standards,
consideration should
be given to the type
of thoroughfare and
where it is proposed
instead of changing
a thoroughfare
regardless of
location.
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D. Public Frontage Assembly
Drainage Collection Type Valley gutter or sheet flow
Planter Type 5' x 6' planter at 50' o.c.
Landscape Type Trees at 50' o.c. avg.
Trees may be located
- In the parking lane
- In the parkway with continuous landscaping
- In tree wells in the parkway
Lighting Type Post or column
Walkway Type Min. 6' sidewalk
Curb Type Rolled or flush
Curb Radius 10' - 15'
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 57' - 67'
Curb-to-Curb Width 45'
C. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes 2 @ 4'
Parking Lanes 2 @ 8.5', marked
Medians None
7. Neighborhood Street, Parallel Parking with Tree Wells
12'-0"
40'-0"
Right of way
7'-0"
Yield Lane
7'-0"7'-0"7'-0"
Parking/
Planting
Sidewalk Parking/
Planting
Sidewalk
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D. Public Frontage Assembly
Design sites fronting onto a Passage shall apply the side
street building setback standards of the applicable zone
in place of the front building setback standards.
Drainage Collection Type None
Planter Type Raised
Landscape Type Potted Plants, Planters
Lighting Type Pipe, post, or column
Walkway Type Multipurpose path
Curb Type Flush
A. Application
Local
Movement Type Pedestrian, Bicycle,
Emergency Vehicle
Access1
B. Overall Widths
Right-of-Way (ROW) Width 26' min.; 36' max.
Pavement Width Variable1; flush
C. Lane Assembly
Traffic Lanes None
Pedestrian/Bike Path 10' min., unmarked
Emergency Vehicle Access
Route1
26' min.
Parking Lanes None
Medians None
1 Where the passage is required or intended to allow
emergency vehicle access, paving assembly and clear
width shall meet the applicable standards.
8. Passage
10'-0"
20'-0"
Right of way
Passage
5'-0"
Tree
5'-0"
Tree
IOWA CITY FBC
Passage
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#D.040 Public Open Spaces
1. The WNP shall identify open spaces and public space types in compliance with the following standards
and the standards of Table A (Public Open Space Types Overview).
2. When hillsides are within the development, the hillside ridge(s) shall be the location for public open
space.
3. Required public open space identified on the WNP may be adjusted from its identified location by up to
100 feet in any direction.
4. Public access and visibility is required along public parks, natural open spaces, and public uses, including
creeks and drainages and stormwater management areas, and shall be fronted by:
A. Single-loaded frontage streets (those with development on one side and open space on the other);
B. Bike and pedestrian paths; or
C. Other methods of frontage that provide similar access and visibility to the open space allowed in the
zone. Such access may be provided through public easements or other similar methods.
5. Amount of Public Open Space Required. As required by Subsection #B.020.3.B, development of design
sites are required to set aside a minimum area of the design site as public open space. One or more
public open spaces may be used to meet the required area.
6. Building Frontage Along or Adjacent to a Public Open Space. The façades on building design sites
attached to or across a street from a public open space shall be designed as a "front" on to the public
open space, in compliance with Subsection 5 and Subsection 8 of the overlay zone.
7. Public Open Space Types Overview. This Subsection identifies the allowed public open space types
and standards for improvements to existing public open spaces and for construction of new public open
spaces. For each public open space type, Subsection 1 and Subsection 3 are regulatory, and Subsection
2 and Subsection 4 are non-regulatory. Allowed public open space types are identified in Table A (Public
Open Space Types Overview).
Table D.040.A: Public Open Space Types Overview
Zones
Specific
Standards NRO.S1 NRO.S2 NRO.M1 NRO.M2
Greenway #C.040.8 P P P P
Green #C.040.9 P P P P
Plaza #C.040.10 X X P P
Playground #C.040.11 P P P P
Passage #C.040.12 P P P P
Key P = Allowed X = Not Allowed
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8. Greenway
1. Description
A multiple-block long linear space for community gathering and strolling for nearby residents and
employees, defined by a tree-lined street on at least one side, sometimes forming a one-way couplet on
its flanks and by the fronting buildings across the street. Greenways serve an important role as a green
connector between destinations.
2. General Character
Formal or informal dominated by landscaping and trees with integral stormwater management capacity
Hardscape path
Spatially defined by tree-lined streets and adjacent buildings
3. Size and Location
Size 2 continuous blocks in length, min.
Width 50' min.
Shall front at least one street
4. Typical Uses
Passive recreation
Walking/running
Standards.
City to decide if
standards to be
revised or replaced.
Consideration
should be given
to maintaining
neighborhood-scaled
spaces instead of
regional-scaled
spaces.
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Photos.
City to decide
if photo(s) to be
replaced with other
example(s) of the
type.
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9. Green
1. Description
A large space available for unstructured and limited amounts of structured recreation.
2. General Character
Formal or informal with integral stormwater management capacity
Primarily planted areas with paths to and between recreation areas and public buildings
Spatially defined by tree-lined streets and adjacent buildings
3. Size and Location
Size 100' x 100' min.
Street required on at least one side of the Green.
Façades on design sites attached to or across a street shall "front" on to the Green.
4. Typical Uses
Uses as allowed by the Zone
Standards.
City to decide if
standards to be
revised or replaced.
Consideration
should be given
to maintaining
neighborhood-scaled
spaces instead of
regional-scaled
spaces.
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Photos.
City to decide
if photo(s) to be
replaced with other
example(s) of the
type.
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10. Plaza
1. Description
A community-wide focal point primarily for public purposes and commercial activities.
2. General Character
Formal, urban
Hardscaped and planted areas in formal patterns
Spatially defined by buildings and tree-lined streets
3. Size and Location
Size 50' x 50' min.
Street required one of the Plaza's sides.
Façades on design sites attached to or across a street shall "front" on to the Plaza.
4. Typical Uses
Uses as allowed by the Zone
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Photos.
City to decide
if photo(s) to be
replaced with other
example(s) of the
type.
Standards.
City to decide if
standards to be
revised or replaced.
Consideration
should be given
to maintaining
neighborhood-scaled
spaces instead of
regional-scaled
spaces.
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11. Playground
1. Description
A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet,
places protected from the street and in locations where children do not have to cross any major streets.
An open shelter, play structure(s), or interactive art and fountain(s) may be included. Playgrounds may be
included within all other public space types except Community Garden.
2. General Character
Play structure(s), interactive art, and/or fountain(s)
Shade and seating provided
May be fenced
Spatially defined by trees
3. Size and Location
Size 40' x 60' min.
4. Typical Uses
Uses as allowed by the Zone
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Photos.
City to decide
if photo(s) to be
replaced with other
example(s) of the
type.
Standards.
City to decide if
standards to be
revised or replaced.
Consideration
should be given
to maintaining
neighborhood-scaled
spaces instead of
regional-scaled
spaces.
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12. Passage
1. Description
A pedestrian pathway that extends from the public sidewalk into a public space and/or across the block
to another public sidewalk. The pathway is lined by residential ground floors and pedestrian entries as
required by the zone.
2. General Character
Formal, urban
No accessory structure(s)
Primarily hardscape with landscape accents
Spatially defined by building frontages
Trees and shrubs in containers and/or planters
3. Size and Location
Size 20' min. clear width between or through buildings
Ground floor façades shall be in compliance with façade zone in Subsection 3 and frontages allowed in
Subsection 4 of the zone.
Dooryards, porches, patios, and sidewalk dining shall not encroach into the minimum required width.
4. Typical Uses
Public and commercial activity as allowed by the zone
Ground floor residential as allowed by the zone
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Photos.
City to decide
if photo(s) to be
replaced with other
example(s) of the
type.
Standards.
City to decide if
standards to be
revised or replaced.
Consideration
should be given
to maintaining
neighborhood-scaled
spaces instead of
regional-scaled
spaces.
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#E2.010 Purpose
This Chapter establishes procedures for by-right review and approval of Middle housing applications.
#E2.020 Administrative Review
1. Intent. The administrative (by-right) review and approval process in this Chapter is intended to
streamline the design, approval, and production of Middle Housing. This section is not intended to be
used for dividing an existing lot or subdividing new lots.
2. Applicability. The provisions of this Chapter apply only to Middle Housing projects. For the purposes
of this Chapter, a Middle Housing project is any project that proposes residential units in any of the
following Middle Housing forms: Duplex, Cottage Housing, Triplex/Fourplex, Townhouse, Courtyard, and
Multiplex as regulated by this Title.
3. Middle Housing (MH) Administrative Review. The Middle Housing review process is a development
permit process whereby an application is reviewed, approved, or denied by the planning director or
the planning director’s designee based solely on objective design and development standards without
a public meeting or hearing, unless such review is otherwise required by state or federal law, or the
structure is a designated landmark or within a designated historic district established under a local
preservation ordinance.
Sections:
#E2.010 Purpose
#E2.020 Administrative Review
#E2.030 Adjustments to Standards
Chapter #E2: Administration
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If adjustments are
proposed, see Section
#D.030 (Adjustments to
Standards)
Meet the required findings to be eligible for the
adjustment to the standard(s)
Section #D.030 (Adjustments to
Standards)
Identify your approval
procedure, see Chapter D
(Administration)
Comply with the procedure standards Section D.020 (Administrative
Review)
Proceed to Approval Process4
Code Review Guide
The following graphic is intended as a summary guide. Please refer to the City's permit procedures for all necessary
information.
Identify your zone, see
Chapter 2 (Zones)
a. Comply with building placement standards Subsection 2 of the zone
b. Comply with building footprint standards Subsection 3 of the zone
c. Select your private frontage type Subsection 4 of the zone
d. Comply with building form and height
standards
Subsection 5 of the zone
e. Comply with parking standards Subsection 6 of the zone
f. If multiple buildings on a site, comply with
the standards
Section 2.070
Determine your Maximum Zoning Envelope2
Apply your private frontage
type(s), see Chapter #A.1
(Frontage Types)
Based on your selected private frontage type(s),
comply with the standards
Chapter #A.1 (Frontage Types)
Connect Ground Floor to Adjacent Streetscape3
4
If your site is over 5
acres, prepare a Walkable
Neighborhood Plan
Comply with the standards Section #B.020 (Walkable
Neighborhood Plan)
If your site is less than 5
acres, step 1 does not apply
Design your Walkable Neighborhood Plan (WNP)1
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#E2.030 Adjustments to Standards
1. Purpose. This Section is intended to allow for minor deviations from certain standards for specific
situations that make compliance not possible because of the prescriptive nature of the standards.
2. Applicability. This Section applies to Middle housing developments. The Director, or Designee, may
grant an Adjustment for only the standards identified as follows:
A. Lots less than 10% slope. See Table A (Adjustments to Standards for Lots Less Than 10% Slope).
B. Lots over 10% slope. See Table B (Adjustments to Standards for Lots Over 10% Slope).
3. Procedures. Adjustment requests shall be reviewed and processed as follows:
A. If an Adjustment is requested that exceeds the allowed administrative relief in Table A or Table B, the
adjustment will be processed only up to the amount identified in the relevant Table.
B. Adjustment requests involving any of the following features (i.e., historic building/feature, tree, rock
outcrop, and/or utility infrastructure) shall include existing conditions documentation identifying the
feature(s).
C. Depending on the unique characteristics and dimensions on an individual parcel, it is possible that
the full development potential of the zone may not be achievable even after applying the allowed
adjustments in this Section.
NOTE to City:
Depending on
which chapters are
selected from the
Toolkit, some of
the references in
the following pages
may need to be
amended.
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Table #E2.030.A: Adjustments to Standards for Lots with Less than 10% Slope
Administrative Relief Type Required Findings (all that apply)
Allowed Administrative
Relief
Reference to
Standard
1. Existing Lot Dimensions
a. Depth or Width
Decrease in the minimum
required
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard.
Up to 10% of the
standard
Subsection 2 of
the zone
ii. All required on-site parking is
subterranean.
Up to the amount
needed for the required
rear building setback to
be met
2. Building Setbacks
a. Front1, Side Street1,
Side or Rear
Increase or decrease in
the minimum to maximum
required setback for a
primary building and/or
wings
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard.
Front, Rear, or Side
Street: up to 25% of the
standard;
Side Street: up to 25% of
the standard or 3' min.
Subsection 3 of
the zone
ii. The existing lot is 80' or less in depth,
preventing compliance with the rear
setback standard.
b. Façade within Façade
Zone1
Reduction of the minimum
amount of façade required
within or abutting the façade
zone
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard.
Up to 10% of the
standard
The horizontal unbuilt
area resulting from
this adjustment is
landscaped per the
standards in Section
3.030 (Landscaping and
Lighting).
Subsection 3 of
the zone
1 Standards for private frontage apply [See Chapter #A2 (Frontage Types)], and any adjustment shall not preclude the
application of a private frontage type.
Please review and
revise the required
findings and the
specific amounts of
increase or decrease
in the standards
according to your
specific needs.
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Table #E2.030.A: Adjustments to Standards for Lots with Less than 10% Slope (Continued)
Administrative Relief Type Required Findings (all that apply)
Allowed Administrative
Relief
Reference to
Standard
3. Building Footprint
a. Size of Main Body 1 and/or
Wing(s)
Increase in the allowed width
or length
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents full application
of the standard.
Up to 10% of the
standard
Subsection 3 of
the building type
ii. The wing(s) is one-story less in height
than the main body.
4. Parking Location
a. Front or Side Street
Setback
Reduction in the required
parking setback
i. An existing historic building/feature,
tree, rock outcrop, and/or utility
infrastructure prevents compliance with
the standard.
Up to 10% of the
standard when the
required setback is 20' or
more.
Up to 20% of the
standard when the
required setback is less
than 20'.
Subsection 6 of
the zone
ii. The driveway is in compliance with the
zone standards.
iii. The ground floor space remains
habitable in compliance with the zone
standards, as allowed to be adjusted by
this Section.
Subsection 5 of
the zone
Please review and
revise the required
findings and the
specific amounts of
increase or decrease
in the standards
according to your
specific needs.
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Table #E2.030.B: Adjustments to Standards for Lots Over 10% Slope
Administrative Relief Type Required Findings (all that apply)
Allowed Administrative
Relief
Reference
to Standard
1. Design Site Dimensions
a. Depth
Decrease in the minimum
required
i. Existing slope exceeds an average 15%
grade from the front to the rear of the lot.
20% max. of the standard Subsection 2
of the zone
b. Width
Decrease in the minimum
required
i. Existing slope exceeds an average 15%
grade from the front to the rear of the lot.
10% max. of the standard Subsection 2
of the zone
2. Building Setbacks
a. Front1,Side Street1, Side
or Rear
Decrease in minimum
or increase in maximum
required setback areas for
primary building and/or
wing(s)
i. Existing slope exceeds 15% grade within
at least the first 30' of lot depth.
Reduction in the minimum
setback to within 5’ of the
lot line. Where side street
setback is 5’ minimum,
reduction in the minimum
setback to within 3’ of the lot
line.
Increase in maximum by up
to 50% of the standard
Subsection 2
of the zone
ii. An existing historic building/feature, tree,
rock outcrop, and/or utility infrastructure
prevents compliance with the standard.
iii. The existing lot depth is less than 80'.
3. Building Footprint
a. Size of Main Body 1 or
Wing(s)
Increase in the allowed
width or length
i. Existing slope exceeds 15% grade for at
least 50% of the lot width or the first 30' of
the lot depth.
Up to 25% of the standard Subsection
3 of the
building type
ii. The building is in compliance with the
setbacks of the zone or as allowed to be
adjusted by this Section.
1 Standards for private frontage apply [See Chapter #A2 (Frontage Types)], and any adjustment shall not preclude the
application of a private frontage type.
Please review and
revise the required
findings and the
specific amounts of
increase or decrease
in the standards
according to your
specific needs.
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Table #E2.030.B: Adjustments to Standards for Lots Over 10% Slope (Continued)
Administrative Relief Type Required Findings (all that apply)
Allowed Administrative
Relief
Reference
to Standard
4. Site Grading
a. Retaining Wall (Height)
Increase in maximum
retaining wall height or
length
i. Existing slope exceeds an average 15%
grade from the front to the rear of the lot.
Increase in retaining wall
height up to 12 ' along
rear and/or side lot line(s);
Increase in retaining wall
height up to 20' within the
building footprint
Subsection
03.050
ii. The retaining wall or series of retaining
walls cannot be seen from the adjacent
public sidewalk or adjacent property.
iii. The exposed height of the retaining wall
on abutting parcels is less than 2'.
iv. Retaining walls not within the building
footprint are less than 50' in total length
along any lot line.
5. Block Face and Perimeter
a. Increase in maximum
length of new or
modified block
i. Existing slope along at least one side of
the block exceeds 15% grade, resulting
in new street(s) that exceed maximum
allowed grade, preventing compliance with
the standards.
Up to 25% of the standard Table
#C.020.A
(Block Size
Standards)
ii. The subject block(s) includes a Passage
in compliance with Subsection #C.030.8
(Passage).
iii. The block(s) is in compliance with Section
#C.030 (Thoroughfare Standards).
1 Standards for private frontage apply [See Chapter #A2 (Frontage Types)], and any adjustment shall not preclude the
application of a private frontage type.
Please review and
revise the required
findings and the
specific amounts of
increase or decrease
in the standards
according to your
specific needs.
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6. Parking Location Setbacks
a. Front or Side Street
Reduction in a required
parking setback.
The existing slope exceeds 15% grade for
at least 50% of the lot width or for the first
30' of the lot. One or more of the following
techniques are applied, as allowed by this
Section:
i. Surface: Parking is uncovered and located
between the building and the street due
to existing lot depth that is less than 80'
and existing lot width is less than 100'.
Front Setback: The parking
location setback standards
do not apply. Up to 75%
of the lot width is allowed
to be used for parking for
a maximum depth of one
parking space.
Subsection 6
of the zone;
Subsection 3
of Chapter 2
ii. Podium: Parking under primary building
is enclosed and access is only from one
side of the lot, the lot is 150' or less in
width. Habitable space, in compliance
with Subsection 5 of the zone as allowed
to be reduced by this Section, is between
the front of the building and the parking
spaces. The parking garage access is not
greater than 10 ' in width.
Front Setback: Reduction
to 18' behind the primary
building façade.
Side Street Setback:
Reduction to 5' behind the
primary building façade at
least 18' from the front of
the building.
Please review and
revise the required
findings and the
specific amounts of
increase or decrease
in the standards
according to your
specific needs.
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#F2.010 Purpose
This Chapter provides definitions for specialized terms and phrases used in this Toolkit. All other applicable
definitions in City Zoning Code apply.
#F2.020 Definitions
A. Definitions
Abutting. Having a common property line or district boundary, or separated by a private or public street
or easement.
Access or Service Drive. A public or private way of paving or right-of-way of not more than 30 feet
affording means of access to property.
Accessory Structure (syn. Accessory Building). A structure physically detached from, secondary and
incidental to, and commonly associated with a primary structure or use on the same site. Accessory
structures normally associated with a residential use property include, but are not limited to: garages
(unenclosed or enclosed) for the storage of automobiles (including incidental restoration and repair),
personal recreational vehicles, and other personal property; studios; workshops; greenhouses
(noncommercial); enclosed cabanas and pool houses; and storage sheds.
Adjacent. Sharing a common lot line, or having lot lines separated only by an alley.
Alley. A public or private way to be used primarily for vehicular access to the back or side of a lot of real
property that otherwise abuts a street.
Architectural Feature. Exterior building element intended to provide ornamentation to the building
massing including, but not limited to: eaves, cornices, bay windows, window and door surrounds, light
fixtures, canopies, and balconies.
Attached Building or Structure. Any building or structure which is structurally a part of or has a
common wall and/or continuous roof with a primary building or structure, except where such connection
is a breezeway or walkway incidental to and not a necessary part of the construction of the primary
building.
Average Slope. The result of dividing the length of a slope by the difference in elevation at the top and
bottom of the slope. See Subsection #F.12.030.1.C .
Awning. A roof or cover which projects from a wall of a building over a window or door, made of canvas,
aluminum, or similar material, which may be fixed in place or be retractable.
Chapter #F2: Definitions & Measurements
Sections:
#F2.010 Purpose
#F2.020 Definitions
#F2.030 Measurements
Location of
Definitions.
City to decide if
this content stays in
this document or is
integrated into the
City’s definitions in
its municipal code.
spaces.
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B. Definitions
Basement. A story whose floor is more than 12 inches, but not more than half of its story height below
the average level of the adjoining finished grade (as distinguished from a “cellar,” which is a story more
than one-half below such level). A basement, when used as a dwelling, shall not be counted as a story for
purposes of height measurement.
Bay. Any division of a building between vertical lines or planes, especially the entire space included
between two adjacent supports. See Subsection #F.12.030.4 for measurement method.
Bay Window. An architectural projection from the building cantilevered from the façade, consisting of
one or more stories in height, containing at least 60 percent glass area. Window opening that includes an
opening on each side.
Block. An area of land separated from other areas by adjacent streets, railroads, rights-of-way, public
areas, or the subdivision boundary.
Block Face. The aggregate of all the building façades on one side of a block. The block face provides the
context for establishing architectural harmony.
Block Length. The horizontal distance from the right-of-way on one end of the block to the right-of-way
on the other end along the same street.
Block Perimeter. The aggregate of all sides of a block bounded by the abutting rights-of-way.
Block-Scale, Building. A building that is individually as large as a block or individual buildings collectively
arranged along a street to form a continuous façade as long as most or all of a block.
Building. A structure consisting of one or more foundations, floors, walls, and roofs that surround an
interior space, and may include exterior appurtenant structures including, but not limited to, porches
and decks.
Buildable Area. The horizontal area in which a building is allowed to be constructed.
Building Elevation. The exterior wall of a building not adjacent to a public right-of-way, the front or side
along a private street, or public open space.
Building Entrance. A point of pedestrian ingress and egress to the front of a building along the sidewalk
of the street immediately adjacent to the building.
Building, Existing. See "Structure, Existing."
Building Façade. The exterior wall of a building adjacent to a street, the front or side along a private
street, or public open space.
1. Building Façade, Front. The exterior wall of a building adjacent to a street or public open space.
2. Building Façade, Side Street. The exterior wall of a building adjacent to a side street.
3. Building Façade, Interior Side. The exterior wall of a building adjacent to the interior lot line(s).
4. Building Façade, Rear. The exterior wall of a building opposite the front.
Building Form. The overall shape and dimensions of a building.
Building Frontage. The façade(s) along the front and side street of the lot.
Building Frontage, Principal. The façade along the front of the lot, typically the narrower of sides and
identified by an address.
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Building, Primary. The building that serves as the focal point for all activities related to the principal use
of the lot.
Building, Setback. See "Setback, Building."
By-Right, Approval. Approval by administrative staff of certain improvements or developments not
requiring further review and in compliance with all applicable standards.
C. Definitions
Chamfered. A transitional edge between two faces of an object. Sometimes defined as a form of bevel, it
is often created at a 45° angle between two adjoining right-angled faces.
Chamfered Façade Corner. An external wall of a building joining two perpendicular exterior walls,
typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather than a 90
degree corner.
Public Open Space. An outdoor area dedicated for public gathering and civic activities. See Section
#D.10.040 (General to Public Open Space).
Corner Entry. An entrance located on the corner of a building.
Cornice. The crown molding of a building or element.
Courtyard (syn. Court). An unroofed area that is completely or partially enclosed by walls or buildings
on at least two sides and often shared by multiple units, not including off-street parking. See Subsection
#F.12.030.3.A.(4) for measurement method.
Coverage
1. Coverage, Accessory Structures. The sum of the footprint area of all structures on a lot.
2. Coverage, Building. The floor area of the largest story of a building divided by the total lot area.
3. Coverage, Lot. The portion of the lot expressed as a percentage that is covered in buildings or other
roofed structures (e.g. porches, covered parking).
Crawl Space. A shallow unfinished uninhabitable space beneath the floor or under the roof of a building,
that provides access to utility, structural, and other building components not readily accessible from the
habitable portions of the building.
D. Definitions
Depth, Ground-Floor Space. The distance from the street-facing façade to the rear interior wall of the
ground-floor space available to an allowed use.
Design Site. A portion of land within a parcel, delineated from other design sites and/or parcels to
accommodate no more than one building type. The main purpose of a design site is to allow a parcel
large enough to contain more than one building type to contain multiple building types while not
requiring the legal subdivision of the parcel into additional parcels.
Design Site, Corner. A design site located at the intersection of two or more streets, where they
intersect at an interior angle of not more than 175 degrees. If the intersection angle is more than 175
degrees, the design site is considered an interior design site.
Design Site, Flag. A design site not meeting minimum design site frontage standards and where access
to a public or private street is provided by means of a long, narrow driveway between abutting design
sites.
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Design Site, Interior. A design site abutting only one street.
Design Site, Through. A design site with two or more frontage lines that do not intersect.
Design Site Area. The total square footage or acreage of horizontal area included within the design site
lines.
Design Site Coverage. See "Coverage."
Design Site Depth. The horizontal distance between the front design site line and rear design site line of
a design site measured perpendicular to the front design site line.
Design Site Line. The perimeter and geometry of a design site demarcating one design site from
another.
1. Design Site Line, Front. One of the following:
a. The frontage line in the case of a design site having a single frontage line;
b. The shortest frontage line in the case of a corner design site with two frontage lines, neither of
which are adjacent to a thoroughfare or a design site with independent frontage;
c. The frontage line generally perceived to be the front design site line in the case of a corner
design site with three or more frontage lines, none of which are adjacent to a thoroughfare or a
design site with independent frontage;
d. The frontage line adjacent to a thoroughfare in the case of a corner design site with two or more
frontage lines, one of which is adjacent to a thoroughfare;
e. The frontage line adjacent to a design site with independent frontage in the case of a corner
design site with two or more frontage lines, one of which is adjacent to a design site with
independent frontage; or
f. The frontage line adjacent to the front design site line of an adjacent design site in the case of a
through design site.
2. Design Site Line, Rear. That design site line opposite the front design site line.
3. Design Site Line, Side. Design site lines connecting the front and rear design site lines.
Design Site Width. The horizontal distance between the design site lines measured perpendicular to the
front design site line.
Detached. Separate or unconnected.
Development Site. The parcel(s) or portion(s) thereof on which proposed structures and improvements
are to be constructed.
Director. Planning Director, Community Development Director or designee..
Distance Between Entries. The horizontal distance between entrances to a building or buildings,
measured parallel to the façade.
Driveway. A vehicular lane within a lot, or shared between two lots, usually leading to a garage, other
parking, or loading area.
Dwelling, Multiple. A building designed or used for three or more dwelling units.
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Dwelling Unit. A room or group of internally connected rooms that have sleeping, cooking, eating, and
sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping unit,
occupied by or intended for one household on a long-term basis.
Dwelling Unit, Stacked. A dwelling unit situated immediately above or below another dwelling unit.
E. Definitions
Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can
range from exposed rafters (“open eave”) to a finished horizontal surface (“closed eave”).
Elevated Ground Floor. A ground floor situated above the grade plane of the adjacent sidewalk.
Encroachment. Any architectural feature, structure, or structural element—including, but not limited
to a fence, garden wall, porch, stoop, balcony, bay window, terrace, or deck—that breaks the plane of a
vertical or horizontal regulatory limit by extending into a setback.
Entry. An opening, including, but not limited to, a door, passage, or gate, that allows access to a building.
1. Entry, Primary. The opening that allows access to a building directly from the sidewalk along the
front façade.
2. Entry, Service. An entrance located toward or at the rear of the building intended for the delivery of
goods and removal of refuse.
Existing Structure. For the purpose of defining an allowable space that can be converted to an
accessory dwelling unit means within the four walls and roofline of any structure existing on or
after Month, Year that can be made safely habitable in compliance with local building codes at the
determination of the Building Official regardless of any noncompliance with this Toolkit.
F. Definitions
Façade. See "Building Façade."
Fence. A structure, made of wood, metal, masonry, or other material, typically used to screen, enclose, or
divide open space for a setback or along a lot line.
Finish Level, Ground Floor. Height difference between the finished floor on the ground floor and the
adjacent sidewalk. In the case of a terrace frontage that serves as the public right-of-way, the floor finish
level is the height of the walk above the adjacent street. Standards for ground floor finish level for ground
floor residential uses do not apply to ground floor lobbies and common areas in multi-unit buildings.
Floor Area. The sum of the gross areas of all stories of a building, measured from the exterior faces
of the exterior walls. The floor area shall include any building that has a roof and is enclosed so as to
provide shelter from the elements on three or more sides.
Floor Coverage. See “Coverage."
Footprint, Building. The outline of the area of ground covered by the foundations of a building or
structure.
Freestanding Wall. A wall that is separate from a building and supported by independent means.
Front. See "Lot Line, Front."
Front Loaded. (Front Access). Lots that provide vehicular access from the front of the lot.
Frontage, Private. The area and/or building element (e.g. porch) between the building façade and the
back of the sidewalk abutting a street (public or private) or public open space.
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Frontage, Public. The area between the on-street parking and the back of the sidewalk.
Frontage Type. A physical element configured to connect the building façade to the back of the sidewalk
abutting a street or public open space depending on the intended physical character of the zone.
G. Definitions
Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the
roof.
Glazing. Openings in a building in which glass is installed.
Grade. The finished ground level at any point along the exterior walls of a structure. Where walls are
parallel to and within five feet of a sidewalk, alley or other public way, the level above ground shall be
measured at the elevation of the sidewalk, alley or public way. Also see "Grade, Finished."
Grade, Finished. The final ground surface elevation after the completion of grading or other site
preparation related to a proposed development that conforms to an approved Grading Permit or
Building Permit. In cases where substantial fill is proposed, "finished grade" shall be established by the
Director consistent with lots in the immediate vicinity and shall not be, nor have been artificially raised to
gain additional building height. Also see "Grade."
Grade, Pre-Development. The grade of a lot prior to any site improvements related to the proposed
development.
Grading. Earthwork performed to alter the natural contours of an area.
Ground Floor. The floor of a building located nearest to the level of the ground around the building.
Gross Floor Area. The total floor area inside the building envelope, including the external walls, but not
including the roof.
H. Definitions
Habitable Space. The portion of a building that is suitable for human occupancy.
Half Story. See "Story".
Hardscape. Paving, decks, patios, and other hard, non-porous surfaces.
Height
1. Height, Number of Stories. The number of stories in a structure allowed above adjacent finished
grade. See "Stories."
2. Height, Overall. The vertical distance between adjacent finished grade and the highest part of the
structure directly above. See Subsection #F.12.030.3.A.(6) for measurement method.
3. Height, Highest Eave/parapet. The vertical distance between adjacent finished grade and the
highest eave or parapet of the building. See Subsection #F.12.030.3.A.(6) for measurement method.
House-Scale Building. A small or medium Middle Housing building that is the size of a small-to-large
house and detached from other buildings, typically ranging from 24 feet to as large as 80 feet overall.
I. Definitions
Improved. An area which has been paved or planted and is permanently maintained as such.
Improvement. The product of any modification to a site structure or building, not including maintenance
or repairs.
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Infill. The development of vacant land that was bypassed by earlier waves of development and is now
largely surrounded by developed land.
J. Definitions
No specialized terms beginning with the letter J are defined at this time.
K. Definitions
No specialized terms beginning with the letter K are defined at this time.
L. Definitions
L-Shaped (syn. Ell). A horizontal form for the main body of a building or a massing composition, also
referred to as an "Ell" which is an extension at a right angle to the length of a building.
Landing. A level area at the top or bottom of a staircase or between one flight of stairs and another.
Landscaping. Flowers, shrubs, trees, or other decorative material of natural origin.
Lintel. A horizontal architectural member spanning and usually carrying the load above an opening.
Living Area. The interior habitable area of a dwelling unit, including basements and attics, but not
including garages or any accessory structure.
Lot (syn. Parcel). A portion of land separate from others and delineated or described as a single integral
unit on a subdivision map or by other map approved in compliance with the Subdivision Map Act (§66410
et seq.).
M. Definitions
Main Body. The primary massing of a primary building. See Subsection #F.12.030.3.A.(1) for
measurement method.
Main Façade. The front façade of a building.
Major. Having a greater size, scope, effect, characteristic, or quality relative to the other corresponding
sizes, scopes, effects, characteristics, or qualities; or being the greater of two or more.
Massing. The overall shape or arrangement of the bulk or volume of a building and structures.
Minor. Having a lesser size, scope, effect, characteristic, or quality relative to the average size, scope,
effect, characteristic, or qualities; or being the lesser of two or more.
Multi-Unit Building. A residential in which there exists three or more separate units with direct exterior
access and in which there are appurtenant shared facilities. Distinguishing characteristics of a multi-
tenant building or use may, but need not, include common ownership of the real property upon which
the building or use is located, common wall construction, and multiple occupant use of a single structure.
N. Definitions
No specialized terms beginning with the letter N are defined at this time.
O. Definitions
Off-Street Parking. The area(s) located on a lot available for temporary storage of passenger vehicles,
including a public or private parking lot where parking is the principal use of the property.
Open Space Easement. See “Scenic Easement or Open Space Easement."
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P. Definitions
Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line.
Parcel (syn. Lot). A portion of land separate from others and delineated or described as a single integral
unit on a subdivision map or by other map approved in compliance with the Subdivision Map Act (§66410
et seq.).
Planning Commission. The City’s Planning Commission, or Planning Board.
Primary Building. See "Building, Primary."
Public Street. A street for which the right-of-way is owned by or offered for dedication to the public and
accepted by the City.
Q. Definitions
No specialized terms beginning with the letter Q are defined at this time.
R. Definitions
Rake. The sloped end portion of a roof. Rakes may be close to, or extend from the building to allow for an
overhang. Roof rakes can be exposed or closed.
Rear. Opposite of front.
Rear-Loaded (syn. Rear Access). Vehicular access from the rear of the lot.
Recessed Entry. An entrance to a building that is set back from the façade of the building.
Review Authority. The individual or official City body (the Community Development Director, Planning
Commission, or City Council) identified by this Toolkit as having the responsibility and authority to review,
and approve or deny the permit applications described in Chapter 11 (Administration).
S. Definitions
Semi-subterranean parking. The parking area is up to four feet above the adjacent finished grade of
the building and includes unit and/or building entries along front and side streets.
Setback. The distance by which a structure, parking area, or other development feature is separated
from a lot line, other structure, or development feature
1. Setback, Front. An area extending across the full width of the lot between the front lot line and the
primary structure.
2. Setback, Rear. An area extending the full width of the lot between a rear lot line and the primary
structure.
3. Setback, Side. An area between a side lot line and the primary structure extending between the
front and rear setback.
Setback, Building. The mandatory clear distance between a lot line and a building.
Setback, Parking. The mandatory clear distance between a lot line and parking.
Shared Parking. Any parking spaces assigned to more than one user, where different persons utilizing
the spaces are unlikely to need the spaces at the same time of day.
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Shared Yard. A portion of a development held in common and/or single ownership, not reserved for
the exclusive use or benefit of an individual tenant or owner, and is available for use by all persons who
reside or work in the building or on the lot. Excludes the following:
1. Required front setbacks;
2. Areas devoted to parking, driveways, and maneuvering areas;
3. Open space at grade less than 10 feet in its minimum dimension;
Sidewalk. A paved area along a street intended exclusively for pedestrian use and often installed
between a street and lot frontages.
Site Plan. A base sheet that includes the basic information that will appear on all plans including, but not
limited to, natural features, roads, buildings, or other structures to remain on-site.
Street, Front. Street located along the front lot line of a parcel.
Street, Side. Street located along a lot line of a parcel that is not along the front lot line.
Story. The portion of a building included between the surface of any floor and the surface of the next
floor above it, or if there is no floor above, the space between the floor and the ceiling above. If the
finished floor level directly above a basement or cellar is more than six feet above grade for more than 50
percent of the total perimeter, such basement or cellar shall be considered a story.
1. Story, First. The lowest story or the ground story of any building, the floor of which is not more than
12 inches below the average contact ground level at the exterior walls of the building.
2. Story, Half (syn. Attic Story). A conditioned space that rests primarily underneath the slope of
the roof, usually having dormer windows. The half story is identified by the ".5" in the description of
maximum height (e.g., 2.5). A half-story is considered a story when its top wall plates, on at least two
opposite exterior walls, are four feet or more above the floor of such story.
Street. A public or permanent private thoroughfare which affords a primary means of access to lot(s).
1. Street, Front. Street located along the front lot line.
2. Street, Side. Street located along a lot line that is not the front lot line
Street Frontage. The lineal length of that portion of a lot abutting a street.
Street Frontage, Principal. The length of the property line of any one premise parallel to and along the
public right-of-way which it borders and which is identified by an officially assigned street address.
Street Tree. A tree planted in open spaces, parkways, sidewalk areas, easements, streets, and rights-of-
way.
Subterranean Parking. The parking area and parking spaces are located below the adjacent finished
grade of the building.
T. Definitions
Tandem Parking. A parking space deep enough to allow two cars to park, one behind the other.
Thoroughfare. A way for use by vehicular, pedestrian, and bicycle traffic that provides access to lots and
open spaces, and that incorporates vehicular lanes and public frontages.
Transit Stop. A location where buses stop to load and unload passengers. A transit stop may or may not
include a shelter or a pullout.
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Transom. Refers to a window; a window above a door or other window built on and commonly hinged to
a transom
U. Definitions
Understory. The smaller trees and shrubs below the canopy of large trees.
Unit. See "Dwelling Unit."
Upper Floor. A floor in a building containing habitable space that is located above the ground floor.
V. Definitions
Visitability. A basic level of accessibility that enables persons with disabilities to visit others in their
dwellings by providing at least one accessible means of egress/ingress for each residential unit.
W. Definitions
Walkway. A paved way located on one or more lots, used for pedestrian traffic, and used exclusively by
the lot owner(s), their guests, and invitees.
Water Table, Architectural Feature. A horizontal projecting string-course of masonry, molding, or a
ledge placed so as to divert rainwater from a building.
Width-to-Height Ratio. The ratio of the horizontal size of a space measured perpendicularly to the
vertical height of a building. See #F2.030.2.A(5) for measurement method.
Wing. A structure of at least five feet in depth physically attached to, and secondary to, the main body of
a primary building. See Subsection #F2.030.2.A(2) for measurement method.
X. Definitions
No specialized terms beginning with the letter Y are defined at this time.
Y. Definitions
Yard. See "Setback."
Z. Definitions
Zero Lot Line. A building or structure that is placed on the property line.
Zone Map. The zoning map(s) of the City of xxx, Washington, together with all amendments.
Zoning Administrator. The duly designated and appointed zoning administrator of the City.
Zoning Code. The Zoning Code of the City specified in Title x.
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#F2.030 Measurements
1. Sloped Lots
A. Applicability. The standards of Section 3.03.050 (Slope Standards) apply to sloped lots. Slope
is measured by taking the vertical distance, or "rise", over the horizontal distance, or "run." The
resulting fraction, or percentage, is the "slope" of the land. Sloped lots are those areas of land that
exhibit the slopes of ten percent and greater.
B. Methodology. The following methodology shall be used to identify steep slopes protected in
compliance with this Chapter. An example of the methodology is shown in Figure 1 (Example for
Defining Sloped Lots).
(1) Steep Slope Determination. To qualify as a steep slope, the slope shall be at least ten percent
with a 10-foot vertical drop over a 100-foot horizontal distance parallel to at least one common
contour line. The horizontal measurement shall cross property lines to establish if a steep slope
may exist on a lot (i.e., the 100-foot minimum width calculation shall cross a property line if
necessary to achieve this minimum width).
Figure #F2.030.1: Example for Defining Sloped Lots
400
390
380
370
410
Key
Vertical Distance
Horizontal Distance
Lot Line
Topography Line
Topography Analysis
(2) Area Calculation. Steep slope areas are calculated based on the square feet of qualifying steep
slope on the lot as determined in Subsection 1 above. There is no minimum square footage for
each slope area.
(a) First, calculate the square footage of slopes 30 percent and greater. Determine the square
footage of each area as well as the sum of these areas for the total site.
(b) Second, calculate the square footage of slopes between 20 and 29.99 percent. Determine
the square footage of each area as well as the sum of these areas for the total site.
(c) Third, calculate the square footage of slopes between 10 percent and 19.99 percent.
Determine the square footage of each area as well as the sum of these areas for the total
site.
(d) Last, calculate the square footage of slopes between 0 and 9.99 percent. Determine the
square footage of each area as well as the sum of these areas for the total site.
(3) Steep Slope Resource Area. Based on the area calculations in Subsection 2, above, Table
3.040.A (Maximum Amount of Sloped Areas Allowed to be Developed) identifies the percentage
of sloped area that is developable. Figures 2 and 3 illustrate examples of the calculated slopes
and the corresponding percentage allowed for development.
For topics that the
City already provides
measurement
methods (e.g.,
building height),
City to decide if
this content is to
be retained and
modified or removed.
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Figure #F2.030.2: Example for a Sloped Development Site (<1 acre)
Front Street
Key Existing Slope Developable Area1
0-9.99%N/A
10%-19.99%100% max.
20%-29.99%90% max.
>30%0% max.
Lot Line
Slope Designations
Figure #F2.030.3: Example for a Sloped Development Site (>1 acre)
Key Existing Slope Developable Area1
0-9.99%100% max.
10%-19.99%25% max.
20%-29.99%5% max.
>30%0% max.
Lot Line
Slope Designation
1 In compliance with the setbacks of the zone, required on-site open space, this Section, and the
maximum building footprint standards in Chapter 2 (Building Placement Standards).
(4) Sloping Lot Height. Lots with slopes of ten percent or more shall measure the maximum height
of structures as set forth in the zone and measured vertically from ground level at the front
setback line, or if no setback is required, at the center of the lot.
C. Average Slope. The result of dividing the length of a slope by the difference in elevation at the top
and bottom of the slope.
(1) Lots with Even Slope. Average slope for lots with relatively even slope across the site and small
lots is determined by using the following formula:
(a) S = ((T - B) ÷ run) × 100
(b) S = average slope
(c) T = elevation at top of slope
(d) B = elevation at bottom of slope
(e) Run = horizontal distance between the top and bottom elevations
Front Street
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(2) Lots with Uneven Slope. Average slope of lots with an uneven slope across the site before
grading is determined by using the following formula:
(a) S = (1.0029 × I × L) ÷ A
(b) S = average slope
(c) I = contour interval in feet
(d) L = summation of length of the contour lines in scale feet
(e) A = area of the lot in acres
2. Measuring Building Footprints
A. Methodology. Measurement of width and depth.
(1) Main Body. The width and depth of the main body shall be measured as follows:
(a) The width shall be approximately parallel to the front.
(b) The depth shall be approximately perpendicular to the front.
Figure #F2.030.4:
Main Body
Key
Width
Depth
BUILDING TYPE: DUPLEX, STACKED
Si
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(2) Wings. The width and depth of wings, shall be measured as follows:
(a) The width shall be the dimension of the footprint most parallel with the adjacent street. For
corner lots, either street can be used.
(b) The depth shall be the lesser of the two dimensions of the footprint.
BUILDING TYPE: DUPLEX, STACKED
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Figure #F2.030.5:
Wings and Ancillary Structures
Key
Width
Depth
(3) Open Space(s). The width and depth of open spaces shall be measured as follows:
(a) The width shall be approximately parallel to the front
(b) The depth shall be approximately perpendicular to the front.
BUILDING TYPE: DUPLEX, STACKED
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Figure #F2.030.6:
Open Space(s)
Key
Width
Depth
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(4) Courtyard(s). The width and depth of courtyards shall be measured as follows:
(a) The width shall be approximately parallel to the front; unless the courtyard is a secondary
courtyard accessed directly from a side street.
(b) If a secondary courtyard is accessed directly from the side street, the width shall be parallel
to the side street.
(c) The depth shall be approximately perpendicular to the width.
Figure #F2.030.7:
Courtyard(s)
Key
Width
Depth
Front Street
BUILDING TYPE: COURTYARD APARTMENT, LARGE
(5) Width-to-Height Ratio. Measurement of width-to-height ratio and depth-to-height ratio of
forecourts.
(a) The width and depth of forecourts shall be measured per Figure 8 (Width-to-Height Ratio).
(b) The height of forecourts shall be a measurement of the vertical plane of the building that
defines the forecourt.
Figure #F2.030.8:
Width-to-Height Ratio
Key
Width
Height
h < 2w
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3. Highest Eave/Top of Parapet.
(a) Height, Overall. The vertical distance between adjacent finished grade and the highest
part of the structure directly above. See Figures 9 and 11.
(b) Height, Top of Parapet. The vertical distance between adjacent finished grade and the top
of the parapet of the primary building. See Figure 9.
(c) Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the
eave can range from exposed rafters to a finished horizontal surface.
(d) Height, Highest Eave. The vertical distance between adjacent finished grade and the
highest eave of the primary building. See Figure 11.
(e) Highest Eave Measurement. The measurement is to bottom of the eave assembly type.
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Figure #F2.030.12: Section Detail of Highest Eave for Pitched Roof
Figure #F2.030.9: Top of Parapet and Flat Roof Figure #F2.030.10: Section Detail of Top of Parapet and Flat Roof
Figure #F2.030.11: Highest Eave for Pitched Roof
See Figure 12
(Section Detail)
See Figure 10
(Section Detail)
Key
Height, Overall
Top of Parapet
Roof Structure
Highest Eave Measurement
Eave Assembly
Dormer
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Figure #F2.030.13: Lot Type and Lot Line Identification
Front Street (Narrowest Side)
Fr
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Corner Lot
Interior Lot
Through Lot
Flag Lot
Rear Yard
Lot Line
Setback Line
Rear Yard
Façade Zone
Front Street
Sid
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Y
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Sid
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Y
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Rear Yard
Building Setbecks
Front
Side
Rear
Figure #F2.030.14: Measuring an Irregular Lot Type
4. Lot type and lot Line Identification to apply Building and Parking Setbacks
A. Methodology. Using the definitions in this Chapter, lot types and lot lines are to be identified as
depicted in Figure 13 (Lot Type and Lot Line Identification).
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Front Street
Side Y
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Rear Yard
Building Setbecks
Front
Side
Rear
Required Frontage Area
Figure #F2.030.15: Measuring an Irregular Lot Type
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User Guide
Traditional Neighborhood Design
Middle Housing Toolkit
About Middle Housing,
How to use the Toolkit, and
Communication Resources for Your City
June 30, 2023
Image source: Tim Corcoran
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Acknowledgments
Washington State Department of Commerce
Michael Fong, Director
Mark Barkley, Assistant Director, Local Government Division
Dave Andersen, AICP, Managing Director, Growth Management Services
Anne Aurelia Fritzel, AICP, GMS Housing Programs Manager
Dave Osaki, AICP, Middle Housing Technical Team
Shane Hope, AICP, Middle Housing Technical Team
Joe Tovar, FAICP, Middle Housing Technical Team
Mary Reinbold, AICP, GMS Senior Planner
User Guide prepared by:
Opticos Design, Inc.
Stefan Pellegrini, AICP, AIA, Principal
Tony Perez, Senior Associate
Russell Toler, AICP, Senior Designer
Diksha Singh, Zoning Reform & Planning Fellow
2 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Part 1. About Middle Housing
About Middle Housing and the Traditional
Neighborhood Design Middle Housing Toolkit
Part 2. Toolkit Overlay Zones
Zoning + Design Tools to Help Cities Enable Middle
Housing
Part 3. Toolkit Standards
Selecting Middle Housing Development and Design
Standards for your City
Part 4. Communication Resources
Communication resources for Middle Housing
Page 5
Page 11
Page 17
Page 22
Table of Contents
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 3
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Specialized Terms in the User Guide
Building Scale
House-scale building. A building up to 2.5-stories that is the size of a small-
to-large house and detached from other buildings, typically ranging from
24 feet long up to 80 feet long, including wings. The upper end of the
house-scale spectrum may include buildings that are house-scale in the
size of their footprint but are 3 stories.
Block-scale Building. A building that is individually as large as a block
or individual buildings collectively arranged along a street to form a
continuous façade as long as most or all of a block.
Cottage Housing. Residential units arranged on a lot with a common
open space that either: (a) is owned in common; or (b) has units owned as
condominium units with property owned in common and a minimum of 20
percent of the lot area as open space.
Courtyard Apartments. Up to four attached dwelling units arranged
on two or three sides of a yard or court. This is distinct from a courtyard
building as described in the Middle Housing Toolkit which allows more
units, stacked or side-by-side.
Middle Housing. Buildings that are compatible in scale, form, and
character with single-family houses and contain two or more attached,
stacked, or clustered homes including duplexes, triplexes, fourplexes,
fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments,
and cottage housing.
Townhouses. Buildings that contain three or more attached single-family
dwelling units that extend from foundation to roof and that have a yard or
public way on not less than two sides.
Story, Half (syn. Attic Story). An occupiable space underneath the slope
of the roof, usually having dormer windows. The half story is identified by
the ".5" in the description of maximum height (e.g., 2.5). It is considered a
full story when its top wall plates, on at least two opposite exterior walls,
are four feet or more above the floor.
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Page 6
Page 8
Welcome! This User Guide provides a common
understanding about Middle Housing
and how to achieve it.
About Middle Housing and
the Traditional Neighborhood
Design Middle Housing
Toolkit
What is Middle Housing?
What the Toolkit Provides
ABOUT MIDDLE HOUSING
1
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 5
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What is Middle Housing?
Middle Housing is a range of house-scale
building types with multiple units that
encourage walkable neighborhoods.
Middle Housing types have a "house-scale" width, depth, and height, enabling
them to blend into detached housing neighborhoods without creating out-of-
scale, bulky buildings.
Smaller dwellings provide a range of livable multifamily options, for sale or
rent, while maintaining a small-scale neighborhood character.
Due to the small footprint of Middle Housing types and the fact that they are
usually mixed with a variety of other housing types such as detached houses,
even on an individual block, their perceived density is usually relatively low.
In other words, they do not look like dense buildings, but can serve to modestly
increase the amount of housing that is available while retaining the neighborhood
feel. This density is generally the threshold at which a neighborhood has enough
households to support local retail, amenities, services, and transit.
6 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
Part 1 — ABOUT MIDDLE HOUSING
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Townhouses / photo by Tim Corcoran Cottage Court / photo by Washington State Department
of Commerce
Fourplex / photo from Google Maps Street ViewMedium Multiplex / photo by Tim Corcoran
Multiplex:
Large
Created by
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City Size NRO.Small 1 NRO.Small 2 NRO.Medium 1 NRO.Medium 2
Large
> 75,000
Medium
25,000 - 75,000
Small
< 25,000
What the Toolkit Provides
The Toolkit was prepared to help you implement Middle Housing in a variety of
existing neighborhoods in your city. The Toolkit uses four overlay zones to provide
you with options for implementing some or all of the Middle Housing types.
Depending on your city's size, one or more overlay zones can help meet your
needs. Below, the range of city sizes correspond with the recommended overlay
zone(s). But it's up to you to select the overlay zone(s) that work best for the specific
conditions and circumstances.
Middle Housing Overlay Zones
Recommended overlay zone to enable Middle Housing with minimal change to the physical character of the
neighborhood
Additional overlay zone(s) to to enable a greater variety of Middle Housing with moderate change to the
physical character of the neighborhood
8 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
Part 1 — ABOUT MIDDLE HOUSING
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About the Toolkit's Zoning and Design Tools
Overlay Zones
The Middle Housing Toolkit organizes development and design standards
through four overlay zones. Each overlay zone addresses several of the 9 types
of neighborhoods that were identified in the Puget Sound Region (See Placetype
Atlas for more information).
The Middle Housing Toolkit provides a "Basic" set of standards and a set of
optional, "Detailed" standards for you to select and assemble into your own Middle
Housing standards. See below and page 20 for a comparison between the two to
help you select your content.
Basic Standards
■Ch. 1 Introduction and Applicability
■Ch. 2 Overlay Zones and Standards
■Ch. 3 Site Development Standards
■#A1. Frontage Types
■#E1. Administration
■#F1. Definitions and Measurements
Detailed Standards
■Ch. 4 Building Types
■#A2. Frontage Types (if selected, replaces Basic Chapter #A1)
■#B. Architectural Standards
■#C. Large Site Standards
■#D2. Streetscapes and Public Open Spaces
■#E2. Administration (if selected, replaces Basic Chapter #D1)
■#F2. Definitions and Measurements (if selected, replaces Basic Chapter #E1)
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 9
Part 1 — ABOUT MIDDLE HOUSING
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10 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Understanding what each Toolkit
overlay zone provides.
Zoning + Design Tools
To Help Cities Enable
Middle Housing
About the Overlay Zones
How to select the Overlay Zone(s) for
your Community
2
TOOLKIT OVERLAY ZONES
Page 12
Page 14
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 11
Part 2 — TOOLKIT OVERLAY ZONES
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About the Overlay Zones
Four overlay zones are provided in this Toolkit. Each is based on the typical characteristics of
existing low- and moderate-intensity Puget Sound neighborhoods. See pages 14 and 15 for the
9 examples of existing neighborhoods in the region and the recommended overlay zone(s) for
each. Select one or more overlay zones to apply in your city.
In which physical environments would this overlay
zone be appropriate?
Small City (< 25,000)
Limited Transit or Transit-Supportive
2.5 stories
(Existing or Maximum Allowed by Current Zoning)
Middle Housing types that this overlay zone enables
Type Yield Resulting
Density1
Duplex Side-by-Side 2 units 22 DUA
Duplex Stacked 2 units 21 DUA
Cottage Housing 6 units 22 DUA
Triplex 3 units 29 DUA
Fourplex 4 units 39 DUA
In which physical environments would this overlay
zone be appropriate?
Medium City (25,000 - 75,000)
Transit-Supportive
2.5 stories
(Existing or Maximum Allowed by Current Zoning)
Middle Housing types that this overlay zone enables
Type Yield Resulting
Density1
Duplex Side-by-Side 2 units 22 DUA
Duplex Stacked 2 units 21 DUA
Cottage Housing 6 units 22 DUA
Triplex 3 units 29 DUA
Fourplex 4 units 39 DUA
Side Court 6 units 64 DUA
Townhouses 3 units 26 DUA
Neighborhood Residential Overlay.Small 1 Neighborhood Residential Overlay.Small 2
12 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
Part 2 — TOOLKIT OVERLAY ZONES
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In which physical environments would this overlay
zone be appropriate?
Medium-to-Large City (> 25,000)
Transit-Supportive or Transit-Rich
2.5 stories
(Existing or Maximum Allowed by Current Zoning)
Middle Housing types that this overlay zone enables
Type Yield Resulting
Density1
Triplex 3 units 29 DUA
Fourplex 4 units 39 DUA
Side Court 6 units 64 DUA
Townhouse 5 units 40 DUA
Courtyard 12 units 70 DUA
Multiplex 8 units 27 DUA
In which physical environments would this overlay
zone be appropriate?
Large City (> 75,000)
Transit-Rich
3 stories
(Existing or Maximum Allowed by Current Zoning)
Middle Housing types that this overlay zone enables
Type Yield Resulting
Density1
Townhouse 8 units 42 DUA
Courtyard 16 units 93 DUA
Multiplex 18 units 66 DUA
The overlay zone(s) that you choose to apply must be shown on the city's zoning map or
another exhibit and must be adopted by the city. The map needs to identify each overlay zone
and the parcels that are subject to its standards.
Neighborhood Residential Overlay.Medium 1 Neighborhood Residential Overlay.Medium 2
1 Resulting densities are calculated using the minimum lot size (as required in Subsection 2 of each overlay zone in the Detailed
standards) and the achievable number of units given the smallest allowable lot size. However, the resulting densities may be
lower than shown due to larger (and therefore fewer) units and/or the accommodation of more on-site parking than required.
Ensure that these densities are enabled by your comprehensive plan and determine whether changes are needed.
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 13
Part 2 — TOOLKIT OVERLAY ZONES
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Use this table from the Placetype Atlas to select and map one or more overlay zone(s) where you
want to enable Middle Housing. As part of your selection process, key questions to help in your
selection are:
■What are the typical building heights and building footprints?
■What is the maximum allowed height?
■Is transit nearby? If so, how frequent?
■Are there amenities (food, services) within easy walking distance?
How to Select the Overlay Zone(s) for your City
Range of Puget Sound Neighborhood Placetypes
Detached housing, low-intensity Mixed neighborhood types Adjacent to some type of center
Large-Lot Detached
Neighborhood
Small-Lot Detached
Neighborhood
Mixed Neighborhood
Large Footprint
Mixed Neighborhood
Medium Footprint
Mixed Neighborhood
Small Footprint
Neighborhood Center-
Adjacent
Corridor-Adjacent
Neighborhood
Main Street-Adjacent
Neighborhood City Center-Adjacent
Ex
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t
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C
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Bu
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Pa
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Detached Detached Mostly attached,
some detached Detached Detached Mostly attached,
some attached
Mostly attached,
some detached
Mostly attached,
some detached Mostly attached
Bu
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d
i
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g
Sc
a
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e
Medium house-scale Small house scale Mostly block-scale, some
medium house-scale Medium house-scale Small house scale Mostly medium house-
scale
Mostly medium house-
scale, and some small
house-scale
Mostly block-scale,
some medium house-
scale
Mostly block scale
Bu
i
l
d
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g
He
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h
t
2 stories 2 stories 2 to 4 stories, mostly 3 2 to 3 stories 2 to 3 stories 2 to 3 stories 2 to 3 stories 2 to 4 stories, mostly 3 Mostly 4 stories
Tr
a
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s
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Si
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u
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t
i
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Transit-limited Transit-supportive Transit-rich Transit-supportive Transit-supportive Transit-supportive Transit-rich Transit-rich Transit-rich
Us
e
s Mostly Residential Mostly Residential Mix of Uses Mostly Residential Mostly Residential Mostly Residential Mix of Uses Mix of Uses Mix of Uses
Recommended Toolkit Zones1 (Design and Development Standards)Recommended Toolkit Zones1 (Design and Development Standards)
Degree of
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Ci
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NRO.S1 NRO.S2 NRO.S1 NRO.S2 NRO.M1 NRO.M2 NRO.M1 NRO.M2 NRO.S2 NRO.M1 NRO.M1 NRO.M2**NRO.M1 NRO.M2**NRO.M2 NRO.M2**NRO.M2 NRO.M2**
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NRO.S1 NRO.S2 NRO.S1 NRO.S2 NRO.M2 NRO.M2**NRO.M1 NRO.M2 NRO.S2 NRO.M1 NRO.M1 NRO.M2 NRO.S2 or
NRO.M1 NRO.M2 NRO.M2 NRO.M2**NRO.M2 NRO.M2**
Sm
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NRO.S1 NRO.S2 NRO.S1 NRO.S2 NRO.M1 NRO.M2 NRO.M1 NRO.M2 NRO.S2 NRO.M1 NRO.M1 NRO.M2 NRO.S2 or
NRO.M1 NRO.M2 NRO.M1 NRO.M2 NRO.M2 NRO.M2**
1 This Toolkit does not provide standards for buildings taller than 3 stories.
** NRO.M2 may be modified by city to allow 4 stories.
Less Intense
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Transit terms explained
Transit-limited. Places with access to transit but where low frequencies and/or few route options make the use of a car necessary or more attractive for some or many trips.
Transit-supportive. Places with access to frequent transit service that provides a viable and convenient alternative to private vehicular transportation for some or most trips.
Transit-rich. Places with multiple options for high-frequency transit, where transit is the first-choice option for most trips and where a car is not necessary to reach many destinations.
Degree of Change explained
Minimal Change. New middle housing generally fits within the existing zoning envelope with regards to building height, footprint/coverage, and setbacks.
Moderate Change. New middle housing generally exceeds the existing zoning envelope with regards to building height, footprint/coverage, and setbacks.
Range of Puget Sound Neighborhood Placetypes
Detached housing, low-intensityMixed neighborhood types Adjacent to some type of center
Large-Lot Detached
Neighborhood
Small-Lot Detached
Neighborhood
Mixed Neighborhood
Large Footprint
Mixed Neighborhood
Medium Footprint
Mixed Neighborhood
Small Footprint
Neighborhood Center-
Adjacent
Corridor-Adjacent
Neighborhood
Main Street-Adjacent
Neighborhood City Center-Adjacent
Ex
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s
t
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C
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s
Bu
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d
i
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g
Pa
t
t
e
r
n
DetachedDetachedMostly attached,
some detachedDetached Detached Mostly attached,
some attached
Mostly attached,
some detached
Mostly attached,
some detached Mostly attached
Bu
i
l
d
i
n
g
Sc
a
l
e
Medium house-scaleSmall house scaleMostly block-scale, some
medium house-scaleMedium house-scale Small house scale Mostly medium house-
scale
Mostly medium house-
scale, and some small
house-scale
Mostly block-scale,
some medium house-
scale
Mostly block scale
Bu
i
l
d
i
n
g
He
i
g
h
t
2 stories2 stories2 to 4 stories, mostly 32 to 3 stories 2 to 3 stories 2 to 3 stories 2 to 3 stories 2 to 4 stories, mostly 3 Mostly 4 stories
Tr
a
n
s
i
t
Si
t
u
a
t
i
o
n
Transit-limitedTransit-supportiveTransit-richTransit-supportive Transit-supportive Transit-supportive Transit-rich Transit-rich Transit-rich
Us
e
sMostly ResidentialMostly ResidentialMix of UsesMostly Residential Mostly Residential Mostly Residential Mix of Uses Mix of Uses Mix of Uses
Recommended Toolkit Zones1 (Design and Development Standards)Recommended Toolkit Zones1 (Design and Development Standards)
Degree of
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Minimal
Change
Moderate
Change
Ci
t
y
S
i
z
e
La
r
g
e
NRO.S1NRO.S2NRO.S1NRO.S2NRO.M1NRO.M2NRO.M1NRO.M2 NRO.S2 NRO.M1 NRO.M1 NRO.M2**NRO.M1 NRO.M2**NRO.M2 NRO.M2**NRO.M2 NRO.M2**
Me
d
i
u
m
NRO.S1NRO.S2NRO.S1NRO.S2NRO.M2NRO.M2**NRO.M1NRO.M2 NRO.S2 NRO.M1 NRO.M1 NRO.M2 NRO.S2 or
NRO.M1 NRO.M2 NRO.M2 NRO.M2**NRO.M2 NRO.M2**
Sm
a
l
l
NRO.S1NRO.S2NRO.S1NRO.S2NRO.M1NRO.M2NRO.M1NRO.M2 NRO.S2 NRO.M1 NRO.M1 NRO.M2 NRO.S2 or
NRO.M1 NRO.M2 NRO.M1 NRO.M2 NRO.M2 NRO.M2**
1 This Toolkit does not provide standards for buildings taller than 3 stories.
** NRO.M2 may be modified by city to allow 4 stories.
More Intense
1 This Toolkit does not provide standards for buildings taller than 3 stories.
** NRO.M2 may be modified by city to allow 4 stories.
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 15
Part 2 — TOOLKIT OVERLAY ZONES
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Now that you've selected your overlay zone(s), select
the Basic or Detailed version of the standards.
Selecting Middle Housing
Development and Design
Standards For Your City
The Overlay Zone Standards Come in
Two Versions: Basic and Detailed
Using the Toolkit
3
TOOLKIT STANDARDS
Page 18
Page 21
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Part 3 — TOOLKIT STANDARDS
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The Overlay Zone Standards Come in Two Versions: Basic and Detailed
The Toolkit contains "Basic" and "Detailed" sets of development and design
standards.
■Select either set and customize further according to local needs.
■Or, select the Basic set and add selected content from the Detailed set,
and customize further as needed.
Diagram by Commerce Department,
State of Washington
18 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Detailed Standards
Regulates more topics
than the Basic set and
provides more design
control for all Middle
Housing types.
All content is based on
regional examples, but
needs to be customized
to your city's specific
vision.
Basic Standards
Regulates setbacks,
maximum building
footprint, and overall
height.
Example: Regulating Building Form
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# - Chapter to be numbered after City determines which, if any, detailed chapters are to be added to the basic content.
1 Duplex Stacked, Duplex Side-by-Side, Cottage Housing, Triplex/Fourplex, Side Court, Townhouse, Courtyard, & Multiplex
Middle Housing Standards
Basic Standards Content Detailed Standards Content Notes About Detailed Content
Ch. 1 Introduction and Applicability None
Ch. 2 Overlay Zones and Standards Ch. 2 Overlay Zones and Standards
(if selected, replaces Basic Chapter 2)
Provides more flexible setback standards,
and detailed standards for building and
massing types. Each overlay zone allows
a subset of 8 Middle Housing types. The
base version regulates only by maximum
footprint and height.
Ch. 3 Site Development Standards Ch. 3 Site Development Standards
(if selected, replaces Basic Chapter 3)
Provides detailed standards for fences/
walls, landscaping and lighting, on-site
parking, and sloped lots. The Basic version
only regulates sloped lots.
Ch. 4 Building Types Provides a spectrum of 8 Middle Housing
building types and 9 massing types with
standards tailored for each type, as
compared to the Basic Standards that
regulate lot coverage and do not use
building types.
#A1. Frontage Types #A2. Frontage Types (if selected,
replaces Basic Chapter #A1)
Provides 2 additional frontage types and
more detailed standards.
#B. Architectural Standards Provides standards for regulating
architectural details, not style (i.e., façade
composition, bays, materials, and window
details).
#C. Large Site Standards Provides design standards for parcels at
least 5 acres in size.
#D. Streetscapes and Public Open
Spaces
Provides thoroughfare and public open
space standards to be used on sites 5 acres
or larger.
#E1. Administration #E2. Administration (if selected,
replaces Basic Chapter #E1)
Additional allowed adjustments to support
Detailed content.
#F1. Definitions and Measurements #F2. Definitions and Measurements (if
selected, replaces Basic Chapter #F1)
Additional definitions and measurement
methods to support Detailed content.
20 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Using This Toolkit
This Middle Housing Objective Development and Design Standards (ODDS) Toolkit consists of a basic set of standards
and a detailed set of standards. If the basic set of standards suits your needs, step 2 does not apply.
(a) See page 20 of the User Guide to review and compare detailed standards to basic standards to determine if you
want to select any detailed content.
(b) If selecting any detailed content, identify selected content to add to or replace basic standards.
(a) See pages 14 and 15 of this User Guide to identify the neighborhood Placetype(s) where you want to implement
Middle Housing.
(b) On the bottom of pages 14 and 15 of this User Guide, see the recommended overlay zone(s) for the Placetype(s)
that you select.
(c) Select your overlay zone(s) and take the content from Chapter 2 of the Toolkit (using the electronic files).
(d) After selecting your overlay zone(s), discard the unselected overlay zones.
Step 1: Select Your Overlay Zone(s)1
Step 2: Select any Detailed Content2
(a) Open electronic file to move selected detailed content to be added to basic standards.
(b) Assemble basic content to be retained with selected detailed content; renumber chapters depending on what
you've added
(c) Edit the text and/or numerical standards as needed for your city.
Step 3: Assemble your ODDS3
(a) Review draft with stakeholders to identify potential changes or further customization.
(b) Review with stakeholders the specific parcels where these standards are to apply.
(c) Refine and review with the Planning Commission.
(d) Review and Adoption by City Council.
(a) Apply the ODDS to the proposed Middle Housing projects where the overlay zone(s) have been mapped.
(b) For processing and review of Middle Housing applications, refer to state law and local processing requirements.
Step 4: Customize your Middle Housing Standards for Adoption4
Step 5: Apply and Use your Objective Standards5
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 21
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Communication Resources
for Middle Housing
Posters and FAQs
Pro-Forma Tool
PowerPoint Presentations | Videos
Middle Housing Photo Library
Middle Housing Models
Placetype Atlas
When you're ready to talk with your community
about Middle Housing, use these tools to help
you with those conversations.
COMMUNICATION RESOURCES
4
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Using the Resources
Several resources are provided to help you communicate about Middle Housing
implementation with the community and other stakeholders:
■The posters, FAQs, and PowerPoint presentations are to help you
communicate about Middle Housing zoning and the types of buildings it
enables.
■The pro-forma tool is to help you decide which Middle Housing types best
suit your needs.
■The photo library and Middle Housing models are to help increase
understanding of the specific Middle Housing types and demonstrate how
they work in the Puget Sound region.
■The Placetype Atlas is a resource to help apply the Toolkit.
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 23
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Posters and
Frequently Asked Questions
Share a FAQ handout that answers common questions about Middle Housing.
Use a set of seven easy-to-follow posters to inform your stakeholders and advocate for and discuss the benefits of Middle Housing.
?
FAQ
Middle Housing
benefits
Increase Housing Options
Middle Housing responds to
shifting household demographics
with housing choices for many
groups: downsizing families,
singles, first-time home buyers,
co-living/co-housing communities
and multi-generational
households.
Strengthen Local Economy
Middle Housing can support
small local businesses, incubators,
corner grocery stores, home
offices and other neighborhood-
serving uses that add resilience
and create centers of community
activity.
Increase Local Home- Ownership
Housing costs are at an all-time
high due to the housing shortage.
Allowing Middle Housing will
provide more housing to address
this unmet demand and expand
housing access by allowing
smaller, lower-cost housing types
regionwide.
Enhance Economic Opportunity
Middle Housing can provide
opportunities for passive income
and help build generational
wealth. It allows small-scale,
incremental local housing
development that can be
financed by the average
homeowner.
Lessen Climate Impact
Smaller homes typical of Middle
Housing have a smaller carbon
footprint than larger homes. Middle
Housing also promotes sustainability
by providing housing closer to
transit, amenities and employment,
reducing the climate impacts of
long commutes.
Increase Housing Access
Historically, Middle Housing
provided lower-income households
opportunities to attain quality living.
With increasing housing costs,
Middle Housing can reduce racial
and socio-economic disparities
reinforced by detached housing
zoning.
Promote Healthy Living
Middle Housing reinforces
walkability and an active lifestyle
with its proven health benefits
for all ages. Middle Housing types
support diverse lifestyles and
aging-in-place, creating strong
communities with long-term
residents.
Support Neighborhood Regeneration
Middle Housing supports diverse
neighborhoods that foster a
sense of community. It provides
ways for local residents, builders
and civic leaders to reinvest in
their neighborhoods, create new
housing and add value.
Middle Housing can increase home-ownership and empower
residents to build generational wealth for their families.
Who can this help?We are a young couple. We
don't have kids and dont need
much space. We would like to be
near amenities and maybe start
a home-office.
We are retirees. We need a small
home, close to the community
amenities we need. We prefer not to
drive. It’ll be great to stay in the same
neighborhood so we can keep seeing
our friends.
a
We are a small family. We're looking
for a starter home with some open
space for our young child and dog.
We're interested in co-living as a way
to reduce housing costs.
We are friends sharing housing. We're
looking for walkable housing options
close to transit and amenities. We can't
afford to buy a detached house and
would prefer to not drive all the time.
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
Why do we need
Middle Housing ?
Middle Housing can add housing while respecting the built form
and scale of existing neighborhoods. This can help address the
significant gap in housing supply and affordability in the region.
Meeting Current + Future Housing Needs
There is a growing demand for more affordable housing options, as well as
diverse housing types that can meet the needs of varied households. Middle
Housing can deliver more attainable housing options given the smaller unit
sizes they provide. They also allow flexibility for households across life stages
and changing housing needs. Puget Sound Regional Council’s analysis of
King County assessor data found that Middle Housing types tend to be more
affordable than either detached housing or higher density housing options.
Puget Sound has a population of 4,330,800 (US census, 2021).
According to the Puget Sound Regional Council, this region is
projected to continue adding new residents at a rate of about
1.1 percent per year.
What the Puget Sound Region Has Now
What the Puget Sound Region Will Need
It is getting increasingly difficult for people
living and working in the central Puget Sound
region to afford housing. Today, 46 percent
of the region’s households pay at least 30
percent of their income towards housing,
and 60 percent of these cost-burdened
households are moderate to low-income
households.
of residents are
renters. Rents
increased by 50%
from 2010-2020.
40%
Source: American Community Survey 2018
of the existing
~1,727,919 housing
units are detached
housing.
59%
Source: American Community Survey 2018
1.6 million
new residents projected by 2050,
which translates to a need for
810,000
new homes needed by 2050 to meet
population growth.
Source: American Community Survey 2018
19,000
average annual new housing units
built over the past decade.
30,000
new homes needed per year to meet
2050 targets.
Source: American Community Survey 2018
of households
have incomes less
than $50,000.
25%
Source: American Community Survey 2018
of households
spend > 30% of
their income on
housing.
46%
Source: American Community Survey 2018 Anticipated Future Housing Need by Income Group, 2020-2050 Source: Regional Housing Needs Assessment, January 2022
49% of Puget Sound region residents say
they find it difficult or very difficult to find
affordable housing that meets their needs.
Source: Puget Sound Regional Council & Washington State
Department of Commerce Statewide Housing Survey, December 2022
Residential neighborhood with a mix of detached houses and Middle Housing types
House-scaled Middle Housing
types (shown in yellow) blend
in with detached houses
(shown in white) due to their
compatible scale and form.
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
What people said...
The Puget Sound Regional Council and Washington State
Department of Commerce conducted a Statewide Housing
Survey in December 2022. Below are some key findings:
74% would prefer new housing to be in
walkable neighborhoods near town centers
rather than further from existing centers
51-61% agree that Middle Housing such as Triplexes should be allowed in detached-housing zones.
Survey Findings: Current Housing Survey Findings: Middle Housing
Statewide and within key regions, over half of respondents agree that Middle
Housing, such as Triplexes, should be allowed in detached-housing zones.
39% of respondents named housing
costs as a top concern, compared to traffic and
transportation (8%)
77% say rents are too high
75% say it costs too much to buy a home
83% say more reasonably priced housing is
needed in their communities
78% say they want more housing options in
their communities for seniors, teachers, firefighters,
childcare workers, and health care workers
Housing costs are the top
issue for most respondents
8% have experienced threats of eviction or
foreclosure
7% have experienced discrimination in
housing
14% have been forced to move due to high
housing costs, eviction or foreclosure
Displacement + discrimination
exist
58% agree that Middle housing should
be allowed in detached housing zones if these
buildings meet all of the standards of the zone
66% say their community needs more diverse
and affordable types of housing
People Support “Middle"
Housing
49% find it difficult or very difficult to find
affordable housing that meets their needs
74% have experienced difficulty finding or
affording housing
76% are directly impacted or know someone
affected by housing costs and availability
Housing is hard to find
People prefer new housing in
walkable neighborhoods
Strongly agreeStrongly disagree
0%50%100%
Statewide
(n=4,511)
Western WA
(n=884)
Eastern WA (n=1,155)
Central PS (n=2,478)
12%12%19%35%
35%
35%
34%
23%23%
21%21%
26%26%
17%17%
19%
16%
23%
13%
14%
11%
12%
12%
12%
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
24 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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What is Middle Housing?
Middle Housing is a range of house-scale building
types with multiple units that encourage walkable
neighborhoods.
You have to look closely to notice
Middle Housing. Although these
have more than one unit, one may
need to count mail boxes or utility
meters to distinguish Middle Housing
types from neighboring detached
houses.
Walkable Context
Middle Housing types work best in
walkable neighborhoods, where not
all trips may need to be by car. Buyers
and renters of these housing types
are willing to trade larger living spaces
for possible proximity to services and
amenities, or being in a residential
neighborhood with more housing
choices.
Creates Community
Middle Housing can create a strong
sense of community through shared
open spaces, and by adding more
housing choices, enabling more
diverse households from living within
the same neighborhood.
Characteristics of Middle Housing
Dwelling Units: Not One Size Fits All
Middle Housing types have a "house-scale" width, depth, and height, enabling them
to blend into detached housing neighborhoods without creating out-of-scale, bulky
buildings. Smaller dwellings provide a range of livable multifamily options, both
for sale and rent, while maintaining a small-scale neighborhood character. Due to
the small footprint of Middle Housing types and the fact that they are usually mixed
with a variety of other housing types such as detached houses, even on an individual
block, their perceived density is usually relatively low. In other words, they do not
look like dense buildings, but can serve to increase the density of the neighborhood
to an average of 16 dwelling units per acre. This density is generally the threshold at
which a neighborhood has enough households to support local retail, amenities,
services, and transit.
Small-Footprint Buildings
Middle Housing building types
typically have small-to medium-
sized footprints, with a body width,
depth, and height similar to detached
houses, even though they have more
than one unit. Their compatible form
lets them blend easily into residential
neighborhoods, providing a powerful
infill tool to encourage more diverse,
mixed-income neighborhoods.
Affordability by Design
Most Middle Housing types have
smaller units but with interior layouts
that are well-designed, usable and
comfortable. Smaller-sized units and
simpler construction can help keep
costs down and serve a growing
market of buyers and renters (such
as those with household incomes
that are 80% to 120% of Area Median
Income) whose housing needs are not
being met today.
Attract and Support Local Businesses
Middle Housing adds more
housing for diverse households and
encourages an active lifestyle with
greater potential for pedestrian access
to amenities. By adding a larger and
more diverse customer base, Middle
Housing helps support existing and
new local businesses with more
frequent foot-traffic.
Compatible with Detached Housing Neighborhoods
Middle Housing blends in well with
detached housing neighborhoods
due to their small scale and size. By
adding more homes and families, a
community can also better support
local retail and services, quality transit
and boost the local economy.
Suitable for Many People
Middle Housing types look and
feel like a detached house, such
as having direct entries from the
street. They provide housing choices
for demographic groups such as
Millennials, Baby Boomers, seniors
and others looking for walkable, age-
friendly living at the neighborhood
scale.
66% say their community needs
more diverse and affordable types
of housing.
Source: Puget Sound Regional Council &
Washington State Department of Commerce
Statewide Housing Survey, December 2022
detached single-family house
duplex triplex/fourplex
courtyardapartment
bungalowcourt
townhouse
multiplex
live/work
mid-rise
Missing Middle Housing
Missing Middle Housing
Characteristics ofMissing MiddleHousing
Detached houses
Duplex Triplex/ Fourplex
Courtyard
Building
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
detached single-family house
duplex triplex/fourplex
courtyardapartment
bungalowcourt
townhouse
multiplex
live/work
mid-rise
Missing Middle Housing
Missing Middle Housing
Characteristics ofMissing MiddleHousing
Communities and organizations,
including AARP, are realizing that Missing
Middle Housing is important in helping
neighborhoods thrive while providing
housing choices as people age."
— Dan Parolek
Principal, Opticos Design
Middle Housing barriersWhat is Middle Housing?
Restrictive zoning codes, incentives that favor building
detached houses, inadequate financing options and
condominium liability laws have made Middle Housing
challenging to build.
These Types Are Not New. We Just Stopped Building Them
These housing types used to be common in Washington
state until municipalities by and large made them illegal
during the post-war era by ratcheting up restrictive
single-family zoning. Suburban sprawl became the main
way cities grew, but with limited land, such low-density
development is not sustainable. Municipalities started re-
legalizing apartments and townhomes in most areas to
compensate; however many small-scale multiplexes and
apartment buildings became "missing" in most cities. This
has contributed to the housing shortage and escalation in
housing prices across the region.
We once knew how
to deliver these
types efficiently.
Did you know that
in the early 1900s
you could buy one
of these Middle
Housing types out of
a Sears & Roebuck
catalog?
Source: “Missing Middle” Housing in the Region, Puget Sound Regional Council, 2018
Common Barriers to Middle Housing
You can’t build that here”
Many residential zoning districts
do not allow Middle Housing types
at all or, if allowed, an uncertain
discretionary process is required.
Existing multifamily zones are usually
better suited to larger-scale, denser
housing.
This project isn’t big enough”
Multifamily development is often
associated with large apartment
buildings or subsidized projects built
by speciality developers. Frequently,
Middle Housing projects are perceived
to be too small to be economically
viable in many housing markets.
We tried it and it didn’t work”
Middle Housing works best especially
when located in walkable areas and
in proximity to amenities and jobs.
However, adequate planning and
design can help make MH projects
successful in other contexts as well.
Nobody wants that anymore”
Since the 1950s, the single-family
home has been marketed as the
aspirational housing choice for
everyone. However, the reality is
that, due to changing lifestyles and
household preferences, renters and
homeowners want more diverse and
attainable housing options.
detached single-family house
duplex triplex/fourplex
courtyardapartment
bungalowcourt
townhouse
multiplex
live/work
mid-rise
Missing Middle Housing
Missing Middle Housing
Characteristics ofMissing MiddleHousing
Townhouse
Multiplex Medium
Cottage
Housing
Multiplex Large
Larger Residential/ Mixed-
Use (Mid-Rise) Buildings
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
2.4 Middle Housing Types in Central Puget Sound
Duplex Stacked 2 units
A small- to medium-sized up to two-and-a-half-story
building that consists of two dwelling units stacked on top of each other, both of which
face and are entered from the street.
Duplex Side-by-Side 2 units
A small- to-medium-sized up to two-and-a-half-story
building that consists of two dwelling units side-by-side, both of which face and are
entered from the street.
Multiplex Medium 5-10 units
A medium-sized up to two-and-a-half-story building of five to ten side-by-side
and/or stacked dwelling units, typically with one shared entry or individual
entries along the front and sometimes along one or
both sides.
Triplex/Fourplex 3-4 units
A medium-sized, two to two-and-a-half-story building with three or four units in
various configurations. A typical Triplex layout has two units stacked on top of one.
A Fourplex typically has two units on the ground floor
and two above with a shared
entry.
Cottage Housing
3-10 units
A group of small detached up to one-and-a-half-story
buildings arranged to define a shared court that is open
to the street. The shared
court takes the place of a private rear yard.
Note: The told number of units
allowed in each building type are
adjustable according to each city's needs and objectives.
Note: All images belong to Washington State Department of Commerce.
The individual Middle Housing types are each described using local examples.
Small Medium
26 Middle Housing for Puget Sound Placetype Atlas + Toolkit Framework — February 24, 2023
Chapter 2 — What Is Middle Housing?
Currently, 42 percent of the region’s rental stock consists of Middle Housing. Ownership housing is dominated by
detached housing (84 percent of all units). Only nine percent of the region’s ownership stock is Middle Housing. Building trends for middle-density housing are different for rentals than for ownership stock. Construction of
Middle Housing for the rental market peaked during the 1980s and has been dropping off steadily since then.
On the other hand, production of middle-density ownership housing increased steadily through the 2000s, then dropped off noticeably during the current decade.1
Courtyard Medium 6-16 units
A medium-sized two-and-a-
half-story building containing six to sixteen dwellings arranged to share one or
more common courtyards. The courtyard is open to and visible from the street
and shared among units. In moderate-intensity neighborhoods, the rear
portion of the building is often up to three stories.
Courtyard Large 20-28 units
A medium- to large-sized,
three to four-story building containing up to twenty-eight dwellings and arranged
to share one or more common courtyards. The courtyard is sometimes
visible from the street and is shared among units.
Townhouse Medium 1 unit
A medium-sized, up to two
and a half-story building of up to four attached dwellings. This type is
typically located within low- and medium-intensity neighborhoods or in a
location that transitions from a primarily detached housing neighborhood into a
neighborhood's main street.
Townhouse Large 1 unit
A large-sized three to four-
story building of attached to the units each with one to three flats arranged side
by side as long as a block. This type is typically located on residential portions
of corridors within high-intensity neighborhoods or in locations that transition
from a primarily detached housing neighborhood into a neighborhood's main street.
Multiplex Large 7-18 units
A large-sized three to
four-story building of up to eighteen stacked dwelling units, typically with one
shared entry or individual entries along the front and sometimes along one or
both sides.
Sources
1. Regional Housing Needs
Assessment, Puget Sound Regional Council, January 2022.
Medium Large
27Placetype Atlas + Toolkit Framework — February 24, 2023 Middle Housing for Puget Sound
Chapter 2 — What Is Middle Housing?
What does Middle
Housing look like?
Middle Housing includes a palette of house-scale,
attainable housing types that fit the physical character
of existing and new residential neighborhoods.
"Large" Middle Housing
Large Middle Housing (Large MH) is the category
of Middle Housing buildings that are taller (3-4
stories) and slightly wider and deeper than typical
Middle Housing types. These types, such as larger
Courtyard Buildings and Multiplexes can still fit
on the sizes of lots typically seen in detached-
housing neighborhoods. Large MH is different from
typical 3 to 4-story apartment blocks because the
building scale and form are carefully articulated to
fit in with surrounding buildings. In other words,
due to their design, they can be a good transition
between areas with larger residential and mixed-use
buildings and areas with Small and Medium Middle
Housing types as well as detached houses.
Large MH can also be used strategically in areas
that are adjacent to existing or planned centers and
transit hubs, as well as in higher-intensity residential
and mixed-use neighborhoods. Large MH can also
be considered in areas with higher land costs, since
these types can be more financially feasible and can
Typical Middle Housing (Small + Medium)
Located within and along edges of low-to-
moderate intensity neighborhoods.
Large Middle Housing
Located along higher-intensity corridors
and edges of centers and neighborhoods
where more housing is desired.
provide more attainable units.
Strategic application of Large Middle Housing:
■Suitable for areas where a greater degree of
change is happening or desired;
■Can help transition from larger-scale buildings
in transit-oriented and other mixed-use centers to
smaller-scale buildings within neighborhoods; and
■Can be used within regional mixed-use centers
to augment more intense development.
Characteristics of Large Middle Housing include:
■Higher lot coverage and/or deeper building
footprints than typical Middle Housing; and
■Includes rear setbacks and reduced building
heights along the rear for sensitive transitions to
adjacent lower-intensity neighborhoods.
"Small" and "Medium" Middle Housing types are those that are equal to or similar to the size of a
typical house in height, building footprint, and overall form. These buildings typically have a maximum
height of two and a half stories (two stories with compatible space in the attic).
"Small" and "Medium" Middle Housing
Distributed Throughout a Block of Detached Houses
Through gentle intensification, Small and Medium Middle Housing types
such as Duplexes, Triplexes, Cottage Housing, Fourplexes and Courtyard
Building Medium can be easily integrated into a neighborhood of detached
houses, blending in well due to their house-scale size and form.
Transition from a Mixed-Use Corridor to a Residential Neighborhood
Small and Medium Middle Housing types can create great transitions
in scale and massing between busier mixed-use corridors and quieter
detached housing neighborhoods.
Below are two general approaches to integrate Middle Housing into neighborhoods:
Palette of Middle Housing types
As shown below, Middle Housing types can be grouped into three categories based on building heights and massing. The Puget Sound Middle
Housing Toolkit will provide objective standards for Small, Medium and Large (up to 3 stories) Middle Housing types. If cities desire to enable 4-story
Large Middle Housing types, they can choose to modify their existing standards or prepare additional standards to enable these types.
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
Duplex Side-by-Side
Source: Washington State Department of Commerce
Triplex
Source: Kevin Le via TheUrbanist.com
Multiplex Small
Source: Washington State Department of Commerce
Courtyard Building Medium
Source: www.villageconcepts.com
Duplex Stacked
Source: Washington State Department of Commerce
Fourplex
Source: Washington State Department of Commerce
Multiplex Medium
Source: Sightline Institute
Townhouse
Source: Washington State Department of Commerce
Cottage Housing
Source: Washington State Department of Commerce
Multiplex Small
Source: Google Maps Streetview
Courtyard Building Small
Source: Google Maps Streetview
Pocket Neighborhood
Source: Sightline Institute
Middle Housing:
regional examples
MIDDLE HOUSING REGIONAL ASSESSMENT
FOR PUGET SOUND
WASHINGTON STATE DEPARTMENT OF COMMERCE • KITSAP, SNOHOMISH, KING, PIERCE COUNTIES
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 25
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Evaluate economic feasibility for each Middle Housing type by using this tool to test
different scenarios based on the following variables:
• Project location & type
• Lot width and depth
• Average unit size
• Number of units
• Impact fees
• Development duration
• Land cost
Pro-Forma Tool
26 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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For example let's say that your community supports Middle Housing but wants
to require at least 2 parking spaces per unit. Use this tool to test the economic
feasibility of that expectation in your market. The results will identify which Middle
Housing types are feasible with that assumption. This tool can assist in building
understanding about the reality of certain expectations (e.g., more or less parking)
and their impact on project feasibility.
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 27
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Power Point Presentations
Use any of five prepared PowerPoint presentations. Talking points are already written for you in the "Notes" section, making presenting a breeze.
#1 The Middle Housing Study
#5 Middle Housing Study: Tools and Resources
#2 Middle Housing: An Introduction
#3 Middle Housing: What, How and Where
#4 Getting more Middle Housing
Or, if you prefer, use pre-recorded videos of Opticos Design principal Stefan Pellegrini presenting the material.
28 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Middle Housing Photo Library
Use the photo library with 90 examples of Middle Housing types from the Puget Sound region.
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 29
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Middle Housing Models
Use the Library of Models with 21 examples of 10 Middle Housing types in the Puget Sound region to show what Middle Housing looks like on different sized lots.
30 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Middle Housing Models
Use the Library of Models with examples of 6 block types to show what Middle Housing looks like when mixed in with detached housing, and on different topography and block sizes.
User Guide | Traditional Neighborhood Design Middle Housing ToolkitJune 30, 2023 31
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Placetype Atlas
The Atlas was a key part of preparing the Middle Housing Toolkit. It identifies and describes the range of physical environments in the Puget Sound region where Middle Housing exists or could be introduced.
City Snohomish Newcastle Edgewood Enumclaw Mountlake
Terrace
Bothell Burien Renton Everett Tacoma
Population
(in 2020)
9,098 12,292 12,327 12,543 19,909 48,161 52,066 106,785 110,629 219,346
Acres
(sq mi)
3.52 4.45 8.38 5.17 4.06 13.64 10.04 23.47 33.19 49.71
How the Placetype Pages are Organized
Placetypes were identified in the ten example cities presented below across a range of existing low- to moderate-intensity neighborhoods.
32 User Guide | Traditional Neighborhood Design Middle Housing Toolkit June 30, 2023
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Placetype Characteristics
Land Uses + Transit Modes
Commercial/Office Fixed-route
Transit
Residential
12 du/ac
Traditional Single-Family Residential 3-12 du/ac
Lot Sizes
Small More
Medium Some
Large Few
Building Scale
Small-to-Medium Some
Medium-to-Large More
Large Few
NeighborhoodNeighborhood
less intense
Duplex
Stacked/
Side-by-Side
Triplex/
Fourplex
Multiplex
Medium
Multiplex
Large
Townhouse
Medium
Townhouse
Large
Cottage
Housing
Courtyard
Medium
Courtyard
Large
more intense
Which Middle Housing Types Work Best?
Lot Size
Categories Du
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Extra-small
Small
Medium
Large
69Placetype Typology Atlas + Toolkit Framework — February 24th, 2023 Middle Housing for Puget Sound
Chapter 2 — Placetype Atlas
Large City
King Snohomish Pierce
Renton Everett Tacoma
Bothell Bothell
Burien Mountlake
Terrace
Enumclaw Snohomish Edgewood
Newcastle
Small-Lot
Detached
Neighborhood
Primarily a residential neighborhood. House-scale buildings with attached or
detached garages.
Small-to-medium building footprints on
medium-to-large lots.
Small-Lot Traditional Neighborhood with Primarily Detached Houses
Neighborhood that contains house-scale building types with small-to-medium building
footprints. The buildings are separated from each allowing for some open space.
Urban Growth Boundary
la
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Where does this Placetype occur? In large cities which serve as a destination to the region. These cities are about 100,000 people or more.
Example Cities with this Placetype
NeighborhoodNeighborhood
Note: This is an example of this Placetype in Tacoma.
68 Middle Housing for Puget Sound Placetype Typology Atlas + Toolkit Framework — February 24th, 2023
Chapter 2 — Placetype Atlas
Placetype Characteristics
Land Uses + Transit Modes
Commercial/Office Fixed-route
Transit
Residential
12 du/ac
Traditional Single-Family Residential 3-12 du/ac
Lot Sizes
Small More
Medium Some
Large Few
Building Scale
Small-to-Medium Some
Medium-to-Large More
Large Few
NeighborhoodNeighborhood
less intense
Duplex
Stacked/
Side-by-Side
Triplex/
Fourplex
Multiplex
Medium
Multiplex
Large
Townhouse
Medium
Townhouse
Large
Cottage
Housing
Courtyard
Medium
Courtyard
Large
more intense
Which Middle Housing Types Work Best?
Lot Size
Categories Du
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Extra-small
Small
Medium
Large
69Placetype Typology Atlas + Toolkit Framework — February 24th, 2023 Middle Housing for Puget Sound
Chapter 2 — Placetype Atlas
Placetype Characteristics
Land Uses + Transit Modes
Commercial/Office Fixed-route
Transit
Residential
12 du/ac
Traditional Single-Family Residential 3-12 du/ac
Lot Sizes
Small More
Medium Some
Large Few
Building Scale
Small-to-Medium Some
Medium-to-Large More
Large Few
NeighborhoodNeighborhood
less intense
Duplex
Stacked/
Side-by-Side
Triplex/
Fourplex
Multiplex
Medium
Multiplex
Large
Townhouse
Medium
Townhouse
Large
Cottage
Housing
Courtyard
Medium
Courtyard
Large
more intense
Which Middle Housing Types Work Best?
Lot Size
Categories Du
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Small
Medium
Large
69Placetype Typology Atlas + Toolkit Framework — February 24th, 2023 Middle Housing for Puget Sound
Chapter 2 — Placetype Atlas
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Placetype Atlas
Mixed Neighborhood
Small
Footprint
Low-intensity
neighborhoods
with small building
footprints
Low-to-medium
intensity neighborhoods
with medium building
footprints
High-intensity
neighborhoods with
large building
footprints
Mixed Neighborhood
Medium
Footprint
Mixed Neighborhood
Large
Footprint
Small-Lot
Detached
Neighborhood
Detached housing
neighborhoods with
smaller lots and higher
lot coverage
Large-Lot
Detached
Neighborhood
Detached housing
neighborhoods with
large lots and large
houses
Less Intense
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City Center-Adjacent
Neighborhood
Residential neighborhood
adjacent to a city center/
commercial center or major
transit station
Main Street-Adjacent
Neighborhood
Residential neighborhood
adjacent to a main street
Residential neighborhood
adjacent to a major corridor
Residential neighborhood
adjacent to a node
Corridor-Adjacent
Neighborhood
Neighborhood
Center-Adjacent
More Intense
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Planning Board Agenda Item
Meeting Date: 02/26/2025
Extended Agenda
Staff Lead: Michael Clugston
Department: Planning Division
Prepared By: Michael Clugston
Background/History
N/A
Staff Recommendation
Given the constraints on time and resources, an additional special meeting is proposed on April 16. The
Board might also consider changing meeting start times to 6PM for the next several months. If the
Board chooses one or both options, the next extended agenda will be revised accordingly.
Narrative
N/A
Attachments:
2.26.25 extended
10.A
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Comprehensive Plan
Annual Docket
Capital Improvement Program/Capital Facilties Plan I PH
Code Updates
Centers + Hubs (final by mid 2025) I D D PH Rec
STEP Housing (HB 1220 - final by mid 2025) I D D Rec
Middle Housing (HB 1110 - 6/30/25) D D PH Rec
Design Standards + Processes (HB 1293 - 6/30/25) D D Rec
Other Code Amendments I D PH Rec
CAO Update (RCW 36.70A.130 - 12/31/25)I D D PH Rec
Long Range
Tree Canopy Policy
Parking Code Updates
Amendments to Tree Code to correct legal issue (minor)
Hwy 99 Transitions
Multi-family Density Increase
Code Update regarding Parks (minor)
Climate Legislative Package
Administrative
Private Application for Street Map Amendment (AMD2024-0007) I PH
Election of Officers I
Planning & Development Annual Work Plan
Annual Retreat (start at 6)
Planning Board report to City Council D B B B B
Possible Park Renaming I PH
Parks, Recreation & Human Services Report R R
KEY
I- Introduction & Discussion Special Meetings/Presentations
PH- Public Hearing Quarterly updates to Council
D- Discussion
Rec - Recommendation April 16 - special PB meeting
B- Briefing/Q&A
R- Report with no briefing/presentation
Regular meeting cancelled
I
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t
e
n
d
e
d
A
g
e
n
d
a
)