'Middle Housing'

Refers to homes that are on the building spectrum (or "in the middle") between single-family homes and larger scale apartment buildings.

Edmonds Planning

Middle Housing Types

Middle housing buildings are intended to be compatible in scale and form with single-family houses and contain two or more attached, stacked, or clustered homes.

Middle housing types included in the new state law are:

  • Duplexes (2 units in one building)
  • Triplexes (3 units in one building)
  • Fourplexes (4 units in one building)
  • Cottage housing
  • Townhouses
  • Stacked flats
  • Courtyard apartments

Units can be side-by-side, stacked, or clustered detached in the case of cottage housing.

Each unit has a separate entrance and complete living spaces. 

Townhouses. Attached single family homes that generally include a backyard and one-to-three stories of living space. RCW defines townhouses to be three or more units in a building. Stacked flats. Consists of two or more dwelling units stacked on top of each other on consecutive floors.

Courtyard homes. Consists of multiple side-by-side and/or stacked dwelling units oriented around a courtyard.

Cottage housing. Group of smaller detached housing units, typically no more than 800 to 1,200 square feet, which are oriented around a common open space like a courtyard or garden.

Cities must permit six out of the nine housing types listed above. However, not all middle housing types need to be allowed in every area. Some of these housing types can only be allowed in some locations, where suitable.

Middle housing spectrum

WHY do we need middle Housing?

Does Middle Housing exist in Edmonds?

Yes. Middle housing, such as duplexes, triplexes, and small multifamily buildings, exists in older parts of Edmonds. Historically, these housing types were more prevalent before zoning changes restricted their development.

The new state legislation mandates expanding middle housing options to all predominantly residential zones that currently do not meet the densities achievable through middle housing.

Existing Middle Housing in Edmonds

What is HB 1110? What does the bill require Cities to do?

House Bill (HB) 1110 is a state law passed in Washington that requires cities, including Edmonds, to allow middle housing in residential zones that were previously limited to single-family homes.

Under HB 1110, Edmonds must permit at least six of the nine middle housing types in all single-family zones. Single-family homes remain an allowed housing type, meaning property owners can still build or maintain detached houses if they choose.

Zoning to allow Single family as well as middle housing typologies

  • Cities to allow at least six of the nine middle housing (MH) building types.
    • Required in all residential zones unless the existing zoning achieve higher densities.
  • Include minimum unit standards of two per lot. Except that
    • up to four units must be allowed on lots within ¼-mile of a defined major transit stop (BRT stops and commuter rail stop) or
    • where strict affordability criteria are met.
  • Administrative Design Review Only
    • No design standards may be adopted that are greater than what is required for detached single-family houses.
    • Any design standards that are adopted must be "clear and objective"
  • Parking, subdivisions, and design review processes.
    • No off-street parking is required for middle housing within 0.5-mile walking distance of a major transit stop.
    • No more than two off-street parking spaces per unit may be required.

What zones is this applicable to?

Allowed by right in all residential zones that do not otherwise achieve middle housing densities.

This includes all existing single-family (RS) zones and some of the parcels from the Multiple Residential (RM) zone .RM zones are currently under review to determine whether or not the parcels have met the density requirements

Affordability Incentive:

Applies in all existing single-family areas outside the 1/4-mile walking distance of a major transit stops. A fourth unit may be allowed only if one of the four units meet the strict affordability criteria as below.

Affordable Units must

  • Be provided in a range of sizes comparable to other units in the development.
  • Have the same proportion of bedrooms as other units in the development.
  • Be generally distributed throughout the development and have similar functionality to other units.
  • For the dwelling units that qualify as affordable units additional costs like utilities (excluding telephone), must not exceed 30% of a household's monthly income.
  • Income limits:
    • Rental housing: Household income must not exceed 60% of the median household income for the county.
    • Owner-occupied housing: Household income must not exceed 80% of the median household income for the county.
  • Duration and Commitment:
    • Units must remain affordable for at least 50 years. A covenant or deed restriction must be recorded to ensure continuing rental or ownership of affordable units for at least 50 years, as per chapter 84.14 RCW.
  • Public Benefit Maintenance:
    • The covenant or deed restriction must address criteria and policies to maintain public benefit if the property use changes from providing permanently affordable housing.

The main provisions of HB 1110 are codified in RCW 36.70A.635 through RCW 36.70A.638.

Washington State 'Model Ordinance' & its implications

Model ordinance, published by the state, will supersede, preempt, and invalidate the city’s development regulations that conflict with this ordinance if the City of Edmonds does not have Middle Housing, compliant by the state law, codified by July 1, 2025

Edmonds has flexibility in how it can facilitate Middle Housing legislation through development regulations. The following types of dimensional standards can be modified, but must not be more restrictive than that of single family homes.

  • Building height
  • Setbacks
  • Lot coverage/ floor area ratio (FAR)
  • Lot area and lot dimensions
  • Impervious surface requirements
  • Open space requirements
  • Landscaped area standards.

WA State Model Ordinance

Current City Code

Maximum building height

35-feet

25-feet

Minimum Setbacks

Street: 15 ft., except 10 ft. for lots with a unit density of three or more. 20 ft. for garages. Side street: Five ft. Interior side: Five ft. Rear, without an alley: 15 ft., except 10 ft. for lots with a unit density of three or more. Rear alley: Zero or three ft. for a garage door where it is accessed from the alley.

Street: 15 to 25 ft., depending on zone. Interior side: Five to 25 ft. Rear, without an alley: 15 to 25 ft. Rear alley: 15 to 25 ft.

Setback Projections

Covered porches and entries may project up to five ft. into front and rear setbacks. Balconies and bay windows may project up to three ft. into required front and rear setbacks. Parking spaces may occupy required setbacks.

Covered porches and entries must meet street setbacks. Eaves and chimneys may project up to 30 inches into required front and rear setbacks. Parking spaces may occupy required setbacks.

Maximum Lot Coverage

For lots with a unit density of six: 55% For lots with a unit density of four or five: 50% For lots with a unit density of three or less: 45%

Single-family lots: 35% Multi-family lots: 45%

Maximum floor area ratio (FAR)

Single unit density allows up to 0.6 FAR Two unit density allows up to 0.8 FAR Three unit density allows up to 1.0 FAR Four unit density allows up to 1.2 FAR Five unit density allows up to 1.4 FAR Six unit density allows up to 1.6 FAR

City of Edmonds does not use FAR.

Design Standards (Optional Only)

Pedestrian access: A paved pedestrian connection at least three feet wide is required between each middle housing building and the sidewalk (or the street if there is no sidewalk). Driveways may be used to meet this requirement. Alley Access: Lots next to a city-standard alley: vehicle access must be from the alley. Location of Garages, Driveways, and Off-Street Parking: Must not be between a building and a street, except: Combined width does not exceed 60% of street frontage length. Garage/driveway/parking area is separated from the street by a dwelling unit. Garage/driveway/parking is more than 100 feet from the street. Detached Garages and Carports: Must not extend beyond the front building façade. Driveway Width: Total driveway approach width: max 32 feet per frontage at the property line. Individual driveway approach width: max 20 feet.

City of Edmonds does not have design standards for single-family zones.  Optional design standards from the Middle Housing ordinance, if implemented, would have to apply to all zones

State Model Ordinance applies only when the City doesn't adopt regulations by July 1, 2025

FAQs

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How does HB1110 impact housing in Edmonds? House Bill (HB) 1110 is a state law passed in Washington that requires cities, including Edmonds, to allow middle housing in residential zones that were previously limited to single-family homes.

Under HB 1110, Edmonds must permit at least six of the nine middle housing types in all single-family zones.

Single-family homes remain an allowed housing type, meaning property owners can still build or maintain detached houses if they choose.

Why is Edmonds allowing middle housing in single-family zones?

The City of Edmonds must comply with HB 1110, which mandates that middle housing be permitted in all single-family zones. Beyond compliance, middle housing offers numerous benefits.

  • Addressing Housing Shortages
  • Sustainability
  • Economic Benefits
  • Diverse Housing Options

Will middle housing only be allowed in certain parts of Edmonds?

No. HB 1110 requires middle housing to be allowed citywide in all single-family zones. However, the City of Edmonds is evaluating where different middle housing types are most appropriate.

Not all middle housing types will be required in every neighborhood; zoning updates will determine the best locations for each type.

What kind of design and development standards will Edmonds apply to middle housing?

Edmonds will implement clear, objective design standards to ensure middle housing is compatible with existing neighborhoods.

These standards will regulate elements such as setbacks, building height, lot coverage, and architectural design.

Permit review for middle housing will follow an administrative approval process, similar to that used for single-family homes, rather than requiring discretionary design review boards.

Any existing design guidelines may be adapted into clear and measurable standards to prevent delays or subjective interpretations.

How will open space be addressed in middle housing development?

Middle housing developments will be subject to open space requirements similar to those applied to detached homes.

Smaller middle housing types (e.g., duplexes, triplexes, and fourplexes) will follow standard setback, height, and lot coverage rules.

Larger middle housing developments may require additional shared open spaces, such as courtyards, to provide recreational areas for residents.

How will the City help middle housing complement Edmonds’ existing community? Middle housing is designed to fit within the existing neighborhood context. The term "house-scale" means that the height, width, and massing of middle housing types are comparable to detached homes.

For example, a triplex on a 10,000-square-foot lot might occupy the same footprint as a single-family home but provide three smaller units instead of one large residence. Thoughtfully crafted design and development standards will ensure that middle housing integrates seamlessly with existing neighborhoods while offering more housing options.

Will middle housing be affordable?

Middle housing is generally more affordable than detached single-family homes because:

  • Each unit is typically smaller, reducing construction and maintenance costs.
  • The land cost is shared among multiple units rather than borne by a single household.
  • Increased supply helps moderate housing prices over time through a process called "filtering", where newly built homes at mid-tier prices allow higher-income residents to move, freeing up older homes for lower-income households.

Additionally, middle housing provides options for multi-generational living, downsizing seniors, and workforce housing, making homeownership or renting more attainable for diverse income levels.

When will the new rules for middle housing in Edmonds be adopted?

Edmonds is currently developing zoning updates to comply with HB 1110. The City must adopt middle housing regulations by June 30, 2025. Public input will be a crucial part of this process, ensuring the new rules reflect community priorities.

What happens if the city does not adopt middle housing regulations that comply with the state law?

If the City does not adopt a compliant middle housing code by June 30, 2025, the  Washington State Department of Commerce Model Ordinance  will automatically take effect in Edmonds. This model ordinance will override any conflicting local development regulations until the City enacts its own middle housing provisions.

In the interim, Edmonds will be considered ineligible for the state grants.

Will middle housing impact my property value?

The impact of middle housing on property values depends on various factors, including location, market conditions, and neighborhood desirability. Research suggests that middle housing can contribute positively to communities by:

  • Increasing housing supply, which can help stabilize prices over time.
  • Enhancing walkability and neighborhood vibrancy by supporting small businesses.
  • Providing diverse housing options that appeal to a broad range of residents, strengthening community stability.

Many cities that have implemented middle housing policies have seen minimal to no negative effects on property values and, in some cases, property appreciation due to increased demand for housing in walkable, well-connected areas.

What if I don’t want to build middle housing on my property?

While the City is required to allow middle housing in all single-family zones due to HB1110, it is up to the property owner whether or not to make changes to the existing development on their property.

Will middle housing change the look of my neighborhood in Edmonds?

Neighborhoods naturally evolve over time to meet the growing needs of our community.

Middle housing can play a key role in offering a variety of housing options that are thoughtfully designed to blend with and enhance the character of our neighborhoods as they grow and change.

Is middle housing allowed on critical areas including steep slopes or other environmentally sensitive areas?

Middle housing must meet the same requirements that new single family homes must meet in critical or environmentally sensitive areas.

The critical areas are typically protected by zoning and environmental regulations to preserve natural resources and protect public health and safety.

Critical areas include:

  • Wetlands
  • Floodplains
  • Steep slopes
  • Habitat for endangered species
  • Aquifer recharge areas

While HB1110 requires cities to allow middle housing in single-family zones, it does not override local regulations that protect these critical or environmentally sensitive areas.

Cities like Edmonds will still be required to adhere to environmental protections when developing their middle housing codes.

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Middle housing spectrum

Zoning to allow Single family as well as middle housing typologies