'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:

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.

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.

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

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

FAQs

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Middle housing spectrum

Zoning to allow Single family as well as middle housing typologies