Woodway City Zoning Code
CHAPTER 14
80 MIDDLE HOUSING DEVELOPMENT REGULATIONS
§ 14.80.010 Purpose.
The purpose of this middle housing chapter is to implement legislative provisions of the Growth Management Act by providing land use, development, design, and other standards for middle housing developed on all lots zoned predominantly for residential use.
(Ord. 2025-670, 6/24/2025)
§ 14.80.020 General provisions.
A.
Nothing in this chapter prohibits the Town from permitting detached single-family residences.
B.
Nothing in this chapter prohibits the Town from requiring any development, including middle housing development, to provide affordable housing.
C.
Nothing in this chapter requires the issuance of a building permit if other federal, state, and local requirements for a building permit are not met.
D.
Nothing in this chapter affects or modifies the responsibilities of the Town to plan for or provide "urban governmental services" as defined in RCW 36.70A.030.
E.
The Town shall not approve a building permit for middle housing without compliance with the adequate water supply requirements of RCW 19.27.097.
F.
The Town shall not require through development regulations any standards for middle housing that are more restrictive than those required for detached single-family residences, but may apply any objective development regulations that are required for detached single- family residences, including, but not limited to, setback, lot coverage, stormwater, clearing, and tree canopy and retention requirements to ensure compliance with existing codes intended to protect critical areas and public health and safety.
G.
The same development permit and environmental review processes shall apply to middle housing that apply to detached single-family residences, unless otherwise required by state law including, but not limited to, shoreline regulations under Chapter 90.58 RCW, building codes under Chapter 19.27 RCW, energy codes under Chapter 19.27A RCW, or electrical codes under Chapter 19.28 RCW.
(Ord. 2025-670, 6/24/2025)
§ 14.80.030 Definitions.
The following definitions shall apply for the purposes of this chapter, notwithstanding other definitions in the Town's development regulations:
A. "Administrative design review"
means a development permit process whereby an application is reviewed, approved, or denied by the Town Administrator or designee solely on objective design and development standards without a public pre-decision hearing.
B. "All lots zoned predominantly for residential use"
means all zone districts in which residential dwellings are the predominant use but excludes lands zoned primarily for mixed uses, even if those zones allow for the development of detached single-family residences.
C. "Cottage housing"
means residential units on a lot with a common open space that either: (1) is owned in common; or (2) has units owned as condominium units with property owned in common and a minimum of 20 percent of the lot size as open space.
D. "Courtyard homes"
means attached dwelling units arranged on two or three sides of a yard or court.
E. "Development regulations"
means any controls placed on development or land use activities by the Town including, but not limited to, zoning codes, official controls, subdivision ordinances, and critical area codes.
G. "Major transit stop"
means a stop on a high-capacity transportation system funded or expanded under the provisions of Chapter 81.104 RCW, commuter rail stops, stops on rail or fixed guideway systems, and stops on bus rapid transit routes.
H. "Middle housing"
means buildings that are compatible in scale, form, and character with single-family houses and contain two or more attached, stacked, or clustered homes.
I. "Single-family zones"
means those zones where single-family detached residences are the predominant land use.
J. "Stacked flat"
means dwelling units in a residential building of no more than two stories on a residential zoned lot in which each floor may be separately rented or owned.
K. "Unit density"
means the number of dwelling units allowed on a lot, regardless of lot size.
(Ord. 2025-670, 6/24/2025)
§ 14.80.040 Applicability.
The provisions of this chapter shall apply to all lots zoned predominantly for single-family residential use.
(Ord. 2025-670, 6/24/2025)
§ 14.80.050 Unit density.
The permitted unit density on all lots zoned predominantly for residential use is a total of two units per lot, including the primary residence.
(Ord. 2025-670, 6/24/2025)
§ 14.80.060 Middle housing types allowed.
A.
Subject to the requirements of RCW 36.70A.635(5), the following uses are permitted by- right on all lots zoned predominantly for single-family residential use:
(Ord. 2025-670, 6/24/2025)
§ 14.80.070 Dimensional standards.
Applicability:
A.
The Town shall not require through development regulations any standards for middle housing that are more restrictive than those required for detached single-family residences but may apply any objective development regulations that are required for detached single- family residences. This includes, but is not limited to, the following types of dimensional standards: building height, setbacks, lot coverage, lot area and lot dimension, impervious surface, open space, and landscaped area standards.
B.
Maximum building height: 30 feet in R-87 and R-43, 35 feet in UR-Highlands and 25 feet in R-14.5 and UR-Upper Bluff.
C.
Minimum Setbacks. The minimum required setbacks for middle housing types shall conform with the setback provision of the underlying zone district.
D.
Maximum Lot Coverage. The maximum lot coverage for middle housing types shall conform with the maximum lot coverage of the underlying zone district.
(Ord. 2025-670, 6/24/2025)
§ 14.80.080 Parking standards.
Off-street parking for middle housing shall be subject to the following:
A.
There is no minimum off-street parking requirement.
B.
For lots up to 6,000 square feet, one off-street parking space is allowed for each middle housing unit.
C.
For lots greater than 6,000 square feet, two off-street parking spaces are allowed for each middle housing unit.
D.
No off-street parking shall be required within one-half mile walking distance of a major transit stop.
(Ord. 2025-670, 6/24/2025)
§ 14.80.090 Design guidelines for middle housing units.
A.
Intent and Specific Design Criteria. Middle housing units are appropriate and desirable uses for all residential neighborhoods. Because of the increased density they represent and providing an additional dwelling unit, in a non-conventional way, it is desirable to have the units blend in with and complement the primary use on lots. It is also important to ensure that both residents of the middle housing units, main units, and adjacent dwelling units have adequate privacy. To do this, special design features are encouraged. Additionally, it is important to promote compatibility and complementary design of middle housing structures with the primary structure(s) to protect the character of the neighborhood.
B.
Design Features for Middle Housing Units. To ensure that the development of all middle housing units is consistent with policies of the Comprehensive Plan, the following special design features and provisions are encouraged:
1.
Size. For the additional middle housing unit, the size should be less than the main unit.
2.
Subordinate to Main Use. The middle housing unit should be clearly subordinate to the primary single-family unit. Design for this purpose should include the following considerations related to appearance:
a.
Attached with Main Unit. If the middle housing unit is integrated into the main unit, the design should present the overall appearance of the structure as an individual single-family residence. A separate entrance may be in view from public right-of-way but should blend into the primary residence in a way that does not indicate its function as an entrance to a separate unit.
b.
Detached from Main Unit. If the middle housing unit is detached from the main unit, it should be in a position on the lot that presents a less dominant focus than the primary use. Design should present the general impression that it is clearly a secondary and separate building to the primary use.
c.
Above the Garage. If the middle housing unit is located on top of a detached garage, the design should complement the architectural style of the main residence while maintaining the primary unit as the main emphasis and focus for the lot.
d.
Privacy for Residents Is a Main Focus. Maintain privacy of adjacent residences by using a combination of native landscaping, fencing, and window and door placement to reduce the opportunity of middle housing units to have direct visibility into windows, porches, and decks of adjacent residences. Care should be given to location of windows so that they do not intrude onto the private space of adjacent neighbors.
e.
Access. Pedestrian and vehicular access to the middle housing unit should be located on the lot of the primary residence and consolidated with the existing driveway area where appropriate.
f.
Distance from Other Structures. For those middle housing units that are detached, distance separation between them and the primary residence shall meet building code requirements.
g.
Livability of Neighborhood. To ensure that a middle housing unit fits into and contributes to the livability of the neighborhood, design and construction should:
i.
Ensure that roof breaks and pitch closely relate to the primary residence. Window scale should complement the primary residence.
ii.
Use similar exterior materials (roof, siding, and trim) and a color that complements the primary residence.
iii.
Ensure that the roof ridge of the primary residence is higher than the detached middle housing unit.
iv.
The off-street parking space for the middle housing unit may be provided in a garage or a parking space adjacent to the driveway.
v.
Provide a pedestrian walkway from the street to the primary entrance of a middle housing unit. Such walkway may be shared with a driveway.
(Ord. 2025-670, 6/24/2025)