What is middle housing?
“Middle housing” or “middle-scale housing” is a term used to refer to residential developments that are more dense than single-family housing and less dense than a typical midrise apartment building, but similar in scale to single-family homes. Middle housing types are determined by the form of the structure and the number of units within the structure and/or development.
Densities included in this definition that describe units per structure include:
- Duplexes
- Triplexes
- Fourplexes
- Sixplexes
Building structure types included in this definition are:
- Townhomes
- Stacked flats
- Cottages
- Courtyard/garden style apartments
Why are we updating the city's codes for middle housing?
In 2023 the Washington State Legislature passed House Bill (HB) 1110, which requires many cities in the state to update their codes to permit middle housing in all residential areas. These changes are required to increase the variety of housing options and overall housing capacity in Bellevue and throughout the state.
Does middle housing include Accessory Dwelling Units and will the city allow them?
The state also approved HB 1337 in 2023, which requires that jurisdictions adopt regulations permitting up to two Accessory Dwelling Units (ADUs) per lot, which can be any combination of an attached and/or detached ADU. The code does not currently allow detached ADUs. However, the Comprehensive Plan was recently amended to permit them. We are not updating the zoning regulations to align with the new Comprehensive Plan policies related to ADUs and the HB 1337 requirements. Attached ADUs, such as an ADU in a converted basement space, are currently allowed. Additionally, we are considering an approach for the middle housing code that would allow ADUs in addition to middle housing rather than only an accessory to a single family home. After adoption of the middle housing code update, the city plans to develop a pre-approved ADU design program to help residents construct ADUs on their lots.
When will the new regulations go to into effect?
The city is required to adopt regulations consistent with HB 1110 and 1337 by June 30, 2025.
What does this mean for my lot?
If you own a home in a single-family land use district (R-1 through R-7.5), once the regulations are in effect you will be able to have multiple units on your lot. This may include the addition of one or two ADUs with your primary home, or any other combination of units and structure types that works with the space you have and your needs. If you prefer to keep your property as-is that is also permitted under the new regulations. There is nothing in the bill or the anticipated code changes that would require someone to change their property. The city does not enforce HOA requirements. Residents whose homes are subject to HOA requirements should review and understand what HOA rules apply to their property that may restrict some of the development regulations that apply to their lot.
Is middle housing affordable?
Middle housing is generally less expensive than single-family homes, but often doesn’t meet the affordability criteria used by many jurisdictions. Affordable housing is typically defined as non-market rate units affordable to individuals earning 80% or less of the area median income. However, encouraging middle housing adds valuable housing diversity, providing options for those who cannot afford single-family homes and prefer alternatives to a typical apartment.
Can middle housing be rented or purchased?
Whether or not a middle housing type of development will be available to rent, or purchase is up to the owner of the property. The city does not regulate whether housing is for sale or for rent regardless of the type of housing.
How will middle housing impact critical areas and trees?
All development in the city must comply with critical areas and tree code requirements. The city recently updated its tree code requirements in anticipation of middle housing code changes. To ensure these recent code changes are effective, staff plan to evaluate the tree code and make adjustments to support middle housing and minimize impacts of tree code and landscaping requirements.
What public engagement has the city done to-date on middle housing?
City staff, along with partner organizations on the Eastside, have conducted extensive engagement on middle housing as part of the broader Comprehensive Plan Periodic Update process. Key engagement work is summarized in publicly available documents, including a middle housing questionnaire from November 2022, a June 2023 engagement report compiled by Eastside Housing for All in collaboration with partner cities and A Regional Coalition for Housing (ARCH), and a statistically valid survey conducted as a part of the June 2023 engagement report. These materials are all available on the Middle Housing Code Amendments project webpage.
How can I provide input on middle housing code updates in Bellevue?
Public input is always welcome. Comments may be submitted directly to Kirsten Mandt, Senior Planner, by email or by phone. Comments can also be shared with the Planning Commission. For the latest schedule of engagement events and Planning Commission meeting dates, please visit our Middle Housing project webpage.
Staff is preparing additional engagement activities related to the more technical aspects of middle housing code, which will be available in December on the project webpage.