Projects

Middle Housing is a term used to describe lower-intensity residential development that fills the gap between single-family detached homes and larger multifamily apartments. Typically defined as between 2 and 6 units per site, Middle Housing includes duplexes, triplexes, fourplexes, and other housing types like courtyard apartments, stacked flats, and other low-intensity multi-unit developments.

Middle Housing is ”missing” because the development of these housing types has often been restricted throughout the country starting in the mid-1900s. For example, in 2021, the City of Spokane issued permits for only seven 4-unit developments and no 3-unit developments at all. Compare that to 380 houses and more than 800 apartment units and you can see how these housing types are largely missing. It is the intent of Building Opportunity for Housing to make it more feasible to build these now missing housing types to increase choice and diversity throughout Spokane.

During the 2023 Washington state legislative session, House Bill 1110 was passed and signed into law by the Governor. What does this bill do?

• Allows up for four units per lot in all predominately residential zones.
• Allows up to six units per residential lot within ¼ mile walking distance of a major transit stop.
• Allows up to six units per residential lot if two units are affordable.

Many have asked how the legislation may impact the Building Opportunity for Housing project. Fortunately, the legislation does much of what the project was already considering for Spokane, with the potential for minor adjustments to ensure full compliance. Even more fortunate, the fact that Building Opportunity for Housing has already been seeking feedback from the community on housing needs and ”Middle Housing” development means Spokane is ahead of the game when considering how best to integrate this housing throughout the City. Public feedback will help shape the how behind the “Middle Housing” discussion to ensure infill and other new development is complimentary to Spokane's unique neighborhoods.

Increased Flexibility for Desired Housing Types

Development regulations are important to ensure the quality of life and safety standards that lead to a thriving community. However, sometimes regulations can have unintended consequences. For instance, the current regulation for townhomes discourages their construction due to lot size requirements and unit limitations. Reducing the lot width and removing the unit cap can encourage the development of this housing type that gives first-time home buyers an opportunity to establish roots and connect with the community and is popular for young professionals and retirees alike.

Walkable Infill

Development infill allows residents to live near services, while also taking advantage of existing infrastructure like water, sewer and solid waste services. This creates walkable neighborhoods and responsible use of resources. Research also indicates that infill development is largely done by smaller companies, supporting small businesses along the way.

Continued Community Feedback

Feedback heard from the community during development of the Housing Action Plan and subsequent code amendments detailed on Shaping Spokane Housing have generally been positive towards promoting housing variety. The interim ordinance turned community feedback into immediate action, which is being refined and extended under the Building Opportunity for Housing project.

Transit Oriented Development

Residential opportunities near high-capacity STA transit routes can provide affordable and convenient housing options. Infill development helps make existing neighborhoods into ones where residents of all ages can walk, bike, or take transit to enjoy public spaces like parks or libraries, access daily services, or commute to work conveniently and reliably.

The interim zoning ordinance passed in July is, by nature, temporary. It expires within a year of adoption (or longer if extended). Interim ordinances are usually replaced by a permanent program that achieves the goals of the interim ordinance. In this case, BOCA was adopted temporarily to give enough time for the development of a permanent replacement to it. The permanent replacement is this project, Building Opportunity for Housing.

Building Opportunity for Housing intended to make it easier for low-scale development that complements the residential nature of our neighborhoods, while helping to foster more housing choices. If development occurs in your neighborhood, you may see more buildings that contain 2, 3, or 4 units. These units provide essential housing options to those that may not need or cannot afford a single-family home (i.e., retirees, new families, recent graduates). Currently available information suggests that some residents would like to move out of apartments or houses, but options for other types of housing are severely limited. When those residents have options for other housing, they can often vacate their current homes and make room for others that are seeking that type of housing.

What Building Opportunity for Housing does NOT seek is increased development of apartment buildings or large-scale residential development. When you imagine the impact of this project, don’t envision apartment buildings. Instead imagine small residential development that looks like the single-family homes already in your neighborhood, but with two or three units inside.

Due to the costs associated with demolition and construction, it is unlikely we will see homes in good condition being demolished. In addition to the cost of buying the property, demolishing a house can cost between $15,000 and $40,000 depending on the property, and that is before accounting for the cost of designing and physically constructing the new building. New housing developed after this project is complete is expected to occur largely on vacant lots, underutilized lots that have additional land, and dilapidated properties.

That is one of the questions we hope to answer during this process. Because the Building Opportunity for Housing project is a deeper look into policy and standards for housing, the potential is there to refine our development standards and to make the kind of development the community wants easier to design and build. If you have some good ideas as to what kind of 2-, 3-, and 4-unit development you would like to see, you should join the conversation.

If you are interested in developing your property before this work is done, please contact the Development Services Center (DSC) to schedule a Pre-Development Conference. This is an optional meeting between a project applicant and City departments and other governmental agencies involved in the plan review process. These meetings help applicants determine project feasibility and provide an overview of requirements to prepare for the application submittal process. Our Development Services Center (DSC) is on hand to help you understand the City’s development standards and what you’re allowed to do. When this project is complete and new/amended standards are adopted, the DSC will still be there to help you understand the changes and to process permits if you decide to move ahead.