A study of recent and historic development in the most abundant multifamily zoning designation in Seattle, Lowrise 3 (L3), shows a substantial gap between anticipated housing densities and actual densities achieved. In fact, between 1994 and 2000, development density in the L3 zone only averaged 60 percent of allowable density.

The L3 zone plays a large role in helping Seattle meet its housing growth targets by allowing for three- to four-story townhouses or apartment buildings. When neighborhood plans were adopted, the majority of Seattle neighborhoods were able to meet their housing goals with existing zoning, including the moderate-density L3 zone. Given Seattle's recent growth and the high demand for housing, planners had anticipated that Seattle would get closer to the maximum densities allowed in the L3 zone than present development demonstrates.

Part of the Land Use Code Simplification Program, initiated by DCLU in 1998, the Lowrise Housing Study examined different development that has taken place on land now zoned L3 and the common housing types developed in the zone. Study findings are being used to inform potential Land Use Code changes, which would enhance development opportunities in the L3 zone and encourage new development to be built to allowable density, thereby advancing Seattle's Comprehensive Plan housing goals. Any DCLU recommendations resulting from the study will be carefully designed to provide for a variety of housing types at consistent, moderate densities, while also ensuring that new housing in lowrise zones is well-designed and a positive addition to the neighborhood.

Study findings, published in the "Lowrise Housing Study Background Report," shows that:

• Townhouse development is accounting for an increased proportion of new multifamily development in the zone. Often, new townhouse development in the L3 zone, due to lower density, is not required to undergo Design Review. Many projects that go through Design Review, however, better relate to the surrounding neighborhood.
• New L3 development will likely occur on lots that are currently underdeveloped. These average about 4,400 square feet in size.

The Lowrise Housing Study was undertaken by DCLU planning staff and a consultant team, comprised of Heartland and MAKERS Architecture + Urban Design. These groups analyzed the economic conditions of housing development in several Seattle area markets, and compared L3 economic conditions to activity within each market area (Green Lake, Capitol Hill, and Jackson Place). Opportunities for public review and input on the content, issues, and possible solutions were provided as the study progressed.

DCLU is actively working to ensure that any proposed changes to the Land Use Code encourage development compatible with the neighborhood goals. Public meetings are anticipated in May 2002 in advance of making any recommendations to City Council on possible code changes.