Councilmember Richard Conlin has asked DPD to assess a proposal to amend single family zoning requirements to address the scale and character of new development in single family neighborhoods. Current development standards for single family home construction have not been comprehensively re-evaluated since 1982. Recent development in single family neighborhoods has led some people to conclude that current development standards, such as height limits and lot coverage allowances, allow construction of homes that do not fit well into neighborhoods where there exists a more modest scale of development.

Conlin’s proposed amendments are intended to address neighborhood concerns while balancing the need to accommodate growing families in Seattle neighborhoods that are becoming increasingly less affordable to families with children. Overall, the amendments are intended to help ensure that new homes contribute positively to neighborhood character, yet allow flexibility in accommodating future growth and increase housing choices for Seattle residents.

The proposed amendment to single family development standards include the following:

• Reduce the maximum allowed lot coverage on lots less than 5,000 square feet in area from 1,750 square feet, as is allowed currently, to 1,000 square feet plus 15 percent of lot area
• Remove a lot coverage allowance for corner lots and limit to 10 percent the lot coverage allowance for lots abutting alleys
• Remove a provision accommodating structures above the height limit based on the average height of adjacent existing single-family structures
• Limit the height allowance on sloped lots to five feet
• Make minor modifications to the pitched roof allowance relating to minimum pitch and dormers.

The proposal also includes standards that are intended to address environmental goals and neighborhood character:

• Limit hardscape surface, including structures, driveways, walkways, decks, patios, pools, etc., to 65 percent of the lot area. This will help to maintain open space, allow more room for trees and vegetation, reduce stormwater impacts from runoff, and reduce the visual impacts of new homes.
• Reduce the visual impact of garages by limiting the size of garage doors to 50 percent of the front façade (to minimum of 10 feet) and prevent protruding or “snout-nose” garages.
• Allow additional lot coverage for one-story rear yard garages on lots with no alley access to reduce the impact of garages on the streetscape.
• Waive parking requirements for single family homes on parcels less than 3,000 square feet in size, or 30 feet in width where no alley is present. Parking requirements on small lots can result in irregular housing configurations where the garage may occupy the entire first floor. It can also prevent all on-street parking where separation of curb cuts is not sufficient to allow parking between them.
• Modify regulations regarding development of non-conforming historic lots.

It is anticipated that this legislation will be considered by City Council this summer.