Seattle Reveals Midrise Zoning Proposal for Phase 2 of Growth Plan

The One Seattle Comprehensive Plan introduces a new Midrise zoning type, as it expands urban and neighborhood centers.

Last month, the Seattle Office of Planning and Community Development (OPCD) quietly released the next phase of its One Seattle Plan zoning and development regulations, which has been split into two phases. While Phase 1 will implement state-mandated reforms allowing middle housing in today’s single family zones, Phase 2 draft legislation focuses on targeted changes to Multifamily zoning regulations, in hopes of adding additional housing capacity in existing urban centers and the 30 proposed “Neighborhood Centers.”

The Phase 2 proposal would create two tiers of Midrise zones, based upon existing Midrise zone development standards. Existing Midrise zones would become Midrise 2 (MR2) while new Midrise 1 (MR1) zones would be created in parts of the city. MR1 would essentially be a step between Lowrise 3 (LR3) and MR2 zones.

In broad strokes, the legislation would alter setbacks, height limits, and floor area ratio (FAR) limits, with some increased development for MR2 zones and wholly new standards for MR1 zones. 

Those changes are as follows:

Standard Type	Current MR Standards	Proposed MR1 Standards	Proposed MR2 Standards
Density Limits	None	Same	Same
Floor Area Ratio (FAR) Limits	4.5 with an MHA suffix, 3.2 without an MHA suffix	3.2 with and without an MHA suffix	Same as current MR standards
Height Limits (not including rooftop exceptions)	80 feet	65 feet	85 feet
Front Setbacks and Side Setbacks from Street Lot Lines	7 feet average, 5 feet minimum (some minor exceptions)	Same	Same
Side Setback from Interior Lot Lines	For portions of a structure 42 feet or less in height: 7 feet average, 5 feet minimumFor portions of a structure above 42 feet height: 10 feet average, 7 feet minimum	None	None
Rear Setbacks	15 feet from a rear lot line not abutting an alley10 feet from a rear lot line abutting an alley	10 feet from a rear lot line not abutting an alley0 feet from a rear lot line not abutting an alley	10 feet from a rear lot line not abutting an alley0 feet from a rear lot line not abutting an alley
Upper-Level Setbacks	For portions of a structure above 70 feet in height abutting a street that is less than 56 feet in width: 15 feet (some exceptions)	None	None
Structure Width and Depth Limits	On lots greater than 9,000 square feet, a structure width limit of 150 feet and structure depth limit of 80% based upon lot depth	None	None
Green Building Requirements	Apply at 3.45 FAR	Apply at 2.3 FAR	Same as current MR standards
Amenity Area	5% for gross floor in residential use	Same	Same
Landscaping	Minimum Green Factor score of 0.5 and planting of street trees	Same	Same

The companion Phase 1 legislation already includes some changes to Multifamily regulations that would also apply to MR1 and MR2 zones. Those include reduced separations between structures on the same lot or site (e.g., six feet instead of 10 feet minimum), simplified amenity area standards, and streamlined and objective administrative design standards.

Along with the MR1 and MR2 changes proposed in the Phase 2 legislation, there are some minor changes proposed for the LR3 zones. Essentially, the changes would consolidate FAR and height limit distinctions based upon whether an LR3 zone is located within or outside an urban center or urban village. The changes proposed are as follows:

Standard Type	Current LR3 outside urban centers and urban villages	Current LR3 inside urban centers and urban villages	Proposed LR3 in All Areas
FAR Limit in Zone without MHA Suffix	1.8	1.2, except 1.3 for stacked dwelling units	1.2, except 1.5 for stacked dwelling units
FAR Limit in Zone with MHA Suffix	2.3	1.2, except 1.5 for stacked dwelling units	2.3
Height Limit for Attached and Detached Dwelling Units	40 feet (applies in areas outside Station Area Overlay Districts, too)	50 feet (applies in areas inside Station Area Overlay Districts, too)	50 feet
Height Limit for Stacked Dwelling Units	40 feet (applies in areas outside Station Area Overlay Districts, too)	50 feet (applies in areas inside Station Area Overlay Districts, too)	50 feet

In the Phase 1 legislation, changes would simplify setbacks and separations by generally lowering them, reduce and simplify amenity area requirements, and eliminate facade length limits and simplify maximum structure width limits.

Existing urban centers are the most common areas proposed to get MR1 and MR2 zones. Those existing MR zones would be upzoned to MR2 zones and three locations outside them could also see the zone type. Those include pockets of the expanded First Hill/Capitol Hill Regional Center and Pinehurst-Haller Lake and Central District Urban Centers. 

Separately, OPCD is proposing to upzone various pockets of the proposed Uptown Regional Center expansion area, Greenwood, Central District, Graham, Upper Queen Anne Urban Center expansion areas, and new Upper Fremont, Madison Valley, Bryant, Mid Beacon Hill, and Wedgwood Neighborhood Centers to MR1.

Exactly when the new zoning and development regulations are to come into force are a little in flux. OPCD hopes to introduce Phase 2 legislation at Seattle City Council in May 2025 and with likely action around September, OPCD spokesperson Seferiana Day said. That would give the city council time to review and deliberate on the legislation of the summer with final adoption prior to the fall budget season. OPCD has yet to determine the effective date for implementing the Phase 2 changes, with pushing to early 2026 appearing a possibility. 

As far as the companion Phase 1 legislation, OPCD is targeting implementation before the state-mandated deadline of July 2025. The department will be transmitting Phase 1 legislation to Council in March, Day said.

OPCD is accepting feedback on the proposed legislation and zoning changes through December 20.

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