Please read the following background information prior to beginning the survey:
New state law requires certain changes to the City’s housing regulations to allow for more "middle housing" throughout Fircrest. The new requirements are also applicable to other cities and towns throughout Washington. Middle housing means housing types that have a size and density between detached single-family homes and large apartment complexes, such as duplexes, triplexes, townhouses, courtyard apartments, and groups of small "cottage" homes.
The new law provides for overall rezoning throughout the city, which rezones single-family residential lots to allow two housing units per lot. Per RCW 36.70A.635, middle housing types that accommodate two units per lot include duplexes, stacked flats, courtyard apartments, and cottage housing. These units may consist of duplexes, stacked flats, courtyard apartments, cottage housing alone, or up to two accessory dwelling units (ADUs) to be placed on the lot in addition to the existing residential structure. Additionally, the new law requires that the standards for middle housing cannot be more restrictive than those for detached single-family homes and that no more than two off-street parking spaces per middle housing unit can be required.
Residential lots will be zoned to allow the building of duplexes, stacked flats, courtyard apartments, cottage housing, or ADUs (Accessory Dwelling Units), either by alteration of current structures or a house and up to two ADUs. Some areas of Fircrest have Homeowner Associations (HOAs) or specific covenants, conditions, and restrictions (CC&Rs) that restrict those properties to single-family homes. The new laws do not change or override any CC&Rs that were legally in effect before the new laws were enacted. As a result, these properties will not be affected by the new laws or any rezoning that may occur. However, the remaining neighborhoods will be subject to the new laws.
The City of Fircrest utilized a grant from Washington State to hire a consulting agency to assist in planning for compliance with this new law.
State law does provide an option for compliance other than the suggested blanket overlay. This alternative allows cities that have already adopted comprehensive plans and development regulations that are substantially similar to the middle housing requirements of RCW 36.70A.635 to demonstrate that their current regulations will allow for a greater increase in middle housing production in single-family zones than what would result from directly implementing RCW 36.70A.635. Additionally, the State provides cities the ability to apply for an extension of time for areas lacking infrastructure capacity to support the increased density and population associated with middle housing.
The City is evaluating whether it would qualify for any of the alternatives; however, these alternatives have strict requirements, and any alternative approved by the Department of Commerce would not be permanent. The City is continuing to research its options to determine the best path forward, balancing the City’s interests and the requirements under the law.
This survey is designed to gather information from Fircrest residents and property owners about their housing experiences and thoughts on middle housing. The City values your thoughts and feedback, which will be reviewed to assist the Planning Commission and City Council as they update the City’s housing regulations in compliance with new state law.
The Middle Housing Bills can be reviewed here:
HB 1110: https://app.leg.wa.gov/billsummary?BillNumber=1110&Initiative=false&Year=2023
HB 2321: https://app.leg.wa.gov/billsummary?BillNumber=2321&Year=2023&Initiative=false
Additional information can also be found on the Washington Department of Commerce Planning for Middle Housing page: https://www.commerce.wa.gov/growth-management/housing-planning/middle-housing/
Please visit the City’s Middle Housing Webpage for additional information and frequently asked questions: https://www.cityoffircrest.net/middle-housing/