Commission weighs multiunit overlay for Highlands to allow duplexes, studied triplex/fourplex rules

Planning staff presented a workshop on interim zoning regulations for the Highlands area and proposed a geographically targeted overlay—tentatively named the "multiunit zone"—that would keep the underlying R‑1 (single‑family) base but modify allowed uses and development standards in order to permit duplexes outright, permit triplexes and fourplexes as special land uses, and disallow larger multifamily structures such as apartment buildings and boarding houses in the overlay area.

The presenter said the overlay is intended to address local conditions—small lot sizes (often 4,000–5,000 sq ft), narrow streets with on‑street parking and three transit routes—while avoiding a wholesale rewrite of the zoning code. Under the concept, duplexes would be permitted as of right; triplexes and fourplexes would require a special land use review (including Board of Adjustment review and public comment) so staff and decisionmakers could evaluate project‑specific impacts and mitigation. Staff emphasized that setbacks and building heights from the underlying zone would remain unchanged.

On parking, staff proposed reverting some post‑2018 changes: single‑family dwellings would remain at two off‑street spaces per unit, duplexes would use the current code calculation (four off‑street spaces total) and staff suggested that triplexes/fourplexes might require up to six off‑street spaces with partial on‑street allowance subject to a parking analysis during special land use review. Commissioner Little asked, "How would that be enforced?" and staff responded enforcement occurs primarily at the development review stage and, afterward, by LPD or code enforcement for abandoned vehicles.

Staff said the overlay would also raise allowable impervious surface from 65% to approximately 75%–80% (the presenter noted 75% corresponds to the existing R‑2 standard) to enable feasible duplex development on small lots, and would extend CPTED (crime prevention through environmental design) requirements—currently applied to five‑unit‑plus multifamily developments—to multiunit projects in the overlay area. Alley upgrades, streetscaping, landscaping and screening were discussed as potential mitigation items; staff said full alley repaving would likely be cost‑prohibitive for developers but suggested partial upgrades (regrading, pothole repair) to ensure safe, passable access for residents and emergency vehicles.

The presenter outlined next steps: staff will use the discussion to prepare draft ordinance language, complete legal review, make a SEPA determination and return the draft to the planning commission for hearing and recommendation to City Council. The presenter noted interim regulations currently in effect would be extended at the City Council meeting on Jan. 23, and would remain until an ultimate solution is adopted.

Commissioners raised several policy points for staff to address in drafting: parking calculations for duplexes/triplexes/fourplexes, exact on‑street parking allowances and parameters for a required parking analysis, clearer impervious surface percentage to apply, options for partial alley upgrades and whether to include duplexes in reduced parking calculations. One commissioner expressed support: "I like the use of this overlay zone. I think it's appropriate," while staff said, "I feel like this would be an excellent approach," and asked for further fine tuning.

No formal ordinance vote occurred at the workshop; commissioners provided direction for staff to draft language and return with options on alley upgrades, parking studies and specific ordinance text.