Chapter 14.46 INNOVATIVE HOUSING AND INFILL

The purpose of this chapter is to help achieve the goals and objectives of the Land Use and Housing elements of the Lake Stevens Comprehensive Plan. These housing options encourage more efficient use of land and energy, build communities, and offer more affordability. (Ord. 1081, Sec. 3, 2020; Ord. 872, Sec. 2, 2012; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.005 Goals.

The goals for innovative housing and infill as defined in this chapter are to:

(a) Increase housing supply and the choice of housing styles available in the community in accordance with the Comprehensive Plan.

(b) Provide for development of housing that responds to changing demographics and smaller-sized households.

(d) Promote housing affordability and greater choice by encouraging smaller and more diverse home sizes and mixes of income levels.

(e) Promote quality design and materials that are compatible with adjacent neighborhoods.

(f) Allow flexibility in site and design standards while promoting infill projects compatible with existing single-family developments. (Ord. 1081, Sec. 3, 2020; Ord. 872, Sec. 3, 2012; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.010 Applicability.

This chapter applies to all innovative housing projects allowed and submitted under this chapter. (Ord. 1081, Sec. 3, 2020; Ord. 872, Sec. 4, 2012; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.015 Review and Processing.

(a) A pre-application conference per Section 14.16A.220(d) is highly recommended to exchange general and preliminary information and to identify potential issues.

(b) Projects that use the provisions included in this chapter shall follow the permit path associated with the underlying permit pursuant to Chapters 14.16A and 14.16B.

(c) Innovative housing projects are subject to design review per Section 14.16C.050. (Ord. 1081, Sec. 3, 2020; Ord. 1068, Sec. 2 (Exh. B), 2019; Ord. 872, Sec. 5, 2012; Ord. 811, Sec. 54, 2010; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.020 Application.

Applications for an innovative housing project shall be made on forms provided by the City, pursuant to the permit path associated with the underlying permit. In addition, the following items shall be provided at the time of submittal:

(a) Preliminary Development Plan. A preliminary development plan indicating property lines, proposed setbacks, proposed structures, parking, roads, infrastructure and open space/landscape areas, and other items identified in Section 14.16C.105, Site Plan Review.

(b) A detailed description of how the proposed development is consistent and not in conflict with the surrounding neighborhood character and neighborhood design.

(c) A detailed description of how the proposed development meets the purpose and goals of this chapter and complies with all the criteria and project parameters for an innovative housing project.

(d) A detailed description of how the proposed development is applying development bonuses including but not limited to parking reductions, lot width reductions, and lot size reductions.

(e) Additional information as required by the application forms provided by the City or deemed necessary by City staff to consider the application. (Ord. 1081, Sec. 3, 2020; Ord. 903, Sec. 37, 2013; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.025 Utility Requirements.

Innovative housing developments are required to be developed where public utilities including public water and sanitary sewer are available or can be extended to. No septic systems shall be allowed. (Ord. 1081, Sec. 3, 2020; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.030 Unit Lot Subdivisions.

Superseded by Ord. 1069. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.035 Modifications to the Provisions in This Chapter.

(a) An applicant may request modifications to the provisions of this chapter or other provisions of this title related specifically to this chapter, to the extent that such modifications are consistent with the purpose, intent and requirements of this chapter.

(b) The applicant must describe each requested modification and document in writing how the modifications are consistent with the purpose, intent and requirements of this chapter.

(c) The Director or Hearing Examiner may approve modifications documented in writing that the modifications are consistent with the purpose and requirements of this chapter and do not threaten the public health, safety, or welfare depending on the underlying permit type.

(d) Minor changes to a site plan or design elements approved under this chapter may be approved by the Director. Changes that increase the intensity of development, e.g., trips generated or number of residential units; alter the character of the development or balance of mixed uses; increase the floor area in one building by more than 10 percent; change access points; move buildings around on the site; reduce the acreage of common open area or buffering areas; or diminish the effectiveness of perimeter buffers, are major and shall be subject to the requirements of this chapter. Major modifications may be approved by the original decision body and shall be subject to design review approval. (Ord. 1081, Sec. 3, 2020; Ord. 1068, Sec. 2 (Exh. B), 2019; Ord. 872, Sec. 6, 2012; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.040 Sunset Clause.

Repealed by Ord. 872. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.045 Program Evaluation.

Repealed by Ord. 872. (Ord. 798, Sec. 7 (Exh. 2), 2009)

Part II. Cottage Housing Development Standards

14.46.100 Purpose and Intent.

(a) These regulations set forth the required standards for cottage housing developments as permissible uses in the following zoning districts: R4, R6, R8-12 and MFR.

(b) Cottage housing allows for a higher density development than is normally allowed. This is made possible by smaller home sizes, clustered home sites, and parking and design standards.

(1) Support the growth management goal of more efficient use of urban residential land;

(2) Support development of diverse housing in accordance with the Comprehensive Plan;

(3) Increase the variety of housing types available for smaller households;

(4) Provide opportunities for small, detached dwelling units within existing neighborhoods; and

(5) Provide opportunities for creative, diverse and high quality infill development that is compatible with existing neighborhoods. (Ord. 1179, Sec. 13, 2024; Ord. 1081, Sec. 4, 2020; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.105 Existing Dwellings.

An existing detached single-family dwelling that is incorporated into a cottage housing development as a residence and is nonconforming with respect to the standards of this chapter shall be permitted to remain on a site used for a cottage housing development and shall count as one of the allowed units. However, the extent of the noncompliance may not be increased unless the proposed change is determined by the Director to be consistent in character, scale and design with the cottage housing development. Repair, maintenance and reconstruction of an existing dwelling are regulated by Section 14.32.040. An existing dwelling may be replaced with cottage units consistent with this chapter. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.110 Density Standards.

The following density standards shall apply to cottage housing developments:

(a) Cottages may be built at up to two units per single-family home allowed in the underlying zone.

(b) Existing single-family dwellings will count towards total units.

(d) Maximum units per cluster: 12.

(e) Maximum units per cottage housing development: 24.

(f) Cottage housing developments are required to be a minimum of 500 feet from another cottage housing development.

(g) Carriage house units may be built on top of a common garage, when the garage is located adjacent to the common open area. No more than 25 percent of the total number of units may be located above a common garage. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.115 Community Assets.

(a) Common Open Area. The minimum common open area requirements set forth in this section are intended to provide a sense of openness, visual relief, and community in cottage housing developments. Common open areas shall provide a centrally located, focal area for the cottage housing development.

(1) At least 400 square feet of common open area per cottage is required for each cluster.

(2) Required common open area may be divided into no more than two separate areas per cluster.

(3) To be considered as part of the minimum open space requirement, an area of common open area must have a minimum dimension of 35 feet on all sides.

(4) At least two sides of the common open area shall have cottages along the perimeter.

(5) Parking areas, yard setbacks, private open space, and driveways do not qualify as common open area. Community buildings can be counted towards the common open area calculations.

(b) Community Buildings.

(1) Community buildings are permitted in cottage housing developments.

(2) Community buildings shall be clearly incidental in use and size to dwelling units.

(3) Building height for community buildings shall be no more than two stories with a maximum height of 25 feet, including ground level structured parking.

(4) Maximum size of community buildings shall be 2,000 square feet.

(5) Design shall be similar to and compatible with the design of the cottages.

(c) Other shared facilities could include tool sheds, gazebos, workshops, or similar common elements. (Ord. 1081, Sec. 4, 2020; Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.120 Impact Fees.

Multifamily impact fee rates shall apply to cottage housing developments. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.125 Access and Parking.

The intent of these access and parking standards is to minimize the visual impact of vehicles and parking areas for residents of the cottage housing development and adjacent properties and to provide for adequate off-street parking for cottage housing developments. It is the intent that shared detached garage structures be used for parking of vehicles used by the residents.

(a) Access. Access to a cottage housing development shall be consistent with Chapter 14.72 and Section 14.56.180.

(b) Minimum Number of Off-Street Parking Spaces.

(1) Minimum parking spaces requirement, including garage spaces and guest parking, shall be two per dwelling unit.

(2) Parking for a maximum of one vehicle per cottage shall be in a shared detached garage, provided the parking structure is adjacent to other parking spaces. Shared detached garage structures shall be reserved for the parking of vehicles owned by the residents of the development. Storage of items which preclude the use of the parking spaces for vehicles is prohibited.

(3) Guest parking may be clustered with resident parking and shall include clear signage identifying them as reserved for visitors.

(c) Parking Design. The intent of these parking design standards is to create unobtrusive parking, by screening and disguising parking structures and spaces from surrounding properties, including screening by architectural design and/or vegetation, and by minimizing the number of contiguous spaces.

(1) Parking areas or common garages shall be limited to no more than four contiguous spaces separated by a minimum of five feet of sidewalk, landscaping, or open space. The number of continuous parking garages or spaces shall be minimized.

(2) Shared detached garage structures may not exceed four garage doors per building and a total of 1,200 square feet.

(3) Parking shall be separated from the common open area, adjacent properties, and public streets by landscaping and/or architectural screening. Solid board fencing shall not be allowed as an architectural screen. Exception: One parking structure may be adjacent to the common open area, if carriage house units are placed on top and the garage includes architectural features to make it look consistent with the units and community assets.

(4) Parking shall be set back a minimum of 20 feet from a public street.

(5) The parking layout shall be designed to minimize walking distance to cottages.

(6) A pitched roof is required for all parking structures.

(7) The design of garages and carports, including roof lines, shall be similar to and compatible with that of the dwelling units within the cottage housing development.

(8) Common garages are allowed, if locked storage space is provided for each unit in the garage or community building.

(9) Parking may be located between or adjacent to structures, if it is located toward the rear of the structure and is served by an alley or driveway. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.130 Walkways.

(a) A cottage housing development shall have sidewalks along all public streets and be consistent with Section 14.56.180.

(b) A system of interior paved walkways shall connect all cottages with each other, the parking area, and the sidewalks abutting any public streets bordering the cottage housing development.

(c) Interior walkways shall be a minimum of three feet and a maximum of five feet in width. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.135 Storage.

(a) Storage closets for each unit may be included as part of community buildings or added to garages.

(b) Storage for gardening supplies may be included as part of a community building or a separate small building designed to mimic the units.

(c) Garages shall not be used for storage except in addition to the parking of one owner’s vehicle. (Ord. 798, Sec. 7 (Exh. 2), 2009)

14.46.140 Design Standards.

(a) Cottage Size. The intent of setting a unit size is to ensure the overall size of cottages remains smaller and causes less visual impact than standard sized single-family dwellings, particularly given the increased density of cottage dwellings, and to provide variety in cottage housing developments through a mixture of building sizes and footprints.

(1) The total floor area of each cottage shall not exceed 1,500 square feet. No more than 25 percent of the total number of units shall be larger than 1,200 square feet.

(2) The footprint of each cottage shall not exceed 1,000 square feet. The total square foot area of a cottage dwelling unit may not be increased. A note shall be placed on the title to the property for the purpose of notifying future property owners that any increase in the total square footage of a cottage is prohibited for the life of the cottage or duration of City cottage housing development regulations.

(3) There shall be no minimum size requirements for the individual units, provided units meet the minimum livability standards as defined by Chapter 3 of the International Residential Code.

(4) The second floor area cannot exceed 75 percent of the first floor area.

(5) At least 25 percent of the cottages in each cluster shall have a gross floor area less than 1,000 square feet.

(6) Cottage areas that do not count toward the gross floor area or footprint calculations are:

(i) Interior spaces with a ceiling height of six feet or less, such as in a second floor area under the slope of the roof;

(ii) Unheated storage space located under the main floor of the cottage;

(iii) Basements;

(iv) Attached unenclosed porches;

(v) Garages or carports; or

(vi) Architectural projections (i.e., bay windows, fireplaces or utility closets) no greater than 24 inches in depth and six feet in width.

(vii) The director may approve other exemptions similar in nature provided the intent of this section is met.

(7) Plat or Plan Note Required. The total square footage of a cottage shall not be increased from its permitted size. A note shall be placed on the final plan or plat stating this limitation.

(b) Cottage Height and Roof Standards. The height of all units shall comply with Section 14.48.060, Building Height Limitations. In addition, the following standards shall apply to cottage housing developments and shall take precedence over conflicting standards in Section 14.48.060:

(1) A cottage shall have a gable roof or a hipped roof. A cottage shall not have a flat roof. Dormers are allowed.

(2) Maximum height of cottage units with a minimum roof slope of 6:12 shall be 25 feet, subject to all parts of the roof above 14 feet shall be pitched.

(3) Maximum height shall be 18 feet for cottages without a roof slope of 6:12 and for all accessory structures.

(1) Each dwelling unit shall be oriented toward a common open area, and 65 percent of the units shall abut the common open area.

(2) Each cottage shall be within 60 feet walking distance of the common open area.

(3) Lots in a cottage housing development are not required to abut a public street.

(4) Each unit abutting a public street (not including alleys) shall have a facade, secondary entrance, porch, bay window, or other architectural enhancement oriented to the public street.

(5) Cottages shall be placed with a minimum intervening space between buildings of 60 feet, measured foundation to foundation across the common open space.

(d) Cottage Setbacks.

(1) The minimum setbacks between all structures (including cottages, parking structures and community buildings) in a cottage housing development shall be 10 feet. Eaves may project into the required setback up to 18 inches.

(2) The minimum cottage setback from interior roads in a cottage housing development shall be 15 feet.

(3) All other minimum setbacks for all structures (including cottages, parking structures, and community buildings) in a cottage housing development shall be as provided for in the standards for the zoning district in which the cottage housing development lot is located and shall be subject to the International Residential Code.

(4) No part of any structure in a cottage housing development (including but not limited to cottages, parking structures, and community buildings) shall be more than 150 feet, as measured by the shortest clear and open route, from legally compliant fire department vehicle access.

(e) Porches. The intent of this porch requirement is to create outdoor space in each cottage that is visually and physically connected to the common open area and to other cottages.

(1) Cottage units shall have an unenclosed, covered front primary entry and porch. The front porch shall be oriented toward a common open area.

(2) Covered porches shall have at least 80 square feet in area with no side shorter than eight feet.

(f) Private Open Space. At least 500 square feet per cottage of private open space contiguous to each cottage and for the exclusive use of the cottage resident is required and shall be oriented toward the common open area. Private open space is partly intended to enable diversity in landscape design.

(g) Basements. Cottages may have basements.

(h) Fencing and Screening. The intent of internal decorative fencing and screening is to delineate private yards and screen parking structures, community assets and unit walls. A cottage housing development shall internally be an open community sharing common areas. The intent of external fencing and screening is to conceal the higher density development from adjacent lower density land uses.

(1) Decorative fencing may be used for delineating private yards.

(2) Fencing or shrubbery may be used to screen parking areas, community assets, and unit walls.

(3) Fencing and shrubbery may not exceed 36 inches in height, except directly adjacent to a parking structure.

(4) Chain link and solid fences shall not be allowed internally. Solid fencing is allowed on the exterior boundary, except bordering an external street.

(i) Exterior Design Standards for Cottages.

(1) Purpose. It is the intent of this exterior design standards section:

(i) To ensure cottage design is based on a coherent architectural concept;

(ii) To ensure cottages possess architectural finish;

(iii) To ensure cottages contribute positively to the architectural character of the neighborhood; and

(iv) To provide flexibility in design and contrast among individual cottages, while assuring attention to design amenities.

(2) Character Compatibility. Cottage housing developments shall utilize building and site design that promotes variety and visual interest and that is compatible with the character of the surrounding neighborhood.

(3) Variety in Building and Site Design. Cottage housing developments shall avoid the repetitive use of the same combination of building size, styles, features, and site design elements within the entire residential development and between adjacent dwellings. Dwellings with the same combination of features and treatments shall not be located adjacent to each other.

(4) Variety and Visual Interest. Cottage housing developments shall provide variety and visual interest by using various combinations of building elements, features, and treatments and variation in site design elements, in a manner that is compatible with the character of the surrounding neighborhood.

(5) Site Design Requirements. The overall site design for all common areas must include a minimum of eight points from the following table:

Site Design of Common Areas (minimum of 9 points)	Points
Additional retention of trees or stands of trees consistent with, and greater than required by, Section 14.76.120	3 points
Low impact development (LID) features to address stormwater runoff and to promote infiltration such as permeable pavers, water retention facilities, rain gardens, etc.	3 points
Mixture of grass areas and garden areas	3 points
Pervious concrete or asphalt on walkways and/or driveway	2 points
Incorporate additional site and architectural features such as special paving, ornamental gate and/or fence, seating, planter boxes or pots, functional accent lighting, artwork near entry, and/or special landscape treatment with seasonal color, flowering trees, and trees with interesting bark or branching structure	1 point per type of feature

(6) Exterior Design Requirements. No blank walls are allowed, and each cottage in a cottage housing development must be designed to include a minimum of 38 points from the following table, including the specified minimum number of points from each category:

Totals by Category as Determined by Tables Below	Points
Facade	minimum of 12 points
Windows and doors	minimum of 10 points
Roof	minimum of 8 points
Landscaping and groundwork	minimum of 8 points

Facade (minimum of 12 points)	Points
Cedar shingle siding, board and batten, or horizontal lap siding (Wood or hardi-plank. Exposed siding must be between four inches and seven inches in width)	4 points
Change of plane of front elevation	3 points
Gable detailing	2 points
Exterior stonework, masonry, stone, rock, cultured, stone, woodwork, or brickwork	2 points
Three-tone paint on exterior walls trim and roof	2 points
Decorative gable vents	2 points
Architectural detailing on porch railings and posts	2 points
Gable detailing on porch roof	2 points
Bay window	1 point

Roof (minimum of 8 points)	Points
Architectural shingle roof	3 points
Architectural metal roof (Must be commercial quality with hidden fasteners)	3 points
Gable dormer (Shall not also be used for gabled porch roof or porch roof overhang)	3 points
Gabled or modified porch roof	3 points
Porch roof overhang to cover stairs (Shall not also be used for a change of plane of front facade or as a gable dormer or gabled porch roof)	2 points
Soffit detailing (Exposed rafter tail painted or decoratively cut; soffit finished in shiplap or similar treatment)	2 points
Roof brackets	2 points
Rooftop cupola or weathervane	1 point

Windows and Doors (minimum of 10 points)	Points
Skylights or clerestory windows	3 points
Window placement offset for privacy	3 points
Mullioned windows (Minimum of two. Must be divided-lite windows with grillwork on the inside and outside of the window)	3 points
Window trim (Must include cornice molding, jamb molding, and sill for all windows)	2 points
Decorative window(s) on front facade	2 points
Front door lights or sidelights, glass front doors, transoms, glass borders, or split front door	2 points
Front door trim (Must have cornice molding, parting bead, and plinth blocks)	1 point

Landscaping and Groundwork for Each Cottage’s Private Area (minimum of 8 points)	Points
Additional retention of trees or stands of trees consistent with, and greater than required by, Section 14.76.120	3 points
Low impact development (LID) features to address stormwater runoff and to promote infiltration such as water retention facilities, rain gardens, etc.	3 points
Architectural fence around cottage (Not less than two, or more than three, feet high)	2 points
Pervious concrete or asphalt, or permeable pavers, on walkways	2 points
Front yard landscaping (Must include at least one dozen perennial bushes and/or trees native to the area or tolerant of local climate conditions. Landscaping does not include lawns)	2 points
Incorporate additional architectural features such as special paving, ornamental gate and/or fence, seating, planter boxes or pots, functional accent lighting, artwork near entry, and/or special landscape treatment with seasonal color, flowering trees, and trees with interesting bark or branching structure	1 point per type of feature

(Ord. 798, Sec. 7 (Exh. 2), 2009)

Part III. Infill Development and Middle Housing

14.46.200 Purpose and Intent.

The purpose of this section is to encourage the efficient development of underutilized residential parcels in areas that are primarily built out, where infill residential development including middle housing should be encouraged. This section identifies conditions under which infill development is supported and relaxes certain development requirements to promote the efficient construction of infill development in appropriate areas of the City and to comply with RCW 36.70A.635. (Ord. 1179, Sec. 13, 2024; Ord. 1081, Sec. 5, 2020)

14.46.210 Applicability.

(a) Eligibility Criteria. This chapter may be applied to development or redevelopment that meets all the following criteria:

(1) Duplexes and Other Two-Unit Configurations. The lot is within one of the following zoning districts that are predominantly residential in nature: R4, WR, R6, R8-12 and MFR.

(2) Three and Four-Unit Configurations, Including Triplexes and Fourplexes. The lot is within one of the following zoning districts: R4, R6, R8-12 and MFR.

(i) Lots within the WR zoning district may be developed with three or four units if they meet the criteria in Section 14.46.230(c)(6) and (7).

(3) Adjacent properties abutting at least 50 percent of the nonstreet perimeter of the subject property:

(i) Are developed with single-family dwellings or higher intensity uses; or

(ii) Are encumbered by critical areas and associated buffers near the boundary; or

(iii) Are utility easements, such as the Everett Waterline or PUD power easement, that create a substantial break in development and/or redevelopment potential.

(4) The subject property is at least 100 percent of the minimum lot size for the underlying zoning district up to a maximum of one acre, not including those lands encumbered by critical areas, their associated buffers, proposed dedications to the City and existing utility easements that will remain; and

(i) If the infill development is made up of multiple parcels the maximum size shall be taken from the combined area of the parcels.

(5) The development or redevelopment creates a minimum of one new lot or dwelling unit. (Ord. 1179, Sec. 13, 2024; Ord. 1081, Sec. 5, 2020)

14.46.230 Infill Residential Standards.

(a) All other provisions of this title that would apply to a non-infill project shall apply to infill development except as specifically modified by this chapter.

(b) Infill Land Division Standards - Reduction in Dimensional Requirements for Infill Residential Development. Notwithstanding the dimensional development standard requirements found in the underlying residential zones of Chapter 14.48, property that is eligible for infill residential development pursuant to Section 14.46.210 shall be eligible for subdivision of land as follows:

(1) Minimum Lot Area. Minimum lot area may be reduced by 20 percent of the minimum areas required in Chapter 14.48 for the underlying zone.

(2) Minimum Lot Width. Minimum lot width may be reduced by 20 percent of the required minimum lot width of the underlying zone with no lots being narrower than 40 feet.

(3) Developments that provide detached housing units 1,600 square feet or smaller shall be granted a 20 percent adjusted gross density bonus to the underlying zoning district.

(c) Infill Development Standards. Properties eligible for infill residential development pursuant to Section 14.46.210 may apply these additional development standards, provided all required utility infrastructure, access requirements, and street elements can be accommodated in accordance with the City design and construction standards.

(1) If the proposed project conforms to the average existing building lines or setbacks of adjoining structures, reduced front setbacks will be permitted. In no case shall front setbacks be reduced for a garage or carport.

(2) Setbacks shall conform with those established for the underlying zoning district.

(3) Impervious Surface. Maximum impervious surfaces can be increased by five percent over that allowed in the underlying zone.

(4) Parking. Attached dwelling units, with shared parking lots, located within a half mile of a transit center with one or less bedrooms will qualify for a reduced parking standard of one and one-half spaces required per unit.

(i) For lots smaller than 6,000 square feet before any zero-lot line subdivisions, a minimum of one off-street parking space shall be provided per unit.

(ii) Off-street parking is not required on lots within a half mile walking distance of a major transit stop as defined in RCW 36.70A.030.

(5) Attached dwelling units and other middle housing of up to four units shall be allowed in single-family zones as infill development subject to the following lot size standards:

(i) Duplex lots shall be at least 100 percent of the minimum lot size of the underlying zone.

(ii) Triplex lots shall be 150 percent of the minimum lot size of the underlying zone, unless they meet one of the additional criteria in subsection (c)(6) of this section.

(iii) Fourplex lots shall be 175 percent of the minimum lot size of the underlying zone, unless they meet one of the additional criteria in subsection (c)(6) of this section.

(iv) Up to four units may be provided in a garden/courtyard apartment with a minimum of two units per structure on a single lot.

(6) Up to four units of middle housing shall be allowed on any lot having at least the minimum lot size for a detached single-family residence and which meets one of the below criteria:

(i) The lot is located within a quarter mile of a major transit stop, as defined in RCW 36.70A.030; or

(ii) At least one housing unit provided is affordable housing, as defined in RCW 36.70A.635(2)(a).

(7) Middle housing proposed on lots with designated critical areas or their buffers are regulated by Chapter 14.88 and may be subject to the reasonable use provisions in Sections 14.88.310 and 14.88.320.

(8) A zero-lot line short subdivision may be utilized to create separate lots for each unit through the unit lot subdivision process identified in Section 14.18.320.

(9) Condominium units may be created for units in a “stacked” configuration through a binding site plan process, per Chapter 14.18 – Part II.

(d) Infill Design Standards. Property that is eligible for infill residential development pursuant to Section 14.46.210 shall adhere to the following administrative design standards. While creativity and variation in architectural design are encouraged, the purpose of these requirements is to ensure compatibility of infill development with the character of nearby existing residential structures.

(1) Building orientation on infill lots shall match the predominant orientation of other buildings along the street frontage to match the neighborhood character. Multiplexes may have one unit face the street to meet this design standard.

(2) Parking. Infill developments shall comply with all parking standards pursuant to Chapter 14.72 except as specifically modified by this chapter.

(i) Parking may be consolidated for infill projects. Parking lots can be attached to individual lots, in common easements or set aside in a separate tract.

(ii) For single-family and townhome projects, the access and off-street parking shall be like the predominant character for existing development along the street frontage; however, a central parking lot at the rear or side of the development would be allowed.

(iii) For stacked apartment style projects, the primary vehicular access and off-street parking are preferred to be located to the rear or side of the proposed structures.

(iv) For garden/courtyard style apartments the parking must be on the side or rear of the development.

(3) Landscaping shall be provided along the perimeter of the development and parking lots to soften the transition between new and existing dwelling units when the new dwellings are different than the adjacent existing land use.

(i) Attached dwelling units, including townhomes, stacked apartments and garden/courtyards shall provide a Type B screen as described in Section 14.76.040.

(ii) Detached single-family infill projects are exempt from buffer landscaping adjacent to other single-family zoning districts.

(4) Integration with Natural Amenities. Natural amenities (views, mature trees, creeks, rock outcrops, and other similar features) should be preserved and integrated with the development to the maximum extent feasible. Clustering of lots/units and adjusting roadway configuration to integrate these features are encouraged to achieve these goals. Access and visibility to these natural amenities are encouraged.

(5) Horizontal building facades longer than 25 feet, or the width of individual attached units, shall be treated to reduce building mass and visual bulk using elements described in the Lake Stevens Design Guidelines for blank wall treatments.

(6) Attached dwelling units shall be design reviewed using the Multifamily Chapter of the Lake Stevens Design Guidelines.

(7) Additional Requirements for Garden/Courtyard Apartments.

Figure 14.46-I: Multiple lots combined to create a garden courtyard project that includes a detached single-family, duplex and triplex with consolidated parking in the rear of the development.

(i) Each dwelling unit must have a separate, ground-related entrance with entrances facing the shared open space.

(ii) Garden/courtyard projects shall provide architectural details on facades that face the courtyard and the public right-of-way.

(iii) Garden/courtyard entries shall be well defined using landscaping, ornamental fencing, or architectural features.

(iv) Every unit shall have a covered entry from the courtyard.

(v) The internal garden/courtyard space of the development shall be defined through architectural features, buildings, or landscape, and include community amenities.

(vi) A walkway from each dwelling unit shall be provided that connects the dwelling unit to the street through the courtyard. Connections through the parking area of the development do not count towards this requirement.

(vii) Parking accessed from a street or lane shall be limited to one driveway with a maximum width as defined by the currently adopted EDDS.

(viii) Garbage/recycling areas shall be consolidated and screened from public view. (Ord. 1179, Sec. 13, 2024; Ord. 1081, Sec. 5, 2020)