1. RSL and LR1 – Supersize!
The Grand Bargain was that Single Family became Multifamily and the development capacity “give” was generally one floor.
But in the process, multifamily development standards also grew.
Details data source: URBAN DESIGN and NEIGHBORHOOD CHARACTER Study (Draft for Public Comment) on HALA website

2. RSL and LR1 – Supersize! Today the goal is to:
Know what the new forms look like
Understand what is proposed to go onto a single family lot
Be prepared to give city comments on what you would want to see changed, development standards can be modified!

3. RSL – Current Forms
RSL purpose was “an area within an urban village that allows for the development of smaller detached homes that may be more affordable than available housing in single family zones” (DPD zoning chart “Seattle’s Single Family Residential Zones”)

4. RSL – Cottages Current Lot coverage
max 40% for all structures, max 650 sf for each cottage
Density limit
4 to 12 detached houses on one lot
FAR maximum
None identified
Height
18 feet
Setbacks
Front
min 5’, average of 10’
Rear
min 10’
Side
min 5’, or 10 ft if building entrance on side.
Parking
same as SF except location of parking may vary
Open Space
400 sf required open space per cottage, with at least 200 sf for private and 150 sq for common usage.
Minimum lot size
6,400 sq ft

5. RSL – Cottages Current Lot coverage
max 40% for all structures, max 650 sf for each cottage
Density limit
4 to 12 detached houses on one lot
FAR maximum
None identified
Height
18 feet
Setbacks
Front
min 5’, average of 10’
Rear
min 10’
Side
min 5’, or 10 ft if building entrance on side.
Parking
same as SF except location of parking may vary
Open Space
400 sf required open space per cottage, with at least 200 sf for private and 150 sq for common usage.
Minimum lot size
6,400 sq ft

6. RSL in context - Cottages

7. RSL – Tandem Housing Current Lot Coverage max 50% Density limit
2 houses on one lot
FAR maximum
None identified
Height
18 feet for new construction, existing structures may be higher
Setbacks
Front
min 10’
Rear
Side
avg 5’, no portion less than 3’
Middle yard
Min 10’
Parking
same as SF except location of parking may vary
Minimum lot size
5,000 sq ft.

8. RSL – Tandem Housing Current Lot Coverage max 50% Density limit
2 houses on one lot
FAR maximum
None identified
Height
18 feet for new construction, existing structures may be higher
Setbacks
Front
min 10’
Rear
Side
avg 5’, no portion less than 3’
Middle yard
Min 10’
Parking
same as SF except location of parking may vary
Minimum lot size
5,000 sq ft.

9. RSL – Tandem Housing

10. RSL new proposed zoning types
Stacked Housing
Attached Townhomes

11. RSL new proposed zoning types
Stacked Housing
Attached Townhomes

12. RSL new proposed zoning types
Stacked Housing
Attached Townhomes

13. Low Rise 1
“Large site”
“Small site”

14. Low Rise 1 - Apartments
No limit
No limit?
No limit?

15. Low Rise 1 - Townhouses
No limit

16. What does this look like and what Affordable Housing might be constructed on site?
Contrary to the city examples showing that 1 unit is the Performance requirement for all the RSL forms, it is actually two units or one 3 bedroom unit because that is specified in the MHA Residential Framework legislation
See SMC 23.58C.050.A.2 of the MHA Residential Framework legislation

17. What does this look like and what Affordable Housing might be constructed on site?
Magical note on the apartment slides – not a sure bet.
From: Staley, Brennon Sent: Monday, March 06, :29 AM To: Barker, Cindi Subject: RE: MHA LR 1 proposed question
You are correct that it doesn’t exist anywhere currently, so it would be a new provision that would have to be put in the Land Use Code.  It would go in Chapter 23.45, which contains the standards for Multifamily zones.

18. 5,000 – 6,000 sq ft lot examples RSL Stacked Flats RSL Tandem Housing
Lot coverage close to maximized
Lot coverage is not maximized

19. 10,000 sq ft lot examples RSL Cottage Proposed
The existing restriction is
max 650 sf for each cottage, so you could have put more small units on this larger lot. The restriction is currently a limit of 12 units on any one lot.
Lot coverage is not maximized
Parking is provided in this example

20. 10,000 sq ft lot examples Low Rise 1 Apartments Low Rise 1 Apartments
No Density
Limit
But could be higher density, as total allowed FAR is not used. 50 plus SEDU’s could go 220 sq ft.
5 unit max because of density limit,
large units, but still not maximized to allowable FAR

21. 5,000 sq ft lot examples Low Rise 1 Apartments Low Rise 1 Apartments
No Density
Limit

22. 5,000 sq ft lot examples Low Rise 1 Townhouses Low Rise 1 Townhouses
No Density
Limit

23. Summary Points The Bargain grew, not just 1 floor anymore.
To OPCD credit, considered RSL instead of pure Lowrise in the Single Family areas (as was specified in the Grand Bargain letter), and added 2 new forms.
RSL as it is now will essentially go away.
RSL up-zoned becomes what LR1 is currently (but with half the FAR)
LR1 up-zoned becomes what LR2 is currently

24. Summary Points City has not been clear about performance expectations,
2 unit minimum unintended consequences
City is promoting performance requirements that are not confirmed, and could be eliminated based on other input.

25. Summary Points
The new development capacity that is proposed to added in the Urban Village Single Family zones also will increase the estimate of overall city growth from 70,000 to more like 95,000.
This number will be revealed in the Draft EIS.