Middle Housing FAQs

“Middle housing” are housing types that help fill the gap – or the “middle” - between single family homes and high-rise apartment buildings. Middle housing can be designed and situated to be compatible with the scale of residential and mixed-use neighborhoods.

Middle housing is house-scaled buildings that is designed to fit in with (and often resemble) single family homes.

1. Duplex – Two primary dwelling units located in one building.
2. Triplex – Three primary dwelling units located in one building.
3. Fourplex – Four primary dwelling units located in one building.
4. Fiveplex – Five primary dwelling units located in one building.
5. Sixplex – Six primary dwelling units located in one building.
6. Townhouses – Three or more attached single-family dwelling units that extend from foundation to roof and that have a yard or public way on not less than two sides.
7. Stacked Flats – Two or more units that are stacked, sharing one of more horizontal walls in a structure no more than three stories high.
8. Courtyard Apartments - Up to four attached dwelling units arranged on two or three sides of a yard or court.
9. Cottage Housing – A grouping of cottages with a footprint of 1,100 sf or less each on a single lot with common open space.

Documented in the Housing Action Plan, adopted October 2021, Federal Way along with the rest of the region is experiencing a housing crisis. Supply in not keeping up with demand. Increasing residential production and diversifying options through Middle Housing is strategy to meet the growing need for housing. In addition, in 2023, the Washington State Legislature passed E2SHB 1110 (“HB 1110”), which substantially changes the way many cities in Washington are to plan for housing. HB 1110 requires cities of certain sizes and locations to allow multiple dwelling units per lot in a middle housing type of form.

In 2023, the Washington State Legislature passed House Bill 1110, commonly known as the “middle housing” bill. This legislation mandates that numerous cities across the state expand the range of housing types permitted in areas historically zoned for primarily single-family detached homes. In Federal Way, such requirements are set to apply specifically to zones designated as Single-Family Zones (SE-RS35.0).

In brief summary, HB 1110 requires cities with populations over 75,000, like Federal Way, to allow at least six of the nine middle housing building types listed above for at least four units per lot in all lots zoned predominantly for residential uses. When located within ¼ mile walking distance from a major transit stop or if two units are to be affordable housing, allowing at least six units per lot are required. The city must comply with the requirements by June 2025.