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. 1081, Sec. 5, 2020; Ord. 1179, Sec. 13, 2024)
(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. 1081, Sec. 5, 2020; Ord. 1179, Sec. 13, 2024)
(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. 1081, Sec. 5, 2020; Ord. 1179, Sec. 13, 2024)