Permit Accessory Dwelling Units (ADUs) in single family zones.

Communities use a variety of terms to refer to the concept of accessory dwellings: secondary residences; “granny” flats; and single-family conversions, among others. Regardless of the title, all of these terms refer to an independent dwelling unit that shares, at least, a tax lot in a single-family zone. Some accessory dwelling units share parking and entrances. Some may be incorporated into the primary structure; others may be in accessory structures. Accessory dwellings can be distinguished from “shared” housing in that the unit has separate kitchen and bathroom facilities. ADUs are typically regulated as conditional uses. Some ordinances only allow ADUs where the primary dwelling is owner-occupied.

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Provide Multifamily Housing Tax exemptions to Developers

Local governments can provide tax credits to developers for new or rehabilitated multi-family housing. Tax credits provide an incentive to developers by reducing future tax burden. In some markets, this can make projects financially feasible. This policy is intended to encourage development of multifamily housing, primarily in urban centers. This policy is primarily applicable in larger cities and is typically offered for projects that meet specific criteria.

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Provide Density Bonuses to Developers

The local government allows developers to build housing at densities higher than are usually allowed by the underlying zoning. Density bonuses are commonly used as a tool to encourage greater housing density in desired areas, provided certain requirements are met. This policy is generally implemented through provisions of the local zoning code and is allowed in appropriate residential zones.

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Small-Moderate

Transfer/Purchase of Development Rights

This policy is intended to move development from sensitive areas to more appropriate areas. Development rights are transferred to “receiving zones” and can be traded. This policy can increase overall densities. This policy is usually implemented through a subsection of the zoning code and identifies both sending zones (zones where decreased densities are desirable) and receiving zones (zones where increased densities are allowed).

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Allow Clustered Residential Development

Clustering allows developers to increase density on portions of a site, while preserving other areas of the site. Clustering is a tool most commonly used to preserve natural areas or avoid natural hazards during development. It uses characteristics of the site as a primary consideration in determining building footprints, access, etc. Clustering is typically processed during the site review phase of development review.

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Moderate

Allow Co-housing

Co-housing communities balance the traditional advantages of home ownership with the benefits of shared common facilities and connections with neighbors. This approach would be implemented through the local zoning or development code and would list these housing types as outright allowable uses in appropriate residential zones.

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Allow Duplexes, Townhomes, and Condominiums

Allowing these housing types can increase overall density of residential development and may encourage a higher percentage of multi-family housing types. This approach would be implemented through the local zoning or development code and would list these housing types as outright allowable uses in appropriate residential zones.

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Moderate

Increase Allowable Residential Densities

This approach seeks to increase holding capacity by increasing allowable density in residential zones. It gives developers the option of building to higher densities. This approach would be implemented through the local zoning or development code.

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High

Mandate Maximum Lot Sizes

This policy places an upper bound on lot size and a lower bound on density in single-family zones. For example, a residential zone with a 6,000 sq. ft. minimum lot size might have an 8,000 sq. ft. maximum lot size yielding an effective net density range between 5.4 and 7.3 dwelling units per net acre.

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Mandate Minimum Residential Densities

This policy is typically applied in single-family residential zones and it places a lower bound on density. Minimum residential densities in single-family zones are typically implemented through maximum lot sizes. In multiple-family zones they are usually expressed as a minimum number of dwelling units per net acre. Such standards are typically implemented through zoning code provisions in applicable residential zones.

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High

Reduce Street Width Standards

This policy is intended to reduce land used for streets and slow down traffic. Street standards are typically described in development and/or subdivision ordinances. Reduced street width standards are most commonly applied on local streets in residential zones. Implementation of this policy should ensure that streets are wide enough to allow access for emergency, transit, other service providers.

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Allow Small Residential Lots

Small residential lots are generally less than 5,000 sq. ft. This policy allows individual small lots within a subdivision or short plat. Small lots can be allowed outright in the minimum lot size and dimensions of a zone, or they could be implemented through the subdivision or planned unit development ordinances.

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Encourage Infill and Redevelopment

This policy seeks to maximize use of lands that are fully-developed or underdeveloped. Make use existing infrastructure by identifying and implementing policies that (1) improve market opportunities, and (2) reduce impediments to development in areas suitable for infill or redevelopment.

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Enact an inclusionary zoning ordinance for new housing developments

Inclusionary zoning requires developers to provide a certain amount of affordable housing in developments over a certain size. Inclusionary zoning is applied during the development review process.

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Plan and zone for affordable and manufactured housing development

This policy would add manufactured housing as an outright use in specified residential zones. This policy ensures that land is available for this housing type.

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Allow Garden and Larger Scale Apartments and other moderate and higher density housing

Allowing higher and moderate density housing types, such as medium (garden) and high-density (larger scale) apartments, can result in increased development capacity and encourage a higher percentage of multi-family development. This approach can be implemented by amending the zoning code to allow them as an outright allowed use in appropriate zones.

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Develop an Economic Development Strategy

An economic development strategy is intended to (1) identify desired types of businesses, and (2) identify the land needs of those businesses. Economic development strategies can be incorporated into the economic element of local comprehensive plans, or can be stand-alone policy documents.

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Create Industrial Zones

Industrial zoning is intended to limit uses on specific sites to appropriate industrial uses. Some cities have ordinances that specify what types of industries can locate on specific sites. This measure is implemented through the local zoning ordinance.

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Zone areas by building type, not by use

A local jurisdiction can alter its zoning code so that zones define the physical aspects of allowed buildings, not the uses within those buildings. This zoning approach recognizes that many land uses are compatible and locate in similar building types. For example, a manufacturing firm may have similar space requirements as a print shop.

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Develop or strengthen local brownfields programs

Local jurisdictions provide policies or incentives to encourage the redevelopment of underused industrial sites, known as brownfields. This policy can be implemented through provisions in local zoning ordinances that provide incentives for redevelopment of brownfields such as expedited permitting or reduced fees, or through targeted public investments.

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Encourage the Development of Urban Centers and Urban Villages

An urban center or urban village provides mixed uses with a development. Residences are near retail establishments, parks, schools, and other urban amenities. The goal of urban centers and villages is to create integrated, more complete, and inter-related neighborhoods. Such concepts are often implemented through specific area or downtown plans and may require public investment. This measure should include encouraging development in Regional and Countywide Centers.

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Moderate-High

Allow Mixed Uses

The zoning code would specifically allow multiple uses in a zone, instead of all residential, or all commercial. Mixed uses can be vertical (i.e., multiple uses within a single building) or horizontal (i.e., multiple uses in a given geographic area).

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Encourage Transit-Oriented Design

The goal of transit-oriented development is to create development patterns that complement transit. Transit-oriented development allows people to more easily use transit systems and helps businesses near transit stations be more accessible. When done well, the result will be desirable urban neighborhoods.

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Downtown Revitalization

Downtown revitalization includes redevelopment of blighted areas, developing a viable business district, and improving retail opportunities.

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Require Adequate Public Facilities

Local jurisdictions require developers to provide adequate levels of public services, such as roads, sewer, water, drainage, and parks, as a condition of development.

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Specific Development Plans

Work with landowners, developers, and neighbors to develop a detailed site plan for development of an area. Allow streamlined approval for projects consistent with the plan. This policy results in a plan for a specific geographic area that is adopted as a supplement or amendment to the jurisdiction’s comprehensive land use plan.

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Moderate-High

Encourage Transportation-Efficient Land Use

Review and amend comprehensive plans to encourage patterns of land development that encourage pedestrian, bike, and transit travel. This policy is typically implemented at the development review level. It can also be implemented through plan designation and zoning maps through consideration of the geographic distribution of planned land uses and densities.

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Urban Growth Management Agreements

Identify a lead jurisdiction for growth management inside urban growth areas. The urban growth area can include city and county land. The agreements define lead responsibility for planning, zoning, and urban service extension within these areas. The agreements exist between various government jurisdictions and specify jurisdiction over land use decisions, infrastructure provision, and other elements of urban growth.

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Create Annexation Plans

In an Annexation Plan, cities identify outlying areas that are likely to be eligible for annexation. The Plan identifies probable timing of annexation, needed urban services, effects of annexation on current service providers, and other likely impacts of annexation.

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Encourage developers to reduce off-street surface parking

This policy provides incentives to developers to reduce the amount of off-street surface parking through shared parking arrangements, multi-level parking, or use of alternative transportation modes.

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Implement a program to identify and redevelop vacant and abandoned buildings

Many buildings sit vacant for years before the market facilitates redevelopment. This policy encourages demolition and would clear sites, making them more attractive to developers and would facilitate redevelopment.

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Concentrate critical services near homes, jobs, and transit

This policy would require critical facilities and services be located in areas that are accessible by all people. For example, a hospital could not be located at the urban fringe in a business park. This policy would be implemented through provisions in the local zoning ordinance pertaining to siting specific critical services.

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Locate civic buildings in existing communities rather than in Greenfield areas

Local governments, like private builders, are tempted to build on greenfield sites because it is less expensive and easier. However, local governments can "lead by example" by making public investments in desired areas, or redeveloping target sites.

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Implement a process to expedite plan and permit approval for smart growth projects

Streamlined permitting processes provide incentives to developers. This policy would be implemented at the development review phase.

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Administrative and Procedural Reforms

Permit and development project process can be streamlined to reduce barriers to development while still achieving the intended objectives of development policies.

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Streamline Development Regulations and/or Standards

Regulatory reforms that simplify development regulations and standards while still maintaining appropriate restrictions on development can reduce barriers on development.

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Phasing/tiering Urban Growth

Strategies can be incorporated into comprehensive plans and capital facilities plans to phase urban growth as a method to provide for orderly development and encourage infill ahead of “urban fringe” development.

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Promote Vertical Growth

Modifications to building height restrictions to allow taller structures can result in increased development capacity and assist in achieving planned densities.

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SEPA Categorical Exemptions for mixed use and infill development & increased thresholds for SEPA Categorical Exemptions

Modifications to SEPA exemptions for mixed use and infill development can streamline the development review process and encourage more efficient development.

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Design standards

Design standards seek to preserve and enhance the character of a community or district. They are most typically applied in the design phase of projects or during site review. Design standards are typically implemented as another section of the development code. Some cities have design review boards in addition to the planning commission.

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Urban Amenities for Increased Densities

Amenities include parks, trails, waterfront access, and cultural centers. Such amenities are typically implemented through the parks plan, the downtown plan, specific area plans or other public investments. Some cities require amenities to be included with larger projects.

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Conduct community visioning exercises to determine how and where the community will grow

Community visioning processes attempt to build consensus around the type, amount, and location of future development. Visioning exercises are typically included at the beginning of a comprehensive planning process and are used to update plan goals and objectives.

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Provide for Regional Stormwater Facilities

The provision of regional stormwater facilities can provide stormwater treatment that supports development in areas where on-site treatment facilities are not financially feasible.

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Mandate Low Densities in Rural and Resource Lands

This policy is intended to limit development in rural areas by mandating large lot sizes. It can also be used to preserve lands targeted for future urban area expansion. Low density urban development in fringe areas can have negative impacts of future densities and can increase the need for and cost of roads and other infrastructure.

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Urban Holding Zones

This policy identifies sites for future expansion and limits development to preserve options in those sites. This policy would be implemented through a specific zone or overlay. Urban holding areas would be identified on a map.

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Moderate-High

Capital Facilities Investments

Investment in public facilities can be effectively used to guide the location of growth. This policy is implemented through capital improvement plans and the local capital budgeting process.

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Environmental Review and Mitigation Built into the Subarea Planning Process

Building environmental review and mitigation into the subarea planning process can address key land use concerns at a broader geographic scale, streamlining review and approval of individual developments.

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Partner with nongovernmental organizations to preserve natural resource lands

Local governments can partner with land trusts and other nongovernmental organizations to leverage limited public resources in preserving natural resource lands. The two work together to acquire natural resource lands or to place conservation easements on them. Land trusts are natural partners in this process and have more flexibility than local governments in facilitating land transactions. This policy is implemented through the development of long-term partnerships.

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Public Land Disposition

Land owned or acquired by public agencies can be sold or leased at below market rates for various projects to help achieve development or redevelopment objectives.

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