Middle Housing
In Vancouver, property owners have the option to build middle housing in many places across the city. This page outlines helpful information and has answers to frequently asked questions about middle housing.
Middle housing refers to several housing types that fit between detached single-family houses and large apartment buildings. Examples of middle housing include duplexes, triplexes, fourplexes, sixplexes, rowhouses/townhouses, stacked flats, courtyard apartments, and cottage housing. For information about accessory dwelling units (ADUs) visit the ADU page.
While middle housing is one of the newest terms in housing, it isn’t a new concept. Many of these housing types can already be found in older Vancouver neighborhoods.
Middle housing uses land more efficiently than detached single-family houses while still being smaller than a large apartment building. In this way, middle housing helps:
- Reduce the need to build housing in agricultural and natural areas.
- Reduce housing costs and public infrastructure costs making it more affordable to residents.
- Increase opportunities for walking, biking, and transit and reduce greenhouse gas emissions and climate change impacts.
- Support neighborhood-serving businesses by providing larger customer base.
- Retain the small scale of existing neighborhoods and allow for gradual infill of underused land.
- Provide a wider variety of housing options that better suit one’s needs when looking to rent or buy a home.
Frequently Asked Questions FAQ
Where can middle housing be built in Vancouver?
It will be up to individual property owners to decide if and when to make changes to their property.
- Property owners can build middle housing in areas zoned Low-Scale Neighborhood and Medium-Scale Neighborhood. Middle housing could be built in areas zoned Mixed-Use Neighborhood and Regional Activity Center, but it is less likely because of the higher density requirements. Look up zoning districts in the interactive zoning map.
- Per State law (2023 House Bill 1110 and 2025 HB 2321) Vancouver and many other Washington cities must allow middle housing wherever detached single-family houses are allowed.
What are the development standards for middle housing?
The development standards will depend on which “building type” the property owner chooses. Building types are defined in the zoning code (section 20.420) and each have their own set of development standards. In general though:
- Front setback: 5 feet, with 60% of the front façade required to be within 20 feet of the property line
- Side street setback: 5 feet, with a certain percentage of the side of the building required to be within 18 feet of the property line
- Side and rear setbacks: 5 feet
- Transparency: Minimum of 15% of the ground floor along a street must consist of transparent windows or doors
- Blank Walls: Maximum of 25 feet along a street
- Pedestrian entrances: Minimum of 1 entrance must face the street
- Parking: Must be behind the front building line. Only allowed in front of the building line when it is in front of a garage, located out of sight triangles, and does not extend into any public right-of-way.
- Impervious area: Maximum of 65%-85%, depending on number of housing units proposed
Note: State law requires that the development standards for middle housing must not be more restrictive than the development standards for detached single-family houses.
What is the process for building middle housing?
Residential construction of 1-6 housing units on a parent lot and three (3) or fewer floors above grade will be processed as a Residential building permit (RES).
Prior to submitting a residential building application form, applicants must submit a request for utility services and receive the results to determine if a civil engineering review (ENG) is needed.
If there is no associated land division, a land use process (LUP application) is not required.
Application Form – Request for Utility Services (PDF)
More than 6 housing units or 4 or more stories
If a development is 7 or more housing units on a parent parcel or 4 or more stories, then a land use process (LUP application) is required in addition to a Commercial building permit (CMI).
Associated land division
- A land division creating 10 or more lots = subdivision process (Type III land use application)
- A land division creating 9 or fewer lots = short subdivision process (Type II land use application)
- Option to do a unit lot subdivision. This creates a relationship between the parent site/lot and each lot created, referred to as a “unit” lot. See 20.320.100 Unit Lot Subdivision in the zoning code for details.
Are detached single-family houses still allowed?
Yes, detached single-family houses are still allowed in many places across Vancouver, including in Low-Scale Neighborhood and Medium-scale Neighborhood zoning districts.
Look up zoning districts in the interactive zoning map.
Is middle housing only for middle-income residents?
No, it’s not. Middle housing is called “middle” because of its size and density—It is in the “middle” between detached single-family houses and large apartment buildings.
At the same time, because middle housing uses land more efficiently than detached single-family houses, middle housing is more likely to be affordable to more middle-income residents.
What’s the difference between middle housing and affordable housing?
Housing is generally considered “affordable” to a household when housing costs do not exceed 30% of a household’s income.
Sometimes the term “affordable housing” is used to describe income-restricted housing. Income-restricted housing is housing for residents at or below a certain income level, like Fourth Plain Commons. It is unlikely that a middle housing development will be income-restricted.
However, because middle housing uses land more efficiently than detached single-family houses, middle housing is more likely to be affordable to more residents than a detached single-family house.
Will there be any changes to my house or my neighborhood?
It will be up to individual property owners to decide whether or not to make any changes to existing homes.
Most homes will likely remain unchanged. Modest changes, if any, might look like the addition of a small house in the backyard, or a single vacant lot developed with a duplex or triplex. Neighborhoods with larger undeveloped properties may see new development, including the addition of middle housing options.
Explore the interactive zoning map to see what kinds of buildings and uses are allowed on your property or in your neighborhood.
Will all this housing be rental units? What about opportunities for homeownership?
Similar to detached single-family houses, middle housing will likely offer a mix of opportunities for both sale and rent and is more likely to provide homeownership opportunities than a large apartment building.
The zoning code does not address ownership of structures for new housing, just as it did not in the past.
The City’s Housing website gives an overview of resources and programs that are available to owners, residents, and developers of housing, including middle housing.
Land Use Planning
cddplanning@cityofvancouver.us
360-487-7803