PLOT’s Approach to Middle Housing

Scales of house  illustrated, with focus on Middle Housing typologies. © PLOT

Middle Housing encompasses a diverse range of housing types that fits between detached single family homes and higher density mid-rise and high-rise residential. Specifically, from detached dwelling Units (DADU’s), duplex, triplex, fourplex, clustered homes, townhomes and rowhouses all the way to small 20-unit apartment buildings.

Often referred to as the "Missing Middle," these housing typologies have been outpaced by low-density and high-density units over the past 30 years. Middle Housing types are integral to fostering healthy urban environments by offering greater housing choice, affordability, and access to a neighborhood’s urban amenities. Interest in Middle Housing has recently surged, particularly in West Coast cities and towns, driven by skyrocketing land prices, renewed interest in urban living, and a growing demand for quality, affordable housing alternatives.

Example of Middle Housing in a Mountain Town in Northern Idaho.  Designed by PLOT.

Below are some key points to Middle Housing:

Equity and Cost Benefits of Middle Housing

Middle Housing typologies are often for-sale units, offering a more affordable path to homeownership compared to detached single-family homes in similar locations. This is key for cities looking to attract middle-class families back into their communities. Unlike most large multifamily developments, which are typically rental units, Middle Housing enables individuals to build equity within cities, often in close proximity to desirable urban amenities. Furthermore, there is a demand for housing options without the maintenance demands of traditional detached single-family homes.

Construction costs for Middle Housing are also comparatively lower than for larger buildings. Since many of these structures fall under the International Residential Code, owners and developers can use less expensive materials and avoid costly commercial grade fire suppression systems.

Additionally, construction costs can be lower than for detached single-family homes since many Middle Housing projects share common walls, reducing the need for more expensive exterior walls.

As land values climb, increasing density through Middle Housing becomes a financial necessity for many property owners looking to develop. Typologies like live-work townhomes are especially effective at bridging housing and employment needs. These units provide space for small businesses on the ground floor, catering to those who want to work from home while maintaining a public-facing or small-scale professional presence. These developments thrive near neighborhood commercial cores, enhancing walkable community hubs without necessarily being on “main street.”

Location and Sustainability

Middle Housing is often strategically located near urban and neighborhood centers, offering a sustainable alternative to sprawling detached single-family developments. These housing types:

• Are typically within walking distance of public transit, reducing dependence on cars.

• Provide closer access to amenities such as parks, grocery stores, schools, daycare, and restaurants.

• Act as a transitional urban form, bridging high-density developments with low-density neighborhoods by creating a seamless gradation of building bulk and scale.

This proximity to amenities and transit options supports a reduced carbon footprint and promotes walkability, making Middle Housing a crucial component of sustainable urban design.

Designing Middle Housing for Community and Context

Middle Housing units are generally smaller than single-family homes, making efficient use of space a design priority. Thoughtful design ensures compatibility with surrounding single-family neighborhoods by addressing bulk, scale, and architectural language. This is especially important in areas where Middle Housing is a new concept.

At PLOT, we emphasize designs that respect and enhance neighborhood character while fostering community placemaking. For example, site planning for cottage housing or townhomes can include shared open spaces, playgrounds, or community areas to encourage neighborly interaction.

Market-informed design is another key consideration. We work closely with clients to determine factors like the number of bedrooms, quality of finishes, and unique market differentiators to create appealing experiences for residents. Understanding the site location and community needs allows us to key into specific design elements that create differentiation. This might be something as simple as a “gear wall” in a garage to store outdoor recreational gear in a mountain town or as significant as providing a large number of bedrooms to accommodate intergenerational living.

Challenges & Opportunities to Middle Housing Development

Despite its many benefits, Middle Housing often faces roadblocks, primarily due to zoning regulations and public perception. Key challenges include:

• General Zoning Restrictions: Many jurisdictions impose limits on the density of units per acre, front setbacks, lot coverage, floor area ratio (FAR) and allowable uses. Some jurisdictions’ zoning codes fail to recognize townhomes as a distinct housing type, categorizing them instead as either single-family or multifamily units, which can restrict density.

• Off-Street Parking Requirements: Outdated zoning regulations often tie parking requirements to the number of bedrooms in a unit rather than the number of units, resulting in excessive parking needs that hinder density. Although thoughtful consideration of parking is important, we often see over-parking requirements that reduce the usable site space a project needs to succeed on small lots.

• Public Perception: Concerns about changes to neighborhood character, increased density, and potential displacement of current residents often lead to resistance against middle housing development. Addressing these concerns is essential. While displacement is a challenging reality in many neighborhoods, the demand for affordable, sustainable, and thoughtfully designed housing continues to grow. Efforts should focus on making such housing attainable for as many people as possible.

However, many regional communities in Washington, such as Seattle, Tacoma, and Redmond, have taken steps in the right direction by streamlining their zoning codes to be more inclusive of various Middle Housing typologies. This is directly in response to Washington House Bill 1110, passed in 2023, to encourage Middle Housing.

For example, Seattle is in the process of updating its zoning map to expand Low-Rise Residential (LR 1, 2, and 3) zones, specifically to encourage higher density Middle Housing typologies. Currently, many Neighborhood Residential (NR 1, 2, and 3) zones offer limited opportunities for Middle Housing, aside from DADUs, but proposed changes to NR zone will allow up to 4 market-rate units per lot (at least 6 units when close to frequent transit). These proposed changes will significantly impact land-use development opportunities in Seattle's residential neighborhoods. Take a look here, to see if your property will be changed from NR to LR. These changes are planned to take affect in June 2025.

Conclusion

Middle Housing offers critical housing options that enhance affordability, sustainability, and urban livability. By providing a range of typologies that fit seamlessly into existing neighborhoods, Middle Housing supports thriving, inclusive communities.

At PLOT, we specialize in designing thoughtful Middle Housing projects that enhance urban environments while fostering community and neighborhood quality. Reach out to learn how we can help you!