03-05-2025
How fast is Olympia growing? Residents raise concerns about rising middle housing
The City of Olympia is continuing to take comments on a number of housing code amendments aimed at middle housing — more ADUs, duplexes and triplexes in more single-family neighborhoods.
However, some residents are raising concerns about code amendments that address the size of the city. The larger the city, the more units can be developed on a single lot.
Most code revisions address requirements set by House bills 1110 and 2321 which were passed by the state legislature.
HB 1110 was passed in 2023 and requires cities to allow middle housing in areas that typically have only single-family homes. Middle housing includes duplexes, triplexes, townhomes and more. The bill also limits how cities can regulate middle housing, lowers parking requirements and includes resources to streamline design review processes.
HB 2321 was passed in 2024 and addresses minimum residential density, exemptions for critical areas, creation of new lots through lot splitting, and encourages dense building near major transit stops.
According to city documents, Tier 1 cities have a population of 75,000 or more. Tier 2 cities have a population of 25,000 to 75,000. Olympia is a Tier 2 city currently, with a population of about 55,400, but by 2030, Olympia and its urban growth area are projected to meet the Tier 1 population threshold.
To avoid revising code once the city reaches 75,000 people, the city plans to meet Tier 1 requirements now. This means the number of units allowed on a lot will increase from two to four. Near major transit stops, or when at least two affordable housing units are provided, the number will increase from 4 to 6.
The city has heard from residents about the changes during public comment before the Planning Commission and in writing. So far, comments have only trickled in and none were completely in favor of all the amendments.
At the April 21 Planning Commission meeting, Bob Jacobs said the proposed policy amendments would have a very significant impact on the Governor Stevens historic neighborhood.
He said revising code to meet the standards of a Tier 1 city and allowing more units per lot retroactively is jumping the gun.
He said Olympia won't meet the Tier 1 population threshold of 75,000 by 2030 as predicted, unless the city moves forward with annexing its entire Urban Growth Area. Without doing that, he said it would take Olympia 20 years to reach 75,000 people.
Sandy Novack wrote to the city that she strongly objects to the housing code amendments. She said allowing up to six units per lot would allow the city to succeed 'in packing as many people as you can together.'
'Most of us, even the poor or middle would like to walk a short distance to see a forest or a tree or a bit of sky,' she said. 'People are happier and better adjusted when they can do that. I suggest affordable housing go up but have space around it that is not developed.'
She said if developers can't afford to build smaller, they should subsidize the building of smaller houses or build public housing. Novack also argued against upping the size of ADUs to 1,000 square feet.
Lorie Hewitt wrote to the city that her concerns are related to preserving the historic heritage and character of the South Capitol Neighborhood, while allowing some proportional increased density needed for housing.
Hewitt echoed Jacobs' concerns regarding making Olympia a Tier 1 city. She said there's no guarantee Olympia will actually be a Tier 1 city by 2030.
'I have lived here 40 years and seen many population projections come and go and not ever materialize,' she said.
Hewitt said she doesn't see the benefit of redefining the city limits by including the UGA.
'Why intentionally reduce the flexibility to design a program for a Tier 2 city and see how it works before jumping right into Tier 1 requirements from the State?' she said. 'Many regulations benefit from adjustments in a 5 year timeframe, which should not be overly onerous as far as staff time. Just review the regulations in 2030 and amend them, if needed.'
Hewitt said increasing unit density for neighborhoods within half a mile from a 'frequent transit route' would entirely encompass the South Capitol Neighborhood.
'Has anyone actually looked at our neighborhood lots?' she said. 'Fitting six units on them will certainly not allow for design standards that respect the historic nature of our streets and houses.'
Hewitt also raised concerns about selling individual units on a lot to other owners. She said if a development is approved on a parent lot, the amendments allow for the individual units to be sold independently of each other.
She asked what provisions are in place to make sure each of these units isn't bought and used primarily for business purposes.
'Unfortunately, when that happens it's likely they will frequently be left vacant due to absentee ownership,' Hewitt said. 'And when owners are present and properties are used for business purposes, parking can become an issue on congested SCN streets. The SCN already has a large share of houses whose owners are operating businesses and leave them vacant for most of the year.'
Transit stops
Near major transit stops, or when at least two affordable housing units are provided, the number will increase from 4 to 6. There aren't any major transit stops in Olympia under the state's definition. Instead, Olympia code is being proposed using 'frequent transit routes' for transit stops that have four or more stops per hour for 12 or more hours per day.
The geographical range for areas considered near frequent transit routes — the areas that could see the 4-to-6 unit increase — would increase to half a mile from the current quarter of a mile.
The city's amended codes would not require off-street parking as a condition of permitting middle housing within half a mile walking distance of a frequent transit route.
ADUs
Under the state regulations, cities can choose whether to count Accessory Dwelling Units in the Unit Lot Density allowed. The most allowed on one lot would be a six-plex or a six-plex and two ADUs.
Cities also can no longer adopt a size limit for ADUs that's less than 1,000 square feet. Olympia code will have to be updated to increase the maximum size from 850 square feet.
The city isn't allowed to impose setback requirements, yard coverage limits, tree retention mandates, restrictions on entry-door locations, aesthetic requirements or requirements for design review for ADUs that are more restrictive than those for the principal unit.
Code amendments also would allow ADUs to be converted from existing structures, including but not limited to detached garages, even if they violate current code requirements for setbacks or lot coverage.
Code also would be updated to keep building height maximums at 35 feet, but allow three stories instead of two, in residential zoning districts that allow 12 or fewer units per acre.
Joyce Phillips, long-range planning manager, said comments are being taken on the draft amendments until May 15. A public hearing could occur as soon as July or August, and the City Council is expected to make a decision by the end of the year.
To receive notice of public hearings or when the new draft is out, you can submit an email to middle@ and ask to become a party of record.
