You find your dream home. Perfect location, perfect price. Then you discover it's zoned for potential apartment development. Your quiet street could become a busy corridor. Or you want to build an ADU, but the zoning doesn't allow it.
Understanding zoning could have saved you from these surprises. Zoning determines what can be built on a property, how it can be used, and what changes are allowed. It affects your home's future, your neighborhood's character, and your property value.
Table of Contents
- What Is Zoning?
- Seattle Residential Zoning Types
- How to Look Up Zoning
- What Zoning Allows
- How Zoning Affects Property Value
- Seattle Upzoning Trends
- Zoning in Other Washington Cities
- Overlay Zones and Special Districts
- Zoning Changes and Variances
- Summary
- Next Steps
- Related Articles
- Additional Resources
What Is Zoning?
Zoning is government regulation of land use. Cities divide land into zones (districts), and each zone has rules about what can be built, how big buildings can be, and how land can be used.
Purpose:
- Separate incompatible uses (factories away from homes)
- Preserve neighborhood character
- Manage growth and density
- Protect property values
Who controls it: Seattle: Seattle Department of Construction and Inspections (SDCI). Unincorporated areas: County.
Why Zoning Matters for Homebuyers
Determines what you can do with property: Can you build an ADU? Split the lot? Add a second story? Run a business from home?
Affects neighborhood character: Will it stay single-family? Could apartments be built nearby? Will it get denser?
Influences property value: Higher-density zoning = higher land value (development potential). Lower-density zoning = lower land value (limited use). Upzoning = property value increase.
Impacts future development: What could be built on vacant lots? What could replace older homes? How will the neighborhood change?
Seattle Residential Zoning Types
Single-Family Zones
SF 5000 (Single-Family 5000): Minimum lot size 5,000 sq ft. One single-family home per lot. ADUs allowed (up to 2). Max height 30 feet (2.5 stories). Lot coverage 35% max.
Where: Most of Seattle's single-family neighborhoods.
What you can build: one single-family home, two ADUs (one attached, one detached), home occupation (small business).
SF 7200 and SF 9600: Same rules as SF 5000, just larger minimum lot sizes. Less common.
Residential Small Lot (RSL): Minimum lot size 2,000-3,000 sq ft. Townhouses, rowhouses, cottage housing. Higher density than SF. Max height 30-40 feet.
Where: Limited areas (mostly new developments).
Low-Rise Multifamily Zones
LR1 (Lowrise 1): Apartments and condos allowed. Max height 30 feet (2-3 stories). Density ~1 unit per 2,000 sq ft.
Where: Transition areas between single-family and higher density.
LR2 (Lowrise 2): Apartments and condos allowed. Max height 40 feet (3-4 stories). Density ~1 unit per 1,600 sq ft.
Where: Near commercial areas, arterials.
LR3 (Lowrise 3): Apartments and condos allowed. Max height 40 feet (3-4 stories). Density ~1 unit per 1,200 sq ft (more units than LR2).
Where: Near commercial areas, urban villages.
Mid-Rise and High-Rise Zones
MR (Midrise): Max height 65-85 feet (6-8 stories). Higher density. Commercial on ground floor often.
Where: Urban centers, near light rail.
HR (Highrise): Max height 85-400+ feet (8-40+ stories). Highest density. Commercial on ground floor often.
Where: Downtown, South Lake Union, University District.
Neighborhood Commercial Zones
NC (Neighborhood Commercial): Mixed-use (commercial + residential). Max height 30-65 feet. Commercial on ground floor, residential above.
Where: Neighborhood business districts (Ballard, Fremont, etc.).
How to Look Up Zoning
Seattle Zoning Map
Online tool: Seattle Zoning Map
Enter address. Shows zoning designation and boundaries. Free, easy to use.
Example: 5015 22nd Ave NW, Seattle (Ballard). Zoning: SF 5000. Means: single-family, 5,000 sq ft min lot, ADUs allowed.
Seattle Zoning Code
Seattle Municipal Code (SMC) Title 23: Land Use Code. Detailed rules for each zone. Available online at library.municode.com/wa/seattle.
What you'll find: allowed uses, height limits, setback requirements, lot coverage limits, parking requirements, design standards.
Example: SF 5000 zone rules are in SMC 23.44.010.
Other Resources
Seattle SDCI: seattle.gov/sdci. Zoning information, pre-application meetings (free), ask questions about specific properties.
Title report: When you buy a home, title report includes zoning. Verify before closing.
Real estate agent: Should know zoning basics, can help interpret, but may not be expert—verify yourself.
What Zoning Allows
ADUs (Accessory Dwelling Units)
Allowed in all single-family zones (SF 5000, SF 7200, SF 9600, RSL). Up to 2 ADUs per lot (one attached, one detached).
Not allowed in multifamily zones (LR1, LR2, LR3)—they already allow multiple units.
Size limits: detached ADU 1,000-1,400 sq ft (depends on lot size), attached ADU 1,000 sq ft or 40% of primary dwelling.
See ADU Basics in WA for details.
Lot Splits
Allowed in single-family zones if lot is large enough. Must meet minimum lot size for zone.
Example: SF 5000 zone, 10,000 sq ft lot. Can split into two 5,000 sq ft lots. Build two homes (one on each lot).
Requirements: each lot must meet minimum size and setbacks, utilities must be available, subdivision process required.
Value: lot splits can significantly increase land value. 10,000 sq ft lot worth more as two 5,000 sq ft lots.
Height Limits
Single-family zones: max height 30 feet (2.5 stories), measured from average grade.
Multifamily zones: LR1 30 feet, LR2/LR3 40 feet, MR 65-85 feet, HR 85-400+ feet.
Exceptions: pitched roofs get additional height, flat roofs have strict limits.
Setbacks
Front setback: distance from front property line to building, typically 20 feet (single-family).
Side setback: distance from side property line to building, typically 5 feet (single-family).
Rear setback: distance from rear property line to building, typically 25 feet (single-family).
Why it matters: limits building size, affects where you can build additions or ADUs.
Lot Coverage
Maximum lot coverage: percentage of lot that can be covered by buildings. Single-family typically 35%, multifamily 40-65% (depends on zone).
Example: 5,000 sq ft lot, max coverage 35% = 1,750 sq ft. Includes primary home + ADU + garage + other structures.
Why it matters: limits total building size, affects ADU size if primary home is large.
Home Occupations
Allowed in all residential zones. Small businesses run from home.
Requirements: no employees (except residents), no exterior changes, no increased traffic, no signs (or small sign only), no retail sales (or limited).
Examples: consulting, freelance work, tutoring, small office.
Not allowed: retail store, restaurant, auto repair, manufacturing.
How Zoning Affects Property Value
Higher Density = Higher Land Value
Development potential: LR2 lot worth more than SF 5000 lot (same size). Can build more units = more value. Developers pay premium for higher-density zoning.
Example: 5,000 sq ft lot, SF 5000 zone: $400,000 land value. Same lot, LR2 zone: $600,000+ land value. Same lot, different zoning, different value.
Upzoning Increases Value
Upzoning: changing zoning to allow higher density. SF 5000 → LR2 = upzoning. Increases land value.
Seattle example: home in SF 5000 zone $900,000. Rezoned to LR2: $1,100,000+. Increase: $200,000+ (development potential).
Who benefits: current homeowners (property value increases), developers (can build more units).
Who may not like: neighbors (fear of change, density), preservationists (fear of teardowns).
Downzoning Decreases Value
Downzoning: changing zoning to allow lower density. LR2 → SF 5000 = downzoning. Decreases land value. Rare.
Why rare: property owners oppose (value decrease), cities want density (housing shortage).
Seattle Upzoning Trends
2019 MHA (Mandatory Housing Affordability)
What it did: upzoned many areas near urban villages, increased height limits, required affordable housing (or fee).
Result: more development capacity, more housing built, property values increased in upzoned areas.
2024 Comprehensive Plan Update
What it proposes: more upzoning near light rail stations, allow more density in single-family zones, "missing middle" housing (townhouses, small apartments).
Timeline: adopted 2024, implementation 2025-2035.
What it means: more areas will be upzoned, more development in single-family neighborhoods, property values may increase (development potential).
Future Trends
Expect: continued upzoning (housing shortage), more density near transit, more "missing middle" housing, less single-family-only zoning.
What it means for buyers: single-family neighborhoods may change, property values may increase (development potential), more housing options (good for affordability).
Zoning in Other Washington Cities
Bellevue
Zoning types: R-1 through R-30 (residential, various densities). R-5: single-family, 5,000 sq ft min.
ADUs: allowed in single-family zones, one ADU per lot (as of 2025), owner occupancy required.
Lookup: Bellevue GIS
Tacoma
Zoning types: R-1 through R-5 (residential, increasing density). R-2: single-family typical.
ADUs: allowed in single-family zones, two ADUs per lot, no owner occupancy required.
Lookup: Tacoma Permits
Redmond
Zoning types: R-1 through R-35 (residential, various densities). R-4: single-family, 4,000 sq ft min (typical).
ADUs: allowed in single-family zones, one ADU per lot, no owner occupancy required.
Lookup: Redmond Maps
Kirkland
Zoning types: RS (residential single-family), RM (residential multifamily).
ADUs: allowed in single-family zones, one ADU per lot, no owner occupancy required.
Lookup: Kirkland Maps
Unincorporated King County
Zoning types: R-1 through R-48 (residential, number = units per acre). R-6: 6 units per acre (suburban typical).
ADUs: allowed in single-family zones, rules vary by area.
Lookup: King County GIS
Overlay Zones and Special Districts
What Are Overlay Zones?
Overlay zone: additional rules on top of base zoning. Applies to specific areas. Adds restrictions or requirements.
Common overlays:
Historic districts: protects historic buildings, requires design review for changes, limits demolition. Example: Pike Place Market Historic District.
Environmentally critical areas: steep slopes, wetlands, shorelines. Limits development.
Shoreline district: near water (Puget Sound, Lake Washington). Special rules for development, protects shoreline access.
View corridors: protects views, limits height in certain areas.
How to Check for Overlays
Seattle Zoning Map shows overlay zones. Click on property to see details.
Title report lists overlay zones. Verify before buying.
SDCI pre-application meeting: ask about overlays.
Zoning Changes and Variances
How Zoning Changes
Rezone: change zoning designation. Requires city council approval. Rare for individual properties. More common for large areas (comprehensive plan updates).
Process: property owner or city initiates, public hearing, city council votes. Can take months or years.
Variances
What is a variance: exception to zoning rules. Allows something normally not allowed. Requires approval.
When granted: hardship (unusual lot shape, topography), minimal impact on neighbors, consistent with intent of zoning.
Example: lot is oddly shaped, can't meet setback requirement, request variance to build closer to property line.
Process: apply to city, public notice, hearing (if needed), approval or denial.
Not guaranteed: neighbors can object, city may deny.
Summary
Zoning regulates land use, building size, and what you can do with property. Seattle single-family zones (SF 5000 most common) allow one home + two ADUs. Multifamily zones (LR1, LR2, LR3) allow apartments, condos, higher density.
Look up zoning using Seattle Zoning Map (online) and Seattle Municipal Code (detailed rules). Zoning determines ADU eligibility, lot split potential, height limits, setbacks, lot coverage.
Higher density zoning = higher land value (development potential). Upzoning increases property value. Seattle is upzoning near transit and urban villages.
Other WA cities have different zoning systems—check city-specific rules. Overlay zones add restrictions: historic districts, environmentally critical areas, shorelines.
Zoning changes are rare for individual properties. Variances allow exceptions for hardships.
Next Steps
- Look up zoning for properties you're considering using Seattle Zoning Map
- Understand what zoning allows: ADUs, lot splits, height/setback limits
- Check for overlay zones: historic districts, environmentally critical areas
- Consider future changes: is area likely to be upzoned? Near transit = higher potential
- Verify zoning before buying: title report, city records
- Ask questions: SDCI pre-application meeting (free), real estate agent, attorney
Related Articles
- ADU Basics in WA - Building accessory dwelling units
- Neighborhood Research Guide - Evaluating neighborhoods
- Property Type Comparison - Different property types
- Home Construction Basics - Understanding home construction
Additional Resources
Seattle zoning:
Other cities:
Disclaimer: This article provides general information about zoning in Washington State. Zoning rules change frequently. Verify current rules with city or county before making decisions. Consult with appropriate professionals about your specific situation.