Introduction

Seattle’s real estate landscape is ever-changing, and understanding the current zoning restrictions is crucial for homeowners and investors. In this post, we'll break down the existing neighborhood residential zones—NR1, NR2, NR3, and RSL—as of March 2024. We'll explore how these zones affect what you can do with your property and what changes the One Seattle Plan may bring.

What Are the Current Zoning Restrictions?

Seattle’s zoning codes are designed to regulate land use across different neighborhoods. The four main residential zones—NR1, NR2, NR3, and RSL—each have specific rules that determine the size of lots, the number of dwelling units allowed, and the maximum density.

NR1, NR2, NR3, and RSL Zones

• NR1 (Neighborhood Residential 1):

  • Minimum Lot Size: 9,600 sq ft

  • Allowed Units: 1 principal dwelling + 2 accessory dwelling units (ADUs)

  • Density: 1 unit per 3,200 sq ft

  • Lot Coverage: 35% for lots ≥ 5,000 sq ft

  • Height Limit: 30 ft + 5 ft for pitched roofs

• NR2 (Neighborhood Residential 2):

  • Minimum Lot Size: 7,200 sq ft

  • Allowed Units: 1 principal dwelling + 2 ADUs

  • Density: 1 unit per 2,400 sq ft

  • Lot Coverage: 35% for lots ≥ 5,000 sq ft

  • Height Limit: 30 ft + 5 ft for pitched roofs

• NR3 (Neighborhood Residential 3):

  • Minimum Lot Size: 5,000 sq ft

  • Allowed Units: 1 principal dwelling + 2 ADUs

  • Density: 1 unit per 1,667 sq ft

  • Lot Coverage: 35% for lots ≥ 5,000 sq ft

  • Height Limit: 30 ft + 5 ft for pitched roofs

• RSL (Residential Small Lot):

  • Minimum Lot Size: 2,000 sq ft

  • Allowed Units: 1 principal unit + 1 ADU per 2,000 sq ft

  • Density: 1 unit per 1,000 sq ft

  • Lot Coverage: 50%

  • Height Limit: 30 ft + 5 ft for pitched roofs

Setbacks and Other Considerations

Setbacks are the required distances between a building and the property lines. In Seattle:

• Front Setback: Average of adjacent buildings or 20 ft, whichever is less.

• Rear Setback: 25 ft or 20% of the lot depth, whichever is less.

• Side Setback: 5 ft for both NR zones and RSL.

These rules are critical for determining where you can build on your lot and how much of your lot can be developed.

What Does This Mean for You?

If you own a property in one of these zones, you might have the potential to build additional units, whether for rental income or increased property value. However, this also means that your neighborhood could see more development, which might change its character.

Considerations for Investors

The proposed changes in the One Seattle Plan might make smaller lots more attractive to investors, as increased density could allow for more units per lot, making these properties more profitable.

Conclusion

Seattle's zoning restrictions play a vital role in shaping the city's neighborhoods. Understanding these rules can help you maximize your property’s potential, whether you’re looking to build, invest, or simply stay informed about your neighborhood's future.