WA State: HB 1491 Transit Oriented Housing Development (Proposed)
House Bill 1491 in Washington state aims to address the housing affordability crisis by promoting transit-oriented development (TOD). The bill mandates increased housing density near transit hubs, specifically within a half-mile radius of train stations and a quarter-mile radius of bus rapid transit (BRT) stops. Cities operating under the Growth Management Act (GMA) are required to rezone these areas to allow for higher density residential and mixed-use development.
Bellevue: Middle Housing Land Use Code Revision (Draft)
In response to state mandates outlined in HB 1110 and HB 1337, Bellevue is undertaking significant revisions to its Land Use Code. HB 1110 compels the city to expand housing options by allowing up to four units per lot (six near transit or with affordable units), necessitating the inclusion of diverse housing types like cottage housing, stacked flats, courtyard apartments, and townhouses, while respecting existing density limits. Complementing this, HB 1337 requires updates to regulations governing accessory dwelling units (ADUs), recognizing their vital role in meeting the state's unit-per-lot requirements. These legislative directives are the driving force behind the proposed amendments to Bellevue's Land Use Code, aimed at diversifying housing stock and increasing density to address evolving community needs.
Tukwila: STEP Housing
Washington State's HB 1220, passed in 2021, significantly impacted local regulations concerning "STEP Housing," encompassing emergency shelters, transitional housing, emergency housing, and permanent supportive housing. This legislation aimed to reduce restrictions on siting these crucial housing types. The law defines each STEP Housing type, clarifying distinctions between them and other similar facilities like group homes or assisted living. It explicitly excludes temporary encampments, tiny home villages, and traditional income-restricted housing, among other facility types, from the STEP Housing designation. Following the passage of HB 1220, Tukwila adopted regulations via Ordinance 2658 to align with the state statute. However, at that time, the Department of Commerce hadn't yet issued implementation guidance, nor had King County and the State Office of Financial Management finalized bed allocation numbers for each jurisdiction.
WA State: SB 5290 Streamline Local Permit Review Processes
Second Substitute Senate Bill 5290 focuses on consolidating and streamlining local permit review processes in Washington state. The bill amends several sections of existing law and adds new sections to Chapter 36.70B RCW, addressing various aspects of permit review, from timelines and completeness determinations to digital systems and financial assistance for local governments.
Lynnwood: Transformation to Transit Oriented Residential and Entertainment District
Lynnwood, Washington, designated a Regional Growth Center (RGC) in Snohomish County, is undergoing a significant transformation, driven by the imminent arrival of the Link Light Rail and anchored by the ambitious Lynnwood Public Facilities District Master Plan designed by FREIHEIT Architecture. This plan envisions revitalizing an aging area into a dynamic mixed-use entertainment district, serving as a catalyst for further development and public activity. The Master Plan is a key component of Lynnwood's broader strategy to capitalize on its strategic location and the increased connectivity afforded by the light rail.
Kirkland: Planning Work Program
The Planning Work Program (PWP) is a document prepared by the City of Kirkland that serves as a blueprint for the city's development over the next three years. It seeks to explore innovative solutions, including the potential for inclusionary zoning and the optimization of “middle housing”—a category that encompasses townhouses, duplexes, and other forms of multi-family dwellings.
Sound Transit: Light Rail Update
Sound Transit is currently in the midst of a transformative period, marked by the rapid expansion of its light rail network. Having successfully launched three major extensions—the Tacoma T Line expansion, the initial Eastside 2 Line, and the Lynnwood Link Extension—the focus now shifts to completing the remaining projects within the next two years. The forthcoming 2 Line extension to Downtown Redmond is poised to open in Spring 2024, with crews finalizing station construction, installing public art, and conducting crucial live wire and pre-revenue testing. This extension will add two new stations, enhancing connectivity within the Eastside.
Tukwila: Restricting Townhomes in Urban Center
The Tukwila Urban Center, a designated regional growth center within the Puget Sound Regional Council's growth strategy, is striving to increase its density and reduce reliance on cars. This designation makes the area eligible for additional funding to facilitate its transition into a denser, transit-oriented development.
Snohomish County: Light Rail Community (LRC) Zone
Snohomish County is developing a new Light Rail Community (LRC) zone to support high-density, transit-oriented development around future light rail stations. This initiative began after voters approved the Sound Transit 3 measure in 2016, leading to planning efforts that included public outreach in 2020-2021 and integration with the 2024 Comprehensive Plan Update. The draft LRC zone regulations are currently under review, with a public comment period running from February 1st to March 14th, 2025.
WA State: SB 5258 Impact Fees
Impact fees are one-time charges levied by local governments on new development projects to fund necessary infrastructure improvements like roads, parks, schools, and fire protection. Washington state law (RCW 82.02) mandates that these fees be proportional to the impact of the development and, specifically for housing, must be calculated to result in lower fees for smaller units. This proportionality must consider factors like square footage, number of bedrooms, or trip generation. The 2023 legislative update (SB 5258) reinforces this requirement, giving jurisdictions three options for calculating these tiered fees. Furthermore, state law (RCW 36.70A.681) limits impact fees for accessory dwelling units (ADUs) to no more than 50% of the fee for the primary dwelling.
WA State: SB 6015 Parking Requirements
Washington's 2024 Substitute Senate Bill 6015, now RCW 36.70A.622, significantly alters residential parking regulations under the Growth Management Act (GMA). Applicable to fully planning counties and their cities, excluding areas within a mile of major airports (with some exceptions), the law mandates updates to comprehensive plans and development regulations to comply with new parking standards. These updates must be completed by the next periodic update cycle.
King County: Updates to Critical Areas Ordinance (CAO)
King County Executive Dow Constantine transmitted a proposed ordinance to King County Council Chair Dave Upthegrove on December 5, 2024, seeking to update the county's critical areas regulations. The existing regulations, last comprehensively revised in 2004, are being updated in accordance with the Growth Management Act (GMA) and Revised Code of Washington. This update, initiated in 2022, involved consultation with Tribes, state and federal agencies, and community partners, and aims to establish updated development limits and requirements for areas surrounding critical areas.
WA State: HB 1998 Co-Living
HB 1998 is a Washington state law requiring cities and counties to permit co-living housing. Co-living is defined as independently rented and lockable sleeping units within a building where residents share kitchen facilities. The law mandates that co-living be a permitted use in urban growth areas on lots allowing at least six residential units, including mixed-use zones. This requirement applies to all fully planning counties and their cities by December 31, 2025. Jurisdictions must adopt or amend co-living housing standards by ordinance by this date, or the state law will supersede local regulations. Actions taken to comply with this law are exempt from challenges under the Growth Management Act and the State Environmental Policy Act.
Bellevue: Bellevue Downtown Association Office Market Recap
Bellevue's downtown office market is showing signs of recovery, buoyed by the impending full-time return of Amazon employees and ongoing leasing activity. While challenges persist, particularly from Microsoft's consolidation efforts, the city's diverse tenant base and strategic positioning offer hope for sustained growth.
Redmond 2050 Comprehensive Plan
Redmond, often hailed as "Silicon Valley North," is embarking on an ambitious journey guided by the Redmond 2050 Comprehensive Plan. This visionary document outlines a roadmap for the city's development over the next quarter-century, emphasizing equity, resilience, and sustainability as its core principles.
At the heart of Redmond 2050 lies a commitment to equity, ensuring that all residents, regardless of socioeconomic status, have access to opportunities and resources. This commitment is reflected in the city's efforts to provide affordable housing, quality education, and accessible healthcare. By prioritizing equity, Redmond aims to create a more inclusive and just community where everyone can thrive.
Tacoma: Ord. 28986 and Affordable Housing Zoning
Tacoma, a city often overlooked in the shadow of its larger neighbor, Seattle, is undergoing a significant urban transformation. Ordinance No. 28986, a comprehensive zoning overhaul, is at the heart of this revitalization. This ambitious initiative, part of the Home in Tacoma (HIT) Phase 2 project, aims to address pressing challenges such as housing affordability, urban sprawl, and climate change.
The ordinance marks a radical departure from traditional zoning practices, which often prioritize single-family homes and low-density development. By introducing new urban residential (UR) zones and relaxing restrictive development standards, the city is embracing a more flexible, mixed-use approach. These UR zones, categorized by density and development standards, are designed to accommodate a diverse range of housing types, from single-family homes to multi-unit dwellings.
Seattle: CB 120822 and co-housing
Seattle is poised to further its commitment to innovative housing solutions by easing restrictions on congregate living. This move, driven by both local and state-level initiatives, reflects a growing recognition of the potential benefits of co-living and a desire to address the challenges of affordability and social isolation in urban environments.
At the heart of this shift is the recent state legislation, Engrossed Substitute House Bill 1998 (ESHB 1998), which mandates that cities allow co-living arrangements in designated zones. This state-level directive has prompted Seattle to re-examine its zoning code and make necessary adjustments to accommodate this emerging housing model.
Bellevue: 2024 Economic Summit
Bellevue, a city synonymous with technological innovation and economic prosperity, once again reaffirmed its status as a regional economic powerhouse at its annual Economic Forecast Summit. The event, hosted by the Bellevue Chamber of Commerce, brought together business leaders, policymakers, and industry experts to delve into the intricacies of the global and domestic economic landscape.
Kirkland: HB 1110 Initial Briefing
The City of Kirkland must comply with new state housing mandates.
The initial focus is on achieving minimum compliance with these mandates.
Public engagement is a priority throughout the process.
A second briefing with draft code amendments will follow in February 2025.
Bellevue: Industry Talks and The Future of Bellevue
Bellevue, once a sleepy suburb, is undergoing a rapid metamorphosis. A confluence of factors—technological innovation, demographic shifts, and ambitious urban planning—is reshaping this city into a dynamic metropolis. The recent event, "The Future of Bellevue," offered a glimpse into the city’s evolving landscape and the challenges it faces.