Bothell: Housing Growth

The City of Bothell is currently positioning itself as a regional leader in housing advocacy, transitioning from its historical suburban roots into a proactive urban center. Following its 1960s motto of being a place for a "lifetime," the city has implemented a series of aggressive zoning reforms starting in 2024 that significantly exceed Washington State’s baseline requirements. While the state mandated allowing at least two units per residential lot, Bothell’s new code utilizes a density-per-acre standard that scales with lot size. This shift allows for substantially more units on larger parcels and, crucially, establishes minimum density floors. By requiring developers to build at least 50% of the maximum allowed density, the city ensures that its limited land is used efficiently rather than being underutilized by low-density projects.

 The momentum continued into 2025 as the City Council removed all off-street parking requirements and legalized commercial storefronts within residential neighborhoods. These policy "levers" are already yielding measurable results despite a broader regional slowdown in the Puget Sound housing market. Data from 2025 reveals a surge in "pre-application" activity, a phase that historically sees a 90% conversion rate into actual permits. While the city averaged roughly 580 units in pre-application over the previous five years, that number jumped to over 1,000 last year. Additionally, formal land use development applications skyrocketed by 980% compared to recent lows, signaling a robust pipeline of future construction.

Specific project examples highlight the impact of these changes. Under the new code, a townhome development that was previously capped at 18 units has expanded to 79, and a major apartment complex on 120th Avenue NE grew from 264 to 322 units. This particular project is set to become the city’s tallest building, replacing a parking lot and utilizing a density bonus to provide 32 subsidized affordable housing units for households at 60% of the area's median income. The minimum density requirements are also forcing creative architectural solutions; some developers are blending townhomes with small apartment buildings to meet the new floors, resulting in more diverse housing types and higher unit counts than previously possible.

Mayor Mason Thompson and city officials acknowledge that while macroeconomic challenges like high interest rates and labor shortages are affecting the wider region, Bothell’s local policy shifts are designed to counter these trends. The current "urbanist majority" on the council, fueled by shifting voter priorities since 2019, views these reforms as a necessary response to the regional housing crisis. Although overall permit volumes have remained steady following a peak in 2021, the massive spike in early-stage applications suggests a significant building boom is imminent. By removing regulatory barriers and mandating higher density, Bothell aims to serve as a proof-of-concept for other Washington jurisdictions struggling with housing supply.