Kirkland: Housing Evolution
Kirkland is actively engaged in updating its development standards to align with recent Washington State mandates concerning middle housing, accessory dwelling units, parking, and design review within its residential zones. These changes are driven by state legislation, notably the "missing middle" housing bill (E2SHB 1110) and the accessory dwelling units bill (EHB 1337), enacted to address the statewide housing affordability and availability crisis. The state's authority to impose such requirements stems from the Growth Management Act (GMA), which compels local governments to plan for housing accessible across all income levels.
Kirkland must revise its codes to permit up to four housing units per lot citywide, with an increase to six units per lot within a quarter-mile walk of a major transit stop or when two units are designated as affordable. This necessitates the inclusion of new housing types like courtyard apartments, stacked flats, and townhouses, in addition to the already permitted cottage housing, duplexes, and triplexes. The city has conducted a gap analysis comparing state requirements to its existing development standards to facilitate this update.
Middle housing, encompassing housing types between single-family homes and apartments such as townhouses, duplexes, triplexes, accessory dwelling units, and cottages, is a key focus. These housing options, often more compact, offer potential for increased affordability and entry-level homeownership. While Kirkland already permits some middle housing types, the new state law, HB 1110, requires the city to allow more of these options in all residential areas and achieve a minimum density of 4 to 6 dwelling units per lot. This aims to increase housing supply near job centers, transit, and amenities, with the recognition that higher-density, "gentle density" housing can be more affordable due to construction efficiencies and reduced household energy and transportation costs.
The state mandate also emphasizes the inclusion of affordable housing. Kirkland must allow up to six homes per lot if two are affordable, with a transit proximity exception. The city is reviewing its inclusionary zoning policies, which ensure affordable units in new developments or require developers to pay a fee for off-site affordable housing, in light of the new state density allowances.
While middle housing offers affordability benefits compared to standard single-family homes and can free up smaller units, factors such as land, labor, and material costs, design complexities, zoning and building codes, permit processes, and financing challenges can contribute to its higher initial cost.
Residents in predominantly single-family neighborhoods in Kirkland can anticipate seeing more middle housing types integrated, although these developments are expected to adhere to existing size and design rules, resulting in a modest impact on neighborhood aesthetics. Kirkland faces a deadline of June 30, 2025, to adopt these new state housing requirements and will be engaging the public through hearings and open houses, with ongoing updates available on the city's website and via a dedicated housing email list.