MASSIVE (housing) CHANGES COMING!
BIG change is on the horizon for the entire State of Washington’s zoning laws…
…and therefore potentially the look, feel, flavor, and fabric of housing, neighborhoods, and backyards throughout all of Washington’s cities, including Bellingham.
Recently signed into law were House Bill’s 1110 and 1337.
Short in name, massive in their implications, these two bills unleash a potential level of housing density inside City limits and their UGA’s (urban growth areas) that will – if you’re not already familiar with them – raise your eyebrows a bit, I am predicting.
In today’s newsletter I am going to give the briefest summary about what’s coming down the road with these bills – mandated to arrive and be fully implemented in Whatcom County no later than January, 2026.
Get out your sketch pad, let your inner architect find their muse, and let’s dive into this tectonic-in-scope set of changes coming soon!
What are these bills, essentially?
House Bill 1337 addresses ADU’s - accessory dwelling units.
Those are the backyard cottages, carriage houses, and sometimes-attached apartments some homes have, with their own complete kitchen and baths, etc.
I’ll share more about the changes 1337 brings.
House Bill 1110 addresses “middle housing.’
This means duplexes, tri’s and four’s, townhouses, stacked flats and such that can blend into regular residential neighborhoods (versus more dense large-apartment structures in higher-density zoned areas).
Currently, if you wanted to build a fourplex, for example, you wouldn’t get a permit to do that in a Single-Family zoned area – such as all the yellow areas shown on the Bellingham south side zoning map below.
House Bill 1110 makes ALL lots into multifamily lots.
That’s right.
It does away with single family zoning altogether – unless the lot is in an HOA and/or has a deed restriction previously recorded prohibiting multiple units.
Furthermore, in a Tier 1 city like Bellingham (over 75,000 people) the new zoning allows the following:
Four units, or...
...Up to 6 units if the lot is within ¼ mile walking distance of a major transit stop, or...
...Up to 6 units if two of the units are affordable.
These units can be attached, detached, owner-occupied or tenant-occupied, and...
...hold onto your hat for this one…
…can be sold off separately -- each unit can -- to a separate new owner.
House Bill 1337 addresses Accessory Dwelling Units (ADU's)
This other dramatically eases the barriers on the construction and use of ADU’s. It effectively:
Legalizes an accessory dwelling unit (ADU) on any lot size that qualifies for a house.
Permits up to two ADUs per lot, in any combination of attached or detached configurations.
Allows ADUs to be as large as 1,000 square feet.
Removes the requirement for the property owner to reside on site.
Caps impact fees for ADUs at 50% of those assessed on primary residences.
Relaxes parking requirements for ADUs.
Forbids design standards or restrictions for ADUs that are more stringent than those for the main house.
Enables ADUs to be built up to property lines adjacent to alleys.
Eliminates mandates for public right-of-way improvements in conjunction with ADU development.
Authorizes the sale of ADUs as individual condominium units.
You read that last one right:
You can sell off the cottage in your backyard, whether that is to help someone enter homeownership at a lower cost point, or to ease your cost of owning the entire property by yourself.
The best of intentions
Both of these bills are intended to help address the housing shortage crisis, and the affordability crisis, by creating a larger quantity of smaller, denser, less expensive housing units.
In theory, by simply increasing supply, that *should* be one outcome.
But, I gotta wonder, since there isn’t currently a clause in the bill specifically requiring affordability for most of the structures allowed under these bills, is it plausible to think that people who make their living by building or investing in housing, might use the bills to build higher-profit housing such as luxury condos and townhouses?
I’ll let you answer that one for yourself.
Were you already aware?
I’ve found that very few people are talking about these impending changes, and many haven’t even heard of them.
Even real estate and building professionals.
Everyone will be affected by these growth-boosting changes.
I recommend you do some additional research and reading, whether you’re inclined to put another housing unit or two on your property, or just to know what your neighbors might be thinking or planning.
Reach out if you’d like to discuss it, as I will stay on the learning path and do my best to share relevant info about it all.
Have an awesome rest of the week my friend, and I’ll see you again two Wednesdays from now.
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