Housing & Zoning

Kirkland is the 3rd densest city in the state of Washington

There’s a lot of talk about increasing density here. Kirkland consistently ranks #3 in density (persons per square mile) per the Office of Financial Management - only behind Seattle and Mountlake Terrace. Lynnwood, Redmond and Bellevue — all now with light rail planned to Seattle — rank #6, #10 and #12, respectively.

We also hear a lot about state mandates. While Kirkland has already led the state in “middle housing'“ code, aka cottages, ADUs and DADUs, in 2023 the Washington State Legislature passed HB 1110. It requires cities like Kirkland to allow at least four dwelling units per lot in areas previously zoned for single-family housing. In certain areas—such as those within a quarter-mile of major transit stops or where at least two units are designated as affordable—up to six units per lot must be allowed. Additionally, cities must allow at least six of the nine designated middle housing types, such as duplexes, fourplexes, and townhomes.

However, Kirkland still retains discretion in how it implements these planning updates. This includes decisions about:

• Infrastructure investments

• Parking requirements

• Setbacks and height standards

• Design guidelines

• Which housing types are there, and how are they distributed across the city

Kirkland’s 2044 Comprehensive Plan proposed significant changes beyond the state's requirements, such as eliminating residential zoning designations and reclassifying all residential areas as “Residential Mixed-Use.” While this might sound like a technical update, it could significantly change how neighborhoods evolve, inviting higher-density development without adequate neighborhood input or mitigation.

Why it matters:

• That zoning change would have removed explicit protections for low- and medium-density neighborhoods

• It would have reduced requirements for landscaped buffers and transitions between commercial and residential areas

• Risked pushing out the types of housing that support larger families and long-term residents

Following significant public engagement, we successfully advocated for the City Council to reinstate Residential zoning designations in late 2024. This outcome proves that community voices still matter—and despite state mandates, cities always have choices.

Housing and Zoning discussions AND DECISIONS are ongoing.

The Kirkland City Planning Commission is currently deciding on how to move forward with middle housing. Kirkland actually led the state on middle housing policy, so therefore the state is only requiring minor adjustments. Considering our lead on middle housing, there was a responsible option by which Kirkland could remain committed to affordability without rushing into high-cost policies that may backfire. It would allow the city and builders to assess further into 2026.

But the Planning Commission voted for another option that is reckless. Their recommendations for City Council on the zoning code amendments for middle housing, accessory dwelling units (ADUs), parking, and design review within low-, medium-, and high-density residential zones.

• Now the City Council will decide on the final list of zoning changes at their meeting on June 3, 2025.

• Two significant changes that look likely to be approved by Council and that go beyond the state requirements are:

• Adding a fee to new SF homes above 2500 sq ft (on a sliding scale with a 4k sq ft home being required to pay approx. $45,000 or more). This is well beyond state requirements and is opposed both by neighbors AND homebuilders as well.

• Adopting lower requirements for off-street parking in July 2025 instead of the state mandated date in August 2026.