Issaquah: HB 1110 and Planning for Middle Housing

The quiet suburban city of Issaquah, Washington, is grappling with a pressing urban issue: how to increase housing affordability while preserving its small-town charm. Recent state legislation has mandated that cities across the state adopt regulations to allow for more middle housing—duplexes, triplexes, and the like—on residential lots. Issaquah, like many other cities, is now tasked with navigating a delicate balancing act between accommodating state requirements and maintaining the character of its neighborhoods.

The city's Planning Policy Commission is at the forefront of this effort, tasked with reviewing and providing feedback on proposed changes to the city's Land Use Code and Street Standards. These changes are intended to align with the state's mandates while minimizing disruption to existing neighborhoods.

One of the key challenges facing Issaquah is the definition of middle housing. The city is proposing to distinguish between "middle housing" and "multifamily housing" based on the number of units. This distinction is important because it will determine the level of review required for different types of housing projects. Middle housing projects will be reviewed administratively, similar to single-family homes, while larger multifamily projects will require more extensive review.

Another significant issue is the impact of middle housing on existing neighborhoods. The city is proposing to exempt middle housing projects from certain frontage improvements, such as curbs and sidewalks, if they are built on existing lots. This is intended to reduce the cost of development and make middle housing more affordable.

The city is also considering changes to parking requirements for middle housing and accessory dwelling units (ADUs). These changes would allow for fewer parking spaces, especially in areas with good transit access, which could help to reduce development costs.

In addition to these changes, the city is proposing to increase the density of residential lots, allowing for more units to be built on a given piece of land. This could help to increase the supply of housing and reduce prices.

While these changes are intended to increase housing affordability and diversity, they also raise concerns about the potential impact on existing neighborhoods. Some residents may worry about increased traffic, noise, and congestion. The Planning Policy Commission will need to carefully consider these concerns and balance them against the benefits of increased housing supply.

The city's efforts to increase housing affordability are also complicated by the presence of critical areas, such as wetlands and floodplains. These areas are protected by state and federal law, and development is often restricted or prohibited. The city will need to find ways to balance the need for housing with the protection of these critical areas.

Ultimately, Issaquah's success in increasing housing affordability will depend on its ability to find a balance between the competing interests of developers, residents, and the environment. The city's Planning Policy Commission will play a crucial role in this process, and its decisions will have a lasting impact on the future of Issaquah.

In conclusion, Issaquah is facing a challenging task in implementing the state's mandates for middle housing while preserving its unique character. The city's proposed changes to its Land Use Code and Street Standards represent a significant step towards achieving this goal, but there are still many challenges to overcome. The Planning Policy Commission will need to carefully consider the potential impacts of these changes and make decisions that are in the best interests of the community.