House Bill 1110

The City of Renton is updating its zoning and development regulations in accordance with Engrossed Second Substitute House Bill 1110 (HB 1110). HB 1110 will result in significant changes to the city’s development regulations and overtime, the built environment.

In March 2023, the Washington State Department of Commerce released a statewide housing needs report stating that, by 2044, Washington will need more than 1 million additional units to accommodate projected population growth. To address the anticipated lack of housing choices and affordability, the Washington State Legislature passed HB 1110, in April 2023, to promote the development of “middle housing."

“Middle housing” refers to those housing types between single-family residences and mid-rise, multi-family development. Middle housing types referenced in the new state law include duplexes up to sixplexes, townhouses, stacked flats, courtyard apartments, and cottage housing. The new legislation will require cities to allow middle housing on all lots zoned predominantly for residential use, integrating multi-family housing in residential zones where currently not allowed.

Supported by MAKERS Architecture and Urban Design, city staff will prepare a middle housing ordinance, with a process that includes public and stakeholder engagement to inform the draft ordinance and help communicate the implications of HB 1110.

State-Mandated Requirements

In order to comply with the HB1110 state mandates, the City of Renton must comply with the following:

  • Allow Middle Housing Units within all Residential Zones: Allow up to 4 housing units on all lots within residential zones, unless higher densities are permitted.
  • Lots with Affordable Housing: Allow up to 6 housing units on all lots within residential zones, where at least 2 of the housing units are affordable.
  • Lots Near a Major Transit Stop: Allow up to 6 housing units on all lots within residential zones and located within a ¼ mile walking distance of a “major transit stop,” unless higher densities are permitted

Housing Types

City of Renton zoning codes must allow at least six out of the nine of listed types of middle housing:

  • Duplexes
  • Triplexes
  • Fourplexes
  • Fiveplexes
  • Sixplexes
  • Townhouses
  • Stacked Flats
  • Courtyard Apartments
  • Cottage Housing

Project Timeline

HB 1110 is not required to be implemented by the City of Renton until 6 months after the adoption of our Comprehensive Plan. The Comprehensive Plan update is scheduled to be completed by December, 2024. Therefore, any changes to the city’s zoning and development regulations likely will not be in force prior to June 2025.

The changes required in HB 1110 will be a consideration built into the City’s Comprehensive Plan update, including policy updates and amendments to the Housing and Land Use Elements. Following the adoption of the Comprehensive Plan, the City will begin work on drafting and adopting the development standards that would implement the new State regulations and reflect the policies adopted in the Comprehensive Plan. Both processes will include opportunities for public engagement and comment.

Public Comment

The City of Renton is requesting comments from citizens, agencies, tribes, and all parties interested in the middle housing ordinance.

All written comments should be directed to:

Katie Buchl-Morales
Senior Planner
City of Renton
Community and Economic Development - Planning Division
1055 S Grady Way, 6th Fl
Renton, WA 98057
email: [email protected]
Phone: 425-430-6578

Submittal of comments by email is preferred. Please include in the subject line: " HB 1110 – Middle Housing Ordinance Comments."

Online Open House #1

On Saturday, June 1, the City of Renton kicked-off its first citywide online open house for Middle housing/HB1110. The intent of the meeting was to introduce the topic of Middle Housing and required changes to the city's residential zoning regulations. Staff explained the legislative requirements, project timeline, and answered questions from the public. Please click HB 1110 Open House recording to watch the video presentation or click HB 1110 Open House presentation to view the presentation documents.

Graphic: Want to know more about House Bill 1110?

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