Kenmore Sound

Development · Outcome pending · May 5, 2025

Kenmore council was scheduled to discuss draft middle housing, ADU, and inclusionary zoning code changes on May 5

In materials published ahead of the May 5, 2025 meeting, the Kenmore City Council was scheduled to consider draft code amendments covering middle housing, accessory dwelling units, and inclusionary affordable housing requirements 1.

What the records say

In materials published ahead of the May 5, 2025 City Council special meeting, the agenda listed a study session item on draft amendments to Kenmore's housing codes, presented by Assistant City Manager/Community Development Director Debbie Bent, Principal Planner Todd Hall, Kimley-Horn consultants Nick Chen and Clay White, and ARCH (A Regional Coalition for Housing) Senior Planner Mike Stanger 1. The packet included draft middle housing and accessory dwelling unit (ADU) amendments, a summary of proposed inclusionary affordable housing amendments, staff responses to council questions, and development scenario graphics 1. The draft code would require residential projects in R-4 and R-6 zones creating four or more new units to make 10% of units affordable — with ownership units affordable at 80% of area median income and rental units at 50% AMI per the draft code text — while exempting projects of one to three units and applications vested by December 31, 2025 1. An ARCH presentation slide lists the rental affordability level as 60% AMI; the supplied records do not reconcile that figure with the 50% AMI in the draft code text 1. The item was structured as a study session for council discussion; the supplied agenda does not schedule a vote on adoption, and the available records do not establish the meeting's outcome 1.

  • The City Council was scheduled to discuss draft middle housing, ADU, and inclusionary affordable housing code amendments at its May 5, 2025 special meeting 1.
  • The draft amendments respond to state requirements under HB 1110 (middle housing) and HB 1337 (ADUs), and the presentation states the amendments must be adopted by June 30, 2025 or the state model ordinance takes effect July 1 1.
  • The draft inclusionary provisions apply in R-4 and R-6 zones to projects of four or more new units, requiring 10% affordable units; projects of 4–9 units may pay a fee in lieu of fractional units, while projects of 1–3 units are exempt, and applications vested by December 31, 2025 are exempt if they conform to regulations in place before June 1, 2025 1.
  • The draft code text sets ownership units at 80% of area median income and rental units at 50% AMI, while an ARCH presentation slide lists renter-occupied affordability at 60% AMI; the supplied records do not explain the difference 1.
  • Presenters included Community Development Director Debbie Bent, Principal Planner Todd Hall, Kimley-Horn consultants Nick Chen and Clay White, and ARCH Senior Planner Mike Stanger 1.

Why it matters

These draft rules would shape what can be built on residential lots in Kenmore — allowing duplexes through cottage housing, up to two ADUs per single-family lot, and requiring affordable units in larger projects — and the presentation states the code amendments must be adopted by June 30, 2025 or a state model ordinance takes effect July 1, so residents following neighborhood change, housing costs, or development timelines are directly affected 1.

What changed / what's next

  • Draft code amendment text for middle housing, ADUs, and inclusionary affordable housing was prepared and placed on the May 5, 2025 agenda for council discussion; no adoption vote was scheduled on the supplied agenda 1.
  • The available records do not establish the meeting's outcome. The rental affordability level appears as 50% AMI in the draft code text but 60% AMI on an ARCH presentation slide, and the records do not reconcile the two figures 1.