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WashingtonSB 60262025-2026 Regular SessionSenate

Concerning residential development in commercial and mixed-use zones.

Sponsored By: Emily Alvarado (Democratic)

Signed by Governor

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Bill Overview

Analyzed Economic Effects

3 provisions identified: 3 benefits, 0 costs, 0 mixed.

Fewer store requirements for housing projects

Beginning June 11, 2026, covered cities and counties face limits on requiring stores or mixed uses in housing projects. They cannot impose these requirements, or specified extra permits and departures from development rules, across more than 40% of applicable commercial or mixed-use acreage. For publicly subsidized affordable housing receiving or qualifying for the property tax exemption under RCW 84.36.560, these requirements are barred without the 40% limit. The acreage calculation excludes station areas and areas allowing development or height incentives reaching at least 85 feet. It also excludes industrial land, land within 3,200 feet of an active refinery, and specified urban-growth, state-law housing-ban, shoreline, critical-area, and preexisting tax increment financing areas. Local governments retain authority to require minimum housing density and work with developers to support grocery access. Governments that miss the 18-month compliance deadline cannot impose the specified requirements outside excluded areas until they comply. The law does not create a new tax break or guarantee a building permit when other legal requirements remain unmet.

More places for homes in Washington

Beginning June 11, 2026, covered Washington cities and counties cannot ban homes in commercial or mixed-use zones. This covers cities planning under the Growth Management Act with at least 30,000 people, based on state population counts. It also covers nonrural counties planning under that act. Exceptions protect industrial zones and employment overlays, and land within 3,200 feet of an active oil or gas refinery. Other exceptions cover projects requiring demolition of protected historic landmarks, land outside urban growth areas, and growth areas not touching a covered city. Areas with specified state-law housing bans and tax increment financing areas established before June 11, 2026, are also excluded. Shoreline areas where shoreline plans ban all multifamily or mixed-use development, plus critical areas and their buffers, are excluded. A detached single-family home may be allowed in a critical aquifer recharge area when it meets groundwater-recharge protections. Local governments have 18 months after June 11, 2026, to adopt compliant rules; otherwise, the state ban overrides conflicting local rules. Cities need not update growth assumptions until their next required comprehensive plan update after January 1, 2031.

Housing applicants gain waivers and permit options

Covered cities and counties must provide a process to request reduced or waived ground-floor store requirements. Reviews must consider the project's merits and how many additional homes the waiver adds. Governments may set other review criteria and timelines; a qualifying process established before June 11, 2026, needs no replacement. Existing development permits can remain in place. A lot buyer can file a new application if the existing permit used the specified store or mixed-use rules and was issued within 18 months after June 11, 2026. The lot must also be sold more than 18 months after that date. Once local rules comply with the law, applicants can withdraw existing applications and submit new ones.

Sponsors & Cosponsors

Sponsor

  • Emily Alvarado

    Democratic • Senate

Cosponsors

  • Jessica Bateman

    Democratic • Senate

  • Marko Liias

    Democratic • Senate

  • Noel Frame

    Democratic • Senate

  • Sharon Shewmake

    Democratic • Senate

  • Steve Conway

    Democratic • Senate

  • T'wina Nobles

    Democratic • Senate

Roll Call Votes

All Roll Calls

Yes: 140 • No: 53

Senate vote • 3/10/2026

Final Passage as Amended by the House

Yes: 35 • No: 14

House vote • 3/5/2026

Final Passage as Amended by the House

Yes: 69 • No: 27 • Other: 2

Senate vote • 2/13/2026

3rd Reading & Final Passage

Yes: 36 • No: 12 • Other: 1

Actions Timeline

  1. Effective date 6/11/2026.

    3/27/2026Senate

  2. Chapter 236, 2026 Laws.

    3/27/2026Senate

  3. Governor signed.

    3/27/2026legislature

  4. Delivered to Governor.

    3/12/2026legislature

  5. Speaker signed.

    3/11/2026legislature

  6. President signed.

    3/11/2026legislature

  7. Passed final passage; yeas, 35; nays, 14; absent, 0; excused, 0.

    3/10/2026Senate

  8. Senate concurred in House amendments.

    3/10/2026House

  9. Rules suspended. Placed on Third Reading.

    3/5/2026Senate

  10. Committee amendment(s) adopted as amended.

    3/5/2026Senate

  11. Third reading, passed; yeas, 69; nays, 27; absent, 0; excused, 2.

    3/5/2026Senate

  12. Rules Committee relieved of further consideration. Placed on second reading.

    3/4/2026Senate

  13. Referred to Rules 2 Review.

    3/2/2026Senate

  14. APP - Executive action taken by committee.

    3/2/2026Senate

  15. Minority; without recommendation.

    3/2/2026Senate

  16. Minority; do not pass.

    3/2/2026Senate

  17. APP - Majority; do pass with amendment(s) but without amendment(s) by Local Government.

    3/2/2026Senate

  18. Referred to Appropriations.

    2/25/2026Senate

  19. Minority; without recommendation.

    2/25/2026Senate

  20. LG - Majority; do pass with amendment(s).

    2/25/2026Senate

  21. LG - Executive action taken by committee.

    2/25/2026Senate

  22. First reading, referred to Local Government.

    2/17/2026Senate

  23. Third reading, passed; yeas, 36; nays, 12; absent, 0; excused, 1.

    2/13/2026Senate

  24. Rules suspended. Placed on Third Reading.

    2/13/2026Senate

  25. Floor amendment(s) adopted.

    2/13/2026Senate

Bill Text

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