Addressing the use of electric-assisted bicycles on certain trails and roads by persons with disabilities.

2023-2024 Regular Session Introduced by Annette Cleveland and 10 co-sponsors

Allows fully planning counties to permit middle housing up to four units per lot in UGAs and LAMIRDs, with parity to single-family rules and water/sewer requirements; limited appeals.

By resolution, reintroduced and retained in present status.

Summary — SB 5471 (Chapter 386, 2025 Laws)

Title: Authorizing middle housing in unincorporated growth areas and unincorporated urban growth areas, certain limited areas of more intensive rural development, and fully contained communities
Sponsors: Sens. Goehner, Bateman, Chapman, Frame, Liias, Nobles, Saldaña
Signed by Governor: 05/20/2025 — Effective: 07/27/2025

Purpose

SB 5471 authorizes counties that plan under the Growth Management Act (GMA) to allow “middle housing” on lots currently zoned or permitted for detached single‑family residences in (1) designated Urban Growth Areas (UGAs) and (2) Limited Areas of More Intensive Rural Development (LAMIRDs). The intent is to expand housing types and capacity in unincorporated areas while maintaining certain infrastructure and regulatory parity with single‑family development.

Key provisions

Scope: Any county required or choosing to plan under RCW 36.70A.040 (commonly “fully planning” counties) may, by ordinance, permit middle housing on parcels that allow single‑family residences within:

Designated UGAs; and
LAMIRDs designated under RCW 36.70A.070(5)(d)(i).

Unit limit: Middle housing permitted under this authority is capped at a maximum of four residential units per lot.

Regulatory parity:

Counties may not impose standards for middle housing that are more restrictive than those for detached single‑family residences.
Counties may apply objective development regulations that apply to detached single‑family homes (e.g., setbacks, lot coverage, stormwater, clearing, tree canopy/retention).
The same development permit and environmental review processes that apply to detached single‑family residences must apply to middle housing, unless state law requires otherwise (includes building, energy, electrical, shoreline codes).

Infrastructure requirements:

Middle housing in LAMIRDs must be served by existing sewer service (amended clarification).
Middle housing in designated UGAs must be served by water and sewer services.

Appeals/exemptions:

County actions to authorize middle housing in LAMIRDs are not subject to appeals under the State Environmental Policy Act (SEPA).
County actions to authorize middle housing in designated UGAs are not subject to appeals under the GMA or SEPA.
The bill reenacts and amends related RCWs to limit administrative/judicial appeals and to clarify Growth Management Hearings Board jurisdiction consistent with these exemptions.

Who is affected

Primary: Fully planning counties (and their unincorporated UGAs and LAMIRDs) and their land‑use/zoning bodies.

Secondary: Property owners and developers in eligible areas, utility providers (water/sewer), and residents in affected communities.

Legal environment: Reduced avenues for appeal of local nonproject actions implementing the law.

Procedural / timeline notes

Introduced: 01/23/2025. Passed Senate (48–0) and House (90–4). Governor signed 05/20/2025. Filed as Chapter 386, 2025 Laws. Effective date: 07/27/2025.

Fiscal: No appropriation; fiscal note available.

The bill is permissive — counties “may” adopt ordinances to authorize middle housing; it does not mandate immediate change.

Bill