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Cottage, Carriage and Two/Three Unit Homes

KIRKLAND ZONING CODE (KZC) CHAPTER 113 - Cottage - Carriage and Two/Three-Unit Homes Code Amendments (2019)

Project Description:

The City's 2019-2021 Work Program indicates that the "project involves amending the City's duplex, triplex and cottage regulations to encourage an expansion of the supply of these housing types. This project is also a follow-up the updated neighborhood plans, which contain policies promoting more compact housing. Amendments to the City's Accessory Dwelling Unit (ADU) regulations are also in progress as an independent project.

History of KZC 113

In 2002 the City of Kirkland approved an interim ordinance (O-3856) to allow development of a limited number of projects that demonstrate housing choices not currently available in Kirkland’s single-family neighborhoods. The ordinance sought to permit a variety of housing types – cottages, compact single-family homes, duplexes and tri-plexes, intentionally designed to mimic single-family homes in function, design and aesthetic.  Additionally, the interim ordinance stipulated allowance for unit size, location, setbacks, structure height, open space, parking and review process for approval. Under Ordinance O-3893, the interim ordinance was extended in 2003, for a six-month time frame.

Two notable developments were constructed under the interim regulations, Danielson Grove and The Stacey Property. Danielson Grove, designed by the Cottage Company, is a mixture of sixteen (16) one-, two-, and three-bedroom compact homes, located in the Rose Hill Neighborhood. The Stacey Property, constructed by Camwest Development, is a subdivision of 15 compact single-family homes, each approximately 1,500 square feet.

"The Missing Middle"

The term "Missing Middle" denotes a range of housing types, compatible in design and scale with single-family homes, which fill the gap between conventional single-family homes and apartment or condominium units in mutli-story buildings.  Housing types included in the City's current Zoning Code are:
  • Cottage - a detached, single-family dwelling unit containing 1,500 square feet or less of gross floor area
  • Carriage - a single-family dwelling uni, not exceeding 800 square feet in gross floor area, located above a garage structure in a cottage housing development.
  • Two Unit/Three Unit Homes - a structure with two (2) or three (3) dwelling units, designed to look like a detached single-family home.

Proposed Amendments

On April 11, 2019 the City presented the following proposed amendments (PDF 278kb) to the Planning Commission.

Upcoming Meetings

-May 9, 2019 - Planning Commission Study Session 7pm, City Hall 123 5th Avenue
-May 30, 2019 - Houghton Community Council 7pm, City Hall 123 5th Avenue
-July 22, 2019 - Houghton Community Council 7pm, City Hall 123 5th Avenue  

How to get involved?

Your input on the proposed amendments is encouraged. Please visit this web page for updates, attend public meetings, or contact the project planner for more information. Thank you for being engaged in your community!​


Planning & Building Department
123 5th Avenue, Kirkland WA 98033

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