Sen. Tina Orwall explains HB 1110 housing requirements, Burien’s rezoning choices, and clarifies that HB 1110 excludes businesses.
Residents of the Lake Burien shoreline community wrote to Representative Tina L. Orwall, M.S.W., regarding zoning changes adopted through the 2044 Comprehensive Plan and the 2025 Housing & Zoning Addendum.
In her response below, Rep. Orwall outlines how HB 1110 applies to Tier 2 cities like Burien and clarifies where the city’s actions extend beyond the law’s requirements.
On Aug 20, 2025, at 1:15 PM, Sen. Tina Orwall Tina.Orwall@leg.wa.gov wrote:
Dear [Burien Resident],
Thank you for reaching out about Burien’s rezoning plan and HB 1110 (2023). I appreciate you sharing this information with me and apologize for the delay in responding to you.
I consulted with our Housing Committee staff with expertise on HB 1110, and would like to share their response with you:
Committee Staff Response:
“HB 1110 requires cities to provide by ordinance and incorporate into zoning regulations and other controls authorization for a minimum number of units on each residential lot by 6 months after their required comprehensive plan update (which would be June 30, 2025 for cities in King County).
Under HB 1110, Burien is a Tier 2 city that must allow at least 2 units per lot with a bonus of up to 4 units within ¼ mile of a major transit stop or when one unit is affordable housing. Based on the information in the Ordinance (No. 868) it appears that the city went beyond these requirements. Below are two excerpts from the document that pertain to some of the issues referenced by the constituent:
- “In response, the city has developed three new residential zones (R-1, R-2, and R-3) to replace the existing residential single-family zones (RS-A, RS 12,000 and RS 7,200). Each of the proposed zones fulfill the requirements for a Tier 2 city. The proposed R-2 and R-3 zones exceed minimum density requirements under HB 1110 for a Tier 1 city, while the proposed R-3 zone is designed to just meet the Tier 1 standards under HB 1110.” (top of page 4)
- “Following the definition for ‘Major Transit Stop’ would have resulted in only the King County Metro Bus Rapid Transit Lines H and F and Sound Transit 560 routes being considered as Major Transit Stops. The Housing Code and Zoning Map Amendments proposal introduces a new definition to expand the applicability across Burien beyond this narrow definition. Proposed definition for Burien zoning code: 19.10.431 Qualified Public Transit Stop – Public transit stops that satisfy any of the following: (1) meets the ‘major transit stop’ definition under RCW Chapter 81.104. (2) stops served by a transit route that runs at least two times an hour for twelve or more hours each weekday or more.” (bottom of page 7)
The Department of Commerce has a quick guide and other information on their middle housing webpage that provides more detail specific to the bill and its implementation, including links to model ordinances that Commerce developed as well as other resources that assist local jurisdictions in developing regulations.
You are correct, HB 1110 applies to housing, not businesses. In addition to the changes in residential zones for housing, the ordinance also includes neighborhood commercial language which appears to be new language (See page 71) with the stated purpose of providing standards that foster a vibrant and amenity-rich community, enhance neighborhood quality, promote walkability, support the creation of small-scale, locally serving businesses, and ensure the compatible integration of limited commercial uses and services within the R-1, R-2, and R-3 zones. This part of the ordinance may be a component of the city’s comprehensive planning process, since that process includes additional elements besides housing (the Municipal Research and Services Center has an overview of comprehensive planning that lists the various elements if that is helpful), but it was not part of HB 1110.
There were a few bills last session that went through the Local Government committee (HB 1175 & SB 5421) that were specific to allowing small business establishments in residential zones, but neither bill passed.
More information specific to Burien’s comprehensive plan can be found on their website. It looks like the constituent is already engaging with the city, but there is a community hub that has some additional resources that may be useful as well.”
Closing:
I hope this information is helpful to you. Thank you again for contacting me and for your advocacy on this important issue.
Sincerely,
Tina
Representative Tina L. Orwall, M.S.W.
33rd Legislative District
tina.orwall@leg.wa.gov
One Response
Citizens of Burien wake up ! We have been scammed by the activist planning council and city planning staff. As Senator Orwall clearly states Burien has exceeded what is required by the state. They changed the Comprehensive Plan at the last minute at the end of 2024 and radically up-zoned environmentally sensitive areas in the city based on external, unelected, third party groups like the Puget Sound Regional Council demanding more “equity” in the plan. They city followed this up by requiring thousands of dollars in fees and impossible technical studies if citizens want to change the plan. Ironic that city wants citizens to perform these studies when they themselves had to hire expensive consultants to do the same work. I support policies that help “all boats float on the same tide” but thinking that up-zoning expensive real-estate is going to somehow help low income households shows a complete lack of understanding of business, finance or general economics. Unnecessary up-zoning will just create more congestion, demands on schools, police, hospitals and general infrastructure and those costs are passed on to property owners and businesses. Real estate is the last piece of building a strong financial foundation. Owning homes are very expensive with taxes, loan payments, maintenance etc. Condos – a big part of the “Middle Housing” design can be incredibly expensive when you add on HOA fees and assessments. We are also likely going into a correction in real estate so new entrees into the housing market may find themselves with equity losses for years to come as the market balances out. While owning a home long term can create wealth it is not a liquid asset. You can leverage equity over time if you need to, assuming you have any equity, but that means you already have other financial assets to fund the debt. I know this is sounding like a finance 101 class but these simple financial concepts seem to elude the city planning staff and members of the city council. Furthermore you cant use the “raise the minimum wage” to dig yourself out of a hole created due to the lack of valuable skills that generate wealth in the economy. Council members have been repeatedly mislead by the city planning director and senior planner (“Senior Planner” is the title of the individual though she has no formal education in urban planning, so I iuse the term lightly). This is a complete failure of the City Manager to manage the planning function and should be formally reprimanded and the Planning Director and Senior Planner should be fired for misrepresenting process and requirements associated with the Comp Plan update that have wasted City resources.