The FWD #233 • 829 words

Washington state makes way for housing abundance through zoning reform.

Zoning is still on our minds and we continue to look outside of Virginia for zoning wins that lead to more housing. Washington state passed groundbreaking bills on parking, transit-oriented development, and more—showing what’s possible when states tackle housing barriers head-on.

Washington state lawmakers wrapped up their 2025 session with a series of zoning reforms that housing advocates can only dream of. While Virginia continues working on local solutions, Washington’s statewide approach offers a roadmap for what comprehensive housing policy can accomplish.

What Washington Just Accomplished

The Evergreen State didn’t just tinker around the edges. They passed multiple bills that directly address housing barriers:

• Parking Requirements Got the Boot: New legislation eliminates parking minimums for most housing near transit, following successful local reforms in Seattle and other cities. This simple change can dramatically reduce construction costs and free up land for more homes.
• Transit-Oriented Development Goes Statewide: Washington expanded requirements for higher-density housing near transit stations, building on their 2023 middle housing legalization. Cities can no longer use zoning to block apartments and condos near bus and rail lines.
• Small-Scale Housing Gets Protection: The state strengthened rules allowing duplexes, triplexes, and small apartment buildings in neighborhoods previously reserved for single-family homes—a direct challenge to exclusionary zoning practices.
• Lot Splits Made Easier: New legislation allows homeowners to split single-family lots to create space for additional housing units, making it simpler to add density in existing neighborhoods without major redevelopment.
• Accountability Measures: Washington added teeth to its housing laws by requiring cities to actually implement the reforms and report on progress, moving beyond just passing policies to ensuring they work in practice.
• Historic Preservation Reform: The state limited how historic landmarking can be used to block housing development, addressing a common tactic used to prevent new construction in areas that need more homes.
• Innovative Housing Models: Washington also passed bills supporting co-living arrangements and other creative housing solutions that address the diverse needs of modern households.

These aren’t just policy wins on paper. As housing researcher Dan Bertolet notes, Washington’s approach creates “a healthy competition brewing between states” to lead on housing abundance.

The Virginia Reality Check

The same battles are being fought here in Virginia—but with very different results. While Washington passed comprehensive reforms, Virginia’s 2025 General Assembly session ended without key zoning bills that could have unlocked thousands of homes.

Three promising measures failed to advance:

• Statewide Zoning for Mission-Driven Housing would have allowed faith-based organizations and nonprofits to build affordable housing on their own land without navigating costly rezoning battles. With thousands of acres controlled by mission-driven organizations, this represented a massive untapped opportunity.
• Housing Near Jobs aimed to legalize housing in office, commercial, and retail zones—exactly the high-opportunity areas where Virginia workers need affordable options most. The bill targeted places where people already say they support new housing.
• Legalizing Accessory Dwelling Units would have enabled homeowners statewide to build ADUs, granny flats, and in-law suites on their property, creating wealth-building opportunities while expanding housing access in established neighborhoods.
• Housing Targets would have required every Virginia locality to increase their housing stock by at least 7.5% between 2027 and 2032, with localities required to develop housing growth plans using approved strategies like zoning reform or streamlined permitting. The bill would have created a state Housing Approval Board that can override local rejections of housing developments, though localities implementing at least three growth strategies and approving 75% of housing proposals retain local control.
• Zoning for Housing Production Pilot Program would have created a state grant program incentivizing localities to adopt zoning changes that allow by-right housing development, particularly for mixed-income and affordable housing. Localities would receive funding in exchange for eliminating discretionary approval processes that slow down housing production, with the pilot program running through 2027 to test whether financial incentives can drive local zoning reform.

Each bill addressed real barriers that local zoning creates for affordable housing. Their failure highlights how Virginia continues tackling our housing challenges with one hand tied behind our back.

At HousingForward Virginia, we haven’t forgotten that zoning remains one of the biggest obstacles to affordable housing. While we continue to see a need for more education and awareness on how zoning impact’s housing supply and diversity, Washington’s success shows what coordinated statewide action can potentially accomplish. We will be sure to keep an eye on how these bills are implemented and their impacts.

Zoning is Not Just a Local Issue

Washington’s latest reforms build on years of incremental progress, from legalizing middle housing to reforming parking requirements. Their success demonstrates that comprehensive zoning reform isn’t just possible—it’s necessary for states serious about housing affordability.

While Virginia may not be ready for Washington-style statewide mandates, we can learn from their approach to breaking down barriers systematically rather than hoping local governments will act on their own.

The housing crisis demands bold action. Washington state is showing the way forward.