Washington 2025-2026 Regular Session Status: Enacted 7 D cosponsors

SB 6026 — Concerning residential development in commercial and mixed-use zones.

Last action — Effective date 6/11/2026.

  1. ✓
    Introduced
  2. ✓
    In Committee
  3. ✓
    Passed Senate
  4. ✓
    Passed House
  5. ✓
    To Executive
  6. 6
    Enacted

This bill has been enacted into law. Introduced January 07, 2026. Enacted.

Signed by Governor Bob Ferguson (Democratic) on March 27, 2026.

Odds of enactment

High chance

Based on the sponsor, cosponsors, and committee posture, this bill has a high chance of becoming law.

Upgrade to see the exact probability and what's driving it.

A statistical estimate from our own model of past outcomes — an insight, not a guarantee. Policymaking is volatile.

Prognosis

Likely to advance 82% · moderate confidence

  • Enacted

    Current position in the legislative process.

  • 7 sponsors

    1 primary, 6 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (7 D).

  • Cleared a recorded vote

    Passed 3 recorded votes so far.

Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.

Bill Text

What changed in the latest version

44 added · 75 removed

Plain-language change summary

The recent amendments to Senate Bill 6026 make significant changes to how cities and counties can regulate mixed-use developments. Now, local governments cannot require mixed-use or ground-floor commercial spaces when approving residential housing in commercial zones, with some exceptions for certain areas like industrial zones or locations near oil refineries. This change could facilitate the development of more affordable housing by reducing regulatory barriers, which is important for addressing housing shortages.

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S-4447.1 SUBSTITUTE SENATE BILL 6026 State of Washington 69th Legislature 2026 Regular Session By Senate Housing (originally sponsored by Senators Alvarado, Bateman, Conway, Frame, Liias, Nobles, and Shewmake;
Z-0561.2 SENATE BILL 6026 State of Washington 69th Legislature 2026 Regular Session By Senators Alvarado, Bateman, Conway, Frame, Liias, Nobles, and Shewmake;
by request of Governor Ferguson) READ FIRST TIME 01/29/26.
by request of Governor Ferguson Prefiled 01/07/26.
Read first time 01/12/26.
Referred to Committee on Housing.
(2)(a) Except as provided in (b) and (c) of this subsection, any city or county subject to the requirements of subsection (1) of this section may not require mixed use or ground floor commercial or p.
Any city or county subject to the requirements of this section may not require mixed use or ground floor commercial or retail as a condition of permitting development of residential housing, or a conditional use permit, special use permit, or p.
1 SSB 6026 retail as a condition of permitting development of residential housing, or a conditional use permit, special use permit, or departure from development regulations or design guidelines related to the location, siting, orientation, or architectural design features of residential or mixed-use development in areas zoned for commercial use or mixed use, unless the building or structure is:
1 SB 6026 departure from development regulations or design guidelines related to the location, siting, orientation, or architectural design features of residential or mixed-use development in areas zoned for commercial use.
(i) Listed in the state or national register of historic places as of the effective date of this section;
(2) The limitations of subsection (1) of this section do not apply to any portion of a lot that:
or (ii) Located in business improvement areas established under chapter 35.87A RCW.
(b) A city or county may establish mixed use or ground floor commercial requirements in areas zoned for mixed use that are within a station area, unless the project is publicly subsidized affordable housing.
(c) A city or county may establish that up to 20 percent of its zoned area that is outside of a station area require mixed use or ground floor commercial, unless the project is publicly subsidized affordable housing.
Any amenity space required by local development standards for residential use must be considered ground floor commercial use under this section.
Amenity space may include, but is not limited to, common areas, gyms, leasing offices, or similar facilities.
(d) In any area where the city or county establishes mixed use or ground floor commercial requirements under (b) and (c) of this subsection, the city or county must allow a height increase of at least 10 feet in at least 30 percent of the area.
Any height limit increase allowed under this subsection shall not count toward calculating the floor area ratio in order to meet density regulations under the local development standards.
(3) The limitations of subsection (1) of this section do not apply to any portion of a lot that:
(d) Is located in a commercial area designated as a main street area by the department of archaeology and historic preservation under chapter 43.360 RCW;
(d) Is located outside the urban growth area;
(e) Is located outside the urban growth area;
(e) Is in an area where residential uses are prohibited to implement RCW 36.70.547 or 36.70A.530;
p.
(f) Is located on a waterfront lot in a shoreline environment where all multifamily residential or mixed-use development, except caretaker's quarters, are prohibited by a shoreline master program;
2 SSB 6026 (f) Is in an area where residential uses are prohibited to implement RCW 36.70.547 or 36.70A.530;
or (g) Is located in a critical area governed by a critical area ordinance, except for critical aquifer recharge areas where a single- family detached house is an allowed use provided that any requirements to maintain aquifer recharge are met.
(g) Is adjacent to a shoreline environment where all multifamily residential or mixed-use development is prohibited by a shoreline master program;
(3) Nothing in this section requires a city to issue a building permit if other federal, state, and local requirements for a building permit are not met.
or (h) Is located in a critical area buffer or critical area governed by a critical area ordinance, except for critical aquifer recharge areas where a single-family detached house is an allowed use provided that any requirements to maintain aquifer recharge are met.
(4) Except as provided in subsection (2) of this section, the requirements of subsection (1) of this section apply and take effect in any city or county that has not adopted or amended ordinances, regulations, or other official controls as required under this section by one year after the effective date of this section and supersede, preempt, and invalidate any conflicting local regulations.
(4) Nothing in this section requires a city to issue a building permit if other federal, state, and local requirements for a building permit are not met.
(5) Except as provided in subsection (2) of this section, the requirements of subsection (1) of this section apply and take effect in any city or county that has not adopted or amended ordinances, regulations, or other official controls as required under this section by one year after the effective date of this section and supersede, preempt, and invalidate any conflicting local regulations.
(6) For the purpose of this section, "publicly subsidized affordable housing" means any housing that receives or otherwise qualifies for an exemption from real and personal property taxes under RCW 84.36.560.
3 SSB 6026
2 SB 6026
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Action History

  1. Effective date 6/11/2026.

  2. Chapter 236, 2026 Laws.

  3. Governor signed.

  4. Delivered to Governor.

  5. Speaker signed.

  6. President signed.

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

  8. Senate concurred in House amendments.

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

  10. Rules suspended. Placed on Third Reading.

  11. Committee amendment(s) adopted as amended.

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

  13. Referred to Rules 2 Review.

  14. Minority; without recommendation.

  15. Minority; do not pass.

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

  17. Executive action taken in the House Committee on Appropriations at 10:30 AM.

  18. Public hearing in the House Committee on Appropriations at 10:30 AM.

  19. Referred to Appropriations.

  20. Minority; without recommendation.

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

  22. Executive action taken in the House Committee on Local Government at 8:00 AM.

  23. Public hearing in the House Committee on Local Government at 10:30 AM.

  24. First reading, referred to Local Government.

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

  26. Rules suspended. Placed on Third Reading.

  27. Floor amendment(s) adopted.

  28. 2nd substitute bill substituted (WM 26).

  29. Placed on second reading by Rules Committee.

  30. Passed to Rules Committee for second reading.

  31. Minority; without recommendation.

  32. WM - Majority; 2nd substitute bill be substituted, do pass.

  33. Executive action taken in the Senate Committee on Ways & Means at 10:30 AM.

  34. Public hearing in the Senate Committee on Ways & Means at 1:30 PM.

  35. Referred to Ways & Means.

  36. Minority; without recommendation.

  37. And refer to Ways & Means.

  38. HSG - Majority; 1st substitute bill be substituted, do pass.

  39. Executive action taken in the Senate Committee on Housing at 10:30 AM.

  40. Public hearing in the Senate Committee on Housing at 10:30 AM.

  41. First reading, referred to Housing.

  42. Prefiled for introduction.

Sponsors

Sponsorship breakdown

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1 sponsors · 6 co-sponsors · 144 not signed on · 44 voted No

Sponsors (1)

Co-sponsors (6)

Not signed on (144)

144 members have not signed on to this bill.

Show all 144 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

Final Passage as Amended by the House (#7)

Passed 35 Yea · 14 Nay
Party YeaNayPresentNot Voting
Democrat 28200
Republican 71200
Total 351400
% of votes cast 71%29%0%0%
How each member voted (49)
Member Party Vote
Adrian Cortes Democrat Yea
Annette Cleveland Democrat Yea
Bob Hasegawa Democrat Nay
Claire Wilson Democrat Yea
Claudia Kauffman Democrat Yea
Deborah Krishnadasan Democrat Yea
Derek Stanford Democrat Yea
Drew Hansen Democrat Yea
Emily Alvarado Democrat Yea
Jamie Pedersen Democrat Yea
Javier Valdez Democrat Yea
Jesse Salomon Democrat Yea
Jessica Bateman Democrat Yea
John Lovick Democrat Yea
June Robinson Democrat Yea
Lisa Wellman Democrat Yea
Liz Lovelett Democrat Yea
Manka Dhingra Democrat Yea
Marcus Riccelli Democrat Yea
Marko Liias Democrat Yea
Mike Chapman Democrat Yea
Noel Frame Democrat Yea
Rebecca Saldaña Democrat Yea
Sharon Shewmake Democrat Yea
Steve Conway Democrat Nay
T'wina Nobles Democrat Yea
Tina Orwall Democrat Yea
Vandana Slatter Democrat Yea
Victoria Hunt Democrat Yea
Yasmin Trudeau Democrat Yea
Chris Gildon Republican Nay
Curtis King Republican Nay
Drew MacEwen Republican Yea
Jeff Holy Republican Nay
Jeff Wilson Republican Nay
Jim McCune Republican Nay
John Braun Republican Yea
Judy Warnick Republican Yea
Keith Goehner Republican Yea
Keith Wagoner Republican Yea
Leonard Christian Republican Nay
Mark Schoesler Republican Yea
Matt Boehnke Republican Nay
Nikki Torres Republican Nay
Paul Harris Republican Nay
Perry Dozier Republican Nay
Phil Fortunato Republican Nay
Ron Muzzall Republican Yea
Shelly Short Republican Nay

Official roll call →

Final Passage as Amended by the House (#8)

Passed 69 Yea · 27 Nay · 2 Other
Party YeaNayPresentNot Voting
Republican 152300
Democrat 54402
Total 692702
% of votes cast 70%28%0%2%
How each member voted (98)
Member Party Vote
Adam Bernbaum Democrat Yea
Adison Richards Democrat Yea
Adrian Cortes Democrat Yea
Alex Ramel Democrat Yea
Alicia Rule Democrat Yea
Amy Walen Democrat Nay
April Berg Democrat Yea
Beth Doglio Democrat Yea
Brandy Donaghy Democrat Yea
Brianna Thomas Democrat Yea
Chipalo Street Democrat Yea
Chris Stearns Democrat Yea
Cindy Ryu Democrat Yea
Clyde Shavers Democrat Yea
Dan Bronoske Democrat Nay
Darya Farivar Democrat Yea
Dave Paul Democrat Yea
David Hackney Democrat Yea
Davina Duerr Democrat Yea
Debra Entenman Democrat Yea
Debra Lekanoff Democrat Yea
Edwin Obras Democrat Yea
Gerry Pollet Democrat Yea
Greg Nance Democrat Yea
Jake Fey Democrat Yea
Jamila Taylor Democrat Yea
Janice Zahn Democrat Yea
Javier Valdez Democrat Not Voting
Joe Fitzgibbon Democrat Yea
Joe Timmons Democrat Yea
Julia Reed Democrat Yea
Kristine Reeves Democrat Yea
Larry Springer Democrat Nay
Lauren Davis Democrat Yea
Laurie Jinkins Democrat Yea
Lillian Ortiz-Self Democrat Yea
Lisa Callan Democrat Yea
Lisa Parshley Democrat Yea
Liz Berry Democrat Yea
Mari Leavitt Democrat Nay
Mary Fosse Democrat Yea
Melanie Morgan Democrat Yea
Mia Gregerson Democrat Yea
Monica Jurado Stonier Democrat Yea
My-Linh Thai Democrat Yea
Natasha Hill Democrat Yea
Nicole Macri Democrat Yea
Osman Salahuddin Democrat Yea
Roger Goodman Democrat Yea
Sharlett Mena Democrat Yea
Sharon Tomiko Santos Democrat Yea
Sharon Wylie Democrat Yea
Shaun Scott Democrat Yea
Shelley Kloba Democrat Yea
Steve Bergquist Democrat Yea
Steve Tharinger Democrat Not Voting
Strom Peterson Democrat Yea
Tarra Simmons Democrat Yea
Timm Ormsby Democrat Yea
Zach Hall Democrat Yea
Alex Ybarra Republican Yea
Andrew Barkis Republican Yea
Andrew Engell Republican Yea
April Connors Republican Yea
Brian Burnett Republican Nay
Carolyn Eslick Republican Nay
Chris Corry Republican Nay
Cyndy Jacobsen Republican Nay
Dan Griffey Republican Yea
David Stuebe Republican Nay
Deb Manjarrez Republican Nay
Drew Stokesbary Republican Nay
Ed Orcutt Republican Nay
Gloria Mendoza Republican Nay
Hunter Abell Republican Nay
Jenny Graham Republican Nay
Jeremie Dufault Republican Nay
Jim Walsh Republican Nay
Joe Schmick Republican Nay
Joel McEntire Republican Nay
John Ley Republican Nay
Joshua Penner Republican Nay
Kevin Waters Republican Yea
Mark Klicker Republican Yea
Mary Dye Republican Yea
Matt Marshall Republican Nay
Michael Keaton Republican Nay
Mike Steele Republican Nay
Mike Volz Republican Yea
Peter Abbarno Republican Nay
Rob Chase Republican Yea
Sam Low Republican Yea
Skyler Rude Republican Yea
Stephanie Barnard Republican Yea
Stephanie McClintock Republican Nay
Suzanne Schmidt Republican Nay
Tom Dent Republican Yea
Travis Couture Republican Yea

Official roll call →

3rd Reading & Final Passage (#6)

Passed 36 Yea · 12 Nay · 1 Other
Party YeaNayPresentNot Voting
Democrat 24600
Republican 12601
Total 361201
% of votes cast 73%24%0%2%
How each member voted (49)
Member Party Vote
Adrian Cortes Democrat Yea
Annette Cleveland Democrat Yea
Bob Hasegawa Democrat Nay
Claire Wilson Democrat Yea
Claudia Kauffman Democrat Nay
Deborah Krishnadasan Democrat Yea
Derek Stanford Democrat Yea
Drew Hansen Democrat Yea
Emily Alvarado Democrat Yea
Jamie Pedersen Democrat Yea
Javier Valdez Democrat Yea
Jesse Salomon Democrat Yea
Jessica Bateman Democrat Yea
John Lovick Democrat Yea
June Robinson Democrat Yea
Lisa Wellman Democrat Nay
Liz Lovelett Democrat Yea
Manka Dhingra Democrat Nay
Marcus Riccelli Democrat Yea
Marko Liias Democrat Yea
Mike Chapman Democrat Yea
Noel Frame Democrat Yea
Rebecca Saldaña Democrat Yea
Sharon Shewmake Democrat Yea
Steve Conway Democrat Nay
T'wina Nobles Democrat Yea
Tina Orwall Democrat Yea
Vandana Slatter Democrat Nay
Victoria Hunt Democrat Yea
Yasmin Trudeau Democrat Yea
Chris Gildon Republican Yea
Curtis King Republican Yea
Drew MacEwen Republican Yea
Jeff Holy Republican Not Voting
Jeff Wilson Republican Yea
Jim McCune Republican Nay
John Braun Republican Yea
Judy Warnick Republican Yea
Keith Goehner Republican Yea
Keith Wagoner Republican Yea
Leonard Christian Republican Nay
Mark Schoesler Republican Yea
Matt Boehnke Republican Nay
Nikki Torres Republican Nay
Paul Harris Republican Yea
Perry Dozier Republican Nay
Phil Fortunato Republican Nay
Ron Muzzall Republican Yea
Shelly Short Republican Yea

Official roll call →

Subjects

housing transportation
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Frequently asked questions

Who sponsors SB 6026?
SB 6026 is sponsored by Sharon Shewmake (Democrat), T'wina Nobles (Democrat), Marko Liias (Democrat), Noel Frame (Democrat), Steve Conway (Democrat), Jessica Bateman (Democrat), and Emily Alvarado (Democrat).
What is the current status of SB 6026?
This bill has been enacted into law. Introduced January 07, 2026. Enacted.
Where can I track SB 6026?
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