If you own property in an urban area, it probably feels like the rules have changed—and you’re not wrong. Across the Puget Sound, cities like Seattle, Bellevue, Kirkland, Everett, and Shoreline have updated their development regulations in response to new state housing laws. On paper, these changes allow more flexibility. In practice, they’ve added a new layer of complexity that many property owners aren’t prepared for.

The biggest challenge right now isn’t opportunity.It’s understanding how the new rules actually work.

Yes, More Is Allowed — But That’s Only Step One

One of the most common assumptions we hear is:“My zoning allows more units now, so my property must be worth more.”

Sometimes that’s true. Often, it’s incomplete.

While zoning changes have expanded what can be built, they haven’t eliminated:

• Utility constraints
• Public works requirements
• Tree retention rules
• Affordable housing fees
• Site-specific access issues

In other words, zoning tells you what’s theoretically possible. Regulations tell you what’s realistically buildable.

Navigating that gap is where most projects either succeed or quietly fall apart.

Every City Is Interpreting the Rules Differently

Another source of confusion is consistency—or lack of it.

Even though development changes are happening statewide, each city is still responsible for writing and enforcing its own code. That means the experience of developing a property in Kirkland can look very different from doing the same thing in Seattle or unincorporated Snohomish County.

Small differences can have big impacts:

• Parking requirements
• Design standards
• Fee structures
• Review timelines
• Infrastructure expectations

This is why projects that “pencil” in theory sometimes don’t survive first contact with the city.

Permitting Is Where Timelines Stretch

Many owners underestimate how long permitting takes under the new rules.

More allowed uses often mean:

• More departments reviewing the project
• More coordination between planning, public works, and utilities
• More back-and-forth during plan review

This doesn’t mean cities are trying to stop development. It means systems are adjusting, and that adjustment takes time.

The property owners who do best right now are the ones who plan for permitting to take longer than expected—and don’t make financial decisions that depend on perfect timelines.

Regulations Change the Strategy, Not Just the Design

New regulations don’t just affect what you build. They affect how you should approach development altogether.

In many cases, navigating today’s rules means:

• Phasing projects instead of building everything at once
• Prioritizing access and utilities before design
• Evaluating multiple paths: build, sell, rent, or hold
• Accepting that fewer units may create more value

This is especially true for homeowners and long-time property owners who aren’t trying to become full-time developers. The goal isn’t maximum density. It’s smart optionality.

The Biggest Mistake: Skipping the Front-End Work

With so much change, it’s tempting to jump straight into action. But the fastest way to make a mistake right now is moving forward without clarity.

Before spending serious money, it’s critical to understand:

• How the new regulations apply to your specific lot
• What hidden requirements could affect feasibility
• Where risk shows up early versus late
• Whether development actually aligns with your goals

In many cases, navigating regulations successfully is less about pushing forward and more about knowing when to pause.

This Is a Moment for Thoughtful Development

The current regulatory environment rewards patience and preparation.

Property owners who take the time to understand the rules—rather than reacting to headlines—are finding real opportunities. Those who rush are often surprised by costs, delays, or constraints they didn’t see coming.

Navigating new urban development regulations isn’t about mastering every line of code. It’s about asking the right questions early, understanding trade-offs, and making decisions that still make sense five or ten years from now.

That’s how development works when it’s done responsibly—and how value is protected in a changing landscape.