Kirkland cottages and middle housing
Kirkland cottages: how many may fit and how permits work
The first question is usually how many cottages could fit on the lot. Kirkland's zoning rules provide a starting count, but the workable plan also depends on the shape and constraints of the site. Test both before committing to a design.
On this page7 sections
Official starting point: Kirkland cottages. Check the current page before acting because forms, goals, and rules can change.
How many cottages may fit on a Kirkland lot?
Kirkland uses two density-calculation methods for cottage development: one for zones defined by minimum lot size and another for zones defined by maximum dwelling units per acre. The property's zone and lot area establish the theoretical starting count; an existing home that remains on the property counts toward that total.
- Identify the property's current zone and which density method applies.
- Use the mapped lot area to calculate the zoning-based starting count.
- Account for any existing home that will remain.
- Treat the result as a screening number until the city reviews the actual site plan.
What controls the practical cottage count?
A zoning calculation does not prove that every theoretical unit can be arranged on the site. The design still has to satisfy the current cottage, site, and infrastructure requirements.
- Streams, wetlands, minor lakes, and their buffers can change the density calculation and reduce buildable area.
- Trees, topography, easements, and the shape of the lot influence where buildings and shared areas can go.
- Floor-area limits, setbacks, parking, pedestrian circulation, and common open space shape the layout.
- Driveway access, fire access, drainage, utilities, and grading must work as one coordinated plan.
What is the Kirkland cottage permit sequence?
Kirkland reviews the shared site first and each cottage as an individual building. Keep the same approved site assumptions in every application.
- Complete the required pre-submittal conference before applying for building permits.
- Apply for the enhanced Land Surface Modification permit that coordinates the overall site and civil plan.
- Submit a separate building permit for each cottage.
- Include the coordinated LSM site plan with every cottage building permit.
- Submit a separate LSM revision if the approved site layout changes.
What commonly delays a cottage project?
- Discovering trees, critical areas, easements, drainage, or access constraints after the layout is already developed.
- Submitting architectural, civil, utility, and landscape plans that do not show the same site design.
- Changing a building location, driveway, parking area, or shared feature after the LSM review is underway.
- Letting one cottage permit advance while a shared-site decision or another related permit remains unresolved.
- Responding to corrections separately instead of updating every affected plan and permit together.
Track the project as one connected system
One cottage can be ready while the shared site permit or another structure is not. Maintain a related-permit register with the current status, responsible person, latest activity date, and next action for every building and shared permit.
Practical homeowner guide
How many homes fit is only the first question
The practical yield also depends on setbacks, height, coverage, access, parking, trees, drainage, utilities, fire separation, common space, construction staging, and the permit structure for each dwelling.
Part 1 · Envelope
Fit the shared site
Test buildings, setbacks, separation, access, parking, utilities, stormwater, trees, open space, waste collection, and emergency response on one coordinated plan.
Part 2 · Permits
Map related applications
Kirkland's current single-family guidance says cottage developments use separate building applications for each dwelling, while the overall site plan is contained in the Enhanced LSM. Track the records as one project.
Part 3 · Ownership
Plan operations early
Address unit lots or ownership, shared utilities, access, drainage, maintenance, insurance, construction sequencing, and any association documents before technical design is complete.
Common questions
What homeowners usually ask
Does the maximum allowed cottage count guarantee that many units fit?
No. The zoning allowance must still fit the actual site and all applicable development, utility, fire, tree, drainage, access, and building requirements.
Why does each cottage need its own building application?
Each dwelling has its own building and life-safety review, while the shared site work must remain coordinated. The permit matrix should connect individual units to the overall site approval.
What should be tested before paying for full design?
Prepare a concept showing realistic unit footprints and floors, access and parking, utilities, stormwater, trees, grade, fire separation, outdoor space, and ownership assumptions. Review the open questions with the city and consultants.
Action plan
What to do next
- 1
Confirm the zone and calculate the theoretical cottage count.
- 2
Test that count against trees, critical areas, access, utilities, and site-layout requirements.
- 3
Bring a coordinated concept to the required pre-submittal conference.
- 4
Establish one shared site and civil plan for the LSM and building permits.
- 5
Track and coordinate revisions across every affected permit.
Official resources