Want a cafe next to your house? WA may open residential neighborhoods

More espresso, snacks and groceries could be coming to a residential block in your Washington neighborhood, because a proposal that drew significant attention last year is back under consideration by state lawmakers.

It’s making quick progress in the Legislature and there are signs the lobbying group that helped scuttle the idea in 2024 may be coming around.

House Bill 1175 would require cities across Washington to allow neighborhood cafes and stores in all residential areas, no matter what the local zoning laws currently say. It’s attracting bipartisan support.

Today, many cities prohibit cafes and stores from opening on blocks zoned exclusively for homes. That’s the case for most Seattle neighborhoods.

There are exceptions where business operations predate the zoning laws. Think about Irwin’s Bakery in Wallingford, Seven Coffee Roasters in Ravenna and Volunteer Park Cafe on Capitol Hill. But those are few and far between.

HB 1175 is sponsored by Republican Rep. Mark Klicker, from Walla Walla, but is also winning support from Democrats like Rep. Davina Duerr, from Bothell.

It’s sponsored by lawmakers from both parties and advanced out of the House’s Local Government Committee with a unanimous vote Friday.

At a public hearing Tuesday, Klicker said he proposed a version of the bill last year after a trip to Europe made him realize how cafes embedded in neighborhoods can bring people together and build social connections.

“They have these types of little businesses everywhere,” he said, pitching HB 1175 as a way to improve community cohesion after an isolating pandemic.

The idea grabbed eyeballs in 2024 to an extent that surprised Klicker, with some lawmakers saying it could encourage more walking and biking, especially as neighborhoods throughout Washington add denser housing.

“I didn’t realize so many people were hungry for this,” Klicker said.

But Klicker’s initial attempt fizzled in the Senate after the Association of Washington Cities raised concerns about preemption (the state telling cities what to do), parking, alcohol sales and the bill’s ambiguous definition of neighborhood cafes. He promised to try again this year.

Under HB 1175, cities and towns would have to permit neighborhood cafes and minimarkets in any zone allowing homes. Local governments would be able to impose some parking, maximum-size and hours restrictions, however, and cafes serving alcohol would also have to serve food.

The bill would define neighborhood cafes and stores as establishments of at least 500 square feet, with the convenience stores selling things like food, drinks and household items.

The Association of Washington Cities still has some concerns that are “pretty minor,” lobbyist Carl Schroeder said Tuesday, praising talks with Klicker.

“Cities are not usually really fans of preemption, so there’s going to be a little grumbling. But for the most part we think this makes sense,” Schroeder added, saying he wanted to continue conversations about parking concerns.

Some cities are taking things into their own hands. In Shoreline, the City Council voted Jan. 13 to legalize cafes, markets, hardware stores, brewpubs and other small businesses in all residential zones, except on dead-end streets and cul-de-sacs. The businesses will be capped at 1,200 square feet, or 2,000 square feet if an existing building is used, a spokesperson said.

A growth plan proposed by Seattle Mayor Bruce Harrell and under review by the City Council would allow stores on corner lots in residential neighborhoods, with some restrictions. HB 1175 would be more permissive.

HB 1175 supporters include groups for small grocers, restaurants, business owners and homebuilders, plus the antisprawl nonprofit Futurewise and a local chapter of Habitat for Humanity. The cities of Bothell, Burien and Cheney are backing the bill, while the city of Gig Harbor is opposing it.

To become law, the bill still needs to clear other House and Senate votes.