Multiplex Feasibility

The reality: it’s extremely hard—and usually financially pointless—to build a four-plex here. Residents can relax.

1️⃣ Zoning & HOA Barriers

Ken Lake’s lots are zoned for low-density single-family use. Olympia’s new “middle housing” laws do open the door to duplexes and four-plexes in theory, but practical hurdles remain huge.

Every project must still pass City planning approvals with frontage, parking, and access standards that few existing lots meet.

So while zoning text allows it, the reality on the ground says otherwise.

2️⃣ Environmental Protection Comes First

The lake is governed by the Shoreline Master Program and critical-area ordinances.

Any development within 200 ft of the water requires environmental studies, vegetation buffers, and special storm-water treatment. Not only do we have the lake itself, but also the watersheds running into the lake.

These safeguards make sense—they prevent runoff and preserve water quality—but they also make multi-unit construction uneconomic.

A developer would need to spend tens of thousands on reports before pouring a single footing.

3️⃣ Economics Don’t Add Up

Recent analyses of Olympia’s building costs show a typical four-plex runs $1.4–1.6 million to build. In Ken Lake, environmental extras and longer timelines push that closer to $1.8 million.

Yet market rents—$2,000 per unit—don’t support those costs. Investors earn 3–3.5 % yields, well below what they can get in downtown Olympia where fees are lower and density higher.

Simply put, it’s a poor investment.

4️⃣ Neighbors Have Standing

Because Ken Lake sits inside an organized HOA, residents have formal avenues to object. The board can challenge non-conforming uses, and individual homeowners can file appeals under the State Environmental Policy Act (SEPA).

That’s not hostility—it’s due process. But it adds time, lawyers, and carrying costs for any would-be builder. Few developers volunteer for that.

5️⃣ What Would It Take for a 4-Plex to Happen?

Only if a homeowner voluntarily redeveloped a very large interior lot far from the lake, with full sewer access and minimal tree cover, might a small four-unit structure slip through. Even then, it would have to pass both city design review and meet modern fire and parking standards.

⚖️ The Legal and Governance Reality We can build in even more protection; to do that, we will need to review and update our covenants. We support a covenant review process that will tighten language and enable successful enforcement when that enforcement is required.

Washington courts tend to interpret restrictive covenants narrowly — meaning if the restriction isn’t crystal clear, it’s resolved in favor of the homeowner.

We can approach this concern by being proactive and setting expectations through updated Covenants, and the Covenants review process is already underway! This is a great opportunity to shore up the rules that will keep Ken Lake's character.

6️⃣ Why the Fear Persists

Statewide housing bills like HB 1110 made headlines for “allowing four-plexes everywhere.” The fine print leaves most of Ken Lake unaffected. The intent is to increase urban-core density near transit—not to turn lakefront enclaves into apartment zones.

Developers focus where the math and zoning align: downtown Olympia, West Olympia corridors, Tumwater town center, and Lacey transit hubs. Ken Lake doesn’t fit that pattern. It's just not about us.

7️⃣ Summary Chart — Where should Olympia developers invest?

Factor	Ordinary Olympia Infill	Ken Lake Neighborhood
Zoning permissive?	✅ Yes	⚠️ Mostly no
HOA approval needed?	❌ No	✅ Yes
Shoreline restrictions?	❌ Rare	✅ Common
Buildable land left?	Moderate	Very limited
Project economics?	Viable	Marginal
Community opposition?	Moderate	Strong
Likelihood of 4-plex soon	High	Low

🔚 The Takeaway for Residents

Ken Lake’s environmental protections, HOA oversight, and simple math make large-scale multi-unit construction virtually impossible.

The neighborhood’s shoreline buffers will keep its wooded, low-density character intact for decades.

So should residents worry about four-plexes popping up around the lake? No. The rules—and the economics—already guard against it. We have time to approach to build on that.