Committee backs referral for limited co‑living expansion on Washington Avenue with workforce set‑aside and seasonal limits

The land‑use committee on Sept. 28 voted to forward a proposed code change to the full City Commission that would permit co‑living units on a limited stretch of the East side of Washington Avenue (roughly between 15th and 16th streets), subject to conditions recommended by commissioners.

Why it matters: Co‑living — compact, often furnished units with shared spaces or small studio units — is promoted by proponents as an affordable, flexible housing product that can serve seasonal workers, teachers and people working in the city for several months. Opponents worry it could be used as short‑term lodging that erodes neighborhood character.

What proponents said: Rishi Kapoor and Michael Larkin, representing a development team with a near‑permitted project at 12th and Washington, said the firm intends to operate for longer stays (they described a 15‑day minimum in prior filings but agreed to a proposed 90‑day/three‑month minimum for the committee). They described two product types: fully contained micro‑units (~275 sq ft) and multi‑bed suites where residents have private bedrooms and bathrooms with shared living kitchens. They also committed to on‑site management, security and screening.

Commissioner modifications and conditions: Commissioners proposed and the applicants accepted several conditions to address neighborhood concerns: a minimum stay of three months for transient uses (seasonal) rather than nightly short‑term rentals; a 20% workforce set‑aside (units priced for households at a local workforce threshold as defined by city code); and on‑site management and security. Staff clarified that CD‑2 zoning (the district involved) already allows hotels, hostels and apartment hotels, but the co‑living allowance would be added on the East side only for the specified area.

Action: The committee voted to send the proposed ordinance to the full commission as a C‑4 referral to the planning board, with the sponsor and administration’s recommended amendments (seasonal minimum and 20% workforce set‑aside). The committee asked staff to prepare draft language reflecting those provisions for the commission referral.

Ending: The item will appear at the commission and, if referred, will go to the planning board for hearings and analysis.

Speakers quoted or referenced: Michael Larkin (developer counsel), Rishi Kapoor (developer/operator), Commissioner Richardson (supporter), Commissioner Fernandez (questions about impacts).