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Planning staff propose two-tier approach for co-living; council briefed on timeline for adoption
Summary
Planning staff proposed a two-tier approach to implement state co-living requirements: retain a limited communal-residence category for single-family homes and create a transit/mixed-use tier for co-living projects with specific amenity and parking ratios.
City planners briefed council on Recode Kent Phase 2 changes to allow and regulate co-living consistent with recent state direction and proposed a two-tier approach.
Long-range planner Deja Mitchell explained state law defines co-living as independent lockable sleeping units with shared facilities (kitchens, bathrooms) and requires cities to allow co-living on any lot that permits six or more units, including lots that become eligible because of transit proximity. Mitchell said co-living units count toward residential capacity using a state-specified equivalency (one sleeping unit equals one-quarter of a dwelling unit) and that state law sets limits on local parking rules and sewer-fee approaches.
Proposed local framework: To preserve a clear local approach, staff proposed retaining the existing "communal residence" category for single-family dwellings and accessory dwelling units (Tier 1) with the current limit of up to three rented sleeping units per house and two parking spaces per lot. Tier 2 would implement state co-living requirements for lots that allow six or more units (including transit-proximate and mixed-use zones); staff proposed initial shared-amenity ratios of one shared kitchen per 15 sleeping units and one bathroom per six sleeping units, and a parking standard that aligns with the state's 0.25 spaces per sleeping unit, with standard reductions for transit-proximate sites.
Timeline and compliance: Mitchell said the city must adopt local changes by Dec. 31, 2025, to meet the state deadline and outlined upcoming Land Use and Planning Board briefings and hearings ahead of Committee and council consideration.
Council discussion: Members asked about how sleeping units will be counted for required housing totals, existing communal residences inventory and how adult family homes or other care residential uses will be treated; staff said residential-count reporting will convert sleeping units to dwelling-unit equivalents using the quarter-unit metric and that adult family homes are regulated separately.
Next steps: Staff will present hearings to the Land Use and Planning Board and return to committee and council for adoption steps aiming for a December adoption consistent with the state timeline.
