Duval planning commission recommends state‑mandated co‑living housing and parking code updates to city council

Duval — The Duval Planning Commission voted Jan. 28 to recommend to city council code amendments that would allow “co‑living housing” in zones where multifamily housing is already permitted and that revise residential parking standards to mirror 2024 state requirements.

Associate planner Maddie Lawrence told the commission the updates are driven by state law: “These updates are coming directly out of state requirements,” she said, citing the legislation referenced in staff materials as House Bill 19 98 and Senate Bill 6,015 and noting the amendments rely on the Revised Code of Washington. Lawrence defined co‑living housing as a residential development of independently rented, lockable sleeping units with shared kitchen and common spaces and said the city is adopting the state’s definitions for sleeping units.

Why it matters: The proposed changes introduce a new “sleeping unit” category that is treated differently from a standard dwelling unit for density and fee calculations, and they set minimum parking calculations that follow state guidance. Lawrence explained a sleeping unit “shall be counted as one quarter of the dwelling unit for purposes of calculating density,” which affects how density is tabulated. On parking, staff said the code language mirrors state law and limits the city’s ability to require more than one‑quarter of a parking space per sleeping unit in calculating minimum off‑street parking.

Details and debate: Staff presented zoning where co‑living would be permitted (zones where multifamily dwelling units are already allowed) and said the code does not change external development standards such as height, setbacks or building coverage—only the interior configurations and permitted use. Commissioners asked about infrastructure and practical impacts: whether sewer connection fees and capacity had been assessed, how utility billing inside units would be handled, and what design checks would prevent dormitory‑style conversions.

Staff answered that the city is coordinating with Public Works on sewer and connection fee implementation and that building code review would still apply to ensure units meet building‑safety standards. On parking, Lawrence said the city “cannot require more than a quarter of a parking space per sleeping unit” for minimum calculations; developers could propose additional parking if market demand warranted it.

Several commissioners said the state requirement may have limited near‑term impact in Duval because the market and transit context differ from larger cities where co‑living has proliferated. Commissioners also raised questions about design quality, management of shared spaces and the absence of an affordable‑housing percentage requirement in this code update; staff said affordable‑housing targets are being addressed separately in comprehensive‑plan and housing‑strategy work.

Outcome and next steps: With no members of the public present to testify in person, the commission moved and seconded a recommendation that the council approve and adopt the amendments (PC agenda bill 26‑2). Commissioner Chappell seconded the motion; the chair recorded a voice vote and declared the motion passed. Staff said city council will hold its own public hearing on the amendments next week and that the SEPA and review processes have been completed as required.

The commission’s action forwards the city’s implementing language to council for formal consideration; final adoption and any follow‑up code clarifications would be decided at the council level.