[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6001010,"mediaKeyId","5842139-950e5da8edb6bafb4f2c858e849a3eca","parentId",5842139,"title","Planning commission approves draft co-living code to implement state law, sets parking and density rules","audioSeconds",745,"startMs",2960000,"endMs",3705000,"viewUrl","/Search/View?dp=1&key=5842139-950e5da8edb6bafb4f2c858e849a3eca&start=2960&end=3705","thumbnailUrl","https://assets.pipeline.soar.com/5842139-950e5da8edb6bafb4f2c858e849a3eca/thumbnail_2960000.jpg","articleUrl","/articles/6001010/Kirkland/King-County/Washington/Planning-commission-approves-draft-co-living-code-to-implement-state-law-sets-parking-and-density-rules","mediaUrl","https://secure.pipeline.soar.com/6001010-f0eeedc2799e5dc43e55ba4bb376abce/orig.mp4?Expires=1770967405&Signature=VSrVor2zbIc7SahRkUPaEO4TEvpEWt-av7hcL5FSI2THuumJuBczpzDsvSdMywioT5XvlGErBX0cvRc1Ps0L~6ZaODilNSrS3rCPKsVmL2Ki3d6WpshTGmxp1H6JOEEIKMC1Jex-2Ee1Xh4k9C0HZHvh7Aon92TJbij-3EgVB-g5q2l3OvRFN6Oc4K8am9CytwYTLFUh5TX15VdvMKtNTBYiKZAJvlabt-Lud-vGqn0GZJB1AAQmk5w06G3PXyBqjT~vGR2qb0vQCAquOUXrjat0TtmQhKbqBDjkbJNz9Z2UyKx839Uxbzc1ZGcucdTl2mEADgm6sHsYu2EuotTr0A__&Key-Pair-Id=KUT5TJCACFTXG","author","Kirkland City, WA","date","2025-08-29T14:17:13Z","article","The Kirkland Planning Commission unanimously recommended municipal code amendments to implement Washington State House Bill 1998 that establish rules for co-living housing, set density and parking calculations, and exempt co-living developments from the city’s affordable-housing requirement while allowing them to use affordability incentives.

Staff said the draft follows a minimum-compliance approach required by the state law. Under the draft language, co-living housing is permitted where the underlying zone could develop six or more dwelling units; each co-living unit counts as one quarter of a dwelling unit for density calculations, and co-living units count as single units for parking computations under the hybrid parking approach staff recommended to comply with both HB 1998 and Senate Bill 5184. The code also removes the older “residential suites” definition, creates a new Chapter 111 with co-living rules, and updates sewer connection charges so co-living units are charged at half the multifamily unit rate as required by the bill.

Staff explained the hybrid parking approach is designed to meet both bills’ requirements and noted that many co-living units will fall under the state square-footage thresholds that reduce minimum parking requirements; planning staff said the draft treats each co-living unit as one parking unit for calculation purposes while the density-counting rule (one quarter per co-living unit) applies only to density.

One public speaker, Liz Hunt, asked staff to confirm the density math and whether the one-quarter rule affects parking. Staff confirmed the commission’s interpretation during deliberations: a lot that could develop six conventional units could, under the state rule, develop up to 24 co-living units (24 × 0.25 = six). Staff also explained parking would be calculated treating each co-living unit as one unit for parking calculations; however, many co-living units are expected to be small enough to qualify for reduced parking under the state’s parking legislation.

Commissioners praised the approach. Commissioner Nolan said co-living can increase affordable housing supply and supported exempting the use from the city’s mandatory affordability requirement while allowing projects to take advantage of affordability incentives. After brief deliberation Commissioner Lehi moved to recommend the draft amendments; the motion was seconded and carried unanimously with five commissioners present.

Next steps: the commission’s recommendation will be transmitted to City Council, which has a tentative hearing date of Sept. 16. Staff told commissioners the full amendment text appears in the staff memo and attachments and that the city must adopt the amendments by the end of the year to meet the state deadline.","mediaType","Video","parentTitle","Kirkland Planning Commission Meeting August 28, 2025","oneSentenceSummary","The commission unanimously recommended new municipal code language implementing Washington’s HB 1998 to allow co-living housing where a site could otherwise develop six or more units, sets density and parking calculations, and exempts co-living developments from local affordable-housing requirements while allowing incentive use.","taxTitle","Kirkland, King County, Washington","taxId",2569,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6001014,"Planning commission backs miscellaneous code package; raises artificial-turf lot-coverage exemption and asks for further study",237,1319000,1556000,"/Search/View?dp=1&key=5842139-950e5da8edb6bafb4f2c858e849a3eca&start=1319&end=1556","https://assets.pipeline.soar.com/5842139-950e5da8edb6bafb4f2c858e849a3eca/thumbnail_1319000.jpg","/articles/6001014/Kirkland/King-County/Washington/Planning-commission-backs-miscellaneous-code-package-raises-artificial-turf-lot-coverage-exemption-and-asks-for-further-study","https://secure.pipeline.soar.com/6001014-3de452f88c91e71f86223552d2d57dc9/orig.mp4?Expires=1770967405&Signature=nh5oBw~51StrVjIVtJyyFYVszCqwel4RJwXzAimrnVGUy7omiV4bKAJ200G8AFI~G8CTTfFLWUh2DbYffIMsjKYbdz2FnTo13SYxyJoD6echEjhzEQ-sEdhJ0ht494Z~qsjZRaKCQUbqjs-SN-15hSkjbZtIV-ciTtl0CMYIqjNtqmT~Dr5Ttzh70TjXr9p1Joj~sgfcwOkJxZQGxtVm5Ka9eo30RCOA7hVzRI67FV90pM3shxFm4mLw~ZhRIeBWHVdRyWctr9kMUOV4wtgnn5UD~6ixgiVmmcHhLmmsSmhWxNkwv4InPfXrCaNSrfMD2-RKqgQt61BDsU1vdqLokg__&Key-Pair-Id=KUT5TJCACFTXG","The Kirkland Planning Commission voted unanimously to recommend a package of miscellaneous code amendments that includes draft language increasing the partial lot-coverage exemption for artificial turf and forwarded the package to City Council for consideration on Sept. 16.

Staff told the commission the package implements several state law changes and local technical edits and that the turf change is the only item in the “miscellaneous” bucket that was council-directed. The draft code language shown to the commission would place artificial turf in a new category of 75% exempt materials so that only 25% of installed turf would count toward a site’s lot-coverage maximum; staff also placed a cross-reference reminding readers that tree code, the critical-areas ordinance, the Houghton Point overlay and shoreline rules still apply.

The change to turf drew three homeowner and industry speakers during public testimony who said enforcement has been uneven and that modern turf installations can be highly permeable. Attorney Steven Crane, representing homeowners Tim and Melissa Yeh, described an enforcement notice his clients received and said, “it seems kind of like a selective, targeting for, for whatever reason.” Tim Yeh told the commission the installation cost his family more than $130,000 and urged full exemption: “I respectfully urge you to exempt artificial turf 100% from lot coverage.” Alan Bennett, an installer with Grassland Synthetic Turf, described typical installation practices and said properly installed turf can infiltrate at rates “about 4 to 20 inches per hour.”

Other public commenters and a land-use attorney representing another homeowner suggested narrower fixes, including adding a de minimis allowance for backyard turf not visible from the street or refined code language to address small practical installations. Jessica Rowe, land-use counsel for the Reevey family, said the practical effect of the draft 75% exemption may be minimal for many lots and proposed either the staff language or a modest square-foot exemption to meet homeowners’ needs.

Staff reported it issued a SEPA addendum before the hearing that determined the amendments are consistent with prior SEPA analysis completed for the comprehensive plan and that stormwater regulations remain governed by the King County stormwater manual and the city’s environmental permits. Staff explained that lot coverage and stormwater serve different purposes: lot coverage is used locally to preserve softscape and landscaping on parcels, while stormwater rules regulate runoff and treatment.

Commissioners debated environmental trade-offs. Commissioner Nolan said online research shows concerns about heat-island effects, volatile organic compounds and microplastic runoff and asked that the city study product differences before giving blanket exemptions. Commissioner Rosman and others noted the apparent prevalence of turf in some neighborhoods and urged caution. Commission discussion mentioned that council had directed a quick change from a 50% exemption and also requested a longer-term study of turf as part of the city’s sustainability work program.

The commission’s formal action was to recommend adoption of the miscellaneous code amendments as drafted by staff, with an explicit note that artificial turf be studied in more depth in a future work program. The vote carried unanimously with five commissioners present. Staff told commissioners the package — including the turf language and several state-law implementation items — is tentatively scheduled for City Council consideration on Sept. 16.

What remains: staff will prepare the SEPA documentation and the final ordinance for council; the commission asked staff to return with more detailed research on turf permeability, heat-island effects and microplastics and to consult regional peers for consistency. Enforcement questions on existing installations will continue to be handled through the city’s code-enforcement process and were not decided by the commission tonight.","The Kirkland Planning Commission voted unanimously to recommend a package of miscellaneous zoning code amendments — including draft language that would raise the partial exemption for artificial turf in lot-coverage calculations — while asking staff to study environmental and health questions before final Council action.","actionData","errors"]

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Planning commission approves draft co-living code to implement state law, sets parking and density rules

Planning commission backs miscellaneous code package; raises artificial-turf lot-coverage exemption and asks for further study