What if Kirkland’s next wave of housing offered more privacy than a roommate setup with a lower monthly cost than a full apartment? Co-living could be that middle ground. With new state rules now in place, you may start to see proposals that add this flexible option in parts of Kirkland you know well. In this guide, you’ll learn what co-living is, where it could be allowed, how parking and fees would work, and what it might mean for you as a neighbor, renter, buyer, or investor. Let’s dive in.
What co-living means in Washington
Co-living is defined in Washington’s planning rules as housing with separately rented, lockable sleeping units that share a kitchen with other residents in the building. Local codes sometimes call this single-room occupancy, rooming houses, or residential suites. The definition is set in the state’s Growth Management rules so cities must accommodate it where certain conditions are met. You can read the state’s co-living section in WAC 365-196.
Under the rule, co-living must be permitted on any lot inside an urban growth area that already allows at least six multifamily units. That includes mixed-use zones with that capacity. The rule also prevents local governments from requiring sleeping-unit sizes larger than the state building code minimums.
Where it could be allowed in Kirkland
Kirkland recently updated its development standards to align with multiple state housing laws, including design review and parking changes noted in Ordinance O-4905. You can see the city’s update overview on the Middle Housing Code Amendments page.
Because the state requires co-living where zoning already allows at least six multifamily units, you should expect potential siting in Kirkland’s multifamily and mixed-use districts, including areas in and around Totem Lake, Downtown, and Juanita where medium and higher density housing is already planned. To understand specific zones and map plates, review the Kirkland Zoning Code index for zoning districts.
Parking, density and fees at a glance
Parking rules
State rules cap required off-street parking for co-living at 0.25 spaces per sleeping unit. If a site is within one-half mile of a major transit stop, on-site parking may not be required. These standards are part of the same state rule cited above. Kirkland’s general multifamily parking chapter sets higher ratios, but it also outlines reduction procedures. For local parking methods and adjustments, see KZC Chapter 105.
Density and fees
For density calculations, a sleeping unit cannot count as more than one-quarter of a dwelling unit. For sewer connection fees, a sleeping unit cannot count as more than one-half of a dwelling unit unless supported by local findings. Co-living cannot be excluded from state-enabled affordable housing incentive programs under the rule. Kirkland’s local framework for incentives is in KZC Chapter 112.
Building code and safety
The state co-living rule does not change building safety. Co-living projects must meet all state building code requirements for life safety, egress, ventilation, and fire protection. The Washington State Building Code includes minimum habitable room sizes, commonly referenced as 70 square feet for sleeping rooms, among other standards. You can view the state’s adoption materials here. Local permitting and inspections will still apply.
What co-living could look like in Kirkland
In practice, co-living buildings group private, lockable sleeping rooms around shared kitchens, lounges, and laundry. Some sleeping units include private bathrooms. Common spaces are designed for everyday cooking and relaxed gathering, while professional management oversees cleaning expectations and house rules. Specific building features, such as sprinklers and corridor design, depend on building size and occupancy classifications under the building and fire codes.
Who benefits and what to watch
For renters
Co-living can lower per-person rent compared to leasing a full apartment, since residents share kitchens and amenities. Pricing still depends on location, building quality, and the overall rental market. On the Eastside, where demand remains strong, this format can add a more attainable option for people who value their own secured room and a predictable monthly cost.
For owners and developers
Lower required parking can reduce construction cost and free up space for homes or amenities. Design review is now limited to clear, objective standards with at most one public meeting, which can simplify timelines if you meet the criteria. See the state’s design review law, HB 1293, and coordinate early with Kirkland staff on parking assumptions and any empirical studies under KZC Chapter 105.
For neighbors
You may notice more residents walking, biking, or using transit, especially near frequent service. Some projects may request fewer on-site stalls, which can raise curbside parking concerns. Kirkland’s code allows the Planning Official and Traffic Engineer to evaluate on-street capacity when reductions are proposed, and design review will include public notice and the opportunity for comment under HB 1293.
How this fits Kirkland’s housing goals
Regionally, the apartment pipeline has slowed, which can put upward pressure on rents in future years. See coverage of the slowdown in the Seattle area from Axios. Kirkland’s long-range planning also calls for accommodating substantial new housing as part of its 2044 Comprehensive Plan work, with an emphasis on increasing housing choices. You can review the city’s planning context in the Kirkland 2044 FAQs.
Co-living is not a cure-all, but it adds a flexible, lower-cost format to the mix. Done well, it can fit comfortably into mixed-use and multifamily areas while supporting the city’s housing goals.
Considering a move or an investment?
If you are weighing a purchase, sale, or an investment property near future co-living sites, a clear plan matters. Our team helps you model scenarios, evaluate neighborhood fit, and navigate permitting and timelines so you can move forward with confidence. Start a tailored conversation with Karen Balkin.
FAQs
What is co-living housing under Washington’s rules?
- It is housing with lockable, individually rented sleeping units that share a kitchen with other units in the building, as defined in WAC 365-196.
Where in Kirkland could co-living be built?
- In zones that already allow at least six multifamily units, including mixed-use districts with that capacity; check Kirkland’s zoning district references in KZC Title 115.
Will new co-living buildings have to provide parking in Kirkland?
- State rules cap parking at 0.25 spaces per sleeping unit and may require no on-site parking within one-half mile of major transit stops; local procedures for reductions are in KZC Chapter 105.
Are co-living units safe and legal to live in Washington?
- Yes, projects must meet the Washington State Building Code for life safety, egress, ventilation, and fire protection; see the state adoption materials here.
Do co-living projects qualify for Kirkland’s affordable housing incentives?
- The state rule does not allow cities to exclude co-living from incentive programs, and Kirkland’s framework is in KZC Chapter 112.
How might co-living affect housing costs in Kirkland?
- By sharing kitchens and amenities, co-living can lower per-person rent compared to traditional apartments, though actual pricing depends on location, building quality, and market conditions.
