Parking Reform Is Coming to South King County. Here's What It Means for Your Property.

Parking rarely makes headlines, yet it quietly shapes almost every project we design. A required stall can eat 300 square feet of a small lot, push a cottage out of the backyard, or make a storefront lease impossible to open. In 2025, Washington passed a law that limits how much parking cities and counties can require. The first big deadline arrives in January 2027, and many South King County cities are rewriting their codes right now.

We hear a lot of questions about this from homeowners and small business owners in the south end. Here are our answers.

What is the new law?

It is Engrossed Substitute Senate Bill 5184, the Parking Reform and Modernization Act, signed in May 2025. It caps the off-street parking that local governments can require for new development, and it bans minimum parking requirements altogether for certain kinds of buildings.

Where does it apply, and when?

The law covers cities and counties with populations of 30,000 or more. Jurisdictions with 50,000 or more residents must comply by January 27, 2027. Those between 30,000 and 50,000 have until July 27, 2028.

In South King County, that puts larger cities such as Renton, Kent, Federal Way and Auburn on the January 2027 timeline. Several smaller cities likely fall in the 2028 group. Because King County itself is well over 50,000 residents, unincorporated urban areas such as White Center and Skyway should be affected too.

What are the new limits?

Under the law, a city or county can require no more than:

• 0.5 parking spaces per unit for multifamily housing
• 1 space per single-family home
• 2 spaces per 1,000 square feet of commercial space

These are ceilings on what a city can require, not limits on what you can build. If your project needs more parking, you can still provide it.

Which projects need no parking at all?

The law says no parking minimums can be required for:

• Homes under 1,200 square feet
• Commercial spaces under 3,000 square feet
• Affordable housing and senior housing
• Licensed child care centers
• Ground-floor commercial space in mixed-use buildings
• Buildings converting to a new use

Accessibility parking required under the Americans with Disabilities Act does not change.

What South King County cities are doing
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Renton

Renton has run a public process on the law, with a Planning Commission hearing held October 7, 2026. The City Council is expected to adopt an ordinance before the January 2027 deadline.

Federal Way

On September 1, Federal Way amended parking minimums in its downtown City Center Core and Frame districts. A broader citywide ordinance is expected later this year, according to Seattle King County REALTORS.

Kent

Kent's ReDiscover Downtown plan, approved in August 2026, eases standards for townhomes and multifamily housing and rezones the Central Avenue corridor for more housing and mixed use. Parking changes under state law will layer on top.

What this means for you

I'm a homeowner thinking about an ADU or cottage. Does this help?

Often, yes. Small homes under 1,200 square feet cannot be required to provide parking under the law. On a tight lot, removing a required stall can be the difference between a cramped cottage and a comfortable one, or between one added home and two. It can also save the cost of a new curb cut and driveway.

I want to open a small shop, cafe or studio. What changes?

This may be the biggest win in the law. Many neighborhood businesses fit within 3,000 square feet. Under the new rules, those spaces cannot be required to add parking. That matters most when you take over a building with a different past use, which used to trigger new parking rules. Change of use is now one of the exemptions.

Does this help community-serving projects?

Yes. Affordable housing, senior housing and child care centers are all exempt from parking minimums. For nonprofits and faith communities planning housing or child care on their land, that can free up both space and budget.

Should I wait until my city adopts its new code?

It depends on timing. If you are just starting design, plan for the new limits, but confirm with your city before you submit. If your permit is already in review, ask your city how applications in process will be handled. Each jurisdiction may handle the transition differently.

Our take

Parking minimums have long done more to shape South King County than most residents realize. They widened lots, pushed homes apart and raised the cost of opening a business. For families and small business owners with modest budgets, every required stall is money that could go into a home or a storefront.

This law will not end car ownership in the south end, and it should not. Many families still need cars, and transit options vary widely. But it gives property owners the choice. We think that is the right balance, and we will help clients use it thoughtfully, with good street design, safe walking routes and enough parking where people truly need it.

Call to action

Thinking about a cottage, a small multiplex or a new storefront in Renton, Kent, Federal Way, Auburn, White Center or Skyway? Book a consultation with La Union Studio. We will look at what the new parking rules could free up on your property and how to get the most from it.

FAQ

When do Washington's new parking limits take effect?

Cities and counties with 50,000 or more residents must update their codes by January 27, 2027. Those with 30,000 to 50,000 residents have until July 27, 2028. Check with your city for its exact adoption date.

How much parking can a city require for a new home under SB 5184?

No more than one space per single-family home and half a space per multifamily unit. Homes under 1,200 square feet, affordable housing and senior housing cannot be required to provide any.

Does a small business need parking under the new law?

Commercial spaces under 3,000 square feet cannot be required to provide parking, and neither can changes of use. Larger spaces are capped at two spaces per 1,000 square feet.

Sources

MRSC: 2025 Planning Legislation · City of Renton: State Law ESSB 5184 Parking Reform · Seattle King County REALTORS: Issues and Impacts Q3 2026 · The Urbanist: Rent Stabilization, Parking Reforms Become Law in Washington