Shoreline City Council Regular Meeting - December 2, 2024

The Shoreline City Council met on Monday, December 2, 2024, at 7:00 p.m. in the Council Chamber at Shoreline City Hall. The meeting focused on two major study items: the adoption of Ordinance No. 1026 updating the 2024 Comprehensive Plan and Ordinance No. 1027 updating the Zoning Map and Development Code to implement the plan. The council heard extensive public comment, discussed staff presentations, and set the stage for action at the December 16 meeting.

Consent Calendar

• Approved unanimously (6-0): The consent calendar included approval of special meeting minutes of November 4, 2024, regular meeting minutes of November 18, 2024, and authorization for the City Manager to execute change orders increasing the contract with CDK Construction Inc. by $850,000 to a maximum of $7,912,540 for the Ballinger Maintenance Facility Project.

Public Comments & Testimony

• Jill Chapman, Shoreline resident, expressed concern that her North City neighborhood was proposed to change from low density to medium density (NR2) despite being farther than 0.5 miles from the light rail station, and noted risk factors such as slope, liquefaction, and earthquake risk in the environmental impact statement.
• Terrilee Hammon, Shoreline resident, opposed the zoning change that would extend density to Sky Acres, citing increased congestion on 10th Avenue, the only road out of the area. She questioned why the boundary was moved.
• Kim File, Shoreline resident, asked why the center point of the half-mile radius from the 185th Street light rail station was moved to include part of Sky Acres, noting that the official station address places it outside the half mile.
• Jonelle Kemmerling, Shoreline resident and member of Save Shoreline Trees, presented data from the 2023 Urban Tree Canopy Assessment showing Shoreline’s trees provide over $3 million in annual benefits and nearly $18 million in stored carbon. She urged council to include tree preservation language in the Comprehensive Plan.
• Darren Chang, Shoreline resident and registered architect, expressed support for the Middle Housing Bill but raised issues with fire access lane width requirements (20 feet reduced to 18 feet) that make development infeasible on small lots, design standards that limit flexibility, and frontage improvement costs that burden small family developers.
• Kathleen Russell, representing Save Shoreline Trees, asked council to approve the organization’s proposed amendments regarding established trees and to extend the cottage housing tree code (which retains 35% of trees) to all middle housing permits until the full tree code is reviewed in 2025.
• Ian Orcutt, Lake Stevens resident and former Shoreline resident, supported widening the radius for parking exemptions near light rail stations or eliminating parking requirements citywide to reduce housing costs and congestion, noting that free parking at light rail stations already exists.

Discussion Items

(a) Discussion of Ordinance No. 1026 - 2024 Comprehensive Plan and Land Use Map

• Staff Presentation (Andrew Bauer, Sierra Carson): The Comprehensive Plan is the city’s 20-year vision (to 2044) centered on housing, climate, and equity. Growth target is approximately 13,000 new units. Key changes include consolidating residential land use designations into Neighborhood Residential (NR1, NR2, NR3) to meet HB 1110 requirements. NR2 allows four units per lot within half a mile of major transit (light rail and BRT) and quarter mile of neighborhood centers; NR3 allows two units per lot citywide. The Planning Commission recommended a half-mile buffer for major transit.
• Councilmember Ramsdell asked about HOA exemptions; staff responded that the city zones the property, but HOAs may enforce their own covenants.
• Councilmember Ademasu supported Save Shoreline Trees and Thornton Creek Alliance amendments for tree retention. She preferred a half-mile buffer from light rail stations but only a quarter-mile from BRT, and supported the Planning Commission’s parking recommendations.
• Councilmember Pobee asked about housing production versus targets and about tree preservation methodology. He supported tree amendments.
• Councilmember Scully supported amendments B2 (subarea plans) and B5 (sidewalk width flexibility), opposed changes to zoning designations and citywide parking, and supported most tree amendments except a pickleball-specific one. He wanted the tree code kept neutral until 2025.
• Deputy Mayor Mork asked about Planning Commission input, fire code integration, concurrency for fire/police, and parking plans for delivery and ride-share vehicles. She expressed concern about understanding the plethora of information before the December 5 amendment deadline.
• Mayor Roberts asked about docketed items from 2023/2024, sidewalk width level-of-service standards, and parking requirements per HB 1110. He expressed support for eliminating parking requirements citywide and questioned the sliding hardscape scale (60% max) for its impact on tree canopy. He noted the need to move the park impact fee item to December 9.

(b) Discussion of Ordinance No. 1027 - Zoning Map and Development Code Amendments

• Staff Presentation (Andrew Bauer, Steve Szafran, Sierra Carson): Amendments align with state law and the Comprehensive Plan in five categories: clarifying provisions, permit streamlining, residential parking, supportive/emergency housing, and middle housing. Key changes: removing council approval for two Type C permits (formal subdivisions and rezones consistent with Comp Plan) to the Hearing Examiner; allowing two ADUs per lot up to 1,000 sq ft or 50% of primary house (whichever greater); eliminating parking for ADUs within half-mile of major transit; requiring one parking stall per unit for middle housing outside transit zones; density measured per sq ft rather than per lot; hardscape maximums scaling from 50% (NR1) to 60% (NR3); height limits adjusted for pitched roofs; neighborhood commercial uses limited to 1,000 sq ft.
• Councilmember Scully suggested removing all Type C permits from council approval; staff noted that legislative actions like Comp Plan amendments and development agreements would remain.
• Councilmember Ademasu questioned the 1,000 sq ft ADU limit, arguing it could hamper density while preserving green space. She also asked about commercial size limits and suggested exempting existing buildings. She advocated keeping the cottage housing tree code (20.50.350(b)) as an interim measure until the full tree code review.
• Councilmember Pobee supported moving from units per lot to square feet and asked about ADUs being sold as condos; staff confirmed condominium sales are allowed.
• Mayor Roberts expressed concern that the 60% hardscape maximum would lead to loss of tree canopy and green space, conflicting with climate goals. He raised the Chamber of Commerce’s suggestion to trigger frontage improvements based on total property value rather than structure value. Staff indicated willingness to explore alternative methods.
• Councilmember Scully supported expanding the high density transit boundary to half a mile and proposed an amendment to cap hardscape at 50% (eliminating the sliding scale).

Key Outcomes

• Consent Calendar approved 6-0.
• Deadline for council amendments to the Comprehensive Plan: December 5, 2024, to allow staff analysis before the December 16 action meeting.
• Council agreed to move discussion of Ordinance No. 1013 (park impact fees) to the December 9, 2024 meeting.
• No formal votes were taken on the study items. The council will take action on Ordinance 1026 and Ordinance 1027 at the December 16, 2024 regular meeting.
• Staff directed to address specific public comments (e.g., North City/Sky Acres boundaries) in the presentation for the next meeting.
• Mayor Roberts indicated he would propose an amendment to eliminate citywide parking requirements; Councilmember Scully indicated he would propose an amendment to cap hardscape at 50%.
• Council consensus to keep the tree code neutral for now, with a full tree code review planned for 2025.
• Meeting adjourned at 9:32 p.m.