Shoreline Planning Commission Meeting - February 4, 2021

The Shoreline Planning Commission met on February 4, 2021, at 3:00 PM UTC (7:00 PM local). The meeting included a briefing from the Washington State Department of Commerce on the Growth Management Act (GMA) and a discussion on the 2021 Comprehensive Plan Amendment Docket, which contained a single proposal to re-designate a parcel from Public Facility to High Density Residential and rezone from R-18 to R-48. Public comments were heard, and the commission voted to recommend adding the amendment to the docket for further study.

Consent Calendar

• The agenda was approved as presented without changes.
• The minutes from the January 21, 2021, meeting were approved without changes.

Public Comments & Testimony

• John Halton (resident at 19004 Furling Way) stated he purchased his home assuming the adjacent parcel would remain undeveloped (R-18 zoning) and expressed strong opposition to the proposed R-48 upzone and townhome development, citing loss of tree buffer, increased traffic, and lack of notice.
• Dan (resident at 18840, south of the property) spoke in opposition, noting the importance of trees and green space as a buffer from Aurora Avenue, and stated that the community is already experiencing significant construction nearby. He urged the commission to consider the cumulative impact.
• Janet Way (Shoreline Preservation Society) submitted a written letter and spoke in opposition. She argued that the proposal fails the comprehensive plan rezone criteria because it threatens health, safety, and welfare due to removal of significant trees that buffer nearby homes from pollution and noise. She noted the property contains a steep slope and critical area (erosion hazard), and criticized the lack of early public outreach, stating neighbors only learned of the proposal two days prior.
• Jodi Dixit echoed previous comments, emphasizing the misrepresentation of tree coverage in staff photos and the lack of public notice.

Discussion Items

GMA Briefing (Krista Larson, Washington State Department of Commerce)

• Krista Larson presented an overview of comprehensive planning under the GMA, covering goals, required elements, countywide planning policies, urban growth areas, buildable lands program, and the 2024 periodic update. She emphasized public outreach, consistency, and the role of planning commissioners as advisory to elected officials. The presentation included information on the short course on local planning and resources from MRSC. Commissioners asked clarifying questions about online training and open public meetings training requirements.

2021 Comprehensive Plan Amendment Docket (Staff Presentation by Steve Saffron)

• Staff presented the single amendment request: change the land use designation of one parcel (fronting 192nd Street) from Public Facility to High Density Residential, with a concurrent rezone from R-18 to R-48. The parcel (approximately 0.38 acres) is undeveloped, previously owned by King County Metro, and was sold to a private developer in 2014. The applicant provided preliminary townhome sketches (17 units), but staff noted any development allowed under R-48 could be different (e.g., apartments). Under current R-18, up to 10 units could be built; under R-48, up to 26 units.
• Staff recommended the commission forward the amendment to the docket for study. Commissioners asked about tree retention standards (same under both zones), lot coverage differences (85% vs 90% impervious), and the separate processes for the comprehensive plan amendment (through planning commission and council) and the rezone (through hearing examiner and council). Commissioner Mallet noted the potential for transit-oriented development given the site's proximity to the park-and-ride and Aurora Avenue.
• Commissioners discussed the importance of trees, critical areas, and public outreach. The commission voted to recommend including the amendment on the docket for study.

Key Outcomes

• Comprehensive Plan Amendment Docket: The commission voted 5-0 (with one member absent) to recommend that the City Council add the proposed amendment (change land use designation from Public Facility to High Density Residential for the parcel at 192nd Street) to the 2021 docket for further study. The recommendation included an emphasis on tree preservation and transparent public outreach in subsequent proceedings.
• Point Wells Update: Commissioner Mallet reported that the hearing examiner denied Blue Square Real Estate's development plans, ruling that the applicant had not used a once-in-a-lifetime mulligan to resubmit compliant plans. Parties of record have until February 8 to support or challenge; the developer has until February 12 to appeal to Snohomish County Council.
• Upcoming Meetings: The next meeting (February 18) will include a neighborhood meeting on the rezone of the Oaks site (R-48 to NB) and a discussion on a permanent enhanced shelter code amendment. The Housing Action Plan is expected in March.
• Training Reminder: Commissioners were reminded to complete open public meetings training; Krista Larson's presentation slides will be shared.