Shoreline Planning Commission Public Hearing on MUR70 Zone Amendments and Outdoor Seating - May 19, 2022

The Shoreline Planning Commission held a public hearing on May 19, 2022, to consider the MUR70 zone development code amendments (parking reductions and building height process changes) and to study a proposed permanent outdoor seating code. The commission voted unanimously to forward the MUR70 amendments to the city council and provided direction to staff on the outdoor seating proposal.

Consent Calendar

• The commission approved the agenda and the minutes from the May 5, 2022 meeting without changes.

Public Comments & Testimony

• Kathleen Russell (president of Shoreline) testified in support of stronger tree retention requirements. She requested that 70-foot buildings be required to retain 10% of significant trees and that the 90-foot building incentive (currently an 'or' between 20% tree retention and the deep green incentive) be changed to 'and', meaning both conditions would be required. She argued that current tree replacement programs cannot replace the hundreds of trees being lost in areas like Parkwood.

Discussion Items

MUR70 Zone Development Code Amendments

• Staff (Mr. Bauer) presented the proposed amendments, which focus on two areas: (1) allowing up to a 50% reduction in off-street parking for developments of 100+ units or 10,000+ sq ft of commercial space, contingent on a city-approved Transportation Demand Management (TDM) plan; and (2) removing the requirement for a development agreement to achieve maximum building height (140 ft) and instead substituting an administrative design review with a neighborhood meeting, while retaining affordable housing requirements and removing requirements for structured parking, TDR credits, and district energy.
• Commissioners asked clarifying questions about TDR credits, the 90% structured parking requirement (which is being removed), and the interaction between parking reduction options (e.g., combining affordable housing with TDM). Staff confirmed that the 90% parking structure requirement is being dropped because market forces already deliver it, and that parking reductions under different incentives could be combined.
• Commissioner Callahan moved to recommend approval of the amendments as shown in revised Attachment A. Commissioner Galuska seconded. After brief discussion, the motion passed 6-0.

Outdoor Seating Development Code Amendments (Study Item)

• Staff (Ms. Lee) presented results of a survey and focus group, and proposed draft code. The proposal would allow outdoor seating on private property (not in the right-of-way) for brew pubs, eating/drinking establishments, microbreweries, and micro-distilleries. It would not require additional parking for the outdoor space and would allow conversion of up to 4 spaces or 30% of required off-street parking (whichever is greater) on single-tenant sites, with a more restrictive formula on multi-tenant sites. Two alternatives were presented: Alternative 1 (greater flexibility for all sites) and Alternative 2 (more balancing).
• Commissioners debated expanding the use to other retail uses. Most commissioners (Mosier, Callahan, Lynn, Vice Chair Wamishon Jay, Chair Sager) supported limiting to the four food/drink uses initially, though Vice Chair Wamishon Jay noted that limiting uses could stifle creativity (e.g., a band playing outside a tavern).
• On parking conversion, Commissioner Mosier supported Alternative 1 (treating single- and multi-tenant sites equally with 'whichever is greater'). Commissioner Galuska suggested that new developments should be allowed the same reduction as existing conversions. Others (Lynn, Callahan) leaned toward the staff recommendation.
• Staff asked if more study was needed; the commission indicated it was ready to proceed to a public hearing in July, with direction to bring back code language limiting uses to the four categories and incorporating Alternative 1 for parking conversion.

Key Outcomes

• MUR70 Zone Amendments: Voted 6-0 to forward a recommendation of approval to the city council.
• Outdoor Seating: Staff was directed to return in July with a draft ordinance for a public hearing, based on commission preferences to limit uses to food/drink establishments and use Alternative 1 for off-street parking conversion.
• Commissioner Callahan reported on attending Affordable Housing Week events, noting a forum on missing middle housing (May 31) and a session on renters' rights, where a model ordinance for longer notice on rent increases was discussed. She expressed hope that the city council would consider stronger renter protections.
• The June 2 meeting was canceled; the next meeting is June 16 in person at City Hall, featuring an economic development forecast.