Shoreline Planning Commission Discusses Comprehensive Plan Amendments - September 1, 2022

The Shoreline Planning Commission held a study session on September 1, 2022, to discuss six proposed amendments to the city's Comprehensive Plan. The meeting focused on the Transportation Element update (Amendment 1) and reviewed five other amendments, including land use changes, tree canopy policies, and housing provisions. Staff presented recommendations for action, and commissioners raised questions about implementation and timing. A public hearing is scheduled for October 6, 2022, to take formal public testimony before the Commission makes a recommendation to the City Council.

Consent Calendar

• No consent calendar items were presented or approved during this meeting.

Public Comments & Testimony

• No members of the public signed up for general public comment at this session. Public testimony will be accepted at the October 6 public hearing.

Discussion Items

• Amendment 1 – Transportation Element Update: Natasha and Kendra Breland (Fair and Pears) presented the constrained project list for the next 20 years. Total available transportation capital revenue is estimated at $201 million, with $160 million committed to existing projects (concurrency, Sound Transit, sidewalk program, etc.). The remaining $41 million is allocated to high‑priority projects: a segment on 175th Street (Fremont to Stone Avenue), the 185th Corridor strategy (pedestrian/bike/transit improvements near the light rail station), Third Avenue North Connectors (plaza‐style access east of the 145th station), shared‑use mobility hubs (six locations tied to light rail), and the east‑side off‑corridor bike network (alternative to constrained 145th corridor). These projects were selected based on high scores, ability to connect existing infrastructure, and support for climate resilience and equitable land use.
• Amendment 2 – 2024 Major Comprehensive Plan Update: Staff described a placeholder amendment to begin the process for the next major update due December 2024. Key steps include an equitable community engagement strategy, review of existing plans and regulations, environmental review, legislative action, and submission to the state. No immediate recommendation was made.
• Amendment 3 – King County Metro Park & Ride Redevelopment: This would change the land use designation from Public Facility to Mixed Use and rezone the 2.7‑acre site (currently split Mixed Business/R‑18) to Mixed Business, enabling King County Metro to seek a development partner for transit‑oriented development. The proposal will be reviewed by the Hearing Examiner before City Council action. Commissioner Callahan inquired about an adjacent vacant lot; staff noted that lot is not part of the proposed amendment, though the city previously discussed acquisition.
• Amendment 4 – Tree Canopy and Housing Policy: A privately initiated amendment to add a policy on preserving significant trees while allowing housing development. Staff worked with the applicant to produce revised language directing the development of regulations to “maintain and create increased shoreline urban tree canopy with the goal of encouraging tree retention and protection while also increasing housing opportunities and choice.” Commissioner Lynn thanked staff for making the language more actionable.
• Amendment 5 – Duplexes/Triplexes in Low Density Residential Zones: Added by City Council in April 2022, this would permit duplexes and triplexes in all low‑density residential zones (covering ~66% of Shoreline). Staff recommended carrying this amendment over to the 2023 or 2024 docket to allow adequate community engagement and alignment with the major comprehensive plan update, and to leverage state grant funds. Vice Chair Ramashandri asked whether duplexes/triplexes are intended to fill the “missing middle” housing gap; staff responded that they are one piece of a broader middle‑housing study.
• Amendment 6 – Richmond Beach Saltwater Park Map Correction: This would change the land use designation of certain parcels from Public Facility to Public Open Space to match the rest of the park, including tidally submerged areas accessible at low tide. Commissioner Lynn asked about the history of the submerged area; staff confirmed no vehicular access exists and the change is consistent with existing park use.

Key Outcomes

• Staff recommendations for the October 6 public hearing: Approval of Amendments 1, 3, 4, and 6; carry over Amendment 5 to a future docket; no immediate action on Amendment 2.
• Next meeting: September 15, 2022 (regular meeting).
• Public hearing: October 6, 2022, for the comprehensive plan docket. The Planning Commission will make a formal recommendation to the City Council based on the hearing and this discussion.
• Commissioner positions: Commissioners expressed general support for the proposed amendments, with particular appreciation for the transportation element and the tree canopy language. Concerns about Amendment 5’s scope and need for further community outreach were noted, aligning with staff’s recommendation to delay.