Shoreline Planning Commission Regular Meeting – June 20, 2024

The Shoreline Planning Commission convened at 7:00 PM on June 20, 2024, in the Council Chamber at City Hall. Chair Christopher Mosier presided over a meeting that included a Climate Action Plan update, introduction of new Comprehensive Plan elements, and a detailed discussion on Middle Housing tiers, alternative compliance, and draft land use maps. Commissioners present: Bradley Cabe, Lauren Hadley, Mei-shiou Lin, Julie Povick. Absent excused: Vice Chair Leslie Brinson and Commissioner Colt Fry. The meeting adjourned at 9:04 PM.

Consent Calendar

• The agenda was approved as presented.
• The draft minutes of the June 6, 2024 regular meeting were accepted without changes.

Public Comments & Testimony

• Malynnda Read (North City resident) expressed concern about a pedestrian fatality at a marked crosswalk on 15th Avenue NE and NE 180th Street, noting that a Leading Pedestrian Interval (LPI) signal could have prevented it. She urged prioritizing pedestrian safety in the Comprehensive Plan update, especially east of I-5, as the new light rail at NE 185th will increase pedestrian traffic.
• Trish Woollcott (Shoreline resident) commended the commission's climate work but criticized the Climate Action Plan for “ignoring preserving large trees,” citing heat-related fatalities nationwide. She urged new commissioners to review the 2019 Dayton Avenue tree-saving effort and warned that super-wide sidewalks and tree removal (e.g., on 175th Street) will worsen heat canyons and impervious surfaces.
• Jonathan Lounds (Master Builders Association of King and Snohomish Counties) appreciated the commission's willingness to exceed HB 1110 minimums and still supported Tier 1 density. He suggested improving the Tier 2.5 option by allowing six units per lot within 0.5 mile of major transit and within 0.25 mile of a High Activity Area to better address housing affordability and environmental goals.

Discussion Items

(a) Climate Action Plan 2023 Year in Review

• Environmental Sustainability Program Manager Paige Sheid presented the 2023 Year in Review, highlighting that 2023 was the first year of implementation. Key goals: reduce community GHGs 60% by 2030 (net zero by 2050), increase carbon sequestration/ecosystem health, and increase climate resilience. The GHG inventory showed transportation (56%) and energy sectors as largest emitters. 2023 actions included the Shoreline Tool Library, Communi-trees program (130 trees given away), and a cross-department Climate Action Team. 2024 priorities include urban forestry funding, density/walkability improvements, EV charging stations, home electrification, and a shared e-bike/scooter program.
• Commissioners asked about vehicle miles traveled (regional pandemic dip), single-family car travel (addressed via Walk Ride Roll campaign and scooter/bike share), EV charging at affordable housing (data from upcoming grant), urban forestry grants for tree data, and a countywide heat mitigation strategy (coming summer 2024). Chair Mosier noted the need to address single-family car travel.

(b) 2024 Comprehensive Plan Update – Introduction of Community Development and PROSA Elements

• Planning Manager Elise Keim and Emily Larson (Otak) introduced two new elements. The Community Development element (new) combines urban design, neighborhood planning, and human services. The Park, Recreation, Open Space and Arts (PROSA) element guides strategic investments. Public feedback emphasized maintaining views, tree canopy, improved sidewalks, support for local commercial, and human services. The review timeline: goals and policies to be sent to commissioners by June 21, with comments due July 7; discussion scheduled for July 18. No commissioner questions were raised.

(c) 2024 Comprehensive Plan Update – Middle Housing Discussion of Tier Options, Alternative Compliance, and Draft Land Use Maps

• Staff (Keim, Larson, Senior Planner Steve Szafran) presented three tier options: Tier 2 (current requirement: two units per lot citywide, four near transit quarter-mile), Tier 1 (four units base, six near transit, triggered when population exceeds 75,000), and a hybrid Tier 2.5 (Tier 2 densities but with half-mile transit radius and added High Activity Areas with quarter-mile buffer). A comparison table showed Tier 2.5 would allow four units per lot on about 10,100 parcels (vs. 2,300 under Tier 2). Staff recommended advancing Tier 2.5.
• Alternative compliance: Staff recommended only exempting lots subject to sea level rise and flood hazards, not critical areas (already protected by regulations) or higher displacement risk (addressed via anti-displacement policies). Commissioners unanimously supported this recommendation.
• Displacement and anti-displacement policies were reviewed. The Racial Equity Analysis identified central and northern Aurora as highest risk. Staff discussed policies in four categories: increasing affordable housing, preserving existing affordable housing, protecting households, and equitably distributing benefits. Commissioner Povick requested demographic data (especially age) for high-displacement areas and questioned whether the city is ahead of growth targets. She also raised concerns that “affordable housing isn’t really affordable” and cited rental vacancy rates. Chair Mosier strongly supported Tier 1 but said he would tolerate 2.5; Commissioners Lin, Hadley, and Cabe supported 2.5; Commissioner Povick preferred Tier 2 pending more data.
• Land use designations: Three new zones replace density-based system: Neighborhood Residential 3 (NR3, baseline), NR2 (higher density, allows small-scale commercial), and NR1 (highest, adjacent to commercial). Commissioners discussed whether neighborhood businesses should be allowed in NR2 everywhere or limited to main roads/schools/parks. Consensus favored allowing them with criteria to avoid over-commercialization. Regarding expansion of NR1 as a buffer between mixed-use and lower zones, Chair Mosier supported the idea, Commissioner Cabe liked more NR1, but Commissioner Povick opposed until growth target data is known. Staff noted that future subarea planning could address transitions.

Key Outcomes

• Alternative compliance: The commission reached consensus to follow staff recommendation: exempt only sea level rise and flood hazard areas. Exclusion of critical areas and high displacement risk not recommended (critical areas already regulated; displacement addressed via policy).
• Tier selection: The commission directed staff to advance the Tier 2.5 concept (hybrid option) for middle housing density. Chair Mosier expressed strong support for Tier 1 but accepted 2.5; Commissioners Lin, Hadley, and Cabe supported 2.5; Commissioner Povick supported Tier 2 for now pending additional data.
• Land use maps: Commissioners agreed to allow neighborhood commercial in NR2 zones subject to future zoning criteria (e.g., location on arterials, near schools/parks). No final decision on expanding NR1 as buffer; staff will bring draft code and criteria for the July 18 meeting.
• Data requests: Commissioner Povick requested demographic data (age, renter characteristics) for high-displacement areas and clarification on whether Shoreline is ahead of its growth targets. Staff will provide responses.
• Next steps: Staff will refine the Tier 2.5 concept and land use maps, incorporate commissioner feedback, and present a draft middle housing code framework on July 18, 2024. The next regular meeting is July 18 (July 4 meeting canceled). No unfinished or new business was considered.