Shoreline Planning Commission Regular Meeting - July 18, 2024

The Shoreline Planning Commission held a regular meeting on July 18, 2024, at 7:00 p.m. in the Council Chamber at Shoreline City Hall. The agenda included three study items related to the 2024 Comprehensive Plan Update: an introduction to the Capital Facilities and Utilities elements, discussion of the Community Development and Parks, Recreation, Open Space and Arts (PROSA) elements, and a presentation on middle housing public participation and draft regulations. Commissioners heard public testimony from three residents and engaged in extensive deliberation on housing, parking, affordability, and design standards.

Consent Calendar

• Approved the agenda as presented.
• Approved the minutes of the June 20, 2024 regular meeting as presented.

Public Comments & Testimony

• Eric Sieverling, Shoreline resident (Parkwood Terrace), expressed concern about the rapid pace of growth and tree removal. He opposed proposed zoning changes that could allow three-story 12-plexes in his single-family neighborhood, urging the commission to consider the implications of rapid growth.
• Sara Kubek, Shoreline resident (Parkwood Terrace), expressed concern that current upzoning due to light rail has led to construction of townhouses unsuitable for elderly or families with small children. She noted the area is unwalkable with the nearest grocery store a mile away, and urged the commission to be more thoughtful and assess the impacts of ongoing rezoning before moving forward.
• Yonas Seifu, Shoreline resident (near Ballinger and 19th), requested upzoning of his property to be consistent with neighboring apartment zoning. He commended the commission’s work on addressing the housing crisis.

Discussion Items

(a) 2024 Comprehensive Plan Update – Introduction to Capital Facilities and Utilities

Planning Manager Elise Keim and Emily Larson from Otak presented the Capital Facilities and Utilities elements, covering purpose, requirements, data sources, and the review timeline (commissioner comments due by August 4, with further discussion on August 15). Key discussion points:

• Commissioner Brinson asked about policies for non-city governed entities; Larson said language focuses on coordination rather than provision for services outside city control.
• Commissioner Povick expressed concern about Seattle City Light’s capacity to handle Shoreline’s rapid growth, labeling it potentially “reckless.” Larson replied that the city will meet with providers to understand capacity and plans.
• Commissioner Povick also worried about Comcast and sewer infrastructure aging; Brinson noted that redevelopment often requires infrastructure upgrades by the developer.

(b) 2024 Comprehensive Plan Update – Discussion of Community Development & PROSA Elements

Staff summarized commissioner and public feedback on the two elements. Discussion included:

• Chair Mosier praised east-west connections (non-motorized) and requested consistency in tree terminology.
• Commissioner Brinson offered to connect staff with Seattle’s community liaison program and supported east-west connections.
• Commissioner Povick argued that parks and nature should be “big rocks” prioritized over growth; Brinson countered that competing priorities like housing affordability must be balanced, with people front and center.
• Commissioner Povick discussed minimum wage (Shoreline $16/hr vs Seattle $19/hr) and AMI for affordable housing (Shoreline uses 70% AMI, Seattle 65% for studios/1BR). She advocated for increasing minimum wage and negotiating lower AMI to make housing more affordable. Brinson noted that achieving lower AMI requires public subsidies (e.g., Seattle’s housing levy).
• Staff noted an affordable housing study is planned to explore policy options.

(c) 2024 Comprehensive Plan Update – Middle Housing Public Participation Summary and Draft Regulations

Elise Keim presented public outreach results (visual preference survey favored cottages, duplexes, courtyard apartments, townhomes with covered entries, low fences, separate walkways) and draft code concepts. Commissioners discussed multiple sub-topics:

• Uses: Staff proposed allowing six middle housing types in NR3 and nine in NR2 (excluding townhomes in NR3 due to resident feedback about their height). Commissioner Povick opposed six-plexes (Tier 2.5), preferring Tier 2. Chair Mosier noted middle housing can be owner-occupied, not just rentals.
• Parking: HB 1110 prohibits required parking within ½ mile of transit; staff proposed zero stalls within ½ mile and one stall per unit beyond that, and asked whether to extend this to detached homes. Chair Mosier and Commissioner Fry supported extension. Commissioner Povick called for a study of street parking capacity. Commissioner Cabe agreed. Staff noted a parking enforcement position will be filled and that policy decisions will come through Public Works.
• Dimensions: Chair Mosier found building coverage vs. hardscape confusing and recommended simplifying to lot coverage with an exemption for some roof overhang. He disagreed with the proposed 5-foot rear setback, advocating for 10 feet (Commissioner Fry agreed). Discussion on garage setback: the current 20-foot is meant to prevent vehicles overhanging the right-of-way; some flexibility was suggested. Height: commissioners generally supported a base height with additional allowance for pitched roofs to encourage variation.
• Affordability: To allow four units per lot (Tier 2) with one affordable unit, or six units (Tier 2.5?) with two affordable units. Commissioner Brinson thought the most likely beneficiaries would be community land trusts or subsidized housing; she supported the proposed income levels (60% AMI rental, 80% AMI for-sale) and flexibility. Chair Mosier questioned whether a ratio should apply if multiple lots are combined. Commissioner Povick suggested moving affordable housing to 60% AMI for Aurora apartments. Staff noted an affordable housing study is forthcoming.
• Design: Staff proposed applying design standards (front door orientation, fenestration, covered entryways, parking/utility location, building width/depth) to both middle housing and detached homes. Commissioner Fry and Cabe noted that requiring front doors facing the street could hinder conversions and courtyard/cottage layouts. Chair Mosier suggested allowing one unit to face the street. Commissioner Brinson emphasized flexibility for conversions. Commissioner Fry thought covered entryways weren’t necessary. Commissioner Povick urged the permitting department to be more flexible for conversions.

Key Outcomes

• The commission provided direction on middle housing concepts; no formal votes were taken.
• Staff will incorporate feedback and present updated drafts at future meetings.
• The August 1, 2024 meeting agenda will include the 2024 docket and annual code updates.
• The meeting adjourned at 9:10 p.m.