Shoreline Planning Commission Regular Meeting - October 3, 2024

The Shoreline Planning Commission held a regular meeting on October 3, 2024, at 7:00 PM in the Council Chamber. The meeting focused on updates to the 2024 Comprehensive Plan, including the Draft Plan and Environmental Impact Statement (EIS), middle housing regulations, and general code amendments required by recent state legislation. Commissioners also heard public comment on development challenges and ADU policies.

Public Comments & Testimony

• Darren Chang (architect, Shoreline resident) expressed concern about the 25-foot-wide driveway requirement and 17-foot setback on 145th Street NE for a townhouse project, stating these requirements are "killing the project" for his clients. He noted that other developers face similar issues with Shoreline's stringent planning requirements and asked how the new Comprehensive Plan will affect single-family attached residential design guidelines.
• Jonathan Lounds (online, Bellevue, Master Builders Association of King and Snohomish Counties) strongly urged the Commission to adopt policies excluding Accessory Dwelling Units (ADUs) from density calculations in both NR2 and NR3 zones, arguing ADUs provide affordable housing without significantly altering neighborhood character.

Discussion Items

• 2024 Comprehensive Plan: Update on Draft Plan and EIS – Planning Manager Elise Keim and Emily Larson (Otak) presented the full draft Comprehensive Plan, including goals, policies, and supporting analysis for each element. The Draft EIS evaluates three growth alternatives: No Action (Alternative 1), Moderate Pace (Alternative 2), and More Rapid Pace (Alternative 3). The DEIS is expected mid-October with a 30-day comment period. Chair Mosier asked why "typical" housing cost was used instead of "average" or "median"; staff agreed to clarify. Commissioner Lin asked how best to review the large document; staff recommended focusing on goals and policies.
• 2024 Comprehensive Plan: Middle Housing Regulations – Staff presented updates on ADU policies and density regulation. Key discussion points:
  • ADUs and density: Commissioners debated whether ADUs should count toward the unit maximum. Consensus emerged (Fry, Mosier, Brinson, Lin, Povick) to not count ADUs against density caps, citing simplicity and the role of hardscape limits. Commissioner Hadley initially favored counting but later agreed with the majority.
  • Density regulation method: Staff proposed three options: (1) units per lot (downzones R12 lots), (2) move R12 to NR1, (3) regulate by square footage. All commissioners supported Option 3 (units per square foot) for clarity and scalability.
  • Neighborhood commercial locations: Commissioners generally supported allowing neighborhood commercial on all streets except dead ends and cul-de-sacs, not just at corners of local streets. Director Bauer suggested a future work plan for larger-scale neighborhood commercial.
  • Unit preservation: Staff outlined incentives including a 10% hardscape bonus for retaining existing structures, exemption of retained dwellings from unit caps, and non-conformity allowances. Chair Mosier raised concerns about excluding eaves from hardscape calculations; Vice Chair Brinson agreed. Commissioner Lin asked about height bonuses for preservation; after discussion, Chair Mosier noted current allowances are already generous.
  • Fire code and frontage improvements: Chair Mosier noted that HB 1337 prohibits requiring street improvements for ADUs, calling it counterproductive. Staff confirmed they are working with fire and public works on flexibility.
  • ADA parking: Commissioners discussed using street parking for ADA spots to preserve property.
• 2024 Comprehensive Plan: General Code Amendments – Staff reviewed updates for SB 5290 (permit review timelines, 65/100/170 days), SB 6015 (parking design standards), and HB 1220 (emergency/supportive housing criteria). No revisions were requested.

Key Outcomes

• Consensus on ADU density: ADUs will not count toward unit maximums in any zone (policy direction to staff).
• Consensus on density regulation: The Commission directed staff to use a per-square-foot approach (Option 3) for regulating density in middle housing zones.
• Neighborhood commercial expansion: Staff will draft code allowing neighborhood commercial on all streets except cul-de-sacs and dead ends.
• Meeting schedule: The October 17 regular meeting was cancelled; a special meeting is scheduled for October 24, 2024, to review the full draft code and Comprehensive Plan package.
• Next steps: The Commission will continue review of the Comprehensive Plan and middle housing code, with a recommendation to City Council targeted for November 21, 2024.