Shoreline Planning Commission Regular Meeting – July 17, 2025

The Shoreline Planning Commission met on Thursday, July 17, 2025, at 7:00 p.m. in the Council Chamber at Shoreline City Hall. The meeting included a public hearing on development code amendments to eliminate citywide parking minimums and revise bicycle parking requirements, followed by a study item discussion on updates to the Environmentally Critical Areas Code. The commission voted 4-0 to recommend approval of the parking amendments to the City Council and provided guidance on the critical areas code update.

Consent Calendar

• Approved the agenda as presented.
• Approved the draft minutes of July 3, 2025, as presented.

Public Comments & Testimony

• Janet Way (Shoreline, Shoreline Preservation Society) expressed concern about the Critical Areas Map, noting that many creeks shown as unimportant may still have salmonids or habitat potential. She urged maximum protection for critical areas, including steep slopes and wetlands, and asked that even piped creeks be given importance.
• Gabriel Sneed (Shoreline, Meridian Park) spoke in support of eliminating parking minimums, stating it would allow more development, increase housing, improve livability, and reduce carbon footprint. She noted the policy aligns with the city’s Comprehensive Plan, Climate Action Plan, and Economic Development Plan.
• Katie Loraj (Ridgecrest) also supported eliminating parking minimums, citing benefits for connectivity, affordability, walkability, and equity. She emphasized decoupling bike parking requirements from vehicle parking requirements as appropriate for urban infill and middle housing projects.
• Written testimonies (six or seven) were received, all expressing support for the parking amendments, with one expressing concern about the transition period.

Public Hearing: Development Code Amendments to Eliminate Parking Minimums and Revise Bicycle Parking Requirements

• Senior Planner Steve Szafran presented the proposed amendments, which eliminate vehicle parking minimums for all uses citywide, keep design requirements for parking (location, screening, landscaping), maintain drive aisle and stall dimensions, increase bicycle parking requirements for new development, add new bike parking design requirements, allow administrative departures, and clean up code citations. The amendments aim to right-size parking, reduce hardscape, and encourage alternative transportation.
• Commissioners expressed support: Vice Chair Mosier noted the amendments remove arbitrary standards and reallocate land to desired uses (trees, housing, sidewalks). Commissioner Lin added that removing parking minimums could allow more units to support critical area buffers. Chair Brinson commended the flexibility in bicycle parking, including allowing parking within units.
• Motion: To recommend approval of the vehicle and bicycle parking development code amendments (Attachment A) to the City Council. The motion passed unanimously (4-0). The public hearing closed at 7:13 p.m.

Study Item: Discussion of Environmentally Critical Areas Code

• Planning Manager Elise Keim presented background on the critical areas code update, focusing on riparian ecosystems. She discussed two alternatives:
  • Alternative 1 (WDFW Recommendation): Use the Washington Department of Fish and Wildlife’s site potential tree height (SPTH) estimate of 202 feet for riparian ecosystems. This would impact approximately 456 new parcels (later refined to 450 after accounting for other critical areas) and is consistent with best available science.
  • Alternative 2 (City-Funded Alternative): Develop a city-specific best available science analysis to determine riparian ecosystem width, potentially with greater accuracy but costing time and money.
• Commissioners discussed the trade-offs:
  • Vice Chair Mosier supported the WDFW data, noting it aligns with city goals to increase tree canopy and that the 456 parcels are a small number relative to the 4,300 already encumbered by critical areas. He emphasized the city’s ability to rezone nearby properties to mitigate development impacts.
  • Commissioner Povick preferred more data, stating that if the city is going to impact property owners, it should have accurate, site-specific data rather than a vague estimate. She raised concerns about homeowners being told “we don’t really know why.”
  • Chair Brinson initially expressed concern about impacts and accuracy but later summarized that she was okay with WDFW data as the best available science, provided the code is rational and clear for property owners, and that property owners are not forced to pay extreme costs for exemptions to maintain the current state.
  • Commissioner Lin supported the WDFW recommendation, noting that homeowners can still choose to do their own site-specific study if they want a deviation, and that allowed activities (e.g., remodeling within existing footprint) are already permitted.
• Staff clarified that site-specific determinations are available for property owners under both alternatives, and that allowed uses include maintenance, repair, and modification of existing improvements. The city will also clarify allowed uses for private utility work and public utility work.
• The commission did not take a formal vote but provided guidance: a majority (three commissioners) leaned toward using the WDFW recommendation, with one commissioner preferring more data. All agreed that the code should be clear, accessible, and not impose excessive costs on homeowners.

Key Outcomes

• The commission voted unanimously (4-0) to recommend approval of the vehicle and bicycle parking development code amendments to the City Council.
• On the critical areas code update, the commission provided informal guidance favoring the WDFW 202-foot riparian ecosystem recommendation, with the understanding that the city will ensure the code is clear, allows site-specific determinations, and does not place undue burden on property owners. Staff will continue refining the code based on this guidance.
• The next meeting is scheduled for August 7, 2025, and will include a discussion on co-living housing (podments/micro units).
• The meeting adjourned at 8:04 p.m.