Shoreline Planning Commission Regular Meeting - August 7, 2025

The Shoreline Planning Commission held a regular meeting on August 7, 2025, at 7:00 p.m. in the Council Chamber. The primary agenda item was a study session on proposed code amendments to allow co-living housing, as required by Washington State House Bill 1998, which mandates fully planning cities like Shoreline to adopt regulations by December 31, 2025, or face state preemption. The commission also approved the consent calendar and received updates on upcoming council actions and community advisory committees.

Consent Calendar

• Approval of Agenda: The agenda was accepted as presented.
• Approval of Meeting Minutes: The draft minutes of the July 17, 2025, regular meeting were accepted as presented.

Public Comments & Testimony

• No public comments were made.

Discussion Items

• Co-Living Housing Development Code Amendments: Associate Planner Kevin Bagwell presented an overview of co-living housing, defined as a residential development with independently rented sleeping units (70 sq. ft. minimum) that share kitchen facilities. The state requires co-living to be allowed wherever multifamily housing (6+ units) is permitted, except in the NR3 zone. Key discussion points included:
  • Ground Floor Commercial Requirements: The commission debated whether to require ground floor commercial for conversions of existing commercial buildings to co-living, similar to requirements for multifamily developments in commercial zones (e.g., neighborhood business, town center). Chair Brinson, Commissioner Fry, and Vice Chair Mosier supported requiring ground floor commercial, with administrative departures possible. Commissioner Povick raised the issue of building size and infrastructure needs. Staff noted that the city already has departure authority.
  • Exemptions from Adaptive Reuse Requirements: Staff proposed exempting co-living conversions from the 50% site improvement threshold, which currently applies to residential conversions but not to commercial uses (e.g., restaurants). Chair Brinson and Commissioner Fry supported the exemption as a way to activate underused spaces. Vice Chair Mosier initially expressed concern about conflicting with commercial space goals but later supported a narrow exemption. The commission agreed to explore a targeted exemption, particularly for hotels and motels.
  • Unit Minimums and Maximums: Commissioners questioned the density calculation (4 sleeping units = 1 dwelling unit) and potential impacts on unit caps. Staff will follow up on how minimum unit requirements in commercial zones interact with co-living. Vice Chair Mosier noted that co-living may conflict with council goals for three-bedroom units.
  • Open Space and Common Areas: Commissioners Cabe, Povick, and Hadley emphasized the need for adequate shared indoor and outdoor open space, especially for larger co-living buildings. Staff will investigate whether current multifamily open space requirements (800 sq. ft. or 50 sq. ft. per unit) can be applied consistently.
  • Other Considerations: The commission discussed the potential for co-living to serve intergenerational families and the importance of third places for residents. Questions were raised about how to regulate conversions of large single-family homes in residential zones versus commercial buildings.

Key Outcomes

• Direction to Staff: The commission directed staff to:
  • Proceed with requiring ground floor commercial for co-living conversions in appropriate zones, with administrative departure flexibility.
  • Develop a targeted exemption from adaptive reuse site improvement requirements for co-living conversions, especially for hotel/motel buildings.
  • Analyze the number of properties with conversion potential and provide more data on unit minimums/maximums and open space options.
  • Ensure consistency with existing definitions (e.g., "major pedestrian corridor") and coordinate with building code officials on fire sprinkler and other safety triggers.
• Next Steps: The proposed schedule includes further discussion of development code amendments on September 18, 2025, a public hearing on October 16, 2025, and council action in November–December 2025.

Reports & Announcements

• Planning Director Andrew Bauer reported that the City Council is expected to take action on the commission's recommendations regarding bike parking code amendments and elimination of parking minimums at the next council meeting (August 11, 2025).
• The city is seeking applicants for the Tree Code Update Advisory Committee, which will form a recommendation before the commission's deliberation. Commissioners were encouraged to share the application link.
• The next regular meeting is scheduled for August 21, 2025, at 7:00 p.m., with discussion of the 2025 comprehensive plan amendment docket (two items: countywide center boundaries and level of traffic stress table cleanup).

The meeting was adjourned at 8:05 p.m.