Shoreline Planning Commission Regular Meeting - September 18, 2025

The Shoreline Planning Commission held a regular meeting on September 18, 2025, at 7:00 p.m. in the Council Chamber at Shoreline City Hall. The meeting was adjourned at 8:22 p.m. Commissioners discussed two major study items: the 2025 Miscellaneous Batch Amendments to the Development Code and an update to the Environmentally Critical Areas Code. Public comment was heard in support of a proposed adaptive reuse provision.

Consent Calendar

• Approved the agenda as presented.
• Approved the draft minutes from the August 21, 2025 regular meeting and the September 4, 2025 retreat.

Public Comments & Testimony

• Jack Malek, Shoreline resident and former planning commissioner, speaking on his own behalf (also a member of the Shoreline Chamber of Commerce), expressed support for the adaptive reuse proposal. He noted that commercial vacancy in the city is less than 2% and rental rates are $50-$60 per square foot plus triple net, making it difficult for small businesses. Adaptive reuse would allow businesses to use residential space without costly site improvements like lighting, signage, and parking.
• Laura Grauer, Seattle resident and past president of the Shoreline Chamber of Commerce, speaking on behalf of the Chamber, strongly supported adaptive reuse. She shared stories of business owners who abandoned plans because current regulations trigger full site improvements when converting a home to commercial use, making it financially infeasible.
• Kevin Barrett, Brier resident and president of the Shoreline Chamber of Commerce, speaking on behalf of the Chamber, supported the proposed code change to Section 20.50.230. He stated the current requirement for full site improvements creates major financial barriers, and the proposed change balances economic growth with infrastructure standards.

Discussion Items

Development Code Amendments – 2025 Miscellaneous Batch Amendments

• Planning Manager Elise Keim and Associate Planner Kevin Bagwell presented a recap of co-living housing requirements under state HB 1998, including density calculations (1 sleeping unit = 0.25 dwelling unit), open space standards (same as multifamily), and conversion of existing commercial buildings (e.g., hotels).
• Staff reviewed a wide range of proposed amendments, including:
  • Adding/updating definitions (co-living, kitchen facilities, sleeping unit, major pedestrian corridor).
  • Allowing temporary retail in commercial zones without a temporary use permit.
  • Removing townhomes from the Neighborhood Business (NB) zone to preserve commercial space.
  • Allowing adaptive reuse of existing residential structures for commercial use without requiring full site improvements (the item supported by public comment).
  • Adjustments to ADU size references, adult use facility buffers, and cottage housing standards.
• Commissioners generally supported the adaptive reuse proposal and the removal of townhomes from NB. Questions were raised about: bicycle parking calculations for co-living (1 per 20 dwelling/sleeping units short-term, 1 per 2 long-term), the distinction between co-living and renting rooms, and collection of taxes on temporary uses (addressed via business licenses).
• Commissioner Fry suggested clarifying that one sleeping unit equals one dwelling unit for bicycle parking calculations.
• The item will return for a public hearing in October before moving to City Council.

Environmentally Critical Areas Code Update

• Planning Manager Elise Keim discussed proposed changes to the Critical Areas Code, focusing on Riparian Management Zones (RMZ), allowed uses, and report requirements.
• The updated code recommends a standard 200-foot RMZ for all streams (based on WDFW's site potential tree height tool).
• A 25% reduction in RMZ width (down to 150 feet) may be allowed if an existing RMZ is already degraded and an enhancement plan provides equal or greater ecological function. Department of Fish and Wildlife recommended no reduction, but if allowed, not less than 100 feet.
• The code outlines when an RMZ ends due to interruptions like roads or existing structures, handled administratively.
• Allowed uses include minor expansions (up to 500 sq ft) of existing structures in the RMZ, provided they are at least 100 feet from the stream and include on-site mitigation. WDFW was not supportive, but consultant found it acceptable with mitigation.
• Report requirements are being streamlined: deleting repetitive language, reducing mandatory third-party review (now at director's discretion), consolidating standards, and moving some standards to a submittal checklist for flexibility.
• Commissioners praised staff's work and found the graphics helpful for understanding.
• The fully reorganized code will return on October 2, 2025, with a public hearing expected in November.

Key Outcomes

• Adaptive reuse proposal (Section 20.50.230) received strong public and commission support; it will be included in the batch amendments moving forward.
• Development Code Amendments will return for a public hearing on October 16, 2025 (as noted in transcript) before proceeding to City Council.
• Environmentally Critical Areas Code Update will be presented again on October 2, 2025, as a reorganized draft, followed by a hearing in November and Council action later.
• No unfinished or new business was discussed.
• Next meeting: October 2, 2025, which will also include a public hearing on the 2025 Comprehensive Plan Docket.