Shoreline Planning Commission reviewing amendments to Development Code regarding SEPA

At its February 21 meeting, the Planning Commission will review amendments to the Development Code that will raise the State Environmental Policy Act (SEPA) thresholds on exempt levels for environmental review. For those who wish to comment on the proposed amendments, you may do so during the public comment portion of the meeting or you can email the planning commission.

SEPA is the State Environmental Policy Act of 1971. The act established thresholds for when environmental review is required for different development projects. The rules provide a way to evaluate the environmental impacts of projects in communities that had minimal development regulations prior to 1971. Information obtained during the SEPA process can change a proposal to reduce likely impacts, or condition or deny a proposal when adverse environmental impacts are identified. Since the City incorporated in 1995, it has employed the lowest thresholds allowed by the Act.

During the 2012 legislative session, the State Legislature adopted sweeping changes to SEPA. As part of the update, the Legislature modified the exempt thresholds for minor new construction and directed the Department of Ecology (DOE) to evaluate the rules that implement SEPA while maintaining levels of environmental protection. The City is now in the process of exploring amendments to its Development Code to be consistent with the new SEPA legislation and accompanying rules. As a result, thresholds for exemptions for minor new construction within the City of Shoreline could be raised.

The vast majority of projects reviewed by the City result in a “Determination of Non-significance”. This is because the City is planning under the Growth Management Act and is no longer a jurisdiction with minimal development regulations that need the support of SEPA. In fact, the City is viewed by many in the region as a place to study when looking for progressive and complete environmental regulations.

The City will be proposing amendments to its Development Code that will remove the bureaucracy of environmental review for minor projects that are considered to have minimal impact, require nominal analysis, and comply with adopted development regulations. This action will support City Council Goal #1 to strengthen Shoreline's economic base by streamlining development regulations and making the permit process predictable, timely and competitive.

In the period since the legislature’s adoption of the amendments, the City has been operating under interim thresholds established by the State. The legislature set the interim thresholds at the highest exempt levels currently allowed in the regulations. The exempt levels included proposals up to 20 dwelling units and commercial buildings up to 12,000 square feet. A review of development proposals since the City started using the interim thresholds indicate that the rules and regulations in effect provide appropriate levels of mitigation of the anticipated impacts.

To learn more visit the Planning webpage or contact Permit Services Manager Jeff Forry, 206-801-2521.