Planning staff previews Live Local Act guidance; commissioners express concerns about reduced local review

Planning staff presented an informational briefing on the state's Live Local Act and the city's planned implementation document at the Dec. 19 meeting. The Live Local Act (2023, amended 2024) enables certain affordable housing proposals on commercially or industrially zoned land to proceed through an administrative site-plan pathway if applicants meet statutory criteria.

Candy Harper (Deputy Director) said the city must publish an "Expectations for administrative approval of Live Local Act 2024 projects" document that specifies the evidence and measurements developers must submit to claim exemptions. Staff emphasized that although the statute allows administrative approval and can eliminate local notice, hearings and public comment for qualifying projects, the city will require applicants to document transit proximity, parking, lot coverage and other objective measures before staff deems an application eligible for the administrative pathway.

Commissioners and attendees expressed strong concerns that the 2024 amendments may remove local decisions from the public process and allow higher densities and building heights without public hearings. Staff replied that building and construction standards still apply and that the city will require site-plan evidence and recorded covenants (e.g., a 30-year covenant that a percentage of units remain affordable) to qualify for the Live Local exemptions. Staff said a final expectations document will come back to the board in early 2025 and will be posted on the city website as required by statute.