KING 5: Five Shoreline neighbors in the upzone selling their houses as a unit

KING 5 ran a story about five neighbors in the 145th Station Area rezone listing their adjacent properties to developers as a unit.

Here's the story

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Shoreline Council mirrors Obama housing plan but residents have concerns

By Diane Hettrick

On September 29, the same day that the Shoreline City Council completed its rezone of the 145th Street Subarea, the Obama White House released a study on the need for denser housing in urban cities.

The White House paper, Housing Development Toolkit, talks about zoning regulations fueled by local opposition preventing the development of housing affordable enough for workers and their families to live near available jobs in big cities, such as Seattle.

It discusses the issue of having workers live far from their jobs, with the problems resulting from long commutes. Worse, that workers cannot connect with available jobs, stifling economic growth in the most productive regions.

Scarcity of affordable housing drives up rents, making it even less possible for workers to live near jobs.

The report presents tools for cities to create adequate, affordable housing, including:

• Streamlining or shortening permitting processes and timelines 
• Eliminate off-street parking requirements 
• Establishing density bonuses 
• Enacting high-density and multifamily zoning 

Local policies acting as barriers to housing supply include land use restrictions that make developable land much more costly than it is inherently, zoning restrictions, off-street parking requirements, arbitrary or antiquated preservation regulations, residential conversion restrictions, and unnecessarily slow permitting processes.

That night, the Shoreline City Council coincidentally did what the White House recommended. They adopted the 145th station area subarea plan, which includes high density multi-family zoning with affordable housing requirements and a planned action SEPA ordinance that streamlines the permit process. As the White House report says, this action will help address the affordable housing crisis in our region and help local families and the local economy.

Councilmember Will Hall stated that "While some local opponents wanted to prohibit apartments and businesses in the station area in an attempt to prevent their neighborhood from changing, the City of Shoreline is responding to the housing affordability crisis by allowing higher density in exactly the places where it belongs: within walking distance of high capacity transit and along existing and planned commercial corridors."

Residents have many points of disagreement with these conclusions. There is a consensus that areas near the transit stations should have greater density, but few expected that the rezone areas would cover such a large area.

Residents fear piecemeal development, when developers are able to acquire sufficient property for townhouses or six story buildings in random locations within the rezone. Retired homeowners with paid up mortgages feel they will be forced out of their neighborhoods when they find themselves in the shadow of multi-story buildings, and that they will have to move far away to find housing they can afford.

Environmentalists are concerned about air quality when trees are replaced with concrete. The 145th rezone includes two bodies of water, with feeder streams and wetlands. Residents really do not appreciate insufficient parking for apartment buildings, questioning the assumption that if there is no parking, people will get along without cars.

Yet, nothing will happen until real developers (as opposed to real estate speculators who are blitzing the rezone residents with offers to buy) are actually interested in constructing buildings in the rezone areas and residents and their neighbors are willing to sell.

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145th Street Station Subarea rezone map

145th Street Station Subarea Plan

Official Zoning Map

Adopted September 26, 2016

Shoreline City Council completed the rezone of the 145th Street Station Subarea at their meeting on September 26, 2016. (see article)

What the zoning designations mean

MUR-35 (Mixed Use Residential) 35 foot height limit, which equates to a three story building. Multi-family and single-family housing styles such as cottages, row houses, and town homes.

MUR-45 (Mixed Use Residential) 45 foot height limit, which equates to a four story building. Cottages, row houses, townhomes, and apartments.

MUR-70 (Mixed Use Residential) 70 foot height limit, which equates to six to seven stories. Building that provide a greater level of green building and affordability could go to 140 feet, following a public process and Council approval.

Color coding on map 

Updated 10-3-2016

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Shoreline City Council adopts 145th Street Light Rail Station Subarea Plan

From the City of Shoreline

On September 26, the Shoreline City Council adopted several ordinances that change the zoning and development regulations for the 145th Street Light Rail Station Subarea. The Council action was the culmination of three years of public process. The Council adopted:

• Ordinance No. 750 – Subarea Plan – the long range plan for the area, amends the City’s Comprehensive Plan and Future Land Use Map;
• Ordinance No. 751 – Zoning map – establishes phased zoning with Phase I effective immediately, and Phase II occurring in 2033 (10 years after the light rail stations are operational); 
• Ordinance No. 752 – Planned Action – identifies necessary improvements to accommodate new development; and 
• Ordinance No. 756 – Amending City’s Light Rail Station Subarea regulations set forth in the Unified Development Code relating to both the 145th and 185th Street Station Subareas. 

Council also adopted Mixed-Use Residential (MUR) zones allowing a mix of housing types such as detached single family, attached single family, townhomes, row homes, apartments, and live / work dwellings. In some cases, the MUR zones will allow certain retail, service, office, and other types of commercial uses.

The most intense MUR zone is MUR 70’, which will allow for building heights of up to six or seven stories in the areas closest to the light rail station.

Existing single-family homes will continue to be a part of this mix, including conversion of some to neighborhood businesses like offices and restaurants.

“Monday night, the City Council took a big step in planning for Shoreline’s future,” stated Shoreline Mayor Chris Roberts. 

“While allowing for greater density around the future 145th light rail station to encourage transit oriented developments, the City has also mandated some of the strongest affordable housing requirements in the region, preserved critical wetland and steep slope areas, promotes walkable communities, and requires green building to help address climate change. 

"Light rail will bring significant change to our area and Shoreline is determined to be a regional leader when it comes to planning for that change.”

Our region is currently facing a housing affordability crisis that cannot be addressed without the addition of more housing. The subarea plan and adopted development regulations include affordable housing requirements and specific policies to promote walkability and transit oriented development. 

The City of Shoreline is responding to the housing affordability crisis by allowing higher density exactly where it belongs – within walking distance of high capacity transit and along existing and planned commercial corridors.

There are few options for people seeking affordable housing choices in Shoreline, and for younger singles, families, or seniors that desire different housing styles, including rentals.

Shoreline is primarily a community of single-family detached housing. It also has the second highest percentage of people 65 and older in King County at 15.2%. Seniors living in detached single-family homes have few options if they wish to downsize and remain in Shoreline.

Increased housing diversity will provide more options for seniors, young people, and for those wishing to find more affordable housing close to mass transit.

Shoreline also adopted an ordinance to streamline the permit process for projects that are consistent with the plan.

Throughout the planning process, a lot of concern has been expressed about whether the City will use eminent domain to take property as part of the rezone.

The City will not take any property for redevelopment as a result of the rezone. 

Any development that occurs will be the result of private property owners developing their own property, or private developers purchasing property from willing sellers. 

If property owners want to develop or sell their property, they can. If they do not wish to develop or sell their property, they do not have to.

More information about these ordinances and documents here. An interactive zoning map will soon be available on the City’s website to help identify exactly what each property parcel’s new zoning will be and when it will be effective.

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Shoreline City Council to hammer out final rezone for 145th subarea

Just one of the dozen and a half amendments
proposed to the Planning Commission rezone
which will be argued at City Council Monday

Shoreline City Council Meeting
Monday, September 26, 2016 – Regular Meeting 7:00pm

City Hall, 17500 Midvale Ave N, Shoreline 98133

Agenda Highlights - Link to full Agenda

• Proclamation of Safe Shoreline Month
• Adoption of Ordinance Nos. 750, 751, 752, and 756 – 145th Street Station Subarea Plan Package and Amendments to Development Regulations Related to Light Rail Station Subareas (145th and 185th)

Comment on Agenda items by email. Comment in person at the meeting.

The packet for the meeting contains numerous proposed zoning map amendments. Starting with page 15 you will find Potential Amendment maps A through M. Each map has the recommendation from the Planning Commission, with a second map showing proposed amendments from one or more councilmembers.

During the meeting you can expect to see adjustments to the proposals, combinations of proposals and adjustments, and potentially expansion of the proposed areas.

You can stream the meeting live over your computer or watch the video later. 

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Lynnwood Link moves 145th station north of the on-ramp

Lynnwood Link Extension Changes to the Northeast 145th Street station site plan

With final design of the Lynnwood Link Extension underway, Sound Transit has been working with project partners to make modifications and improvements to early station site plans for the station at Northeast 145th Street.

As a result of on-going coordination and discussions with King County Metro Transit, WSDOT and the City of Shoreline, the reconfigured site plan addresses bus and traffic circulation, accommodates future growth in bus service, improves passenger safety and reduces construction impacts.

Sound Transit will have new plans ready for public review and comment at public meetings in November when the station design process kicks off. Dates, times and locations for all three station design public meetings will be announced in mid-October.

Sound Transit has notified all property owners potentially impacted by the new modifications to the site plan.

Adjacent residents and property owners will be briefed on the new plans and provided an opportunity to ask questions in order to help prepare them to comment when the new plans are ready for public review in November.

The final design phase of the project started this spring and will continue to the start of construction in 2018. During final design, changes and improvements to early project plans are expected.

For more information about the Lynnwood Link Extension Project, contact the Lynnwood Link Extension project team at 206-398-5300 or LynnwoodLink@soundtransit.org.

You can also visit the Lynnwood Link Extension web page (which has not been updated with the station change, but has a helpful video simulation of the project).

The original plan called for relocation of the northbound on ramp at 145th to make way for the station and a parking garage on the east side of the freeway. The current revision places the station and parking garage north of the on-ramp, which will remain in place.

The Lynnwood Link runs from Northgate to Lynnwood. In Shoreline, it will be on the east side of the freeway with stations at 145th and 185th.

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145th Station Citizens Committee meets Thursday

145thSCC will meet on Thursday, August 25 at 7:00pm 3rd floor, City Hall, 17500 Midvale Ave N.

They will be discussing the results of the recent Shoreline Planning Commission Public Hearing, including the new station location.

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Planning Commission will continue deliberations on 145th on Monday

The Planning Commission held a public hearing in the 145th Street Station Subarea Plan Package and Station Areas Development Regulations on Thursday, August 18 as part of their regular meeting. (see previous article)

The Commission took public comments as part of the hearing, from people who were present and from people who sent in written comments.

They began deliberations on the plan but did not finish that evening. Their deliberations have been continued to Monday, August 22 at 7:00pm in the Shoreline Council Chamber.

They will not be accepting any more written or oral public comments.

Some Ridgecrest residents are objecting. One of Ridgecrest's biggest events, the annual Ice Cream Social, was held the same evening. The Social routinely attracts over 3,000 residents. 

Residents feel that in light of this, the City should have continued the public comment to give Ridgecrest residents - who are a large portion of the Subarea - the chance to comment in person.

Ridgecrest resident Janet Way is circulating a petition to ask the City to extend the public comment time.

The City stated that residents who attended the Social had the opportunity to comment in writing to the Planning Commission.

At this point, anyone wishing to comment on the 145th Street Station Subarea Plan Package and Station Areas Development Regulations may direct their comments to the City Council.

The next opportunity to make an oral comment before City Council will be at their next regularly scheduled meeting on September 12. Those wishing to make written comments may do so by emailing council@shorelinewa.gov or writing to Shoreline City Council, 17500 Midvale Ave N, Shoreline, WA 98133.

Planning Commission meetings are recorded and can be viewed online.

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Reminder: Public Hearing Thursday for 145th Street subarea planning

A Public Hearing of the Shoreline Planning Commission will be held on Thursday, August 18 at 7pm in the City Hall Council chambers, 17500 Midvale Ave N.

It will cover the details of the 145th Street Station Subarea plan package. The subarea surrounds the location of the future Sound Transit light rail station.

The subarea boundaries are not completely decided, and part of the discussion is to determine how much of the neighborhood may be included.

The plans include 

• proposed re-zoning of some areas, 
• updates to the Comprehensive Plan, 
• revised / new development codes, 
• a Planned Action Ordinance, and 
• other regulations, covering sidewalks to parking to trees, etc. 

See links below for all the details of what will be discussed, commented on (by citizens), voted on (by the Planning Commission), and sent to City Council for final decisions.

According to Robin Lombard, of the 145th Street Station Citizens' Committee, "This set of plans is the culmination of about three years of meetings, discussions, open houses, etc. – some of which you probably went to. 

"This is a great opportunity to give the Planning Commission your input on these plans before they make the final adjustments and send a recommendation to the City Council."

If you can't make it to the meeting, comments can be emailed to the Planning Commission but must be received by Thursday morning.

Meeting Documents:

• Staff Report - Public Hearing on the 145th Street Station Light Rail Subarea Plan Package
• Attachment A - Ordinance 750
• Exhibit A - 145th Street Station Subarea Plan
• Exhibit B - Draft Comp. Plan Map
• Attachment B - Ordinance 751
• Exhibit A - Development Code Regs. 
• Exhibit B - Compact Community Hybrid Map
• Attachment C - Ordinance 752
• Exhibit A - Mitigations
• Exhibit B - Development Code Regulations
• Exhibit C - 145th Draft Planned Action Boundary Map
• Attachment D - Potential Amendment by Commissioner Mork (Map)
• Staff Report (assembled)
• Full Meeting Packet (90 pages)

After this public hearing, the City Council will discuss the Planning Commission recommendation and adopt a final zoning map and plans (adoption tentatively scheduled for September 26). The City Council is not obligated to follow the recommendations of the residents, citizens, or Planning Commission.

The 145th Street Station Citizens Committee will meet next on Thursday, August 25, 7pm, at City Hall room 301, 17500 Midvale Ave N, Shoreline 98133.

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Shoreline Planning Commission public hearing Aug 18 on 145th Subarea

Shoreline Planning Commission
August 18, 2016 – 7:00pm.

PUBLIC HEARING on the 145th Street Station Subarea Plan Package including Ordinances 750, 751, and 752.

Link to full Agenda

Link to full Packet

The 145th Street Station Subarea Plan and Ordinances 750, 751, and 752, including exhibits are available here.

The documents listed above will be the subject of the August 18 Planning Commission public hearing, to be held in the Council Chambers at City Hall (17500 Midvale Avenue N) at 7:00 pm. 

Contact Miranda Redinger mredinger@shorelinewa.gov or Steve Szafran sszafran@shorelinewa.gov with any questions.

Comments for the public hearing may be submitted directly to Plancom@shorelinewa.gov

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Planning Commission to discuss 145th subarea Thursday

Shoreline Planning Commission Thursday, August 4, 2016 - 7:00pm, Regular Meeting, City Hall Council Chambers, 17500 Midvale Ave N, Shoreline 98133.

Agenda

• 145th Street Station Subarea Planned Action Ordinance 

Link to full Agenda

Link to full Packet

"As has been envisioned since the light rail planning process began in 2013, tonight’s meeting will discuss the use of a planned action ordinance for the 145th Street Station Subarea Plan.

"ISSUES RELATED TO THE PLANNED ACTION ORDINANCE

1. Why adopt a planned action ordinance for the 145th Street Station Subarea Plan?
2. Why use a planned action ordinance and not an overlay?
3. How does the planned action ordinance correspond to the 20-year timeframe of the subarea plan?
4. Why does the planned action ordinance only include the Phase 1 boundary of the Compact Community Hybrid zoning scenario?"

Comment on Agenda items

Planning Commission Webpage

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Shoreline issues Final EIS for 145th Street Station Subarea

The City of Shoreline has issued the Final Environmental Impact Statement (FEIS) for the 145th Street Station Subarea Planned Action and it is now available for public review. No action will be taken before July 25, 2016.

The City looked at four zoning alternatives for the subarea around the future 145th Street Sound Transit station and analyzed potential impacts.

The Subarea Plan will guide the long term redevelopment of this area with goals and policies to promote higher density mixed-use and residential development, employment, neighborhood-serving businesses, multi-modal transportation options, parks, public services, and utility infrastructure.

The FEIS includes a summary of impacts and mitigation measures to accommodate anticipated levels of growth over the next 20-years and for build-out of the potential zoning alternatives studied.

Copies of the FEIS and Appendices can be downloaded from the project website

Copies of the Final EIS are also available for public review at the City Planning department and the Shoreline Library or for purchase on compact disc.

City of Shoreline
Department of Planning and Community Development
17500 Midvale Ave. N.
Shoreline, WA 98133

Shoreline Public Libraries
345 NE 175th Street 19601 21st Avenue NW
Shoreline, WA 98155 Shoreline, WA 98177

Questions or for more information contact Steven Szafran, Planning and Community Development, 206-801-2512

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Planning Commission Thursday to study final EIS for 145th Station subarea

The Shoreline Planning Commission meets Thursday, July 7, 7pm in the Council Chambers at City Hall, 17500 Midvale Ave N, Shoreline 98133. Free parking in City Garage.

The Commission will study the Final Environmental Impact Statement for the 145th street Station Subarea Plan. The EIS will be available at the meeting.

The agenda has details for the discussion, and the full packet is here, including comments and discussion from the previous meeting and the staff report about the final EIS.

Comment on Agenda items in person at the meeting or by email.

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145th Station Citizens Committee to hear about planning for 185th Subarea

There will be a meeting of the 145SCC this coming Thursday, June 23, 7-8:30pm at Shoreline City Hall, Room 302, 17500 Midvale Ave N, Shoreline 98133.

On the proposed agenda is Paul Cohen, Shoreline Planning Manager, for a discussion of what is happening with development in the 185th station Area (development discussions, permits, other processes).

The group will also decide whether to meet during the summer. There is a meeting planned for September 22, just before the City Council is scheduled to vote on Adoption of 145th Station Area Development Code Amendment and Zoning Map on Monday, Sept 26.

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Shoreline Planning Commission to discuss policies for 145th subarea at meeting Thursday

Shoreline Planning Commission Regular Meeting Thursday, May 19, 2016, 7pm. Shoreline City Hall Council Chambers, 17500 Midvale Ave N, Shoreline 98133.

Agenda Highlights

• Discussion of Potential Policies for the 145th Street Station Subarea Plan

Link to full Agenda
Link to full Packet with reports pertinent to 145th Subarea discussion

Comment on Agenda items using this email address

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145th Street rezone meetings

Compact Community Hybrid potential zoning scenario map

The 145th Street Citizens' Committee will meet on Thursday, April 28, 7-8:30pm, Room 302 City Hall, 17500 Midvale Ave N, Shoreline 98133.

On the agenda is a discussion of the Compact Community Hybrid potential zoning scenario map recommended by the Planning Commission

The Shoreline City Council meeting on Monday, May 2, at 7 pm in the City Hall Council Chambers, 17500 Midvale Ave N, Shoreline 98133 includes this agenda item:

• Motion to Select the Preferred Alternative Zoning Scenario for the 145th Street Station Subarea Plan Final Environmental Impact Statement

Shoreline Planning Commission will hold a public hearing on Thursday, May 5 at 7pm, Shoreline City Hall Council Chambers, 17500 Midvale Ave N, Shoreline 98133.

Agenda Highlights

• Public Hearing on Development Code Amendments Related to Light Rail System and Facilities Permitting Process
• Study Item - Development Code Amendments related to Light Rail Station Subareas

Link to full Agenda and documents

updated 4-29-16 8:47pm

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Planning Commission special meeting on 145th subarea Tuesday, 5:30pm

Alert Shoreline sent out an announcement about a special meeting of the Planning Commission at 5:30pm on Tuesday.

There is only one topic on the agenda and public comments are not part of the proceedings.

SPECIAL MEETING
Tuesday, April 5 - 5:30 p.m.
City Hall - Room 303
17500 Midvale Ave N

You are hereby notified of a SPECIAL MEETING of the Planning Commission. The intent of this meeting is to discuss multi-modal connectivity in the 145th Street Station subarea.

To view the agenda click here.

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145the zoning - Planning Commission public hearing Thursday

By Diane Hettrick

If you have any interest at all in the zoning changes for the 145th subarea, the Planning Commission is the head of the stream.

If you wait until the City Council is making decisions, your task will be akin to making a U-turn with a battleship.

This is true of many City decisions. This one is different in that it will affect so many people - and that there is precedent in the wide and high changes made in the 185th rezone.

Thursday, the Shoreline Planning Commission will hold a public hearing at 7pm in the Council Chambers at City Hall, 17500 Midvale Ave N.

Agenda Highlights

• PUBLIC HEARING on Preferred Alternative Zoning to be studied for Final Environmental Impact Statement for 145th Street Light Rail Station Subarea
• Development Code Amendments Pertaining to Light Rail Systems and Facilities

Link to full Agenda

Links to full Packet:
PART A
PART B

Links to all meeting Documents

Comment on Agenda items

Know your Planning Commission

The Planning Commission members are volunteers, residents of Shoreline. Most have backgrounds in planning, land use, or real estate. All are there because they feel they have expertise to share and care about what happens to Shoreline.

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145th rezone - Planning Commission public hearing April 7

Following a break for a Corridor Study for 145th Street, the Planning Commission has begun hosting discussions about the 145th Street Station Subarea Plan.

The Commission will hold a public hearing on Thursday, April 7 at 7:00pm in the Council Chambers of City Hall.

The focus of the hearing will be zoning scenarios analyzed as part of the Draft Environmental Impact Statement (EIS) and any modifications proposed to date. The goal is for the Commission to select one “Preferred Alternative” zoning scenario for Council consideration.

At their May 2 meeting, Shoreline City Council may discuss, amend, and/or adopt this Preferred Alternative for further study in the Final EIS.

The project page for the 145th Street Station Subarea Plan has been updated to include all maps, including one that the Commission will use as a base from which to make any modifications. See the City webpage for more information and to review maps.

Citizens may submit comments directly to the Planning Commission at plancom@shorelinewa.gov.

Contact Miranda Redinger, Senior Planner, with questions.

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Shoreline Planning Commission to discuss scenarios for 145th subarea rezone

If you are interested in zoning changes to the 145th subarea around the Sound Transit station, you may want to attend the Shoreline Planning Commission meeting on Thursday, March 17, 2016, 7:00pm at City Hall, 17500 Midvale Ave N, Shoreline 98133.

They will be discussing potential zoning scenarios for the 145th Subarea.

Also on the agenda, the 2016 Comprehensive Plan Docket

Link to staff documents (89 pages)
200 pages of public comments

Comment on Agenda items here

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