Showing posts with label development. Show all posts
Showing posts with label development. Show all posts

Development on Linden: ModeraShoreline - report from community meeting

Sunday, May 22, 2022

Architect's drawing for planned ModeraShoreline
By Shaun Kerins

Tuesday, May 10, 2022 was a second community meeting for Mill Creek Residential (MCR) North building.

The first attempt had technical issues so MCR scheduled another meeting at the request of the neighborhood.

The presenter was Matt Quigley, Development Associate for MCR, with Cara Lee, Sr. Planner for Shoreline’s Planning and Community Development. 

Mr. Quigley reviewed the current plans for a 7-story, 399 apartment, and 450 parking stalls replacing the current Garden Park Apartments along Linden. 

After the development and timeline presentation, the majority of the meeting was public comment about the proposed development at 17802 Linden Ave N.

Mr. Quigley presented::
  • Proposed Timeline
    • Permit to Shoreline, January 2023
    • Construction Start, 1st Quarter 2023
    • Completed, 3rd Quarter 2025
  • Current design building specifications. Described building as three sections (South, Middle, North):
    • South has a 6-floor Linden side going up to 7-floors - section is a straight rise on Linden.
Architect's rendering of proposed South building

    • Middle– 7-floors on Linden - straight rise from street
Architect's drawing of Middle building

    • North within R4 /R6 housing codes on Linden - stepped design to 7-stories - requires greater setbacks from Linden
North building design

Matt Quigley stated MCR will submit proposed development plans in June, along with required SEPA (State Environmental Policy Act). The SEPA checklist will be submitted at the same time as the building permits. 

This requires a notice of application to all property owners within 500 feet of the site, a property notice sign, and a notice in the Seattle Times. The building permit AND SEPA will be posted on the City’s Land Use Notices webpage and SEPA Register webpage. There will be a 14-day public comment period.

MCR supplied recordings of both meetings: April 6th (a partial) and May 10th (entirety).

https://www.moderashoreline.com/contact-2

The portal for leaving comments opened March 21st and remains open.

https://www.moderashoreline.com/contact



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Planning Commission public hearing and meeting Thursday on MUR 70 code amendments

Saturday, May 14, 2022


Shoreline Planning Commission Public Hearing on Mixed Use Residential  (MUR) 70' height building code amendments

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Fircrest School Master Plan community meeting Wednesday on Zoom

Monday, May 2, 2022

The Navy Chapel and Forest are in the center of this plan

Fircrest Master Plan Community Meeting, Wednesday Night, May 4, 2022, 6-7:30pm

The meeting will be held virtually via Zoom. The meeting link is: https://us06web.zoom.us/j/89237905907

Contact Larry Covey, Capital Projects Manager Department of Social and Health Services at coveylg@dshs.wa.gov if you have any questions.

The master plan as drafted completely surrounds the historic and recently landmarked Navy Chapel and surrounding forest.

The Shoreline Preservation Society, which shepherded the landmark process, in understandably concerned about the future of the Chapel.

So now, DSHS and many other “Stakeholders” are pushing hard to build huge new facilities at Fircrest, and even eventually huge housing developments as well. 
Shiny new facilities may indeed be needed to replace aging medical facilities there, however many in our community want these to be “designed around the trees” to maintain their historic and environmental value they provide for our community and could continue to provide to the disabled residents of Fircrest. 

So, is the Landmarked Chapel and Forest truly protected? The answer still remains to be answered by whatever is finally permitted by the City of Shoreline and Washington State decision makers.
 

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Two important meetings for Richmond Highlands / Linden 10 neighborhoods

Residents along Linden Avenue North and bordering streets in the Richmond Highlands neighborhood have two important meetings to attend on Tuesday, May 10th, and Wednesday, May 11, 2022.

PUBLIC COMMENT MEETING FOR MODERA SHORELINE, a proposed 400 unit apartment building to be constructed on N 178th Street and Linden Ave N. 

It will be the largest development to date in Shoreline and will be directly north of Shorewood High School. Concerns include traffic, emergency vehicle access to local neighborhoods, and density. See www.moderashoreline.com for design information.

Tuesday, May 10, 2022 at 8:00pm. It is an online meeting using the Zoom platform.

Join Zoom Meeting Online: https://us02web.zoom.us/j/89012655343?pwd=ZDZRVlNFK0J4OXdVZEZuU0w3NlcrZz09

Join Zoom Meeting via Phone, dial in number by your location:
  • +1 253 215 8782 US (Tacoma); +1 669 900 9128 US (San Jose); +1 346 248 7799 US (Houston); +1 646 558 8656 US (New York); +1 301 715 8592 US (Washington DC); +1 312 626 6799 US (Chicago)
  • Meeting ID: 890 1265 5343
  • Passcode: 734148

RICHMOND HIGHLANDS/LINDEN 10 COMMUNITY MEETING (in person)

Wednesday, May 11, 2022 from 7 to 8:30pm at Ronald United Methodist Church, 17839 Aurora Ave N

Meet with City of Shoreline staff, police department representative, and neighborhood businesses to discuss issues of traffic, litter, crime, and development. Learn how their efforts are assisting our neighborhood with these challenging issues and how we can give input and make a difference.

Entrance to parking lot is from Aurora Ave only. Parking in front and back of building. Meeting room entrance is lower entrance at the back of the building.

Those walking to meeting can use walkway at south side of Ronald Commons if coming from Linden Avenue.

Contact Linden10.RH@gmail.com if you have questions regarding either of these meetings.



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Curious about the demolition of Sears - come to the virtual Chamber meeting Wednesday

Thursday, April 7, 2022

Sears demolition photo by Steven H. Robinson

Shoreline Chamber of Commerce April ZOOM Luncheon features Jamas Gwilliam, Vice President, Development of Merlone Geier Partners. owner of the Sears site at Shoreline Place.

Wednesday, April 13, 2022
11:30am - 1:00pm

Progress at Shoreline Place: An update on the new mixed-use development replacing the former Sears with Jamas Gwilliam, Vice President, Development of Merlone Geier Partners.

Join Zoom Meeting
https://us06web.zoom.us/j/87332823836?pwd=UFBPb0NtQzR5VFZkYlhNY1dyU3lIQT09

Meeting ID: 873 3282 3836
Passcode: 321963

One tap mobile

+12532158782,,87332823836#,,,,*321963# US (Tacoma)

Dial by your location

+1 253 215 8782 US (Tacoma)



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Development: Modera Shoreline proposed for Linden Ave N - 7 stories, 395 multifamily apartments

Wednesday, April 6, 2022

New apartment building on Linden Ave N.

Mill Creek Residential Trust is proposing to demolish 50 multifamily apartments in order to construct approximately 395 multifamily apartments and 455 onsite parking stalls at 17802 Linden Ave N. 

The site is zoned Town Center-2 (TC-2). The development will contain approximately 500,000 square feet with a height of approximately 70’. Access will be from Linden Ave N.

The developer will hold a neighborhood virtual meeting on Ring Center on Wednesday, April 6, 2022 at 5:30pm. It will be necessary to install the app ahead of the meeting: https://meetings.ringcentral.com/join?jid=1495788683

Zoom neighborhood meeting with Mill Creek Residential Trust
dial in number +1(623) 404-9000 for audio only
Meeting ID 1495788683#
https://meetings.ringcentral.com./j/1495788683

Comments may be submitted before April 8, 2022 


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Chamber Zoom meeting featuring Merlone Geier (Sears Reno Project) open to community 4-13-2022

Friday, April 1, 2022

Jamas Gwilliam, VP Development, Merlone Geier
The Shoreline Chamber of Commerce meeting scheduled for Wednesday, April 13, 2022 will feature Jamas Gwilliam, Vice President of Development for Merlone Geier Partners.

Merlone Geier Partners owns, redevelops and manages large parcels of commercial property in western states, including multiple projects in Puget Sound.

Locally, MGP has Town Center in Lake Forest Park, and Shoreline Place (Sears).

Gwilliam will share current information about the Shoreline Place (Sears) property.

The public is welcome at the Zoom meeting, which begins at 11:30am.

Registration here:

Shoreline Chamber of Commerce - April ZOOM Luncheon Featuring Jamas Gwilliam, Vice President, Development of Merlone Geier Partners




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Lake Forest Park: A Tale of Two Creeks

Sunday, February 27, 2022

Volunteers sampling benthic invertebrates living in McAleer Creek.
Photo by Dan Benson

By Brian Saunders, LFP Stewardship Foundation Board Member

The biological health of Lyon and McAleer Creeks has been sampled in Lake Forest Park (“LFP Streamkeepers team-up with LFP Stewardship Foundation to sample local streams” 10/25/21 SAN) for many years. A tale of how different these two creeks might be has emerged, even though they flow within 200 feet of each other as they make their way through Lake Forest Park to north Lake Washington.

As an instructor at Shoreline and North Seattle College, I am fortunate to have access to good equipment, such as a dissecting microscope, ideal for observing insects and their delicate anatomical structures. I am looking at a member of the Ephemeroptera (E·PHEM·er·op·ter·a), an insect order of mayflies, highly coveted by fly fishing aficionados. Having trained as a marine biologist, studying creatures like soft-bodied anemones, my recent interest in identifying freshwater invertebrates has brought me a sense of nostalgia. Counting the number of thoracic (body) segments, the positioning of abdominal gills, and looking up unfamiliar terms such as “cerci”, recalls long afternoons in a cold laboratory at Shannon Point Marine Station in Anacortes where I received my Masters at Western Washington University in the mid 1990’s.

Why do we care what (and how many) invertebrates live in a stream?

Identifying aquatic insects of streams provides a good deal of information regarding stream health. In the October article, I described how some aquatic “bugs” are very tolerant to pollution and human disturbance while others are not. By collecting, identifying and counting these organisms, scientists have developed quantitative formulas that score each waterway, to determine which are in excellent condition and which are fair to very poor (https://pugetsoundstreambenthos.org/). Examining 20 years’ worth of data on the biological health of Lyon and McAleer Creek, has revealed two creeks on two different health paths. Further examination of the chemical health of the creeks over the past 50 years, suggests that their future ability to support the present-day biota looks dour, unless strong actions to protect and mitigate human disturbances are taken.

Drainage areas for McAleer (green shaded) and Lyon Creeks (blue shaded) in Lake Forest Park.

A Look at the Overall Health Scores

The first thing to know is that both Lyon and McAleer Creeks are in Fair to Poor condition regarding their biological health, with McAleer slightly, but significantly, healthier than Lyon. A closer look at the specific organisms found in each creek showed that McAleer had significantly greater diversity of Stoneflies (a taxonomic group under the Order Plecoptera, known to diversify in healthy streams), and Clinger species (organisms that cling to surfaces between rocks and cobble along the bottom of the stream and are susceptible to being smothered by pollution and sediment). McAleer also had significantly less Tolerant species (species that are better adapted to polluted or disturbed creeks).
 

A Look at the Health Over Time

An environmentally conscious citizen isn’t just content to know the overall health of a neighborhood creek. They would also be interested in determining how it has fared over time and what might it look like in the future. With 20 years’ worth of data, we are fortunate enough to be able to do so, even though the data used to analyze the health of McAleer, and Lyon Creek was not collected by a single group, nor has it been conducted at the same site along the creek, or on the same dates from year to year. All of which can produce variability in analyzing the data and thus, can affect the interpretation of results and skew conclusions. We should all recognize that this preliminary account and should enthusiastically spur more data collection to fine-tune a clearer picture.

McAleer and Lyon Creek appear to be heading in opposite directions with their overall health trends. Over the past 20 years, McAleer Creek has been slowly decreasing its overall score. Specifically, the diversity of Predators in the creek has decreased and there has been an increase in Dominant species (less healthy creeks tend to be dominated by fewer, larger groups).

Overall Scores for Lyon and McAleer Creek over time.

In contrast, Lyon Creek has been increasing significantly in its overall health score over the last 20 years. Specifically, the number of Stoneflies, Caddisflies, and Long-lived species have been slowly increasing. Does this mean the Lyon Creek will soon be in good to excellent health while McAleer is doomed to an unhealthy future? Doubtful on both accounts. We can’t possibly predict future health of these two creeks without determining the factors that are affecting each creek and how or if they can be mitigated.

Of Roads and Recent History

It would take me several more articles to fully cover all the variables that affect McAleer and Lyon Creek and their biological health. For example, the area of developed versus undeveloped land the creek flows through, the total drainage area that each creek covers, proximity to non-point and point source pollutants, and the creek volume and flow rate. After researching a few of these variables, a few things popped out in the data: Roads and Creek History.

Typical storm drain in LFP that often
transports water directly into streams.
Stream ecologists have long known about the negative effects roads have on waterways. Roads are impervious surfaces that collect dirt, oil, and chemicals that would normally be filtered out before entering a stream if they were allowed to drain through a pervious ground. Storm drains that collect this toxic runoff, often drain directly into creeks. One of these chemicals, newly discovered from tire wears, is known to be the leading cause of pre-spawn mortality in Coho salmon (see article here:
 
Sure enough, when I looked at the biological data in respect to testing sites distance from the nearest road, that there was a significant “road” effect in the overall health score. Specifically, the overall score and species richness increased the further away from the road. Data like this should help us understand the significance of buffer zones for development projects near or along water systems.

Roads can affect creek health in other ways, even if the nearness to a creek is not directly obvious. When I analyzed the data from the different sites located in the upper regions of Lyon in comparison to the lower regions, I found the upper regions were significantly less healthy. Starting close to the headwaters of Lyon Creek in Mountlake Terrace just north of Terrace Creek Park, the overall health score of Lyon creek increased traveling downstream. A quick look at a city map showing the location of outfalls, pipes, control structures and ditches, all of which can severely disrupt the biological ecosystem of a creek, might help us understand why the upper regions of Lyon creek is relatively poor health compared to its lower region.

City map of Lake Forest Park identifying structures that may impede or
adversely affect Lyon and McAleer Creek

Climate Change and the Future of Lyon and McAleer Creek

Climate change awareness is growing. Humans have increased the average temperature of the planet by almost 1.5 ⁰C since the dawn of the Industrial Age, some 200 years ago. Surface currents are changing, and deeper waters are becoming more acidic. Extreme weather conditions are intensifying. Animals and plants are migrating into new latitudes and others are being displaced as their habitats change. By examining the chemical parameters of Lyon and McAleer Creek, I have found evidence that they are not immune to these forces of change.

The Department of Ecology began collecting data on Lyon and McAleer Creek in 1976 and although testing hasn’t always been consistent, trends over time are starting to emerge 

Regression analysis of temperature change for Lyon and McAleer Creek over time.

Both Lyon and McAleer Creek are significantly increasing temperature by +0.05 ⁰C per year. The average annual temperature of Lyon and McAleer creek has increased by +1.2 ⁰C since 1979. This could be due to the warming climate but also from increased development that reduce tree /riparian cover, preventing valuable shade to cool the water. This paints a gloomy picture for the present-day biota living in the creeks. The Washington Department of Ecology has assessed that 13 ⁰C is the Upper Threshold (non-summer) of tolerance for the more sensitive species at which point, will no longer survive. Extrapolating from the data trend, Lyon Creek will have an annual average of 13 ⁰C by 2038. Does this mean our creeks are doomed to be lifeless? No, they just won’t be able to support the life we see today or have seen in the past. They certainly, won’t support the iconic salmon species we know.

We Must Still Have Hope, and Take Action

Thinking back to the gray, overcast day in October when neighbors gathered to organize and strategize a day of biological sampling, I remember how invigorated and spirited people were. It was a day of hope. We are still hopeful. We understand that much harm has been done to both Lyon and McAleer Creek, some may be irreversible, but we still have hope. The hope that we cling to is embodied by a single species we collected on that day that, which has not been seen in either creek over the past 20 years. Cinygmula!

A picture of a species in the genus Cinygmula
which are sensitive to aquatic pollution.
A flat-headed species of Mayfly; the same group I introduced to you at the beginning of this article. This genus of Ephemeroptera appears more alien-like than emblematic, but a species of great importance and hope. Cinygmula is not any ordinary stream aquatic macroinvertebrate but is very intolerant to pollutants and human disturbance. The delicate feathery abdominal gills and lengthy three-tails speak to me of resilience and possibility. By enforcing buffer zone restrictions around creeks, mitigating road-runoff directly into creeks, and restoring areas that have been adversely impacted, it may be possible to entice more cinygmula-like species to return. And with their return, so does hope.

Streamkeepers and the LFP Stewardship Foundation is a cooperative volunteer group of local citizens who have a deep passion for the health and protection of McAleer and Lyon Creek.

If you are interested in learning more about this group, go to https://lfpsf.org/ or contact Brian Saunders at bandesaunders@comcast.net




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192 Shoreline project underway on Aurora

192 Shoreline will be built at N 192nd and Aurora
Drawing courtesy TWG
Alpha Supported Living Services, headquartered in Bothell, is partnering with TWG, an Indianapolis-based real estate developer, on a project called 192 Shoreline, which will be built on the site at N 192nd St and Aurora Ave N, formerly the home of the Rat City Rollergirls and before that the SleepAire Mattress factory.

The previous building was completely demolished the week of February 14, 2022.

TWG was formed in 2007 and specializes in affordable and senior housing developments. They have developed properties in 14 states, but they are new to Washington state. The 192 Shoreline project and another in Kirkland, are their first projects in Washington, where they have plans to expand further in the affordable housing market.

192 Shoreline is affordable housing with 250 apartments in a seven-story development at 19022 Aurora Ave N. in Shoreline. Fifty-five of the units are reserved for people with disabilities. Alpha will have designated apartment units within the building for clients needing affordable housing. The project is set to finish by mid-2023.

As part of this project Alpha will have a community facility on the second level of the housing complex. This new space will allow them to reach more individuals with intellectual and developmental disabilities and continue their vision of an inclusive community. The community space is 4,700 sf and will have two large activity/conference rooms; a teaching kitchen; satellite office space as well as storage.

One of the main goals of the space is to house their Community Projects Program. Alpha’s Community Projects Program is a substitute for the no longer state funded adult day services programs. This program represents strong partnerships with the greater community. 

In many cases, community members reach out to Alpha with ideas of events, which our staff help coordinate. This includes walking club, art club, zoo outings, bowling, drum circle, movie night, and cooking classes. 

With the 192 Shoreline space we will be able to host art club in the community center as well as cooking classes and other events. These activities will be open to other supported living agencies and the community at large. 
The challenge has always been finding locations to have our recurring events, such as art club and game night. With 192 Shoreline Community Center we will be able to remove this barrier and provide a stable location for our clients and the community to gather.
 
Trail view of the 192 Shoreline
Drawing courtesy TWG Development

Along with the Community Projects activities the space will also support the following:
  • Nutrition classes taught by Alpha’s Nutritionist. These will benefit our staff who support our clients as well as staff from other agencies.
  • Satellite office space for staff to take care of paperwork; email; send faxes etc.
  • Recreation/Respite area for clients. We will be relocating “Cameron’s Corner” to the community center. Cameron’s Corner was dedicated to a former client of Alpha who passed away in 2008. His family donated to create a small area with seating; books; and a TV with DVD’s - all activities Cameron loved. We will dedicate a space to his memory that our clients can enjoy.
  • Staff break/respite area. Many of Alpha’s employees are Muslim. As an agency we have worked hard to recognize this, including a paid time off for Eid, a very important holiday celebrated for Muslim’s worldwide. We also recognize that prayer is a very important part of our staff’s daily life. It is often hard to incorporate this practice during the day for those working in client homes. We will be reserving a private space for staff to be able to come to pray or simply enjoy a quiet moment.
  • Provider Training and Staff Development – Alpha offers classes to other agencies including Dementia Specialty Training; Mental Health Specialty Training; Nurse Delegation and Diabetes Training.

With the 192 Shoreline Project Alpha will be working very closely with TWG Development. TWG has a significant track record in building high quality apartments and providing affordable housing for the underserved. 

They understand the importance of building strong relationships in the communities they serve. This is highlighted by two of their recent projects in other states. 

  • In 2021 they opened the doors of a new apartment complex with 30 units. These units will be home to foster youth who age out of the system. 
  • In September of this year, they opened an apartment complex in Indiana for seniors and reserved 1/5 of the units for seniors with visual impairments. 
  • This same unit also is home to a 6,000- sf resource center for children who are blind or visually impaired and their families. 

Alpha commented:
The collaboration and innovation that TWG has shown in its projects makes this partnership with them invaluable to Alpha and our community.


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Point Wells: Court gives BSRE yet another chance to fix and resubmit its applications to develop Point Wells as an Urban Center

Thursday, February 24, 2022

Point Wells photo by Steven H. Robinson

By Tom McCormick

Point Wells, located at the northern end of Richmond Beach Drive, is home to a contaminated marine fuel and asphalt oil storage and distribution facility. 

In 2009-2010, at the urging of the oil company that owned Point Wells, Snohomish County designated the site as an Urban Center, re-zoned it, and enacted an updated Urban Center Development Code—the County’s code.

Prior to 2010, Paramount of Washington, LLC, owned all of Point Wells, including the land and the oil tanks, pipelines, equipment, etc. A related company, Paramount Petroleum Corporation, used the site to run its marine fuel and asphalt oil storage and distribution business. Together, these entities are referred to as "Paramount".

In 2010, Paramount sold the land at Point Wells to BSRE Point Wells, LP (BSRE) for $19.5 million, but not the oil tanks, pipelines, equipment, etc. As part of the purchase agreement, BSRE gave Paramount a 10-year license to continue using the site to operate its marine fuel and asphalt oil storage and distribution business (operations were discontinued in June 2020). Also in 2010, BSRE and Paramount entered into a development agreement, whereby BSRE agreed to seek Snohomish County's approval of a proposed urban center at Point Wells.
Architectural drawings from Perkins+Wells

In 2011, BSRE submitted development applications to Snohomish County for a massive urban center with more than 3,000 residential units, in towers as tall as 180 feet, and more than 100,000 square feet of commercial space.

Both the City of Shoreline and the Town of Woodway opposed the County’s 2009-2010 designation of Point Wells as an urban center, concerned that their infrastructures could not possibly handle a massive urban center there. They, along with Save Richmond Beach, filed a petition with the Growth Management Hearings Board asking it to invalidate the County’s action. 

The Board did invalidate the County’s urban center designation in April 2011, but by then BSRE had submitted its development applications to the County, thereby acquiring vested status to proceed. The City, the Town, and Save Richmond Beach filed a lawsuit in 2011 asking for a ruling that BSRE was not vested. But in 2014, the Washington Supreme Court in a 6-3 decision confirmed BSRE’s vested status.

In recent years, the City, the Town, and local residents have continued their opposition to BSRE's proposed urban center, all having submitted materials and testimony to the county and its Hearing Examiner in support of denying BSRE's applications.

2018 hearing 

Because BSRE failed to make numerous corrections required by the County, the County in 2018 denied BSRE’s applications. It based its denial on a provision in the County’s code that allows for denial of a proposal without preparing an Environmental Impact Statement (EIS) when the proposal is in “substantial conflict with adopted plans, ordinances, regulations or laws.”

In the 2018 denial, the County’s Hearing Examiner identified seven substantial conflicts:
  1. 21 buildings exceeded the County’s 90-foot maximum building height, and did not qualify for a 90-foot height bonus available for projects with nearby access to high capacity transit (HCT);
  2. multiple buildings in the proposed urban plaza did not comply with the County’s setback requirements because they were not stepped down in height according to each building's distance from the adjacent low-density residential zones;
  3. plans for a secondary access road substantially conflicted with the County’s landslide hazard rules;
  4. the proposed urban plaza buildings were impermissibly located in a landslide hazard area;
  5. the geotechnical report failed to confirm the site's suitability for the proposed development—virtually the entire site is susceptible to high liquefaction;
  6. several buildings are impermissibly located within the marine buffer, less than 150 feet from the ordinary high water mark; and
  7. the proposal to mitigate impacts to critical areas by innovative development design substantially conflicted with County requirements.

2019 court ruling
 
BSRE appealed the Hearing Examiner’s 2018 denial of its applications by filing a Land Use Petition with the King County Superior Court. Rather than rule on whether the above seven substantial conflicts were valid reasons for the County to deny BSRE’s applications, the court’s Judge John McHale ruled on procedural grounds that BSRE should be given a "one-time reactivation opportunity." BSRE was given six months to fix and resubmit its applications to address the seven substantial code conflicts.

Point Wells from Google Earth

2019-2021 resubmittal and hearing

BSRE resubmitted its applications in late 2019. A second hearing was held in November 2020. BSRE fixed two of the seven substantial conflicts — it relocated several buildings so that none were within 150 feet of the ordinary high water mark, and it revised its proposal to mitigate impacts to critical areas by its innovative development design. BSRE failed to fix to the County’s satisfaction the other five substantial conflicts (items 1 through 5 above). As a result, on January 29, 2021, the County’s Hearing Examiner for a second time denied BSRE’s applications. BSRE again appealed, filing a second Land Use Petition with the King County Superior Court.

2022 court ruling

On February 22, 2022, the court’s Judge Josephine Wiggs-Martin issued her decision, kicking the can down the road yet again. Rather than ruling on whether BSRE’s applications substantially conflicted with the County's code, the judge gave BSRE additional time to try to fix the five remaining substantial conflicts.

"The Court finds that there was a lack of good faith [by the County] in the processing and review of the application upon reactivation and thus, a lack of compliance with Judge McHale’s Order on Remand. Reactivation is meaningless if a full and fair process and review does not occur. A fair and meaningful process and review on reactivation must occur.

A meaningful reactivation also means that the same things are not resubmitted with minor tweaks. The Court agrees with the County that “hope is not a plan.” The identified issues need to be addressed; the review process is not going to go on ad infinitum."

New Timeline
  • BSRE gets six months, until August 22, 2022, to submit its "initial revisions" to the applications. Parties must engage in a back-and-forth during this time ("BSRE shall have the opportunity to meet at least once with the County and correspond with the County during this period to discuss any questions or comments BSRE may have.”).
  • The County gets four months, until December 26, 2022, to provide a "comment letter" to BSRE based on the revisions submitted. Parties must engage in a back-and-forth during this time.
  • BSRE gets two months from the date of receipt of the County’s comment letter to revise its plans and make its final submission. Parties must engage in a back-and-forth during this time. The whole process must be complete by February 27, 2023.
  • After BSRE’s final submission, it is expected that the County will review BSRE’s applications one last time. If any substantial conflicts with the County's code remain, one would expect that the County would again deny BSRE’s applications without the preparation of an EIS. If all conflicts are resolved, one would expect that the County would continue to process BSRE’s applications, and resume the previously suspended preparation of an EIS.

Commentary

It seems that Judge Wiggs-Martin’s 2022 ruling puts BSRE in the same dilemma it was in after Judge McHale issued his ruling in 2019. BSRE gets additional time to fix and resubmit its applications to address the five remaining substantial code conflicts, but without the help of a court ruling that BSRE says it needs on two critical path issues: the maximum building height (BSRE contends it is 180 feet, not 90 feet), and the applicability of the required residential setback (BSRE contends the setback rules do not apply).

Consider, for example, the dilemma presented by the maximum building height. When BSRE resubmits its applications in six months, will it unconditionally reduce the height of all buildings to 90 feet thereby acquiescing to the County’s interpretation that the maximum building height is 90 feet, and that a 90-foot bonus height is unavailable due to the lack of HCT access, or, will BSRE resubmit with buildings as tall as 180 feet, thereby all but guaranteeing that the County will again deny BSRE's applications due to a substantial conflict with the County’s maximum building height provision?

I would not be surprised if BSRE, the County, or the intervenor City of Shoreline, asks Judge Wiggs-Martin to reconsider her ruling, to rule specifically on the two critical path issues (maximum building height, and required residential setback). 

Will history repeat itself? 

After Judge McHale issued his 2019 ruling, the City of Shoreline asked Judge McHale to reconsider his ruling. The City asked him to rule on the merits of the maximum building height issue. Without explanation, Judge McHale declined to do so. Separately, BSRE appealed Judge McHale’s 2019 reactivation ruling to the Court of Appeals, asking the court to rule on the merits of the two critical path issues (maximum building height, and required residential setback). The court declined to do so, saying that the appeal was not yet ripe for review.

We will soon know whether Judge Wiggs-Martin will be asked to reconsider her decision (motions for reconsideration must be filed by March 4, 2022). The question then becomes will she grant the motion, and agree to rule on whether the Hearing Examiner was correct or incorrect in concluding that the maximum building height under the County’s code is 90 feet due to the lack of HCT access, and second, whether the Hearing Examiner was correct or incorrect in concluding that the code’s residential setback provisions do indeed apply to Point Wells.

Judge Wiggs-Martin's remand to give BSRE time to fix its applications, without the benefit of a ruling on the merits of the two critical path issues, returns the parties to where they were after Judge McHale’s 2019 ruling -- which also gave BSRE time to fix its applications. 

We know how that turned out. BSRE did not acquiesce to the county’s interpretation of the two critical path issues. In late 2019, BSRE resubmitted its applications with numerous buildings remaining taller than 90 feet, and with several buildings violating the residential setback requirements.

2-25-22 revision of final paragraph


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Sen. Salomon's bill to contain urban sprawl passes state senate

Wednesday, February 2, 2022

Sen. Jesse Salomon, D-32
Permits issued to develop farmland could be withdrawn if a planned project would violate the state Growth Management Act (GMA), under legislation passed last week by the Senate.

Senate Bill 5042, sponsored by Sen. Jesse Salomon (D-32), would protect communities from having to provide costly infrastructure for unplanned development by closing a loophole in permitting.

“The way it works now, once a permit is vested a developer has a right to develop a proposed project even if the local law that allowed the vesting is subsequently found to be in violation of the GMA,” Salomon said. 
“Some counties are using this loophole to expand their urban growth areas in violation of their own codes and annex land in a way that creates urban sprawl and circumvents review until after permits have been vested.”

Salomon’s bill extends the effective date of certain actions by local governments, providing the Growth Management Hearings Board more time to invalidate improper permits and block invalid developments.

“Right now, developers can proceed with projects that violate the GMA and stick taxpayers with the burden of funding expensive infrastructure to serve development that skirted the system,” Salomon said. 
“This bill will protect taxpayers from having to pay unexpected and unreasonable increases in infrastructure costs.”

After several years, SB 5042 finally passed out of the Senate on Wednesday and now awaits action in the House.

Sen. Jesse Salomon, D-Shoreline, represents the 32nd Legislative District, which includes Lynnwood, Edmonds, Mountlake Terrace, Seattle, Shoreline, Woodway, and unincorporated Snohomish County.



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After a second name change, The Current is leasing apartments

Monday, December 20, 2021

The Current
Aerial photograph by Jared Solano. Instagram @Juarez.Solano

The Current at 15560 Westminster Way N is a large apartment building on a triangular site bounded by Westminster Way, N 155th and Aurora. 

It sits between the Blue Bridges with the Interurban Trail along one side.

The interior courtyard at The Current
Aerial photograph by Jared Solano. Instagram @Juarez.Solano

The building is five stories over a two-story parking garage. There are 330 units with 302 vehicle parking spaces and 206 bicycle parking spaces.

The building end photo by Steven H. Robinson

Across the street is Shoreline Place with Town and Country Market (Central Market), Marshalls, a veterinarian and other services. During the summer, the Shoreline Farmers Market sets up shop.

The Current photo by Steven H. Robinson

The building, featuring studio, one and two-bedroom units, began life as Potala Place. When the developer was jailed and his assets seized, (see article) the site and building permits were sold to Trammell Crow who renamed the project Alexan Shoreline (see article)

It appears that the building has a new owner and has been renamed The Current (Go with the flow). Web page is HERE with virtual tours, accurate neighborhood information, and leasing information.



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Shoreline Planning Commission will discuss MUR 70 development with City Council at joint meeting Monday

Monday, October 25, 2021

185th rezone
On Monday, October 25, 2021 at 7pm, the Shoreline Planning Commission will hold a joint meeting with the Shoreline City Council to discuss MUR 70 Development Regulations.

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Sound Transit withdraws Appeal of Town Center Ordinances

Saturday, October 23, 2021

Bus on Bothell Way
The City of Lake Forest Park reports that Sound Transit has withdrawn its appeal to the Growth Management Hearings Board of the Town Center Ordinances adopted by the City Council in February 2021. 

Sound Transit had appealed the ordinances that were adopted to address the impacts of a parking garage in the Town Center for the Stride, Bus Rapid Transit System.

With the withdrawal of the appeal, the Town Center ordinances stand as adopted by the City Council and are the regulations by which future development or redevelopment at the Town Center will be reviewed.



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ELNA to get a look into the future of the neighborhood -- and the future of the city council

Saturday, September 18, 2021

ELNA monthly meeting Tuesday, September 21, 2021, 7-9pm on Zoom. Email to be sent the meeting link: ELNABoard@gmail.com

The Echo Lake Neighborhood will get a look into its future with guest Nathan Daum, Economic Development Program Manager for the city of Shoreline. 

Traffic, development, 185th redesign, the transit station, townhouses, perhaps huge apartment buildings. 

We're in the midst of major change right now. What will it be like in five years? Ten years? Will we be forced out of our homes? Will we be able to get out of our homes when commuters park across our driveways? What advantages will come with the changes?

We've asked Nate to look into his crystal ball and tell us our future.

We are pleased that all four people on the ballot for Shoreline City Council will join us to introduce themselves. 

All four are running unopposed on the November ballot, so will be on the council come January 2022. Chris Roberts is the lone incumbent and Laura Mork, Eben Pobee, and John Ramsdell will be new. All have deep roots and involvement in the community.

North City and Meridian Park neighbors are particularly welcome to join us.



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Development: The Geo I Apartments in Shoreline's Town Center

Monday, September 6, 2021

Geo I apartments on Midvale Ave N
Photos by Mike Remarcke

Geo I is an apartment community in Shoreline's town center, on Midvale just north of Shoreline City Hall at N 180th.

The Geo I lobby has comfortable seating and a fireplace

Geo I is complete and held its grand opening celebration in August of 2020. Geo II construction right next door is underway.

Underground parking garage

Drawing inspiration in both name and design from the beauty of geology, the 164-unit Geo I offers high-end, downtown Seattle style living at a Shoreline price point (including a number of MFTE program affordable units).

Common areas include a large game room with a kitchen

Set back just off Aurora, the community is ideally situated for a quick commute to work (or play) by car, Rapid Ride E Line bus or the upcoming Lynnwood Link light rail, scheduled for completion in 2024.

A fully equipped gym is available to residents
 
Nearby access to the Interurban Trail, and Shoreline Schools are a significant perk, with on-site, ground floor retail tenants poised to add to that list in the coming months.

A large rooftop patio has a kitchen, ample seating, and a view

Residents at Geo will enjoy such amenities as a state-of-the art fitness facility, an off-leash dog park with grooming center, a rooftop lounge with Seattle skyline/Rainier views, co-working collaborative spaces and a beautifully landscaped courtyard.

Dog run and grooming center on site

The studio, one- and two-bedroom floor plan options include high ceilings, extra-large windows, designer lighting, ceiling fans and modern, soft-close cabinetry.

Main living area in a one-bedroom unit

The project was designed to provide a high-quality housing option for those who love the city but prefer the warmth and interconnectivity of Shoreline’s close-knit, “small town” feel when it comes to where they call home.

Well design kitchen with island

The Geo I is in the middle of Shoreline's designated Town Center within walking distance of restaurants,  grocery stores, a large medical clinic, drugstores, a bank, the post office and more.

Generously sized bedrooms

If interested in learning more about the community, neighborhood and how to reserve an apartments, readers can visit geoapts.com or call 206-876-7775.



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Sound Transit challenges Lake Forest Park Town Center ordinances

Friday, May 21, 2021


On April 30, 2021, The City of Lake Forest Park was notified that Sound Transit filed a petition with the Growth Management Hearings Board appealing four of the five ordinances that were adopted by the City Council relating to development in the Town Center zone.

  • 1217 Town Center, 
  • 1218 Development Agreements, 
  • 1219 Off-Street Parking 
  • 1220 Landscaping 
The petition was assigned Case No. 21-3-0008 and is available here.

In the petition, Sound Transit says, “... Development Regulations enacted by the Ordinances would effectively preclude the Bus Rapid Transit parking garage in violation of GMA requirements, including by making its development impossible or impracticable.”

The City stated that it intends to defend its ability to protect the character of the built and natural environment in the Town Center zone, the heart of Lake Forest Park, through its locally adopted development regulations, that reflect the goals and objectives of its elected officials and residents as determined through a robust public process of Town Halls, Community Meetings and Public Hearings.

One of several designs that MG proposed for Town Center.
The Bus Rapid Transit parking garage space is in blue

In January of this year, Merlone Geier, the owners of Town Center, advised the city that, 

"...despite our feedback to the Lake Forest Park City Council, and given the timeline that the City is pushing for, the code as proposed will not result in redevelopment of the Town Center.

"We will continue to work with our existing and future tenants to provide a grocery and pharmacy anchored neighborhood retail center here at the Town Center. 

"The incorporation of housing (affordable and market rate), open space, enhanced sustainability measures and all of the associated public benefits, will not come to fruition based on the code that has resulted from this process."



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New development brings affordable housing options to Shoreline - the 192 Shoreline Apartments

Monday, May 17, 2021

This building will be replaced with a seven-story affordable rents apartment building
Photo from Google maps

By Diane Hettrick

The property on the southeast corner of 192nd and Aurora has been through several dramatic changes over the years.

Previously owned by the Pearson family, for 25 years it was the site of the Sure-Fit mattress company, building and selling mattress from its 27,000 square foot building.

The mattress factory closed and the building, empty for a time, was leased to locally owned Aurora Rents while they built their new three story building on their property at 175th and Aurora.

It was empty again until 2013 when it was leased to the Rat City Roller Derby - Shoreline's first and only professional sports team.

Suddenly, Shoreline was full of roller derby fans. Rat City used the building, which they named The Rat's Nest, for practices, for exhibition matches, B and C team matches, and for the Derby Brats girls' teams. Jet City Roller Derby from Everett used the building for their matches.

Lance Neubauer's gym Get Strong First had a separate space in the building.

The property is triangular, fronting on Aurora. The hillside behind the property belongs to Seattle City Light. The Interurban Trail is visible beyond that. Google maps.

In March of 2018, the Trent Development Group bought the property and announced plans for The Crux, a six-story 244-unit apartment building. The design included a large space for Neubauer's gym, but Rat City had to find new quarters.

The Crux was to break ground in 2019 and be completed in 2021. New owners tried unsuccessfully to find a new space for Rat City. In March of 2019 Rat City left for temporary quarters provided by the Seattle Parks department.

Lance Neubauer is very happy with his new gym space in the back half of the Subway Sandwich building just off Aurora at 185th and is in full operation with all COVID-19 protocols observed.

In March of 2020, the COVID-19 pandemic closed everything down. Financial arrangements changed, based on assessment of risks. Some deals were able to go forward, as witness all the townhouse construction in Shoreline, but many fell by the wayside.

Today there is new life for this property. 

New owners TWG (www.twgdev.com), are a real estate development company specializing in commercial, market rate, affordable, and senior housing developments.

They have announced the start of a new affordable housing development in Shoreline: 192 Shoreline Apartments.

Construction on 192 Shoreline is expected to commence mid-2021, and is projected to be completed by mid-2023.

192 Shoreline will offer affordably priced living spaces for residents earning less than 50% of the county’s area median income.

Located at 19022 Aurora Ave., 192 Shoreline will be a seven-story housing development featuring 250 units ranging from studios to four-bedroom apartments.

Among other features, 192 Shoreline will include a community facility for the services and co-ownership partner Alpha Supported Living Services, a local nonprofit organization that has been providing support to individuals and families living with developmental disabilities for nearly five decades.

“Partnering with TWG will help us create a new space to continue supporting the needs of our clients and their families,” said Scott Livengood, CEO of Alpha Supported Living Services. 
“Our community facility within Shoreline will allow us to reach more individuals and maximize each person’s quality of life.”

192 Shoreline was designed considering neighborhood connections and high-green building values.

“Twenty percent of the total units are reserved for large households with four or more people and the properties are pet friendly,” said Megan Adams, development director focused on Washington and Oregon for TWG. 
“Not only are we looking forward to expanding our presence in the Seattle market, but we are honored to be partnering with a local nonprofit that has served King County communities for decades: Alpha Supported Living Services.”

To learn more about TWG and its properties, visit www.twgdev.com or follow them on LinkedIn, Facebook, Twitter and Instagram.



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