Showing posts with label housing. Show all posts
Showing posts with label housing. Show all posts

Apartment building for homeless to be built on Aurora in Shoreline

Thursday, October 11, 2018

198th and Aurora lot where 80 unit apartment
will be built to house homeless people
Photo by Mike Remarcke


The 198th street project is a partnership among Shoreline, King County, Community Psychiatric Clinic (CPC) and Catholic Housing Services (CHS) to provide 80-100 apartments for homeless people qualifying for permanent supportive housing.

It will be located on currently vacant lots at N 198th and Aurora Ave N, owned by the City of Shoreline.

Shoreline provided the land and King County coordinates the project partnership and funding. Catholic Housing Services is the project developer and will manage the apartments with staff onsite 24/7. They will screen possible tenants and pick those most likely to be successful in this setting.

The building owner, Community Psychiatric Clinic (CPC), is a non-profit behavioral health care provider specializing in mental health and substance use disorder services. They will operate an on-site clinic working with residents to manage their recovery. The clinic will also offer services to the low-income public.

Residents are coming from chronic homelessness with mental and physical health issues. Like any apartment tenant they are subject to lease requirements, including income-based rent. The controlled access property will be managed 24/7 by two staff trained in spotting behavioral cues indicating need for intervention and treatment by CPC staff. Even the maintenance crew are trained to look for warning signs.

As recovery, life choices, finances, and availability of housing permit, some residents will move out while others will stay long term. There is no time limit on how long tenants can stay in the building.

Catholic Community Services has a 30-year history in providing a spectrum of housing and services with private and public partners. Because they commit to managing the property for 50 years, Rob Van Tassel of CHS says they design and build quality structures. They intend to be good neighbors and encourage residents to become part of neighborhood life.

The building is a little unusual in that it will be modular. Sections will be constructed off-site and assembled on the property. King County expects that this will cost less than a building constructed entirely onsite, and could be the model for future projects.



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King county holds regional housing meeting in Shoreline

Wednesday, September 5, 2018

Photo by Rod Dembowski


A meeting of the King County Regional Affordable Housing Task Force was held at Shoreline Community College on Wednesday, September 5, 2018.

Technically, a meeting of the King County Council, our councilmember Rod Dembowski was there as well as Mayor Will Hall of Shoreline and Ed Sterner who served 11 years on the LFP city council.

Dembowski commented "Pleased to welcome folks to the first community meeting of the Regional Affordable Housing Task Force tonight in Shoreline. Good turnout by folks committed to addressing this challenge."

Residents in every community in the county are facing an unprecedented challenge in finding and keeping a home they can afford. Affordable housing is a critical component of our region’s infrastructure, and we must act together, across all levels of government and all sectors, to address this crisis and ensure the health and livability of our communities and the economic vitality of our region.

The Regional Affordable Housing Task Force will make recommendations that are actionable, sustainable, and regional in nature and that will make a meaningful difference toward meeting the projected need for households with incomes at 80 percent or less of Area Median Income by building, preserving, or subsidizing 244,000 net new healthy homes countywide by 2040.

The Task Force will identify strategies which:
  • Support affordable homes in close proximity to jobs, transit and key services;
  • Reduce the disproportional impacts of housing affordability challenges, including displacement, on communities of color, older adults, and others with fixed or limited-incomes;
  • Address affordability and accessibility needs of large households, individuals with mobility or behavioral health challenges, and to allow people to age in place if they desire.

Further, the Task Force will prioritize strategies that can be implemented at the regional level or through jurisdictional collaboration by 2024.



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Construction to begin next year on 17,000 square feet of shops and restaurants at Shoreline Place

Wednesday, August 22, 2018

Shoreline Place vision

Merlone Geier Partners revealed plans Wednesday for Shoreline Place, a vibrant mixed-use development at the former Sears Property near North 160th Street and Aurora Ave North in Shoreline.

The development will take shape in four phases over more than a decade, featuring 90,000 SF of shops and dining options, 1,300 apartment homes that may eventually include condos, green space including a dog park and a large community park called the Town Green, and connections to Metro’s E Line and the Interurban Trail.
  
“Our plan is directly tied to the vision and environmental approvals the City prescribed in its 2015 Community Renewal Area Plan for Aurora Square,” said Jamas Gwilliam, Vice President for Development at Merlone Geier Partners. “Equally important, it’s also reflective of input we sought from area residents over the last year.”

Phase 1  2019 - 2022
The first phase of development, slated for construction next year, is 17,000 SF of shops and restaurants at the corner of Westminster Avenue, near the Central Market parking lot. 

“We conducted a survey of over 6,000 area residents, and the main things they wanted to see at Shoreline Place were more dining and housing options,” said Gwilliam. “We’re excited to bring those options to the community first.”

Merlone Geier released a video and artist renderings to better explain all four phases of development. 

The Sears building will remain intact until the third development phase, when it transforms into five-over-one housing and retail, anchored by the large Town Green. The Town Green will serve as a community gathering and performance area, as well as the future permanent home of the Shoreline Farmer’s Market.

Sears was new in 1967
Background on the Aurora Square Community Renewal Area

Sears opened in Shoreline in September 1967, and more than 50 years later, the area and the needs of Shoreline residents changed. In 2013, the City of Shoreline designated Aurora Square – the 70+ acre Sears-anchored retail center and several adjacent properties – as a Community Renewal Area (CRA), finding that it qualified as economically blighted with “old, obsolete buildings, defective or inadequate street layout, faulty lot layout, excessive land coverage, diversity of ownership, and connectivity problems”.

As part of the CRA, the City of Shoreline completed an Environmental Impact Statement (EIS) for site redevelopment in 2015. The EIS evaluated their vision for a development that would include mixed-use commercial and residential development and gathering spaces. Merlone Geier Partners acquired property rights of the former Sears property in 2017, focused on meeting the needs of the current and future community in Shoreline, where there is strong demand for modern retail, better restaurants, and additional types of housing.

Merlone Geier Partners engaged GGLO to design the project.

MGP owns and manages 15 million square feet of retail on the west coast, 4.2 million of which is in the Pacific Northwest including Lynnwood Square, The Town Center at Lake Forest Park, Shoreline Marketplace, Ballinger Village Shopping Center, and Alderwood Plaza. Visit MerloneGeier.com for more information.



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Shoreline collaborates with King County on affordable housing project at 198th and Aurora

Tuesday, August 21, 2018

The City of Shoreline purchased the site to use as a staging area for construction
equipment during the completion of the Aurora Corridor project, which was
still in process when this photo was taken by Google.


The City of Shoreline, in partnership with King County, Community Psychiatric Clinic, and Catholic Housing Services, recently announced plans to develop 80-100 units of permanent supportive housing for people that were homeless or experiencing housing instability. This includes individuals dealing with chronic mental illness.

“Shoreline is doing its part to tackle the regional housing crisis,” said Shoreline Mayor Will Hall. “We continue to work with our partners on more effective ways to provide housing for those in our community and in our region who are most in need.”

Shoreline is contributing the property for the project, located at the intersection of N 198th Street and Aurora Avenue. King County is providing funding support from the voter-approved Veterans, Seniors and Human Services Levy.

“Our collaboration with the City of Shoreline will create much-needed housing for people exiting homelessness, while giving us the opportunity to pilot the speed and cost effectiveness of modular construction to help tackle our region’s serious shortage of affordable housing now, and in the future,” said King County Executive Dow Constantine.

The City Council’s decision to collaborate with King County is driven, in part, by the increasing cost of housing, which is contributing to the rising number of people experiencing homelessness. There is a demonstrated need for more affordable housing, both locally and regionally. This year’s annual “Point-In-Time” count identified 12,112 people experiencing homelessness in King County, with 6,320 of them unsheltered. The Shoreline area saw a 330% increase in unsheltered individuals over last year’s count.

Community Psychiatric Clinic (CPC) provides an array of accredited outpatient mental health treatment and counseling services that serve the community. CPC has a proven track record of owning and operating supportive housing programs, such as the one proposed for this location. Supportive housing provides not only housing, but also connects individuals receiving housing to support services to improve long-term success in moving out of homelessness.

CPC also anticipates opening a community health clinic offering both physical and mental health services on site. These services will be open to the public and will expand the health care network in Shoreline. Shoreline has an unmet need for mental health services in the community. Many residents already access CPC’s Northgate and Lake City Way clinics.

Catholic Housing Services (CHS), which will lead the development and management of the property on behalf of CPC, also has deep experience in affordable housing and supportive housing development in King County and across Washington. CHS will have staff on site 24 hours a day 7 days a week to quickly respond to residents’ needs. Both CPC and CHS, as well as Shoreline and King County, have committed to a transparent and open development process, which will include public meetings and working with local neighborhoods to respond to questions and concerns.

One additional feature of this project will be the use of modular housing construction methods. King County is interested in seeing if this approach might bring affordable housing online more quickly and save money. “Modular construction” refers to the way a contractor builds a building. The contractor builds portions of the building off-site and then assembles it on site. The result will look like any other multi-family residential building.

Visit Shoreline Projects for more information. For questions, contact Intergovernmental Program Manager Jim Hammond, 206-801-2215.


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Living Vehicle™ will join NW SolarFest Sustainable Living Fair Saturday

Friday, July 27, 2018

See the Living Vehicle at the NW SolarFest on Saturday


Living Vehicle™ will be joining NW SolarFest Sustainable Living Fair at Shoreline Community College on Saturday, July 28th from 10am – 5pm. SolarFest is free.


Living Vehicle’s flagship “Live Series” is an off-grid capable home-on-wheels supported by internal systems such as solar, water, sewage and propane.

Living Vehicle™ is a mobile living space startup based out of Santa Barbara, CA. Their innovative product represents an all new category of housing designed to promote a better way of living. The company has been featured in premier expositions such as Dwell on Design, TinyFest West, Santa Barbara Earth Day’s Green Car Show and Overland Expo West.

Mobile Living for the Modern World

Designed by Hofmann Architecture and manufactured by the Aluminum Trailer Company in Indiana, the Living Vehicle’s flagship “Live Series” is an off-grid capable home-on-wheels supported by internal systems such as solar, water, sewage and propane.

The product is made almost entirely from naturally occurring, recyclable and locally sourced materials to minimize the carbon footprint of the manufacturing process and maximize the lifespan of each unit.

Life enhancing features such as a spa-style bathroom, natural lighting, easily convertible sleeping spaces, and a fully-functional chef’s kitchen provide a living experience that feels like home on a continuous basis.

Designed by Architects. Engineered for Life

“We believe in living a life that respects our earth and aims to leave it a better place for our children. As designers, it’s our responsibility to lead the way by creating spaces that have positive impacts on the world for future generations.

"When designing Living Vehicle, we imagined not only creating a low-impact, high quality product with the capacity to last for generations, but a living space that would improve the long-term health

Check them out here.

Shoreline Community College, 16101 Greenwood Ave N, Shoreline 98133


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Lake Forest Park Conservation Cluster Housing repeal -- and going forward

Wednesday, June 27, 2018

The first permit application for Cluster Housing

By Donna Hawkey

The Lake Forest Park (LFP) Municipal Code that allows conservation cluster housing as a conditional use has been repealed by the passing of Ordinance 1179 at the Council meeting on June 14. 2018.

City Administrator Phillip Hill stated that the residents could expect a city-wide housing study in the spring of 2019. This will also involve the residents in a public process to determine if cluster housing works in LFP, and if it does, how should the City implement it?

A new beginning is being asked of the City Council and asked of the residents, too.

“This is a no name and no blame situation and let’s move forward,” commented Deputy Mayor Catherine Stanford at the June 14th Council meeting.

The City is faced with a mountain of work (Big Five City Projects) that represent the biggest changes in LFP history. Conservation cluster housing ideas grew from the various stages of Town Center growth and planning considerations.

Without the proper process for citizen input and education, the ordinance became misunderstood, and resentments and tempers flared. When something happens “out of order” residents can become concerned and sometimes angry.

Vice-Chair and Councilmember Tom French asked for the personal attacks on social media to stop. He said, “We are better than this as a community.” Other Councilmembers also stated at the June 14th meeting that what has taken place has been hurtful and not very civil.

The subject of a significant change in land use requires a community-wide discussion, and citizens feel this did not happen. It did appear on the Council’s agenda eighteen times, however, it was listed under the critical areas discussion and the wording of conservation cluster housing appeared only once, so it seemed buried in the agendas due to semantics.

Citizens throughout the City appeared in various Council Chamber meetings including three former LFP City Councilmembers, Don Fiene, Jack Tonkin and Ned Lawson.

These three LFP former Councilmembers believe that protecting the ecosystem and saving green space by encouraging higher density doesn’t equal out to them. Various trends in Washington are seeing some cities halting development to manage growth. 

These cities are making sure that regulatory infrastructures are both feasible and in place and to take the time to assess whether future development matches a community’s history and its vision. There is also a trend to build larger homes as more families expect to house their elderly parents, and some children are living at home longer due to various social and economic factors.

Lake Forest Park residents are known for resisting attempts for population or economic growth. Many multi-generational residents enjoy living in nature and gardening in a forest-like atmosphere. Since the original and unique platting of the LFP land in 1912 residents have been committed to maintaining and to grow the ecosystem through various preservation efforts.

The huge growth in the region threatens LFP’s history of a low-density residential neighborhood, and residents wonder about not only losing the surrounding nature and trees, but are concerned about the overall quality of life with increasing air and noise pollution and safety issues on the rise.

Remember that all seven LFP Councilmembers have stated in previous public meetings, and all have voted, that they believe conservation cluster housing is a good housing alternative going forward, and that is how the City got to this place.

For instance, Councilmember Phillippa Kassover said she has worked hard to understand the concepts. She has put together an extensive mathematical chart that shows how conservation cluster housing can save green space as compared to the current short plat and subdivision ordinances. Councilmember John Wright said he has “never been convinced that this type of housing absolutely does not have a place in LFP. But we have to take a deeper dive to make that determination... and to hear the concerns of citizens.”

Larger square footage homes have been viewed as a concern by City Council as the City’s open green space is suddenly being absorbed at higher rates. According to many architects and builders, these larger homes tend to require the use of more impervious surfaces. Conservation cluster housing reduces the sizes of individual houses but requires that a larger quantity of smaller homes be built on the site. A permanent “forested” easement is created to conserve 50% of the properties land.

Housing prices continue to climb in the entire region as well as the cost of labor and materials for building. If a good stock of housing is not available, all property values continue to increase along with property taxes.

Lake Forest Councilmembers are also hearing from residents that do support added density and are willing to examine cluster housing as an alternative housing option; there is already some resident support of the concept.

City Council members have previously stated that their primary and collective goals for cluster housing are to encourage greater environmental conservation when a property is being developed. Other intentions are housing options for LFP seniors who want to transition to smaller homes yet remain in LFP, and as a means for a younger population to gain entry into the housing market.

No matter what housing alternatives the residents finally accept, population growth will continue in the Seattle “Emerald City” and beyond.

For an in-depth discussion of what happened during the conservation housing quorum vote - that was considered invalid because it did not have the four votes that are required by Washington State law- and other info about past RCW’s and their passage, view the June 14th City Council regular meeting available on the website. Deputy Mayor Catherine Stanford provides a detailed account at (00: 21:37). It’s about 5 minutes in viewing length.

If you want your voice heard, be aware of those upcoming City outreach meetings in spring of 2019. This is when the subject of cluster housing is scheduled to return on the Council and the Planning Commission agendas again.

Donna Hawkey is a LFP resident for almost 22 years. She can be reached at dhawkey@comcast.net. Mike Dee from the LFP Citizens’ Commission provided editorial input.



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Groundbreaking marks Shoreline Community College's transition to a residential campus

Saturday, June 9, 2018



Photos by Steven H. Robinson

On Wednesday, May 30, 2018, Shoreline Community College held a groundbreaking ceremony for a long-anticipated campus dormitory.

The campus, which draws students from all over the greater Seattle area as well as nearly 50 countries, currently has no on-campus housing, although there have been at least two other serious attempts.

President Roberts stated, “This project will help us strengthen our core values of student engagement, respect and inclusion. Students will benefit from the opportunity to learn about other cultures and lifestyles, form lifelong friendships, and create a strong academic foundation.”

From left: Trustee Tom Lux, Trustee Clara Pellham,
College President Dr. Cheryl Roberts,
Dr. Douglas Jackson, Chair of the Board of Trustees

Construction will start immediately on a 216-bed residence hall. Located near the PUB in the heart of the college’s 83-acre wooded campus, the new student housing building will feature 68 units with shared living rooms and kitchens, and generous common space for all Shoreline students to connect and study. The project will also feature a double height Great Room and outdoor courtyard for college and community events.


Units will be a mix of 2-bed, 4-bed, and studio options, with in-unit kitchens and bathrooms in all options. There will be an outdoor courtyard area along with extensive landscaping around the building exterior; mature perimeter trees will be retained.

There will be a surface parking lot adjacent to the building. Any impacts to campus parking will be monitored closely but are anticipated to be minimal, as many of the students who will live on campus are already driving and parking here now; others may not need or want a car if they can live on campus.

President Roberts introduces Gabriel Grant,
Principal, Spectrum Development
“Shoreline Community College’s transition to a residential campus will help us meet the clearly demonstrated demand for convenient and affordable housing options for our students, and our new residential life program will help students more fully engage in their educational experience," said Cheryl Roberts, Ed.D, President. 
“We are grateful to our partners at the State of Washington and City of Shoreline for their support,” she added.

There will be a robust residential life program on campus; Resident Advisors (RAs) will live onsite and a property management and leasing office will be on the ground floor.

Security features are included in the building plans and the campus already has 24/7 security officers on duty. There is a basement, primarily for storage, trash, and recycling services.

Housing will be open to all students and they anticipate that the residents will reflect a mix of the overall student population.


According to Alison Stevens, Ph.D., Executive Vice President for Student Learning and Success, “There is a great deal of research that points to the impact that on-campus living has on a student’s academic achievement and social emotional well-being. 
"From a design and development standpoint, we focus first and foremost on creating spaces that foster ‘living-learning communities’ to enhance a student’s college experience.”


Campus and local dignitaries, including college officers, Board of Trustees, and staff, legislators, architects, and Shoreline Mayor and councilmembers, attended the formal ceremony, which was held in bright sunshine in a central courtyard.

With an anticipated opening of Fall 2019, the project will seek a LEED Silver rating, with elements that include enhanced thermal performance, water-saving plumbing fixtures, a roof-top solar array and LED lighting throughout the building. The design and construction team includes WG Clark Construction, Encore Architects, and Spectrum Development Solutions.

Shoreline Community College is located at 16101 Greenwood Ave N. Questions about the project can be emailed.



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Mayor Johnson vetoes Conservation Cluster Housing ordinance

Tuesday, May 29, 2018

Mayor Jeff Johnson of Lake Forest Park has vetoed Ordinance 1174, approved by the City Council on May 24, 2018, amending the Lake Forest Park Municipal Code relating to Conservation Cluster Housing.

On May 29, 2018, Mayor Johnson gave notice to the City Council regarding the veto. He expressed his disappointment in the action taken during his absence and reminded the council of the importance of taking time to assess proposed changes.

He reminded the council of the goals previously identified for cluster housing and the importance of an open and transparent planning process.

His entire letter is here.


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Lake Forest Park City Council approves city-wide Conservation Cluster Housing (CCH)

Saturday, May 26, 2018

By Donna Hawkey

On Thursday, May 24, 2018 the Lake Forest Park City Council, by a three to two quorum vote, passed updated Conservation Cluster Housing Ordinance 1174 with one additional technical amendment.

It all created more concerns for residents that LFP now has a “band-aid” type ordinance for a significant housing change.

While all Councilmembers agree that Ordinance 1174 is not a perfect solution, not all agreed that it should pass. The ordinance now allows any residential property in LFP with over one acre or more in lot size to build Conservation Cluster Housing (CCH).

LFP residents have spoken quite loudly that this type of housing, which encourages more population density, is a concern in a City that already struggles with the ability to provide the essential services to its residents due to a lack of commercial tax base. However, stronger density is needed in LFP to support a commercial base, so the coyote is always chasing its tail.

Also, when LFP streets were first platted, they followed the natural curve of the land and with many blind and narrow turns and lack of sidewalks, adding density without safety features in place is not seen as a prudent thing to do.

Residents are already experiencing almost grid-locked arterial streets at rush hour. Many wonder how the roads can accommodate higher capacity, and where will more cars park as the CCH ordinance only requires one parking spot per unit? Councilmember Semra Riddle noted that those citizen concerns are all being well-addressed in the City’s Safe Street-Safe Highway initiatives.

There is no budget approval yet for this costly undertaking, so some residents are wondering – will Sound Transit 3 help bring the necessary funds for such plans? No one has those answers as of yet, and residents have not seen a commitment that ensures safer streets and highway at this point.

Councilmembers Kassover, Resha, and Riddle were the three 'yes' votes that passed Ordinance 1174. Councilmember Kassover expressed concerns about the increase the City sees in short plat permit applications with larger square footage homes being built that look out of character for LFP. “Short Plat” is LFP’s current short subdivision of land into four or fewer property lots. She believes that conservation cluster housing is a better option than the current short plat home building choice.

With CCH she believes LFP can better protect the tree canopy, provide for a range of diversity / affordability of housing, and retain more of the LFP character. For instance, in CCH, the setback requirement for building is 15 feet. In the City’s short plat ordinance, the setback requirement is only 5 feet.

Residents also wonder why the City can’t then update the short plat ordinance to incorporate greater setbacks and restrictions instead of offering another housing choice? Some cities restrict the size of homes that can be built on a single family lot to help maintain neighborhood character.

Other residents, as well as Councilmember John Wright, feel that the current tree canopy and critical tree ordinance updates address previous short plat development and environmental destruction issues. The CCH Ordinance could be a redundant effort for City Staff already burdened with a heavy workload.

Ordinance 1174 is “not a perfect solution,” stated Councilmember John Resha, and it would not impact current single-family zoning laws, even with duplex units included. Residents have expressed concerns that if zoning changes, property tax assessments for similar properties in that neighborhood or area could be assessed at higher rates due to new development potential.

It’s an idea with “good intentions but needs a more thorough approach,” said Councilmember Mark Phillips, who voted against the passage of Ordinance 1174. He has repeatedly questioned how CCH helps current LFP seniors who want to downsize and remain in the community they know and love. Many seniors show preference to move to a single floor home without stairs to age in place.

Councilmember Riddle said that CCH is not only for seniors who are “infirmed.” Stairs are not an issue to active seniors, she believes, and that CCH is more desirable to those whose primary concerns are with the continuation of maintaining a more extensive property.

One resident stated, after sitting through the Council Meeting on May 24th, that CCH, in theory, sounds like a great idea, but it does raise a lot of questions that have not been answered. Other dedicated residents gathered solemnly after the vote passed to discuss whether a lawsuit by the residents is feasible.

Councilmember John Wright stated that he does agree that CCH will not negatively affect property values. He believes LFP will always be an expensive place to live due to its proximity to Seattle, the fastest growing City in America, and that there is no such thing as affordable housing in LFP anymore.

But Councilmember Wright went on to say that he is mainly concerned about the voices of the “people who do live here and not the people who don’t live here.” He said he understands the meaning of a transparent process. For many residents in LFP, this appeared to be an opaque process rather than a transparent one.

He also stated he senses the residents feel “threatened by this CCH ordinance,” as they are viewing it as possibly affecting their overall “quality of life.”

Councilmember and Vice-Chair Tom French oversaw this meeting in the absence of Deputy Mayor Catherine Stanford so he did not have the ability to vote on this ordinance. Councilmember French has stated in previous recent meetings that he felt the topic of CCH “warrants a robust resident discussion,” and that he can clearly see the need to gather the right data to make informed decisions going forward. He said it would be “good for us all of to take a big breath and start over in 2019” regarding this topic.

Mayor Jeff Johnson was absent from the May 24th meeting.

Donna Hawkey is an 21-year resident of Lake Forest Park and can be reached at dhawkey@comcast.net.


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Fundraiser raises $420,000 for homeless families

John Camerer, Vision House Director of Operations and Co-founder, Ally Svenson, Co-founder of MOD Pizza, Melissa Gehrig, Executive Director, and Bill Northey, board president, pose for a photo during the May 15 fundraiser event.


Guests and event sponsors at Vision House’s No Homeless Kids Benefit Luncheon helped exceed fundraising expectations by raising $420,000 for local homeless families.

This event, held at the Meydenbauer Center in Bellevue, raised more money by far for homeless families than any event previously held by Vision House. All proceeds will go toward providing crucial transitional housing and support services for homeless parents and children served by Vision House’s Renton and Shoreline locations.

Guest speaker, Ally Svenson, Co-founder of MOD Pizza, spoke last Tuesday, May 15th, about how they too address local homelessness. She resonated strongly with guests especially when she stated 

“We refer to what we are doing as enlightened capitalism, meaning we’re proud to be unapologetically for profit, but whose purpose it is to make a positive social impact.” 

Over 550 guests attended the event and heard from a former Vision House resident, who spoke about her experiences in recovering from family homelessness.

This event was sponsored by Clint and Shelly Morse; Toyota of Renton; Conner Homes; Dunn Lumber; Facebook Seattle; The Mosaic Company; Red Hat; First Choice Health; Rick and Marilyn Wong; Spectrum Controls; Brighton Jones, LLC; Ballard Industrial; Crossroads Bible Church; Fischer Plumbing, Inc.; Grass CPA and Associates; Lil’ Jon Restaurant; Sprague Israel Giles, Inc.; Tito’s Handmade VODKA; Cardinal Heating and A/C, Inc; Madigan Security Consulting and Investigations; Seattle Seahawks; 425 Magazine; The SnapBar; Bellden Café; and Jan Domek Photography.

Vision House is a non-profit organization providing transitional housing, child care and support services to homeless families. Since its beginning in 1990, the faith-based organization has served more than 1,200 homeless children, women, and men, each receiving the support they need for achieving independence and self-sufficiency. Headquartered in Renton, the agency currently owns and operates 36 units of debt-free housing and two child care facilities in Shoreline and Renton with ten more housing units scheduled to be constructed at the Shoreline location later this year.


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Shoreline Community College to break ground for student housing on May 30

Saturday, May 19, 2018


Student Housing Groundbreaking Ceremony
Wednesday, May 30, 2018
12:30-1:30 p.m.

Shoreline Community College

Light refreshments will be served; all are welcome


After several attempts by previous college administrations to create on-campus living at Shoreline Community College, it is finally going to happen.

On Wednesday, May 30, 2018 from 12:30 to 1:30pm, the college will hold a groundbreaking ceremony for an on-campus residential building.

The six-story building will be in the heart of the campus, near the student union building, the PUB. It will contain 68 units which will be a mixture of 4-bedroom, 2-bedroom, and studios for a total of 216 bedrooms.

The units will share kitchens and bathrooms. All units are furnished and high speed internet is available throughout.

Shared areas in the building will feature a lobby with lounge and study space. A Great Room can host meetings, conferences, and events. There will be on-site laundry facilities. An outdoor landscaped courtyard will have places to sit and study. Surface parking will be available.

Construction is expected to be complete in time for Fall quarter 2019.


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CORRECTION: Two Public Hearings on Conservation Cluster Housing TONIGHT

Thursday, May 10, 2018

The Lake Forest Park City Council is scheduled to hold two public hearings regarding conservation cluster housing at its regular meeting on Thursday, May 10, 2018, beginning at 7:00pm at City Hall, 17425 Ballinger Way NE, Lake Forest Park 98155.

The first hearing is to consider an ordinance adopting an extension of the moratorium on conservation cluster housing. The second is to consider an ordinance amending or repealing the section of the Lake Forest Park Municipal Code pertaining to conservation cluster housing.

To read the staff reports and background documents for these two hearings, click on the links below:

Ordinance 1175 Adopting an Extension of the Moratorium on Conservation Cluster Housing Permits (imposed by Ordinance 1173) until June 14, 2018

Ordinance 1174 Amending or Repealing Section 18.54.042 of the Lake Forest Park Municipal Code Relating to Conservation Cluster Housing

Interested members of the public are invited to attend and share comments with the City Council.

Corrected headline


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LFP Conservation Cluster Housing -- Citizen’s Voices

Tuesday, May 8, 2018

Mike Dee, chair of the Citizens' Commission
addresses the crowd at the May 1st meeting
Photo by Steven H. Robinson

By Donna Hawkey

A civil and thoughtful conversation took place between residents of Lake Forest Park (LFP) and a local LFP real estate developer/builder about the subject of Conservation Cluster or Cottage Housing on May 1, 2018.

The open discussion event was sponsored by the LFP Citizen’s Commission and held at the Third Place Commons stage area in Town Center, Lake Forest Park.

The conversation was graciously led by Brian Highberger of Upright Homes, the Lake Forest Park developer of the Bell Homes cluster proposal, who said that the “only bad thing about this type of housing is its name.” Indeed, not all residents buy into that, but those that do believe in this statement were represented as well during this all citizen-run meeting.

One resident spoke about just saying “No” to increased density and remain true to the City’s founding intent of keeping the LFP land and residential homes on large wooded lots to preserve the trees, the wildlife corridors and a more peaceful quality of life. Some other questions emerged such as - would the City’s reputation be thought of as “snobs” if residents rejected concepts to increase density capabilities? Others wondered why aren’t Mercer Island or Laurelhurst embracing cluster housing? And some brought concerns about how newly built homes could impact future property tax increases and current home values.

Can the residents just say “no” about other’s land usage rights or tell someone exactly how to design their development- is that even feasible to do? Another resident said “we can’t say no to everything,” and LFP residents need to do “our own soul searching” about this housing crisis issue.

Unless the residents can buy all the property that goes on the market, who can control what another person does when they choose to sell? City ordinances and policies and design standards can be in place to require a quality construction and protection of the land, but these can only go so far before they are fought in court by property owners. Residents also shared concerns about recent single-family development sites in LFP and how poorly some of them have turned out as developers are thought of as exploiting every ordinance they can.

As property and lots are sold in LFP, some older homes will continue to be torn down and new homes built. The cost of land and the creation of new homes are also exploited costs in today’s real estate trends, so that a multiple of single-family homes may have to be developed on newly purchased properties. The average price of a home in LFP is currently over $700,000, according to Highberger.

Highberger had intended to build three large single-family homes on this property but got caught up in the tree moratorium, and after that was revised, he could no longer use the land the way he intended. Conservation cluster housing was a recommendation to him as a way to recoup his investment.

Brian Highberger, Bell Homes builder
explains his project to the crowd
Photo by Steven H. Robinson
 
After Highberger heard about the conservation smaller homes idea, he got excited due to the housing needs in the region. He also remembered the many older LFP neighbors who had to leave the area due to no longer wanting to take care of an extensive property, and there were no small housing alternatives for them to move to. He plans to offer these 950 square foot units for approximately $400-450k. But concerns emerged about whether these type of units are appropriate for seniors or are still out of price ranges for many elders in LFP.

The Bell Home builder said he believes the seven realtors he talked with who stated to him that they did not think this type of cottage housing brings property values down – with an emphasis on - “as long as they are designed and well-built.”

He did acknowledge that the only way to confirm property values effect or no effect is to hire an independent consultant to prepare a report, but there is no crystal ball to the future. Also, there was concern that while the neighborhood surrounding the Bell conservation homes property values may not be impacted, the adjacent ones could be, according to some residents attending this meeting. The City of Shoreline had tried cluster housing around the year 2000. Those initial units were painted in very bright colors, so they did not fit into the surrounding area, and also their approach was a conventional cluster one that did not include any permanent tree/forested easement as a requirement to protect open land.

Real estate values are so high today but there is always uncertainty about the future of the economy. The irony is that the companies that are aiding in choking the area with growth today saved the region from the harder economic suffering that many other cities experienced during the recession of 2008. Home values in the Puget Sound area held up stronger than most other US cities because of the region's innovative technology sector and job opportunity marketplace.

Attendees asked questions and made comments
Photo by Steven H. Robinson

Also mentioned is that there is less clearcutting with the conservation housing approach as compared with single-family multi or more massive house building due to the “green” conservation easement requirement; 50% of the land must be designated as tree forested permanent easement land. And on that continuous piece of conservation easement land, more trees can be planted for future growth and sustainability of the tree canopy, so that too is the “green” part – this type of permanent easement land use can create a new circle of forest growth. However, does this strategy provide a smaller footprint overall in the land designated for the building of homes? Or do the recent tree and critical areas ordinance updates provide for the same environmental protection as the permanent cottage housing easement does?

Conservation cottage homes are also not low-income housing and especially in this current real estate market. Highberger said there is also a myth about developers or builders getting rich – the price of land, labor, and materials has skyrocketed and building homes come with a certain degree of risk as well. He has been working on this project for one year now and is not breaking ground yet. He is a small builder who completes only about three projects a year. He also has revised his original plan to include community concerns such as having 50% more parking than what is required by the current LFP Ordinance No 1150 and now is planning to build three duplexes and one single floor residence instead of several individual small homes. There will also be a common area such as the concepts behind co-housing for encouraging community development among the residents.

A previous post on the subject of conservation cluster housing is found HERE..

The LFP Citizens’ Commission meets every month on the 1st and 3rd Tuesday evenings from 7:00pm to 9:00pm at the Third Place Commons Stadler Conference room to discuss various community concerns and issues. Join these civic-minded volunteers for more lively and future discussions. The LFP Citizens’ Commission is not affiliated with the City of Lake Forest Park.

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“Housing, Hope & Hospitality” with NUHSA & Ronald Commons partners

Sunday, May 6, 2018

Yichuan Zhao, King County Housing Authority,
Jeff Johnson, Mayor of Lake Forest Park,
Judy Parsons, NUHSA Board President
NUHSA Board President Judy Parsons, along with Yichuan Zhao from King County Housing Authority, accepted the Affordable Housing Week proclamation from Mayor Johnson and the City Council of Lake Forest Park on April 12th.

NUHSA Board member Ed Sterner and Compass Housing Alliance staff members Ryan Mielcarek and Teena Ellison thanked Mayor Hall and the Shoreline City Council for their Affordable Housing Week proclamation on April 30th.

Affordable housing is a critical issue in our community. Over 3,600 families are considered “housing insecure” because they are spending more than half of their income on rent and utilities, and an astonishing 381 students were identified as homeless during the 2015-16 school year.

Slipping into homelessness can happen quickly; studies have found that each $100 increase in median rent results in a 15% increase in homelessness in metro areas and a 39% increase in homelessness in nearby suburbs and rural areas.

Ryan Mielcarek and Teena Ellison, Compass Housing staff
Will Hall, Mayor of Shoreline
Ed Sterner, NUHSA Board Member
In an effort to raise public awareness, the Shoreline and Lake Forest Park City Councils, along with others throughout the region, have proclaimed May 14-18, 2018 Affordable Housing Week.

Communities throughout King County are participating in local efforts to inform the public of the critical need to preserve and increase affordable housing in our communities and bring attention to this complex issue. (HERE is a complete listing of events and times).

On Thursday, May 17th from 4-6pm at Ronald Commons (17839 Aurora Ave N), the North Urban Human Services Alliance (NUSHA) is pleased to be partnering with Ronald United Methodist Church, Compass Housing Alliance at Ronald Commons, Hopelink and the Dale Turner YMCA to host Housing, Hope and Hospitality).

City and County Officials, school board directors and members of the community are all welcome to join for a tour, Q/A and the weekly Ronald Commons’ Café community meal.

Invite your neighbors and show your support as we celebrate a partnership model with a holistic approach! Together, we can help ensure that all people have access to safe and affordable homes in our community.

For more information, email NUHSA or the church.

--Silje Sodal



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Conservation Cluster Housing in Lake Forest Park

Saturday, April 28, 2018

Bell Cottages are the first proposal for
conservation cluster housing
By Donna Hawkey

Conservation cluster housing is a development alternative that allows smaller sized but a larger number of homes to be built on a residential property lot.

This type of development is very different than conventional cluster housing. Conservation clusters have the “green” environmental element embedded for protection of open space and interconnected lands.

Because 50% of the property has to be designated as permanent, never to be built upon forested easement land, the City can benefit from a net environmental gain. 

Once the open land is gone – it’s gone forever.

Both Lake Forest Park’s Legacy 100-Year Vision and the updated 2015 Comprehensive Plan, discuss green infrastructure planning and ecosystem protection throughout its documents as the basis for City Council’s consideration of conservation cluster housing. 

Also, the Comprehensive Plan “ensures that there will be enough housing to accommodate expected growth in the City, and the variety of housing necessary to accommodate a range of income levels, ages, and special needs.”

Any home development in Lake Forest Park is supported by two progressive tree canopy and critical areas ordinances. City Council, along with other LFP volunteers and City staff, tirelessly updated these to further protect the City from a higher loss of its green and sensitive areas.

Growth in our region will increase with an estimated 1.8 million new residents expected by the year 2050. While LFP was initially conceived as a rural suburb designed to be an “escape” from the bustle of city life, it is only two miles to Seattle’s now fast growing Lake City Way neighborhood. LFP is no longer the island type retreat envisioned but now finds itself sandwiched between high-density growth occurring in Seattle and Kenmore.

Conservation Cluster Housing Ordinance 1150, however, was put on a moratorium February 8th as it “did not follow Council’s intent,” according to Deputy Mayor Catherine Stanford. 

Specific concerns centered around how density is calculated on the remaining 50% of the property and continuation of the easement. The Council attributes this ordinance process confusion and misinterpretation to the overwhelming mountain of work currently on their agendas, and the Sound Transit 3 deadlines.

The Growth Management Act (GMA) was never a consideration regarding Ordinance 1150. The Southern Gateway project (12 Degrees North) helped fulfill much of that goal. This ordinance was meant to support broader City defined goals and policies as per the Comprehensive Plan.

With the regional growth explosion, the Council wants to keep LFP the welcoming community it has been since its inception. A place where many teachers, police officers, and other government employees, who are relied upon for essential community services, could still afford a home amongst a beautiful environment yet convenient to Seattle. LFP’s founding concept was to be a place for all people - not just the financially wealthy.

The other intent, besides environmental, is to maintain a diversity of housing to retain that City character. Larger square footage homes are being built and concerns are arising that the City’s history of being a green and protected haven could disappear.

LFP has also been a welcoming place for outreach to many other communities. The success of the non-profit Third Place Commons/LFP Farmer’s Market highlights a history of care about overall quality of life and recognizes how placemaking can strengthen a community.

Influential voices from the community spoke up during previous City Council meeting public comments. Julian Anderson, President, Lake Forest Park Stewardship Foundation, was mentioned by Deputy Mayor Catherine Stanford as someone who asked a question that resonated with her. He asked the Council “If Ordinance 1150 is meant to conserve, then what exactly are we preserving or conserving?”

This holistic thinking will be taken into consideration going forward with a slower pace. The City administration can then gather the data needed, and the essential input from the residents to puzzle it all out together.

Also, an inventory of what housing the City now has; ADU’s, condominiums, townhomes, rentals will all be compiled and analyzed with oversight by the Planning Commission. Resident surveys and outreach will be conducted,, and all presented back to citizens in 2019 when the workload for ST3 and Town Center visions are completed.

Ex-Councilmember Don Fiene sent City Council a recent communication that states,” A change of this magnitude should require a complete study and review with ample public comment and input by the Planning Commission, as well as an open community process equal to the public process of the Southern Gateway and the recent Town Center Vision process.”

Councilmember Tom French, who grew up in LFP, remarked that the lack of solid process for this subject is an “unintended consequence of having too much on our plate,” but he feels “a robust discussion” is appropriate. He also reminds everyone that LFP has exceptional population diversity and a unique ecosystem, and it is the Council’s responsibility as stewards to protect these assets.

What types of changes would this type of conservation cluster home construction bring to the character of the community? Are there solutions for seniors who wish to downsize in LFP? Would the City’s lack of pedestrian-friendly assets such as sidewalks and the lack of street parking be a liability? Can this type of development help keep LFP the welcoming community it has been, allowing new residents, such as the young folks returning from college, the ability to buy into a starter home in LFP?

These are just some of the questions that need to be answered, and it sounds like by sometime in early 2019, the answers about future housing needs in LFP will have been accessed and agreed upon community-wide.

For additional information and a question and answer session regarding this subject, attend an upcoming meeting:

Tuesday, May 1st, LFP Citizen’s Commission is hosting an informational meeting and resident gathering to discuss Conservation Cluster Housing at the Third Place Commons stage area from 7:30pm to 8:30pm. The developer of the Bell Homes proposal (see previous article) is scheduled to attend and is interested in a community dialogue. This is the only conservation cluster home proposal that was approved by the City before the moratorium took place.

The LFP Citizen’s Commission is not associated with the City of Lake Forest Park.

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Donna Hawkey is a 21-year resident of Lake Forest Park and can be reached at dhawkey@comcast.com. This is primarily a summary report of recent City Council meetings on April 23 and April 26 and attendance at the Planning Commission meeting on April 24, and various self-directed research.

Updated with minor corrections 4-29-18

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Affordable Housing Explained

Tuesday, March 20, 2018

Colonial Gardens is considered workforce housing in Shoreline.
It is open to applicants of all ages and accepts Section 8 vouchers. Photo courtesy KCHA 

By Sam Tilford

Affordable housing is a broad term which can be used and interpreted in a variety of ways, but undoubtedly affects a large portion of the community.

For years the term “affordable housing” was used synonymously with “low income housing”. However, affordable housing is a much more accurate reflection of the broadened range of affordable housing programs and recipients.

The simplified definition of affordable housing refers to housing that is rented at below market rents and serves households at or below 80 percent of the area median income. This means that candidates must make less than 80 percent of their area median income -- with family size in consideration -- to qualify.

"Affordable rent" as defined by Seattle (and Shoreline) government means that the monthly rent plus tenant paid utilities and any mandatory recurring fees required as a condition of tenancy for the unit does not exceed 30 percent of the monthly imputed median income for qualifying units.

Ultimately, the definition of “affordable housing” is ambiguous in that it applies to a plethora of people and situations. There are those in affordable housing who cannot afford to rent anywhere else and there are those who make enough to rent elsewhere but choose to utilize the opportunity to save.

The only true requirement of affordable housing is that tenants must meet median income requirements and pay rent. However, within the confines of that lies stipulations.

Briarwood Apartments is subsidized housing. It is open to seniors 62+ and persons with disabilities. Photo courtesy KCHA

Affordable housing in Shoreline is made possible by the Property Tax Exemption Program (PTE), the Multifamily Tax Exemption Program (MFTE) and the U.S. Housing Act of 1937.

The Property Tax Exemption Program is offered to developers who meet affordable housing standards. Established in 2002 and simplified in 2015, the 12-year affordable program only applies to improvements on buildings; the land value continues to be taxed. After the 12 year period ends, developers will begin to pay both.

In order to qualify, developers must commit 20 percent of a project's units -- with a minimum of four units -- to qualified renters at affordable rates. These rates are determined by a person's income relating to the AMI and unit size.

  • Studios and one bedroom units must be affordable to those earning 70% of the King County AMI.
  • Two bedroom or larger units must be affordable to those earning 80% of the King County AMI.

The Multifamily Tax Exemption Program provides a tax exemption on new multifamily buildings in exchange for setting aside 20-25% of the homes as income- and rent-restricted. By supporting mixed-income residential development in the urban centers, the MFTE program ensures affordability as the community grows. Much like the National Affordable Housing Act, it seeks to provide affordable housing to families.

Established in 1937, the U.S. Housing Act -- or the Wagner-Steagall Act -- set a standard for low-income subsidized housing in America. This seminal legislation has been amended and expanded upon by Congress many times since to create a variety of housing programs. These amendments and expansions include the Gonzalez-Cranston National Affordable Housing Act of 1990 which states that every American family should be able to afford a decent home in a suitable environment. Others like the Housing and Community Development Act of 1974 created the Section 8 program and the Community Development Block Grant program.

Ballinger Homes is subsidized housing. It is open to families, seniors aged 55+ and disabled persons. One of the most popular housing developments in Shoreline, it offers youth and teen programs by Homework Factory, after-school mentoring, counseling, parenting classes, adult ESL classes, life skills classes, citizenship classes and adult basic education classes. Photo courtesy KCHA


In Shoreline, affordable housing is made possible by the King County Housing Authority (KCHA). Established in 1939, KCHA provides rental housing and rental assistance to more than 55,000 people -- or over 19,000 households -- in King County who earn less than the King County Adjusted Median Income (AMI).

  • KCHA owns and manages more than 4,269 units of federally funded housing, primarily in King county, for families, elderly and people with disabilities.
  • An additional 5,731 units of low- and moderate- income housing are financed through tax credits or tax-exempt bonds.
  • Federally funded Section 8 Vouchers help more than 12,000 households rent affordable housing on the private market in King County. With a voucher, tenants pay at least 30 percent, but generally not more than 40 percent, of their household income for rent and utilities depending on the neighborhood and apartment they select. More than 2,500 vouchers are reserved for people with unique needs, such as homeless families and people with disabilities.

KCHA provides a broad range of housing at varying levels of affordability. This spectrum includes anyone; from formerly homeless to families saving to buy a home.
  • For federally subsidized housing -- or public housing and Section 8 -- rent is on a sliding scale, where household incomes average around 18 percent of AMI and rent can average around $200-500 per month depending on family size.
  • In workforce housing that is not federally subsidized household income averages 58% of the median income but there is considerable variation in household income. Workforce housing typically involves people who are saving -- whether to get out of debt or purchase a home. In many cases it provides opportunities through resident programming. 
  • KCHA offers the Family Self-Sufficiency (FSS) program which helps residents reach financial independence. They also offer after school programs and guidelines for parents
  • At places like the Ballinger Commons the KCHA targets working households with incomes at or below 80% of the area median income. Many of these locations -- including the Ballinger Commons -- are not subsidized meaning they have no income requirements other than tenants being able to afford rent.
  • However, in newly acquired locations -- such as Ballinger Commons -- incomes will initially be higher -- closer to 80% of AMI on average. As places become more affordable this percentage will slowly come down.
Ronald Commons is an affordable housing development in Shoreline owned by the Compass Housing Alliance. It features a 12,000 square foot Hopelink Integrated Service Center and food bank. The Integrated Service Center includes a food bank, family services and financial education/assistance for low-income households. Photo by Steven H. Robinson


To a lesser extent, affordable housing is provided in Shoreline by Compass Housing / Hopelink, Cristwood Senior Living and Westminster Church.

Quick guide to “affordable housing in Shoreline”

Non-profit housing:
  • Cristwood Senior Living
  • Ronald Commons
  • Westminster Manor
Subsidized housing for families:
  • Ballinger Homes
  • Peppertree Apartments
Seniors / disabled housing
  • Briarwood Apartments
  • Echo Cove - 4 units only out of two large buildings
  • Lake House
  • Northridge I
  • Northridge II
  • Paramount House
  • Westminster Manor
Workforce housing:
  • Ballinger Commons
  • Colonial Gardens
  • Meadowbrook Apartments
  • Woodlawn North in Lake Forest Park



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Housing Options for Seniors - Tuesday

Monday, February 12, 2018



Richmond Beach Community Association presents the first lecture in its Health and Wellness Speaker Series on Tuesday, February 13, 2018, 7pm at the Richmond Beach Congregational Church, 1512 NW 195th St, Shoreline 98177.

Presentations focus on the well-being of seniors and those who care for them.

The community is invited - the presentations are free.



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Meeting Monday for proposed townhouses on 1st Ave NE

Friday, January 26, 2018

The meeting will be held in the building behind the
Senior Center, in the Hamlin Room of the
Shoreline Center.

Citizens are invited to hear a presentation for a proposed development at 18521 1st Ave NE. At this meeting specific details of the project will be shared and comments will be solicited from the neighborhood.

The meeting will be held on Monday, January 29, 2018 at 5:30pm in the Shoreline Conference Center, Hamlin room in the south end, classroom wing. 18560 1st Ave NE, across from the building site.

The proposed project is for seven townhomes to be constructed. The project will be completed in three phases. The first phase of the project includes the demolition of the existing single family residence on the property, to include asbestos inspection, capping and/or abandoning existing utilities and removal of the house.

The second phase of the project will be a building permit for the construction of seven dwelling units, the first being 840 square feet with a 25 square foot porch and the other six being 640 square feet.

All units will have ground floor parking spaces which will be accessed through a private driveway. They will also have access to a private walkway connecting to 1st Ave NE.

The last phase will be the submittal of a short plat to subdivide the property into seven individual lots for sale of the townhome on each lot. This phase of the project includes a Short Plat, Site Development Permit, and Right of Way Permit.


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Ryu proposes legislation to spur greater housing density near transit stations

Tuesday, January 16, 2018

State Rep. Cindy Ryu D-32
Photo courtesy LSS
Legislation proposed by State Rep. Cindy Ryu (D-Shoreline) is designed to help by spurring greater housing density near transit stations in Washington’s urban centers.

“People are flocking to our cities for economic opportunities,” said Ryu. “Unfortunately, there’s just not nearly enough available housing to support this growing demand. We can do better.”

Ryu said the state must provide innovative solutions to meet a 225,000-unit underproduction across the state – most of which is concentrated in the Puget Sound region, according to an analysis by ECONorthwest.

“If we are going to curb the housing crisis and reduce homelessness in our region we have to step up the production of housing options. This needs to include a market-rate component for the middle-income earner.” Ryu said, 
“My bill tries to address the problem by bringing the public and private sectors together and creating the right incentives.

Ryu’s proposal, House Bill 2711, creates a voluntary, opt-in program that enables jurisdictions to create “housing opportunity zones” within a one-half mile radius of high-quality transit, where context-appropriate density may be zoned and approved “by-right” on any parcel within the zone upon a project’s meeting state building code requirements.

By-right approval is ministerial approval that is granted to a project upon meeting clear and objective standards.

“Streamlining the approval for more density near transit centers will have the direct impact of making housing more available for people to live either close to where they work or close to transit for efficient commuting,” said Ryu. 
“They also include improved access to economic opportunity, reduced economic displacement, which is major social justice concern, as well as reduced tailpipe emissions, the state’s largest contributor to climate change.”

Other key provisions of the bill:
  • Allowable heights would be based on population size and proximity to the transit station;
  • The multifamily tax exemption program, which provides property tax abatement to developers who designate 20 percent of a project’s units to low- and moderate-income households, would apply to projects within a housing opportunity zone;
  • State Environmental Policy Act requirements would be addressed through planned action and area-wide environmental mitigation; and
  • Fees would be waived in exchange for planning and capacity funding, backfill funding for forgone impact and other fees, and incentive payments for affordable housing units put into service.
Ryu said, “Cities have come to rely on impact fees as a much-needed revenue source, but, when they’re not right-sized to the actual costs of development, impact fees can be a disincentive for the production of the housing. This bill seeks to provide cities with a new set of tools to meet their housing needs.”

HB 2711 will receive a public hearing in the House Community Development, Housing & Tribal Affairs Committee which she chairs, on Thursday, January 18 at 1:30pm in Hearing Room E of the John L. O’Brien Building.



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