Phase II - Citywide

Ground-Floor Commercial Regulations expanded to the NB, CB, MB, TC-1, TC-2, TC-3, and MUR-70 zoning districts.

On December 4, 2023, the Shoreline City Council adopted Development Code amendments that require nonresidential space on the ground floor of multifamily buildings in all commercial zones (NB, CB, MB, TC-1, TC-2 and TC-3) as well as the MUR-70 zone. See signed Ordinance No. 1000.

Purpose

Shoreline has seen a volume of multi-family developments being reviewed, permitted, and constructed in the Mixed Use Residential, Town Center, and other commercial zoning districts over the past few years, however, despite the volume of residential units, Shoreline has not seen a correlating volume of commercial space in these areas that could provide retail services to the residents of those developments and would also contribute to the creation of a vibrant, walkable community. Currently commercial development is not as lucrative as residential, due to the competition for developable land. Without development regulations mandating commercial space, the City is losing a valuable opportunity to provide the services to residents of a growing city.

Interim Regulations

This item was discussed at the March 11, 2023 City Council Strategic Planning Workshop (see partial agenda and minutes).On June 5, 2023, City Council adopted Ordinance No. 986 which largely mirror the current requirements already in effect for North City and Ridgecrest. These regulations were effective as of June 13, 2023 and last for six (6) months. Materials presented to City Council are detailed below.

• May 22, 2023 City Council Meeting – Discussion and Public Hearing
  • Staff Report
  • Meeting Minutes
  • Video

• June 5, 2023 City Council – Ordinance Adoption
  • Staff Report
  • Meeting Minutes
  • Video
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Permanent Citywide Regulations

At the direction of City Council, staff developed permanent Citywide regulations. Information on this process is detailed below.

Community Survey

An online community survey was made available to the public on September 18, 2023, and was open through October 5, 2023. A total of 655 responses were received, including both residents and business owners. Sixty-five of the respondents were business owners. View the survey results.

Planning Commission Review

The Planning Commission studied, discussed and reviewed the permanent regulations before forwarding its recommendation to City Council. Materials presented to the Commission are listed below.

• September 21, 2023 Meeting - Study Session
  • Staff Report
  • Video
•  October 19, 2023 Meeting - Study Session
  • Staff Report
  • Video 
•  November 2, 2023 Meeting – Public Hearing
  • Staff Report
  • Video 

City Council Review

The City Council studied, discussed, reviewed and adopted the permanent regulations in Ordinance No. 1000.
Materials presented to the Commission are listed below.

• November 20, 2023 Meeting - Discussion Item 
  • Staff Report
  • Video 
•  December 4, 2023 Meeting - Action Item 
  • Staff Report
  • Video 

On October 19, 2020 the Shoreline City Council adopted Development Code amendments that require commercial space on the ground floor of multifamily buildings in certain areas of Ridgecrest and North City. The requirement only applies to properties zoned Community Business (CB) at the intersection of NE 165th Street and 5th Avenue NE, and along 15th Avenue NE from NE 172nd Street to NE 180th Street (see the map in Ordinance No. 901 for further detail). The regulations specify that most of the linear distance of new buildings as you walk along a street must contain commercial uses, with a depth into the building from the street of no less than 20 feet, and with a minimum ceiling height of 18 feet. Incentives, including additional height and hardscape, are available if the commercial space is constructed to accommodate a restaurant, which was the most desired use based on a community survey. Certain commercial uses are prohibited from operating in the required ground floor space, such as marijuana retail stores and payday lending operations.

Signed Ordinance No. 901

Purpose

Currently, the City of Shoreline allows the construction of new apartments or condominium buildings in commercial and mixed-use zones without including any commercial uses such as shops or cafes. We do require that the ground-floor be built to commercial building standards so that it is possible to convert the space to a commercial use at a later time.

The purpose of this update to the City's Development Code is to determine how to increase the number of businesses in targeted commercial and mixed-use areas, specifically the North City and Ridgecrest Neighborhoods. New standards could either require ground-floor commercial uses or create incentives to make building these commercial spaces more feasible for developers.

History

The Shoreline City Council discussed this topic at their annual Strategic Planning Meeting in February. At that meeting, the Council was presented example codes, regulations, and practices from jurisdictions around the region. This led to the Council approving the 2020 Comprehensive Plan Docket on March 16, 2020 without a proposed amendment that would have required ground-floor commercial uses in all mixed-use and commercial zones. Instead, the Council directed staff to develop regulations around creating viable commercial spaces in new mixed-use and multifamily buildings. The Council outlined a two-phase approach where Phase 1 includes evaluating requirements for commercial uses in the North City and Ridgecrest neighborhoods. Phase 2 amendments will include other commercial and mixed-use zones in Town Center, Shoreline Place, and the 145th and 185th Light Rail Station Subareas.

• The Strategic Planning Memo can be found here
• The March 16 staff report can be found here
• The video to the March 16 meeting can be found here

Background Documents

The City has prepared plans and zoning regulations in the past for the North City Business District. The City has also prepared Subarea Plans for the 154th and 185th Street Light Rail Station Subareas.

Background materials can be found at the following links:

• North City Subarea Plan
• 145th Street Light Rail Station Subarea Plan
• 185th Street Light Rail Station Subarea Plan

How can I get involved and provide input on this project?

• The City Council adopted Ordinance No.901 at its October 19, 2020 meeting and the ordinance is effective October 27, 2020.

• An online survey was conducted April 17 to May 17, 2020. See the results summary and full survey results.
  
  
• A study session was held by the Planning Commission on June 18, 2020.
  • See the presentation
  • See the meeting packet
  • See the video recording

• A study session was held by the Planning Commission on August 6, 2020.

• A Public Hearing was held by the Planning Commission on September 3, 2020.

• See the presentation
• See the meeting packet
• See the video recording

• City Council discussed this item at the September 21, 2020 meeting.

• See the presentation
• See the staff report and attachments
• See the video recording