The new regulations, which will stay in place for at least six months, require either façade preservation for older buildings or new façades that match them. Though the goal is to maintain Main Street’s pedestrian friendly atmosphere, little remains in place to prevent small business displacement fr
The $5.6 billion to $6.3 billion light rail line between South Kirkland and Issaquah is currently set to open by 2044 but could see further delays. Newly elected Mayor Mark Mullet wants the project to serve as an example of how to get creative in response to funding shortfalls.
Pre-applications for new housing units in Bothell last year topped 1,000 for the first time in recent history, a big indicator of interest following major changes to Bothell’s zoning code in 2024. Such activity makes Bothell well-positioned to buck a regional downturn in housing starts.
Eagerly awaited by transit riders, the full 2 Line light rail connection will finally bridge Seattle and the Eastside and bring expanded train service all the way from Redmond to Lynnwood. The expansion will bring stations at Judkins Park and Mercer Island online.
The Eastside’s largest city could ultimately go much further than the new statewide baseline in providing flexibility for builders when it comes to costly off-street parking stalls. Recent elections in Bellevue have likely changed the conversation that’s ahead.
Adding a light rail stop next to Bellevue’s decommissioned airport could unlock more than 100 acres for dense urban development, boosting the potential of the planned line to Issaquah. Like Bel-Red or the Spring District, Eastgate could be the next Bellevue neighborhood to transform with transit-ori
Up to 800 homes could advance on two underdeveloped retail sites in Kirkland’s Juanita neighborhood thanks to a zoning update that raises height limits to 75 feet. The road to get to this point involved nearly two years of process, and nearly became derailed ahead of a final council vote.
Bellevue Mayor Lynne Robinson’s request would bring an emergency action to require facade preservation along Main Street as a condition of future development, while the city considers permanent regulations. While there was majority support for retaining the character of the area, some councilmembers
Following an intense debate over the future of Sammamish’s fledgling Town Center area in this month’s elections, three growth skeptics are set to join the city council. Now the question is just how dramatically things get scaled back in 2026.
Despite significant spending to steer the Kirkland City Council toward a more slow growth direction, voters elected progressives in three out of four races. In the end, the election seemed to show most Kirkland residents are happy with the city’s current direction.
Already under scrutiny for potential violations of state housing law, the city of Clyde Hill’s new restrictions make its middle housing code one of the most restrictive in the state.
Lowering speed limits on residential streets to 20 mph has already been implemented in cities like Seattle, Portland, and Tacoma, and has been associated with a significant drop in high-end speeding. The Bothell City Council endorsed making the change citywide, pushing back on the idea of implementi
On the whole, there were bright spots for urbanist candidates all around the region, with major gains seen in Burien, Redmond, and Tacoma. There was also some backsliding in places like Sammamish and Bainbridge Island.
In four different races, Kirkland voters face a choice between pro-growth candidates interested in fostering additional types of housing throughout the city, and candidates looking for the city to be way less aggressive in fighting the region’s affordable housing crisis.
The 10 candidates running for seats in the Bellevue City Council discussed how they would tackle the city’s housing and affordability issues in an October 13th forum hosted by the Eastside Housing Equity Coalition. Here’s where the candidates stand.
The Washington Department of Commerce’s appeal is the first to come directly from state government to enforce 2021’s House Bill 1220, which requires cities to target future housing growth by income level. If successful, it will likely prompt a major change in how the city of nearly 9,000 plans for f
At an October 8th forum, urbanist-backed Kirkland City Council candidates discussed housing solutions, but none of their opponents showed, clearly ceding housing leadership in the four races. Here’s a recap of the solutions candidates laid out.
The 100-unit housing project had been conceived in Kenmore, but was moved to Redmond after community opposition doomed its prospects. Affordable housing leaders see the way Redmond completed the hand-off as a model to be replicated elsewhere.
The changes will impact riders throughout King, Snohomish, and Pierce Counties as Sound Transit eliminates routes where travel times are competitive with new light rail options. The agency is also planning to launch a new overnight bus network to improve regional access.
At the forum that The Urbanist is co-hosting on October 11, Bellevue City Council candidates will answer questions about transportation issues and how Bellevue can be a more equitable city.
Mayor Mary Lou Pauly’s recommendation would halt on-demand transit service throughout most of the city, including in neighborhoods with very few other transit options. Issaquah Councilmembers are pushing to continue the program until it can be more robustly evaluated.
Nearly $200,000 in outside spending from a political action committee started by one Woodinville tech worker has upended local politics in the quiet suburb. The goal? Taking down a pro-growth council majority.
The City of Redmond cut the ribbon on the Redmond Central Connector trail on Friday. The trail’s final 1.6-mile segment opened earlier this summer, finally connecting Downtown Redmond directly with the 42-mile Eastrail corridor that will ultimately stretch from Renton to Snohomish County.
With the long-awaited inaugural “live wire” test successful, Sound Transit will continue tests on the Lake Washington bridge for another 10 to 12 weeks, followed by several months of running empty trains. Monday’s test was a crucial milestone to stay on track for a full 2 Line grand opening next spr
Kirkland Councilmember Penny Sweet makes the case for why Shilpa Prem should be her successor on Council. The Urbanist Elections Committee agreed and endorsed Prem, too.
Cities around the region are starting to grapple with greater accountability for creating more affordable housing, in the wake of a far-reaching decision impacting Mercer Island. Bainbridge Island and Clyde Hill provide an early look at those conversations.
Planned 4 Line light rail would stop well short of urban cores in Kirkland and Issaquah and not open until the 2040s. This makes bus rapid transit a better fit that can be deployed more quickly and economically, Oliver Chen argues.
More than 300,000 riders used the 2 Line in July, a 47% increase over June. Averaging more than 10,000 daily riders, the 10-station line rivals the busiest King County Metro routes in terms of usage.
With monthly ridership now exceeding 200,000 on the 2 Line, Downtown Redmond Link has clearly kicked things into a higher gear. Having a light rail station so well integrated into a growing urban neighborhood is likely part of the recipe for success.
Three new all-day bus routes and one peak-only route will launch on the Eastside at the end of the month. These King County Metro changes are the latest step toward a frequent bus network on the Eastside that will be more fully implemented when Sound Transit’s 2 Line crosses Lake Washington in 2026.
After the state’s Growth Management Hearings Board struck down its plan, Mercer Island now has a year to update its Comprehensive Plan to meet affordable housing requirements. The initial version prioritized making as few zoning changes as possible, leading to a legal challenge from Futurewise.
In pushing back on a requirement to adopt a Complete Streets ordinance to compete for infrastructure grant dollars, Medina’s leaders clearly saw a threat of changes being forced on the city. The wealthy enclave doesn’t appear to want to change.
The pair of appeals focused on alleged impact from providing too few off-street parking stalls, but the Hearing Examiner upheld City’s decision to permit the project. Plymouth Housing’s long-planned project can now advance toward construction.
At The Urbanist’s “Urbanism on the Eastside” panel earlier this month, panelists discussed a sea change happening in the suburbs that are beginning to urbanize and break free of car dependence. Check out this recap of the discussion.
Sammamish will study increasing the upper limit on housing in its Town Center to 4,000 units, after nearly two decades of anemic growth under a previous growth framework. The 6-1 vote came after a significant amount of community opposition and misinformation.
Bothell becomes the first city in either King or Snohomish County to fully eliminate off-street parking mandates in order to reduce costs for homebuilding. The move clearly solidifies the city as a leader on housing and land use reform.
The adoption of a locally preferred alternative allows Metro to fully advance design work while seeking federal funding. Outstanding questions remain, including how bus priority will be added along a contentious segment in Houghton.
Former Seattle permitting director Nathan Torgelson will lead the new city department, intended to advance an ambitious plan for a new bike and pedestrian bridge over I-405. One of the largest capital projects in city history, it’s also intended to be a major placemaking project.
A narrow four-member majority caved to housing opponents as the Bellevue City Council finalized zoning changes impacting the city’s lower density residential areas. Scaling back an ambitious proposal that increased flexibility for builders, Bellevue is only set to exceed the state minimum in a few a
Safe Eastside, a group with a long track record of attacking facilities for people exiting homelessness, is turning its attention to major pieces of state housing reform approved in 2025. They have until July 26 to collect more than 150,000 signatures to get a repeal referendum on the ballot in Wash
RSVP to The Urbanism on the Eastside Panel and join representatives from across the Eastside as they answer questions about housing, land use, and transportation.
The preferred concept for an I-90 bridge in Central Issaquah would cost at least $110 million, and is seen as an essential component of creating a more connected neighborhood around a future light rail station. Councilmembers are wary about jumping in with both feet.
The impending start of construction of the 12.5-acre bus base in Canyon Park marks a significant milestone for the Sound Transit Stride bus rapid transit network, expected to open in phases between 2028 and 2029.
The unpowered tow across the I-90 floating bridge Wednesday marks a big milestone for the beleaguered East Link project. A grand opening of the 2 Line in early 2026 is highly dependent on how the next few months of testing go.
Presented with a recommendation to allow additional density beyond a state mandate, a bloc of Bellevue’s council pushed for more process and study. This November’s election, when five of seven councilmembers must defend their seats, looms large in the background.
Inside the complicated calculations that determine if affordable housing gets built on King County’s Eastside and how A Regional Coalition for Housing (ARCH) finds itself in the middle of it all.
Eastside leaders speechified and cut the ribbon on the Downtown Redmond Link light rail extension on Saturday. Thousands thronged the 2 Line to get their first look at the two new stations that opened, bringing the full line to ten stations.
Light rail finally arrives in Downtown Redmond Saturday, the culmination of years of work by Eastside leaders to bring high-capacity transit to this growth hub.
The 2017 Marymoor Village growth center has led to a number of larger multifamily developments in the area around Marymoor Park in Southeast Redmond. This weekend, light rail finally arrives.
New apartment buildings like Eastline and Polaris have brought hundreds of units close to Redmond’s forthcoming downtown light rail station. On the horizon are even bigger projects.
Redmond’s 1993 Downtown Plan led to an urban transformation that saw the construction of over 5,000 new units between 2000 and 2020. This Saturday, light rail arrives to support that urban growth.
The final recommendation from the commission took sixplexes off the table near neighborhood commercial centers and near frequent bus lines. The final decision rests with the Bellevue City Council.
Andrew Villeneuve offers recommendations for Redmond eats, activities, and happenings and invites urbanists to Northwest Progressive Institute’s Downtown Redmond Link opening day celebration on May 10.
The changes being considered by the Bellevue Planning Commission right now would go further than the minimum state mandate, allowing up to six units in many more areas and with considerable flexibility.
After considering a full halt on multifamily development, tourist-focused Woodinville is set to add a 10% affordable housing requirement months ahead of a full analysis of potential affordability programs. Whether it’s an earnest attempt at boosting affordability or a proxy for a building moratorium
A newly adopted vision statement and guiding principles set the stage for future negotiations between Issaquah and Sound Transit over what the city’s light rail station will look like and whether it will be surrounded by a parking crater or a vibrant, walkable neighborhood.
The final 4-3 vote represented a victory for the council’s progressives, as a debate over addressing past discrimination and improving equity turned into a partisan issue. The reversal was a setback for Newcastle’s conservative mayor, Robert Clark.
The Urbanist is hosting four social events in April. We’re also kicking off our urbanism-themed walking tours starting in Kirkland. Plus, on May 10 we’ll be hosting a booth at the opening celebration at Downtown Redmond Station.
The local endorsement of a preferred alternative means King County Metro can work toward full design. The agency hopes to secure federal funding at a time of great uncertainty around federal support for public transit projects.
The vision that Bellevue has for parking-dominated Wilburton is thousands of new homes close to transit and trail connections. The question now is getting the details right so that development can be fostered, rather than stifled.
Nearly a dozen tool libraries are operating in the Puget Sound region and Kirkland is aiming to join the club. Here’s what tool libraries add to communities.
Newcastle Mayor Robert Clark pushed to remove references to promoting racial and social equity as “vague,” “subjective,” and “irrelevant,” and called climate change “subjective.” Many of his recommendations were adopted by the Newcastle Planning Commission.
Framed as a way to increase the efficiency of new transit lanes being eyed for the RapidRide K Line, the move could give transit agencies across the state less control over one of the biggest tools they have to increase speed and reliability.
On Tuesday, King County Executive Dow Constantine unveiled his $1.5 billion proposal to renew the King County Parks Levy, which expires at year’s end. The levy funds parks and regional trail expansions, educational programming at partner organizations, and operations and maintenance.
Join The Urbanist for our February social events in Seattle, Redmond, and Shoreline. Next up is our Big Time Brewery meetup on February 20.
Futurewise is challenging the validity of Mercer Island’s Comprehensive Plan, alleging it’s out of alignment with a number of state housing policies, including a requirement to maximize the area around its forthcoming light rail station.
Kirkland Connections is a new 24/7 mental health crisis center that could prove a model for the five crisis centers a county levy approved and funded in 2023. Such services are rare in the region.
Community members gather every Wednesday morning from 7am to 9:30am in Kirkland for Eastside Coffee Outside. Here’s how they came together.
The 3.4-mile light rail extension will add a station at Marymoor Village, near King County’s largest park, and in the heart of Downtown Redmond. The May 10 opening sets the stage for the full extension of the 2 Line across Lake Washington later this year.
East Link light rail expansions set the stage for boosting housing and transforming streets to overcome car dependence. The next year will be a pivotal, signaling whether Eastside cities are executing an urban transformation or falling back into old exclusionary patterns, ceding regional leadership
Kirkland’s 20-year growth plan represents a step back from more ambitious proposals considered earlier this year, but it lays down a marker for where the city is headed next.
In making her case to become the next King County Executive, Claudia Balducci is pointing to her extensive track record of delivering on housing and transportation –– and getting the details right.
The recently passed Redmond 2050 plan increases housing capacity and aims to produce nearly 30,000 new homes by 2050, mostly downtown and in Overlake Village. However, homebuilders warn that the City is adding new obstacles that could impede housing development.
In shift away from office and toward housing growth, Downtown Bellevue’s development pipeline has seen nearly 4,000 additional homes proposed and more than two million square feet of office space abandoned in just the last couple of years. Once built, the pipeline of 14,000 homes would more than dou
Plans for a new connection between Wilburton and Downtown Bellevue are coming into view, as the City starts to look at how it can keep the project moving forward.
The Bike Bellevue plan was set to repurpose a lane on a minor downtown street to create a safe space for people on bikes. Then Kemper Development got involved.
We’re headed to Redmond for our October meetup while we hunt for a new Seattle venue for our monthly socials. Please join The Urbanist and Eastside Urbanism for a joint October meetup at the Jack Sprat / Pizza Poggio cafe inside Esterra Park in Redmond. The meetup will be held
In response to state law, Mercer Island is poised to upzone some of the blocks closest to transit. But new affordability mandates may negate the move.
Bellevue is positioned to lead on traffic safety so long as it makes investments in safer roads. This fall’s budget is a great time to start.
The idea of allowing denser housing near transit is drawing substantial opposition in Kirkland, including lawn signs. However, the proposed Comprehensive Plan language is barely a proposal yet.
Bellevue recently enacted a bevvy of protections intended to stem the tide of tree canopy loss in suburban residential neighborhoods. It’s an important step toward achieving the goal of exceeding 40% tree cover and equitably distributing it across the city.
It had looked like the idea of reallocating street space to bike lanes was off the table in Bellevue, but a city council discussion last week restarted the debate.
Sound Transit’s 2 Line stations in Redmond are not just commuting stops. There’s a lot for an adventurous urbanist to discover around the stations.
A 2.2 acre strip mall property purchased by Kirkland in 2022 is seen as a big opportunity for the city to create community space and expand housing while serving as a catalysis in a neighborhood oozing potential.
Safety-focused changes to busy Bel-Red Road, an unavoidable corridor for many Bellevue residents, were taken off the table by a 3-2 vote of the Bellevue Transportation Commission last week.
With Bellevue backsliding on many of its prior commitments to improve safety and multimodal connectivity, a coalition of advocates are trying to get things back on track. The group is seeking bigger investments in the city’s next biennial budget.
The feds are awarding $25 million to nearly close the funding gap for a segment of Eastrail over I-90 and $5 million to advance design on the last segment of the trail in Woodinville.
The Eastside’s next RapidRide isn’t set to open until 2030. Pivotal decisions around how much the line will benefit riders are being made now.
Ahead of the full opening of East Link light rail, King County Metro and Sound Transit have queued up a bus restructure for the Eastside, but they have planned insufficient cross-lake service to replace the deleted Route 271. Frequencies crater in the evening, which will leave riders in the lurch.
Last week, King County celebrated the start of construction on a $37 million project to upgrade Bellevue’s Wilburton Trestle and create one of the most pivotal and scenic spans of the Eastrail. The Eastside walking and biking trail will ultimately stretch 42 miles between Renton and Woodinville.
BelRed combines a nascent South Lake Union, SoDo, and the International District. Spring District Station has a South Lake Union feel with tech offices emerging from a large light industrial presence. Both have some hidden gems.
East Main, South Bellevue, and Wilburton Station are the clear laggards along the 2 Line where development activity has been sparse. A pending zoning update offers a lot of hope for Wilburton, a little for East Main, and none for South Bellevue.
Track restoration work on the remainder of the 2 Line across I-90 is 80% complete, but any additional delays are almost certain to push a grand opening into 2026.
Issaquah is set to provide incentives to build up to 800 homes under a new program intended to densify transit-rich Central Issaquah, near a future light rail station.
After a 90-minute opening ceremony, the 2 Line clocked 35,000 boardings on Saturday. Leaders predicted the line will dramatically transform the Eastside.
If you’re detraining at Downtown Bellevue Station and looking for entertainment and sustenance beyond malls and without burning a crater in your wallet at a high-end restaurant, this is the guide for you. Of course there’s a gem or two in the malls, but we’re going to
A huge Microsoft Campus “Refresh” redevelopment is underway next door to Redmond Technology Station. It will add three million square feet of office space, but not much housing and no highrises.
The Eastside will have light rail service for the first time, as East Link launches Saturday. The Urbanist has everything you need to know about this momentous occasion.
More than 8,000 homes have either been completed in the past decade or are in development near Overlake Station, on the southern edge of Microsoft’s megacampus.
Near Bel-Red Station, more than 3,500 new homes have been built or permitted since 2017. However, development has been patchy due to uneven zoning.