What MUR-70 Zoning Means in Shoreline

Curious what “MUR-70” means when you see it on a Shoreline map? If you own near the 145th or 185th light-rail stations, or you are evaluating an investment, the jargon can feel overwhelming. This guide explains MUR-70 in plain English, where it applies, and how it can influence property value and development feasibility. You will also learn how to confirm rules for a specific parcel and what to include in an early pro forma. Let’s dive in.

MUR-70 in plain English

MUR stands for Mixed-Use Residential. In Shoreline, the number that follows MUR is the nominal maximum building height in feet. So MUR-70 is a station-area zoning category intended for mid-rise, transit-oriented development up to about 70 feet.

In practice, MUR-70 focuses on multi-family housing as the primary use. Many ground-floor, neighborhood-serving commercial uses are also allowed. The goal is to cluster homes and services near transit to support walkability and everyday convenience.

Common allowed uses include:

• Multi-family residential, such as apartments or condominiums.
• Ground-floor retail and services, like cafes, shops, or small offices.
• Live/work and some civic or institutional uses, depending on the code.

Key development standards you will encounter:

• Maximum height: 70 feet. Rooftop equipment and certain architectural features can have separate allowances. Always read the height exceptions in the code.
• Street-facing design: Station-area zones often expect active ground floors, pedestrian-friendly entries, and limited front setbacks on primary streets.
• Parking: Many station-area zones allow reduced minimums or alternative strategies. Confirm the applicable parking chapter and any station-area policies.
• Design review: Mid-rise and mixed-use projects typically trigger design review in station areas. Expect urban design standards for massing, façades, transparency, and pedestrian access.
• Affordability or amenity requirements: Some cities link added height with affordable housing requirements or incentives. Confirm what applies in Shoreline before you model a deal.

Why this zone exists:

• Support transit by placing homes and services near rail stations.
• Encourage walkable, mixed-use places with active street life.
• Concentrate higher density where infrastructure can support it.

Where MUR-70 shows up in Shoreline

Shoreline adopted station-area planning around the Sound Transit stations at NE 145th Street and NE 185th Street. The subarea plans and zoning maps define where MUR categories apply. While transit-oriented planning often considers a half-mile walk shed, actual zoning boundaries are parcel-specific.

185th Street station area

The 185th Street Station Subarea Plan identifies higher-density mixed-use zoning near the station. Portions of this subarea include MUR-70, with other MUR designations nearby. Not every parcel is MUR-70, so you should confirm each site on the official map.

145th Street station area

The 145th Street Station Subarea Plan also designates areas for transit-oriented housing and mixed-use. Some parcels closest to the station may be MUR-70, with a gradient to other designations farther out. Parcel-level confirmation is essential.

How to confirm a parcel’s rules

You can verify zoning and development standards for any property by following a quick process:

1. Check the City of Shoreline zoning map or GIS parcel viewer to confirm the current zoning designation for the address or parcel number.
2. Read the MUR-70 section of the Shoreline Municipal Code and the applicable station-area subarea plan (145th or 185th). Focus on allowed uses, height measurement, design standards, parking, and any special station-area provisions.
3. Review recent permits and approved projects nearby to understand common timelines, parking approaches, and design precedents.
4. Contact Shoreline Planning for a pre-application meeting. City staff can flag likely requirements, constraints, and needed studies.
5. Translate the code standards into a site-specific yield model. Adjust for setbacks, step-backs, open space, and parking structures to estimate realistic floorplates.

What MUR-70 can mean for value

MUR-70 can change the math for owners and investors, but the outcome depends on the site, the market, and the code details that apply.

Potential upsides

• More development potential. Higher height and mixed-use permissions increase theoretical buildable area, which can raise residual land value if market rents or sales support the density.
• Transit proximity premium. Homes and shops near high-quality transit often command stronger demand, which can improve rent and pricing assumptions.
• Flexibility in revenue. Mixed-use permissions allow multiple income streams, such as residential units above and ground-floor retail or small offices.

Common constraints

• Entitlement risk and time. Design review, environmental review, and potential appeals can extend schedules and add holding costs.
• Infrastructure and site costs. Stormwater upgrades, frontage improvements, utilities, and right-of-way work can be significant in station areas.
• Parking and traffic mitigation. Even with lower minimums, structured parking or shared-parking strategies may be necessary and costly.
• Affordable housing obligations. If affordability commitments or fees apply, they affect net rentable area or increase costs.
• Market and financing. Permitted height is not a guarantee of feasibility. Mid-rise construction costs, absorption, and lender criteria must pencil with realistic rents.

Underwriting checklist for small projects

Use this quick list when you start modeling an MUR-70 opportunity:

• Confirm permitted residential unit yield and any commercial square footage limits, or compute via FAR if applicable.
• Convert allowed height into practical floors by applying step-backs, setbacks, open space, and floor-to-floor assumptions.
• Include design review and SEPA contingencies, off-site improvements, and any affordability or linkage costs.
• Price structured parking or shared solutions using local benchmarks. Parking can swing feasibility.
• Underwrite with nearby station-area comps for rent, sale prices, and absorption. Use current construction cost estimates for mid-rise or podium projects.

Typical building forms to test

• 5 to 7 stories up to roughly 70 feet, often podium wood or a wood/steel hybrid.
• Parking in a podium or basement, with lower parking ratios near the station if allowed.
• Active street frontage with pedestrian amenities and, in some cases, publicly accessible open space.

Permits, design review, and process

Shoreline’s entitlement steps vary by project, but many MUR-70 developments follow a similar path:

• Pre-application meeting with city planning staff.
• Design review for mid-rise and mixed-use projects when thresholds are met.
• SEPA review or threshold determination, with possible mitigation.
• Civil and building permits for site work, utilities, and the building itself.
• Conditional use permits or variances if needed.
• Public outreach or neighborhood meetings as required or encouraged.

Key standards to check early:

• Pedestrian and frontage design requirements for active uses, entries, and transparency.
• Landscape, tree protection, and stormwater rules that may shape site layout.
• Parking minimums, potential reductions near transit, and bicycle parking.
• Affordable housing incentives or requirements, plus any local programs such as a multifamily tax exemption if offered.
• Utility capacity and connection requirements for water, sewer, and storm systems.

Where to get help:

• City of Shoreline Planning and the permit center for zoning confirmation and submittal checklists.
• A local land-use attorney or planning consultant for complex projects or appeals.
• Local brokers and developers for comparable rents, sales, and cost benchmarks.

Quick red flags to investigate

• The parcel is not actually zoned MUR-70 even though it is near a station.
• Slope, critical areas, or environmental constraints on site.
• Major off-site infrastructure obligations tied to frontage or utilities.
• Nearby uses or noise sources that could make residential design more complex without mitigation.

Next steps if you own or are evaluating a site

• Verify the zoning for the exact parcel on the city map.
• Read the MUR-70 standards in the Municipal Code and the correct station-area subarea plan.
• Review recent permits and approvals on nearby projects to gauge timelines and conditions.
• Schedule a pre-application meeting with city planning to surface major issues early.
• Build a conservative pro forma that converts height into realistic yield and fully loads soft costs, parking, and infrastructure.

If you want a sounding board on value, packaging a sale, or modeling a transit-oriented acquisition, you can tap local guidance that pairs neighborhood knowledge with commercial-grade marketing and deal support.

Ready to get clear on your options near the 145th or 185th stations? Reach out to Chris Haynes for local advice, parcel assemblage strategy, and buyer or seller representation tailored to Shoreline.

FAQs

What is MUR-70 zoning in Shoreline?

• MUR-70 is a Mixed-Use Residential zone that targets mid-rise development near the city’s light-rail stations, with a nominal maximum height of about 70 feet and a focus on multi-family housing with active ground floors.

Does MUR-70 let me build eight stories near the 185th station?

• Not necessarily. The code regulates height in feet, and the number of stories depends on floor-to-floor heights, ground-floor commercial space, and any rooftop mechanical allowances or step-backs.

How do I check if my property near the 145th station is MUR-70?

• Look up the parcel on the City of Shoreline zoning map or GIS, then review the 145th Street Station Subarea Plan and the Municipal Code for MUR-70 standards, or confirm with city planning staff.

Will MUR-70 automatically increase my home’s value?

• It can increase redevelopment potential, but actual value depends on market rents, construction and parking costs, entitlement timelines, and any affordability or infrastructure requirements.

Do MUR-70 projects require on-site parking?

• Station areas often allow reduced parking minimums or shared solutions, but many projects still include structured parking. Check the applicable parking chapter and station-area policies.

Are affordable housing requirements tied to MUR-70 in Shoreline?

• Some cities link added density to affordability requirements or incentives. You should confirm Shoreline’s current policies and any station-area provisions before underwriting a project.