ID: AXO-SHO-99 DATE: 2026-01-30 LOCATION: 16710 Aurora Ave N, Shoreline, WA (Mid-Block) ZONING_ZONE: MB (Mixed Business) / 70' Height Limit
> QUERY: "Feasibility of converting a roadside motel on Hwy 99 (Aurora) to multifamily rental; GIS area study and trend analysis."
1. REGULATORY SCAN (THE SHORELINE CODE)
Agent performed a deep-dive on Shoreline Municipal Code (SMC) 20.40 and the Aurora Square Community Renewal Plan.
Constraint Identified: "Change of Use" from R-1 (Transient Lodging) to R-2 (Permanent Multifamily) triggers full compliance with current energy codes (WSEC) and seismic upgrades. SMC 20.50.020 requires "Step-Backs" if the lot abuts R-6 zoning (Single Family) to the rear.
The Conflict: The existing motel parking ratio (1.0/unit) is likely sufficient, but the Noise Overlay (Aurora Traffic) mandates STC 45 windows for all residential units, a costly retrofit for 1960s structures.
The Agentic Fix: Leverage the 12-Year MFTE (Multifamily Tax Exemption). By designating 20% of units as "Affordable" (80% AMI), the project gains a 12-year property tax holiday on the improvements. This creates the cap-ex budget needed for the window/HVAC upgrades.
2. GIS & TREND INTELLIGENCE
> TRANSIT NODE: Site is 400ft from RapidRide E Line stop (access to SLU). > MARKET TREND: "Workforce Micro-Housing." Competing projects (e.g., The Oaks) have successfully converted motels to PSH (Permanent Supportive Housing). Private market trend is "Efficiency Studios" ($1,400/mo) targeting light rail commuters (148th St Station).