Kelly Jiang

I guess the other issue with ground floor retail (or live/work units) is that they have to be built to commercial code rather than residential code which also drives up cost. Generally though I think allowing live/work units on the ground floor is a good compromise too

That said, I did hear the “banks won’t underwrite commercial rental income from mixed use unless it’s a bankable tenant” from developers, so there must be some grain of truth in there. Banks can certainly make developers assume a higher % vacancy in their pro formas for underwriting

With commercial it’s probably somewhat more indirect (e.g. if you sign a long term lease with an anchor tenant then you don’t have to assume any vacancy rate or loss rate for commercial rental income).

Nothing is more bankable than a bank! But jokes aside, banks are probably way more likely to stay in business (and continue paying their commercial lease) than any kind of retail store.

Also I wonder how much retail square footage per person Bellevue Square contributes to the stats...

Yes, I was referring to typical real estate lending practices in this country. I’m curious of the breakdown in retail space in big box stores vs mixed-use urban cores. Purely vibes-wise, I would guess that the huge retail square footage in this country is at least partially due to big box stores.

Anyway, it’s interesting that this bill is passing and the legalizing corner stores one isn’t…really makes you think

I think also some of the differences are opinion here are due to differences in lived experience. People in Seattle have the lived experience of empty storefronts. People in Bothell (and Issaquah) have the lived experience of no ground floor retail leading to essentially mid-rise sprawl.

Ugh I meant OPTIMAL not optional

In an ideal world where the market was actually functioning and people could make money by building commercial spaces they could rent out to local small businesses, sure, the market can decide how much commercial space is needed. But that is not the world we're living in.

So the fundamental reason cities have to require ground floor retail (instead of the market figuring out what amount of ground floor retail is optional) is financing. Banks won't underwrite income from ground floor retail unless you have a "bankable anchor tenant" (e.g. Costco, Target, TJ's)

Definitely! Feel free to DM me when you’re back :)

Anyway the only reason I know this is because my partner works with an organization (Cascade backcountry alliance) that’s tried to advocate for transit to MRNP and received that response from park leadership behind closed doors. 🫠

They’re afraid of people trampling wildflowers (which is valid) but IMO the shuttles could be a great way to have a captive audience to educate about leave no trace principles!

It’s unfortunate that current leadership at MRNP is against transit. When the timed entry was first implemented, people in the room proposed transit shuttles … only for park leadership to say “the problem isn’t parking, it’s too many people.” They see limited parking as a way to limit visitors.

Love to see all the purple shirts in the room! (Also, union station is such a beautiful building 😍😍😍)

Go Issaquah 💜💜💜

Agreed, I didn't even know when it was until I asked the mayor today. They were mostly just trying to get people to sign up from the event on Tuesday, so far as I can tell. We have a city-owned vehicle that city staff will be driving, very low budget!

It's leaving Issaquah City Hall at 12:50pm. City employees are driving a shuttle, it's pretty low-key but should be fun! Unfortunately I won't be able to make it because I have some other work related commitments but I hope lots of other people are going to go!

@volts.wtf wondering if you'd be willing to share to your followers to get the word out about this super important bill. If we don't pass this now, it'll be another full year until we get another chance.

Please sign in PRO on SB 6355 (link below) to enable WA state to build more transmission lines to connect clean power to the grid! According to ProPublica, WA ranked dead last (50/50) for clean energy growth. That is embarrassing, and this bill lets us change that. cc @volts.wtf

We invite all other jurisdictions to propose solutions to reduce the cost of building their lines as well. Especially things like reducing permitting times, streamlining ROW acquisition, etc. Cities have a huge role to play to enable our transit system, rather than try to block or slow-walk it.

We’re proposing the minimum-operable segment from South Bellevue to Issaquah which would include the Eastgate station and the Issaquah station (and not the other provisional stations or parking garages).

That would be the dream! Or Issaquah-Tacoma on a single train 👀

I’ve never seen this many people at city hall for any reason. Over 100 people showed up to support light rail to Issaquah, including electeds from Sammamish, Maple Valley, and Snoqualmie. I’m proud to be on a team that’s working hard to find creative solutions to build light rail faster and cheaper!

The house is totally packed tonight at Issaquah City Hall for a community meeting to galvanize support for keeping the city's connection to the light rail network on track ahead of potential Sound Transit budget cuts.

This is the kind of stuff that makes me proud to be a paying subscriber to @theurbanist.org. You're probably one of the only (if not THE only) reporter covering local city councils, and for that I am very grateful!

Op-Ed: Issaquah’s Plan to Build Its Rail Line Faster and Cheaper » The Urbanist # Civic leaders from Issaquah say they're ready to deliver a light rail line that costs less, a station area that generates ridership through housing rather than garages, and a city that is ready to s...

My op-ed with @kevinnichols.org and Mayor Mullet is up on @theurbanist.org! Tl;dr, we should:
1. Decrease costs by eliminating new parking garages
2. Increase ridership by enabling more housing near light rail
3. Prioritize lower-cost alignment & construction feasibility

Op-Ed: Issaquah’s Plan to Build Its Rail Line Faster and Cheaper » The Urbanist # Civic leaders from Issaquah say they're ready to deliver a light rail line that costs less, a station area that generates ridership through housing rather than garages, and a city that is ready to s...

NEW OP-ED // Issaquah’s Plan to Build Its Rail Line Faster and Cheaper

Op-Ed by Mayor Mark Mullet and CMs Kelly Jiang and Kevin Nichols, via @theurbanist.org // 🔗 www.theurbanist.org/2026/02/23/o...

As an Issaquah city councilmember, I would also like to emphasize my support for lower-cost alignment and station design, no matter what shape that may take. I would be especially supportive of any light rail station design that allows for integration with our historic trolley line into Olde Town!

Interesting bill this session to reduce regulatory hurdles for modular housing. Tl;dr: we should allow certified inspectors in other states to certify modular homes built in factories in that state, instead of requiring them to pay a special WA inspector to travel there to inspect. Seems reasonable!