Future site of proposed Country Inn for bicyclists
The proposed Country Inn (3600 NE 45th Street), catering to bicyclists, was discussed last week in the Early Design Guidance (EDG) meeting, which is the first phase of the City's Department of Planning and Development (DPD) Design Review.
City Design Board Members, representatives from Seattle Parks and Recreation, some Laurelhurst residents who are avid bikers and supportive of the project and as well as other nearby residents raised many concerns, along with the the Laurelhurst Community Club at the meeting. LCC said that it appeared that two of the four Design Board Members (including the Chair) were bikers.
The concept has been proposed by Seattle and Bellevue developer Ron Sher, Sher, an avid cyclist, who owns Third Place Books in Lake Forest Park and Bryant, and also owns and was involved in revitalizing the Lake Forest Park Shopping Center and Bellevue's Crossroads Mall in the late 1980's, and is also Director of Cascade Bicycle Club.
His goal "is to create a bicycle oriented community hub to stimulate cycling tourism, provide an amenity for all users of the Burke Gilman Trail, encourage greater use of bicycles as a mode of urban transport, provide a prototype example of cycle-oriented development and create a sustainable neighborhood commercial project."
Three structures would be demolished along the Burke-Gilman Trail: a 2-story wood frame building (Bill the Butcher) and two 1-story wood frame buildings (Violet Sweet Shop, Bakker Dry Cleaning, and Chelsea Estate Services) and "departures" (refers to allowing the developer to not follow the land use code) would be needed as detailed below.
LCC told us that at the meeting, the Board tentatively agreed to allow the four departures that the developer was seeking. In addition, those supporting the project, the bikers, said they would like to have a bar right beside the trail.
The architect proposed three options, of which the third (c) is preferred according to what he submitted:
Concerns: the narrow building width that doesn't accommodate hotel use, apartment use not a primary development objective, conformance to sideyard setback leads to "boxy" massing, parking under building not a preferred street
b) Two levels of commercial space (restaurant/pub/coffee shop), street level covered parking (8 stalls), two floors hotel guest rooms (+/- 26 rooms), bike Share Station provided, departures required, deck at west end would provide open space at intersection of 36th and the Trail, upper level restaurant space provides activity at Burke Gilman level and roof forms relate to neighboring residential structures and reduce the building scale along the Burke Gilman trail.
Concerns: parking under building not a preferred street level use, parking under building consumes available
FAR (floor area ration), deck size limited by FAR loss to parking, requires departure from upper level setback requirements
c) Preferred option: two levels of restaurant/coffee shop/pub space, street level retail space, two floors of hotel guest rooms (+/- 26 rooms), large deck open to Burke Gilman Trail, departures required, meets primary development objectives, street level retail instead of parking helps pedestrian experience on 45th, no FAR consumed by parking under building, larger deck/open space possible, large bike share station possible
Concerns: requires approval of on-site parking reduction, requires departure from upper level setback requirements, parking 800 feet off site, though location is undetermined. The proposal said they "anticipate most visitors to be from the neighborhood or cycle-oriented, therefore reduced auto parking demand."
- The site is comprised of a narrow parcel bounded by the Burke Gilman trail on the north, NE 45th on the south and a largely unimproved NE 36th on the west. The site dimensions are approximately 215’ x 41’, tapering to only 19’ at the west end. The approximate structure size would be 780 SF (2.25 FAR).
- The topography is nearly level in the east-west direction, but there is a 10’ height difference between the Burke Gilman trail and 45th. Steps in the NE 36th Right of Way provide a pedestrian way connecting these two levels.
- Although zoned SF5000, the land functions as public open space and as part of the regional non-motorized circulation system. It is jointly managed by the Seattle Parks Department and SDOT.
- The site is located between two heavily trafficed circulation routes: NE 45th (for vehicular traffic) and the Burke Gilman Trial (for pedestrian and bicycle traffic).
- The site is located close to both the University of Washington and Children’s hospital, and offers excellent non-motorized access opportunities to both, as well as other locations on the Burke Gilman Trail. For this reason, it was selected as a site for a cycle-oriented hotel and restaurant/pub/coffee shop.
- The site presents a number of planning challenges, including an unusally narrow parcel configuration. In addition, there would need to be some relief from zoning and building code setbacks to make this a workable site.
- Access to new building from NE 45th Street and the Burke Gilman Trail
- The restaurant would be "intimate high quality" at street level, approximattely and a family-friendly coffee shop/pub at Burke Gilman level, both +/- 4,200 SF)
- There would be neighborhood oriented retail / customer service use, +/- 2,400 SF
- Hotel would have +/- 26 Guest Rooms with a focus on bicycle tourism with emphasis on proximity to Burke Gilman Trail, University of Washington and Children’s Hospital.
- The bike share station would have 19 Bicycle Docks and an Alta Bicycle Share program and there would be parking for 30 bikes. Parking would be limited to exisiting curbside parallel parking.
- Potential Design Departures would include height limit and upper level setback for commercial site abutting a Single Family zone . Departure on parking requirements will be needed as the design review guidelines require parking in the rear which wouldn't work due to the slope and the proximity to the Burke Gilman Trail
- Setback requirements are required "" along any rear or side lot line that abuts a lot in a residential zone" and the developer said "the need for upper level setbacks to mitigate the impact of commercial buildings on neighboring residential lots does not seem applicable to this site. In order to provide flexibility in the development of the building plans, massing and roof forms, the applicant requests a design departure to allow greater flexibility in this area.
The developer, who has been in talks with the Parks Department, has suggested potential improvements to the Trail. These include: providing a separation between pedestrian and cycle traffic in the areas on either side of the 36th Avenue pedestrian way crossing, providing provide improved ADA access to the Trail, providing new stairs within the 36th Avenue right-of-way, with bike runnels, providing a new public open space at the east edge of the 36th Ave right-of-way, connecting to a new outdoor terrace space (deck) on the applicant’s property, provide new outdoor seating opportunities and providing new bike racks.
For more information about the project, contact Bruce Rips with DPD at bruce.rips@seattle.gov or call 206-615-1392.
The plans and project information are available here and here along with photos, site renderings and more.
Here is the letter the Laurelhurst Community Club (LCC) submitted to the Design Review Board Department of Planning and Development:
The property is unique and challenging in large part because of its narrow shape, proximity to the Burke-Gilman Trail and minimal parking for such an ambitious redevelopment. LCC appreciates that the developer has provided alternative scenarios for development to avoid displacement of the small businesses in the complex.
Here are our preliminary comments:
•A departure from the rear setback requirement should not be allowed. The developer points out that the area is a combination of public right of way (Burke Gilman Trail) and public open space. Yet, the area is SF 5000 and the Code requires a setback. Providing an amenity to a commercial development is not warranted and the bike hotel should not be so close to park property. This setback departure would impact the ambience of walking and riding bikes along the Trail.
•An ADA connection between the Trail and NE 45th should be incorporated into the design. The proposed bike runnels alongside the stairs would assist bikers, but maintain a void for those in wheelchairs. Some method of providing an ADA connection should be developed in addition to or instead of the proposed new pedestrian walkway, bike racks and stairs with bike runnels. Under the current proposal, ADA access is only provided between NE Blakeley Street and the Trail where grade difference is not great. Much greater public benefit would be provided with an ADA connection to NE 45th Street.
•The impact of the proposed development on the Burke Gilman Trail should be clarified. It appears from the conceptual landscape plan that Trail will be rerouted creating a private courtyard. This will slow bicycle traffic and push the Trail closer to the north curb.
•Parking is a major issue and design consideration. A 26-room hotel and restaurant would require parking for staff and that parking should be dedicated. Otherwise the limited parking proposed would service staff, rather than customers. Not everyone visiting the restaurant would be riding bikes. The hotel would likely attract patient families from Seattle Children’s Hospital and these folks would not be riding bikes.
•The proposal indicates that there is good transit access. There is no guarantee that this will remain true. On November 7, Metro released a report that details major cuts to transit service. About 17 percent of service will be cut unless the agency finds a sustainable source of revenue. This is despite the fact that Metro has cut costs, raised fares four times and become more efficient over the past five years. Transit service in Laurelhurst is slated to be eliminated. This demonstrates the need for adequate parking.
Here are the comments (in part) submitted by Donald Harris, Manager, Property and Acquisition Services, Planning & Development Division, Seattle Parks and Recreation to the Design Review Board:
Very limited automobile parking would be provided on-site. Vehicular access is available only from NE 45th Street, Street, south of the project site. 36th Avenue NE, abutting the west end of the site, is not presently improved for vehicular traffic due to steep slope. It is improved with a staircase.
The adjacent Burke-Gilman Trail is approximately 59’ wide at this location. As shown below, the paved portion of the Trail is located far to the south side, within a few feet of the property line, and the north side of the Trail property slopes up to NE Blakeley St. The Trail curves significantly both east and west of the 36th section of the Trail is heavily used as a commuting and recreation route. This section of the Trail is heavily used as a commuting and recreation route.
The proposal presents three development options; both Option B and the applicant’s preferred Option C require design departures that affect the park property. Code requires rear [adjacent to the Trail] setback of 10’ for portions of the building above 13’. All three options appear to place the building at zero setback adjacent to the Trail. Code would allow no entrance, window, or other opening closer than 5’ to the Trail, presumably then requiring a 5’ building setback in order to have windows on the north side of the building, as illustrated for all three options. However, the proposal does not note this as a required departure.
Some setback at Trail level is also necessary in order to accommodate future maintenance of the building. Zero setback would presume use of Trail property for scaffolding or equipment necessary for any exterior maintenance, restricting public use of the Trail and creating another safety hazard.
Both options B and C specify direct access to the Burke-Gilman Trail. Direct access to the second level of the building is easily achievable from the 36th direct building access onto the park property, nor any direct access points for pedestrians or bicyclists, such as from a patio or deck, onto the Trail property. This is consistent with the Parks Department’s decisions in numerous other cases, including the Burke-Gilman Trail. Direct
access creates a safety hazard and interferes with the public’s use of the park land.
The Trail House Conceptual Landscape Plan, as presented in the Design Proposal, shows the paved Trail re-routed to the north to accommodate a large plaza, merging private land. This section of the Trail is heavily used as a commuting and recreation route.
The proposal presents three development options; both Option B and the applicant’s preferred Option C require design departures that affect the park property. Code requires rear [adjacent to the Trail] setback of 10’ for portions of the building above 13’. All three options appear to place the building at zero setback adjacent to the Trail. Code would allow no entrance, window, or other opening closer than 5’ to the Trail, presumably then requiring a 5’ building setback in order to have windows on the north side of the building, as illustrated for all three options.
However, the proposal does not note this as a required departure. Some setback at Trail level is also necessary in order to accommodate future maintenance of the building. Zero setback would presume use of Trail property for scaffolding or equipment necessary for any exterior maintenance, restricting public use of the Trail and creating another safety hazard.
Both options B and C specify direct access to the Burke-Gilman Trail. Direct access to the second level of the building is easily achievable from the 36th direct building access onto the park property, nor any direct access points for pedestrians or bicyclists, such as from a patio or deck, onto the Trail property. This is consistent with the Parks Department’s decisions in numerous other cases, including the Burke-Gilman Trail. Direct access creates a safety hazard and interferes with the public’s use of the park land.
The Trail House Conceptual Landscape Plan, as presented in the Design Proposal, shows the paved Trail re-routed to the north to accommodate a large plaza, merging private land and park land in a single space, adjacent to the proposed coffee shop/pub and presumably available for outdoor dining or beverage service from the building. This design “claims” park property and makes it appear to be private property associated with the building.
Re-routing the paved Trail for bicycle use further reduces sight lines coming into the curve and may create additional hazards for pedestrians and bicyclists at the Blakeley Street and 36th intersection. An ADA connection to the Trail at this location would be desirable, but it should not entail displacing Trail users.
Several other potential improvements listed on the Trail House Conceptual Landscape Plan could provide significant public benefits, particularly for bicyclists, but need not involve taking park land. New bike racks, bike runnels along the stairs, additional seating and a plaza could all be developed, with permission from SDOT, in the 50’ wide 36th.
The adopted Burke-Gilman Vegetation Management Plan identifies this area for Northwest native species, a mixed planting palette, and row planting immediately adjacent to the project site. Recommended row plantings include numerous varieties of maples, oaks,various other deciduous trees, and some broadleaf evergreens. It would be desirable to have landscaping on the private property follow the same plant palette.
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