A Land Use Application for another town home in the Windermere Circle area of north Laurelhurst was submitted several months ago.
The existing structure, a one story 4 unit town home at 4270 NE 50th Street, kitty corner to 44th Avenue NE, will be demolished.
In its place is proposed is proposed a 3-story, 6-unit rowhouse structure with attached garages, in a neighborhood that is mostly lowrise one and two story homes and duplexes.
The public can submit comments about this project to prc@seattle.gov and here referencing Permit #3025713.
A nearby neighbor told the Laurelhurst Blog Staff:
The new development is going to tower over all of the surrounding homes. The town homes will be very narrow, in order to fit six townhouses side-by-side on the lot with underground parking.
The City's Department of Construction and Inspections told the Blog staff about the important opportunity to comment:
Comments are most beneficial when provided earlier in the review process, so the public should send those in now to voice any concerns. The formal 14-day comment period has closed, however, it’s our practice to take public comment until our written decision is published for the proposal. After all the reviews are complete, there is a six-week window for us to complete the written decision.
Currently, the plans are out with the applicant to address required corrections. We are not able to provide a timeframe since it’s the applicant that determines when the updated plan set is resubmitted. Also, we can’t speculate on whether additional corrections may be required.
The Laurelhurst Community Club (LCC) published this information in their most recent newsletter:
Distress Over Proposed Rowhouse Plan
The installation of a large land use notice for a rowhouse development in north Laurelhurst has evoked negative responses and concerns from many nearby neighbors. In response, LCC vice president Colleen McAleer and president Jeannie Hale researched the proposed development (permit #3025713) and wrote a detailed comment letter (see below) to the Seattle Department of Construction and Inspections.
The existing multi-family development at Windermere Circle has a long history as a compatible transition to the adjacent single-family zoning. It provides affordable housing for mid- to lower-income families, seniors, grad students, and Seattle Children’s Hospital staff.
LCC’s concerns about the proposed rowhouse development in that area, based upon the Seattle Municipal codes, HALA, and the applicant’s responses in the SEPA process, are as follows:
Displacement of diverse socio-economic residents.
Five years ago the Laurelhurst neighborhood lost 136 affordable housing units at Laurelon Terrace. These homes were “replaced” by high-rise units in the University District. The families were displaced from their community when the tear down occurred, and they either could not afford or were unable to find similar housing nearby.
Out-of-scale compatibility with surrounding neighborhood.
The new SMC 23.34.014, B, #5, states the function of LR1 zoning: “The area would provide a gradual transition between single-family zoned areas and multi-family or neighborhood commercial zoned areas.” The proposed rowhouses are much taller in height and bulk, planned as a 72-foot wide mass along NE 50th St. and 44th Ave. NE. The adjacent residences are not 32 feet in height, and the rowhouse plan without set backs will create a tunnel effect along these residential streets destroying the character and scale of the existing homes.
LCC is concerned about the displacement of a whole sector of economically diverse families and seniors in our neighborhood. Displacement can lead to homelessness. These new rowhouses will be priced for ownership at around $1,000,000 each. The property sold to an Eastside developer for $1.6 million.
The SEPA documents in the permit application process state “N/A” as an answer to how many people are being displaced. Further, the applicant answered “NO” to mitigation to help relocate any former residents.
LCC finds this disingenuous as leases had to be known to the property’s purchaser and asks that SDCI require the applicant to provide information and provide mitigation for soon-to-be former residents, based upon the City’s HALA goals.
Concern regarding building set backs and widths of rowhouses.
The set back on 44th Ave. NE is only 3’6” to 3’ 8” to the property line, which does not comply with a normal LR1 project set back. SDCI should oppose this and require a normal set back for pedestrian sidewalk safety and zoning adjacency compatibility. This is in violation of the required minimum 5-foot set backs for side yards, and should NOT be permitted.
Secondly, the overall building width of this rowhouse project appears to violate SMC 23.84.032 which caps the maximum width of rowhouses at 60 feet (about three to four units). Project # 3025713 has six units at 12’ 1” each, which equals 72.5 feet. SDCI should clarify the code, or reject the project.
Possible mischaracterization of the slope and grade of the proposed development site.
The characterization as a “rolling hill” may not be correct. SDCI should require the exact grade percentage as this may affect the building site, height, and construction techniques and windows. It appears that the site is on a fairly steep hill, and this may change the mentioned factors.
The applicant’s SEPA evaluation states that “no view blockages” will occur. However, the proposed 72.5-foot mass width and a 32-foot heights (including a roof garden) will impact neighboring residents’ views to the west where the Olympic Mountains offer spectacular sunsets.
Lack of revegetation specifics.
The proposed rowhouse project wipes out almost anything green, and states in SEPA that “native plants” will replace the lost greenery. No specifics were given, and the site reflects little vegetation or tree replacement, which is essential to retain Seattle’s Urban Tree Canopy and its commitment to being named an Urban Bird Treaty City.
Summary: LCC has requested that permit #3025713 be denied and that the owner and applicant comply with the HALA displacement goals, the Seattle Municipal Codes, and fulfill the SEPA requirements. The City should follow its own guidelines and preserve the codes and goals of the regulations without having an Eastside developer displace existing affordable housing and create an out-of-scale LR1 project that violates its own building and land use codes. Better development of this site can be achieved with a design the complies with the City’s own guidelines and goals.
LCC also submitted these formal comments to the City's Department of Construction and Inspections
The Laurelhurst Community Club (LCC) appreciates the opportunity to comment on the proposed new Rowhouse project in our neighborhood , permit # 3025713.
The appearance of the land use sign has evoked many negative responses from neighbors in the community who have expressed their concern about several aspects of the proposed rowhouses.
The existing multi -family development has a long history as a very compatible transition to the single family zoning adjacent. It provides affordable housing for mid to lower income level families, seniors, grad students and some staff who work at Seattle Children;s Hospital nearby.
LCC;s concerns about the proposed development, based upon the Seattle Municipal codes, HALA, and the applicants responses in the SEPA process are as follows:
Displacement of diverse socio-income residents
Five years ago the Laurelhurst neighborhood lost 136 affordable housing units at Laurelon Terrace with had family sized units. These homes were "replaced"by high rise units in the University District, not at all located a single family neighborhood with green spaces for families. Basically, these existing families were displaced from their community when the tear down occurred, and could not afford , nor find similar housing nearby. LCC supports more density as a goal of the City, but we are even more concerned about the displacement of a whole sector of economically diverse families, seniors and work force salaried folks who have lived within higher income leveled neighborhoods. Displacement can lead to homelessness, and these new "rowhouses" will be priced for ownership at around $1,000,000 each. The SEPA documents in the permit application process states an answer to how many people are being displaced. Further, the applicant answered to mitigation to help relocate any former residents. LCC finds this disingenuous as leases had to be known to the property's purchaser, and asks that SDCI require the applicant to provide information, and provide mitigation for soon to be former residents, based upon the City's HALA goals.
Out of Scale compatibility
The existing LR1 zoned Windermere Circle complex of multi-family housing envelopes this permit, and was built with the architectural style of its time, to blend seamlessly into the single family neighborhood with similar features and in similar bulk, scale and massing in heights and setbacks. The new SMC 23.34.014 , B, #5, states that the function of the LR1 zoning should be: The area would provide a gradual transition between single-family zoned areas and multi-family or neighborhood commercial zoned areas. The proposed Rowhouses are much taller in height, boxlike and are built in a 72 feet wide mass along the residential NE50th street, and along 44th Ave NE. The adjacent residences are not 32 feet in height, and the rowhouse plan without set backs will create a tunnel effect along both NE 50th St and 44th Ave NE, destroying the character and scale of the existing LR1 and adjacent SF5000. The location and orientation of the proposed 32 foot high row houses places a wall along these sidewalks instead of a set back and entry along NE 50th Street. This is not a gradual transition which is in the SMC. Cottage housing, or lower scale or homes that face both NE50th Street and 44th Ave NE would be more compatible with the SMC, and still provide denser housing options.
Building set backs and width of the new rowhouses
The set back on 44th Ave NE is only to the property line which is completely opposed to a normal set back of a LR1 project. SDCI should oppose this and require a normal set back for pedestrian sidewalk safety and zoning adjacency compatibility and zoning. This is in violation of the at least 5 foot minimum set backs for side yards, and should NOT be permitted. Secondly, the overall building width of this rowhouse project appears to violate SMC 23.84.032 which caps the maximum width of rowhouses at 60 feet. (about 3-4 units) Project # 3025713 has 6 units at 12; each which equals 72.5 feet. SDCI should clarify the code, or reject the project. (see attached document from Seattle's Municipal Code)
The SEPA evaluation also noted that the applicant did not know the slope and grade of the proposed development site.
The characterization as a rolling hill may not be correct. SDCI should require the exact grade percentage as this may affect the building site, height and construction techniques and windows . It appears that the site is on a fairly steep hill, and this may change the mentioned factors, and needs to be exactly sent to SDCI.
The applicant's SEPA evaluation states that no view blockages will occur. However, the proposed 72.5 mass width and a 32 foot height (plus roof garden) WILL impact neighboring residents viewline to the west where the Olympic Mountains offer spectacular sunsets. This view of the mountains would be blocked from existing residents across the street on NE 50th St and 44th Ave NE.
Vegetation
The proposed rowhouse project, in essence wipe out almost anything green, and states in SEPA that native plants will replace the lost greenery. No specifics were given , and the site reflects little vegetation, nor tree replacement which is essential to retain Seattle's Urban Tree Canopy, and its commitment to being named an Urban Bird Treaty City.
Laurelhurst Community Club represents this area of the City, and along with its front line neighbors, asks that the permit # 3025713 be denied, and request that the owner and applicant comply with the 5 HALA displacement goals, the Seattle Municipal Codes, and fulfill the SEPA requirements.
The City of Seattle should follow its own guidelines and preserve the codes and goals of the regulations without having an Eastside developer displace existing affordable housing and create a out of scale LR1 project that violates its own building and land use codes.
Thank you for considering our comments and we know that a better development on this site can be better achieved in another design if this one is DENIED.
The Laurelhurst Community Club (LCC) contacted the City about tenant relocation assistance for current occupants of the town home saying:
Our families that will be affected are very stressed. Are there any provisions in the Code that require developers to provide assistance to families who must move due to the proposal—some kind of relocation assistance? If so, what office is in charge of this? These families have lived there for years.
Brandon, City Design Review Planner said that he has received many calls about tenant relocation assistance from current occupants of the town home.
The City Housing Ordinance Supervisor, Seattle Department of Construction and Inspections said about the Tenant Relocation Assistance Ordinance:
If residential tenants are going to be displaced by a project, the property owner or developer must apply for a Tenant Relocation License if the project meets the criteria . The relocation fee applies to anyone who is displaced if they meet the income requirements.
The license covers all tenants in the building. Only low-income tenants receive relocation assistance An application for a Tenant Relocation License must be made no later than the date on which an applicant applies for a master use permit, or if no MUP is required, at the time of construction permit application. No permit can be issued until the Tenant Relocation License is issued.
LCC suggests that neighbors contact Brandon Cummings at 206) 684-0251 or Brandon.Cummings@seattle.gov. There appears to be income restrictions that trigger application of the tenant relocation assistance.
5048 Sand Point Way NE - 6 town homes built on one lot where 1950's triplex was demolished. Three town homes to face Sand Point Way NE and three town homes to face Sand Point Place NE
5027 44th Avenue NE - 4 town homes built on one lot where 1 story 1950's triplex demolished.
#3024924
Land Use Application to subdivide one development site into four unit lots. The construction of residential units is under Project #6477308. This subdivision of property is only for the purpose of allowing sale or lease of the unit lots. Development standards will be applied to the original parcel and not to each of the new unit lots
Land Use Application to subdivide one development site into four unit lots. The construction of residential units is under Project #6477308. This subdivision of property is only for the purpose of allowing sale or lease of the unit lots. Development standards will be applied to the original parcel and not to each of the new unit lots
#6552793
5001 44th Avenue NE - 6 town homes built (each to be only 12' wide) on one lot where 2 story 1950's triplex currently exists. Plans under review with City.
A neighbor said: about the three projects:
16 town homes each with a 4th story rooftop deck are currently under construction in quaint little historic Windermere Circle, the charming loop of duplexes and triplexes near Children's Hospital where most buildings are two and three story. The transformation is going to be dramatic.
It makes for reduced home values. Towering 3-story homes (with 4th floor rooftop decks) reduce the value of the one- and two-story homes surrounding them. The smaller houses lose privacy, views and sunlight.
Parking and traffic problems always follow. Each of these projects has off-street parking. But the parking arrangements (for the first and third projects listed in the document) are ridiculous.
Like many row house projects, these garages will be very difficult to get a normal size car in and out. The owners will most likely use their garages for storage and park their cars on the street. The streets around Windermere Circle are already extremely cramped and crowded.
There are construction irritations for surrounding neighbors. With all three of these projects going at once in Windermere Circle, there's going to be noise, dust, and traffic issues for the folks living in the Circle, as well as the larger community.
No comments:
Post a Comment