Update on Proposed 6 Story Mixed Use Building At El Camion Site

The 16,391-square-foot triangular property, where for decades housed the Bicycle Center (4529 Sand Point Way NE) and before that the popular Zopf Pharmacy and currently where El Camion has their food truck is under review for a 7 story building. The original building was torn down in September 2016. was torn down in September 2016.

In 2020 developers submitted a proposal, Project 3035994 and 3035906, for a 6 story 73,000 square foot building with 49 apartment planned by Leschi Development/ Construction. The project is zoned NC2P-55 and would sit out closer to the street than next door Laurelhurst Condominiums to the north, which is 8 stories high.

At street level is proposed commercial space with medical services and retail. Parking for 43 vehicles propose underground. Off street parking is proposed with garage access from a curb cut out on Sand Point Way, similar to the curb cut out at next door Laurelhurst Condos. Access to parking is not permitted from the principal pedestrian street, according to the proposal on file.

The property lines are bound by Laurelhurst Condos to the north, 39th Avenue NE to the west and north, and Sand Point Way to the south. The parcel is triangular in shape and includes the former Bike Shop site and parking lot and grassy area where the picnic tables are now to where it meets the driveway going up to the 3 story commercial building housing the Burke-Gilman Brewery and and a dental office.

A representative from Laurelhurst Condominiums ( 4545 Sand Point Way NE) which sits directly next to the vacant property told the Laurelhurst Blog: 

As of the beginning of June, the proposed apartment building has not yet received a land use permit from the city. In January, the Northeast Design Review Board recommended approval of the project despite the fact that the project would require departures from multiple city guidelines. 

Among the many objections by neighbors and by SDOT is the fact that the garage entrance would be near the intersection on Sand Point Way, instead of behind the building, and would be narrower than code. Increasingly heavy traffic due to other developments in this area adds to the danger. 

The developers also want to be allowed to add height and area to their building because they say they will save a significant madrone tree on the slope at the north side of the lot. 

Alternatives to the proposed design have been suggested by three experts hired by the Laurelhurst Condominium Association: an architect, a traffic consultant, and an attorney. No alternative designs appear to have been seriously considered.

A resident of the Condominiums commented:

Traffic patterns would be dangerous, especially because almost all traffic would be cutting across traffic to enter from the south. Our next door neighbor was killed by a traffic accident in that intersection.  He was a fine young man and it was a great loss.

LCC (Laurelhurst Community Club) published this information in meeting minutes from a recent Trustee meeting: 

A trustee shared the screen to show current design. The current design has a garage entry off Sand Point and has been narrowed to 18 rather than 21 feet. This is concerning for a variety of safety reasons. 

Also, design added an additional a floor as compensation for space carved out to save an existing Madrona tree. LCC spoke against all three departures. 

All of the design departures requested were approved by the Design Board. Group noted that Sand Point Way is very dangerous and board wonders if previous pedestrian injuries which included a fatality were acknowledged in the consideration of allowing the parking garage access to be from Sand Point Way.

LCC published this information in a newsletter last year:

LCC Submits Comments on Apartment Design 
LCC submitted written comments for the Design Review Early Guidance on Project #3035994-EG to the Seattle Department of Construction and Inspection, which included alternative selections, character and design integration to adjacencies, bulk, scale, and façade, site and driveway access, pedestrian and cyclist safety, height departures, and tree preservation.

The three presented design alternatives are out of character with the rest of the street’s scale and do not provide an adequate setback with a deep vegetation buffer on Sand Point Way NE.

In all three proposed alternatives, the northeast wall of the new building would be a few feet from the existing adjacent residents’ bedrooms, living rooms, and balconies.  None of the alternatives offers a solution avoid this adverse impact.  Homeowners located behind and adjacent to the proposed new building will lose Cascade and Olympic mountain and water views due to the added height.

This parcel was upzoned NC2P-55 (height) in March 2019, from the original NCP-40, which is the character and scale of the existing developments to the west, south, and east. The adjacent eight-story Laurelhurst Condominium to the north was built 52 years ago, prior to the City zoning codes in this area and, therefore, is a non-compatible exception in height.

The proposed façade designs are not visually compatible with adjacencies and do not meet the intent in the Seattle Design Standards below of Emphasizing Positive Neighborhood Attributes - Fitting Old and New Together between new projects, and existing architectural context, including historic and modern designs, through building articulation, scale and proportion, roof forms, detailing, fenestration, and/or the use of complementary materials. Also does not fit with Established Neighborhoods - site and design new structures to complement or be compatible with the architectural style and siting patterns of neighborhood buildings. 

The design alternative preferred by the developer proposes a garage entrance on Sand Point Way NE. Westbound cars entering the garage would illegally cross two pairs of double yellow lines.  Any egress off Sand Point Way NE would be completely unsafe and should not even be considered a viable option due to blocked sight lines and traffic congestion. The site is located on the north side of an already problematic intersection, where the NE 45th St. arterial splits to become two streets, NE 45th and Sand Point Way NE, joined by a perpendicular street, 38th Ave. NE. This is the intersection through which the majority of traffic to Seattle Children’s Hospital is routed.

Two of the alternative plans remove all 14 trees on the existing a site. The third plan would retain one black locust and one exceptional Madrona in return for a code modification to allow 10 feet of additional building height.

In March of 2019 the amended SMC upzoned this parcel from 40 feet to 55 feet in height. The adjacent buildings and single family neighborhood heights are one to three stories (30 feet). The height from the departure on Alternative 3 would be exceptionally tall due to the newly approved 55 feet, plus 10 more to save one tree – 60 feet vs.40 feet just a year ago. 

LCC urges the Design Review Board to integrate these comments and arrive at a more suitable solution for any new structure.

The City published this list of design related issues/concerns/comments that have been received by SDCI to date:

• Concerned about the potential impacts to pedestrian safety that could be caused by approval of the departure for driveway location on Sand Point Way NE
• Preferred a driveway entrance along 39th Avenue NW to reduce vehicle/pedestrian conflicts compared to a driveway access on Sand Point Way NE
• Stated that design guidelines CS2-B-2 and DC1-B-1a discourage a driveway access along Sand Point Way NE
• Stated that the project design does not meet design guideline CS2-B-2 and PL4-A-1 because the proposed driveway connection will reduce the quality of interaction between the site and the public realm
• Concerned that the proposed driveway width departure will result in an insufficiently wide driveway to provide safe and convenient access for vehicles according to design guideline PL4.A.1
• Proposed that the applicant should consider installing an auto elevator entry from 39th Ave NE, avoiding the need for a long ramp
• Stated that the project design does not meet design guidelines DC1 and DC2 due to traffic issues that will be created by a driveway connection to Sand Point Way NE.
• Stated that the departure request for driveway width does not meet design guidelines PL4-A1, PL1-B, and PL2 because the narrower driveway width would increase potential for vehicle/pedestrian conflicts
• Preferred a building massing with shorter height adjacent to the existing building to the east
• Concerned about additional height proposed through the departures and the relationship of additional height to surrounding buildings
• Concerned about the loss of views from the adjacent condominium building to the east with the building placement and with the additional building height that could be permitted through the departure requests
• Concerned about proximity of the building to the Laurelhurst Condominiums, the adjacent building to the east of the site
• Concerned about obstruction of views from the adjacent building to the east and cited the following design guidelines to limit the blockage of existing views: CS2-B-1, CS2-D-1, CS2-D-2, CS3-A-1, DC2-A-1, DC2-B-2, DC2-C-3
• Concerned that the proposed height and street setbacks will not fit in with those of surrounding buildings
• Concerned about shadows on Burke-Gilman Trail from the proposed development
• Concerned about the loss of a community gathering space currently on-site

The City noted that Alternative 3 is the applicant’s preferred alternative and includes tree preservation and the open space, but requests a departure to allow a driveway access along Sand Point Way NE, which is a primary pedestrian street.  The City Design Review Staff preferred Alternative 4.2  because it was the only alternative to include all three of the following design aspects: 1) preservation of an exceptional Madrone tree in the northeast corner of the site, 2) placement of the sole driveway access to the site along 39th Avenue NE instead of Sand Point Way NE, and 3) reservation of the western corner of the site for a small outdoor space at grade. 

Here are some comments submitted to the City.  All public comments can be found here.

This building would have a very negative impact unless the design is changed substantially. The design that wraps the proposed building around the 01 stack units. It will block all views, breezes, and light. A proposal that exceeds 55 feet in height or wrap the new building around Laurelhurst Condos is unacceptable. It does not respect adjacent sites. It should not be granted. Additional height and the proposed design would adversely affect the existing streetscape, block views, sunlight and natural air circulation, and create more shadows on the Burke-Gilman Trail, our building, and houses to the north of the Burke Gilman Trail.

The departure (what they call an exemption from the code) for locating the garage on Sand Point Way, a Principal Pedestrian Street is dangerous. The Design Review Board should not approve any departure that will cause traffic and pedestrian safety problems. Not should the building be taller than allowed by the current zoning. A taller building will disrupt views, breezes, and light for our Laurelhurst Condos. The developer is asking to make the building taller under the pretext of protecting the existing Madrona Tree. The developer’s plan does not follow the arborist recommendations and the tree will die. 

If this structure is built without modification, the views from my bedroom window and my living room be permanently blocked. These views were precisely why I purchased the condo in 2008. Moreover, the blockage will result in a significant devaluation of my condo and make it difficult if not impossible to sell the unit in the future. I certainly would not purchase it today if the proposed building was constructed. I urge you to take action to support the concerns of your fellow Seattle residents. Allowing the construction of buildings like this which have a hugely adverse impact on the property values of surrounding properties, results in the City of Seattle being in my view, complicit in the decline of my property value and thus a significant proportion of my wealth and of the legacy I intend to pass on to my children. 

I live next door in the Laurelhurst Condominium, at 4545 Sand Point Way NE. Our building has more than eighty residents and was built in 1968. There will be significant and permanent impacts affecting the livability of our building and the neighborhood. My comments on the Master Use Permit and SEPA Checklist include many of the concerns raised during the early design guidance process because the developer has ignored my comments and those of the Laurelhurst Condominium Association and the Laurelhurst Community Club. The developer’s proposal continues to seek departures that are not supported by the project review staff at the Seattle Department of Construction and Inspection and Seattle Department of Transportation. A key issue is that the parcel at 4529 Sand Point Way is a challenging site. For many years there was a small bicycle shop and it is now used by a popular food truck. The developer is trying to squeeze a project that will maximize square footage by imposing impacts on our building and our neighborhood. We should not have to suffer these costs so that the developer can make a profit. If the City approves this project, it should require the developer to mitigate for the costs imposed on the residents of the Laurelhurst Condominium. My comments identify one-time mitigation costs and annual costs. The developer’s solution for the challenging site is to seek exemptions from zoning, safety, and traffic regulations that would impose impacts on the people who currently live in this area. The three potential departures, as outlined in the developer’s proposal, make it evident that the proposed building cannot be built on this site without endangering public safety and causing other negative impacts in the area. The City and Northeast Design Review Board should not approve these departures and it should reject the Master Use Permit. The site cannot support a development of this size without endangering pedestrians and vehicles traveling on Sand Point Way and without significant impacts on our building and the surrounding neighborhood. 2 Major concerns 1. The proposed departure on the location of the parking garage is dangerous. The Design Review Board should not approve any departure that will cause traffic and pedestrian safety problems. 2. The proposed departure on the width of the parking garage adds to the dangerous traffic and pedestrian safety problems. 3. Neighbors will hold the Planning Department and the Design Review Board accountable when these dangerous conditions cause a serious accident. 4. The proposal does not protect the “exceptional” Madrona or Locust trees. 5. The proposed departure on the height of the building is based on a scam. It does not respect adjacent sites. It will adversely affect neighboring buildings. It should not be granted. 6. The proposed height will expose the new building’s upper floor residents and the “amenity” roof to dangerous levels of EMF radiation from the wireless phone towers on the Laurelhurst Condominium. 7. The proposal will not meet amenity requirements. 8. The proposal is on property that belongs to the Laurelhurst Condominium. 9. The proposal does not address protection of the water main to the Laurelhurst Condominium. 10. The proposed design would adversely affect our building. It does not respect adjacent sites. 11. The construction of the building could hinder access to the Laurelhurst Condominium parking lot, including emergency vehicles. 12. The proposed building will exacerbate parking problems in the neighborhood. 13. The SEPA Environmental Checklist contains significant errors and should be redone. 14. The proposed building will impose significant costs on our building—the developer must provide mitigation. 15. The proposed building will cause significant construction impacts. 16. The public review process has been terribly flawed. 

I request that project #3035906-LU@4529 be halted until further review including an in person community meeting(with CV-19 precautions). It is apparent that the Developer is taking advantage of the pandemic to push the subject project through the approval process without proper community discussion, Why was the Developer granted an exemption from the zoning requirement ? Is it that the economics are not as favorable? Perhaps this site is not suitable for such a development and a smaller more fitting development be considered?. Whatever the Developers reasons the Seattle Govt Agency that oversees this Development has an obligation to existing property Owners and the Community at large to ensure there is no material damage to current property Owners. Right now if this Development was built as discussed we would be materially damaged. 

Do you really think this corridor needs another apartment building with not enough parking- 69 units and 43 parking spots?? Why would any retail go into this property as there is no parking on Sand Point Way, this is an unusual intersection and people have a hard enough time entering the apartment building next door. We already have an assisted living going in a block away with inadequate parking and two or more large apartment buildings that went in or are going in on Blakely with not enough parking. This is nuts. This area does not need any more high density. Please think twice before approving. Sand Point Way was not meant to handle this kind of traffic or density and we already have Children's Hospital - which all pour into Montlake Cut which is a disaster. Go develop Magnuson properly if you want more high density, that land use is pathetic. That could be a great asset to the area if anyone took the time to make a plan there. Please do NOT approve this 6 story apartment. You have ZERO setbacks and these balconies will be hanging over the street.

The land was sold in November of 2019 for $3.5 million, according to King County records, after being on the market for about 3 months. The buyer is listed as Shilshole Development. Prior to that, the property was sold in 2008 for $1,600,000.

In August 2007 plans were submitted to "demolish the existing commercial building and construct a 4 story mixed use building with 37 residential units and below grade parking for 49 vehicles" as laid out in City permit #3007214. The project was cancelled in 2011.

Another permit was submitted in April 2013 #3007871 to for a 5-story mixed-use building with approx. 10,000sf of commercial space at street level and 50 apartment units. Onsite parking was to be provided below grade.

Long-time neighbors fondly remember the popular Zopf's Laurelhurst Pharmacy, which served the nearby neighborhoods. The site was built by George Zopf, a pharmacist who met his wife, Phyllis, at the store in the mid-1940's. They were both licensed pharmacist for over 50 years, in thei family drugstore, then for other independent druggists.

The pharmacy, which operated until the 1970's, was popular with children for its soda fountain, which Randy said was along the wall that was parallel to the south side parking lot and there were all flavors of coke.

One neighbor told the Blog staff:

Really old Laurelhurstians remember that place as Zopf's Pharmacy in the mid-60's complete with a great soda fountain! And Green River Sodas for 35 cents. They had a great comic book selection too(which my mom wouldn’t let me buy). I’d sit at Zopf’s and read the latest Flash until chased away by Mrs. Zopf.

The Bicycle Center operated at the site following Zopf Pharmacy for over 3 decades. John Marxer, the owner of the bike shop, started the business in 1969 and had been in that location for more than thirty five years until 2015.  The Laurelhurst Blog Staff learned that there was no running water or heat in the fire damaged building, when the Bicycle Center was in operation.

EL Camion brought a food truck to the empty site in February 2017. They began to operate without a permit but with City were given notice to get a permit or remove the truck and they followed through.

For more information about the proposed development go here. 

Bicycle Center