Construction Work To Start June 22 On Aegis At Five Corners

An updated start date for construction on Aegis Living, a senior community to be located at the triangular site (3200 NE 45th Street) at Five Corners, is the end of this month, according to Jennifer, a representative with Aegis. 

"In June we will be mobilizing, setting up temp power, dewatering and making a storm drain connection into the street. The contractor will be sending out a neighborhood notice when we get closer with additional detail" Jennifer told the Laurelhurst Blog last week.

Exxel Pacific  General Contractors sent the Laurelhurst Blog this information:

Utilities construction on the storm line in NE 45th St is to begin 6/22/21. Demolition of the existing asphalt/concrete on site is slated to begin 7/15/21. All work will be completed in strict accordance with the State of Washington social distancing and Phase 2 construction guidelines. Any changes to Phase and requirements will be met. Trucks will be accessing the site from 45th St. at existing curb.

The design proposal, submitted in July 2016, includes 135 units in a six story building (55-70 feet) with 53 parking stalls and 2500 square feet of retail on the first floor proposed to house a salon and cafe.  Amenities will include  elegant dining, salon, barber shop, pub, theater, trail view  lounge, chat cafe, courtyard, and 6th floor Sky Lounge. 

First residents are scheduled to move in around spring of 2023 according to the Aegis website. 

Demolition at the site  which included 5 long-term businesses was completed in October 2020.  In July 2020, the building in which China Village resided for over 30 years was demolished. The Wong family have owned the restaurant since 1987. In 2016 Amy, and her brother, Lee Wong bought out another family member and changed the name from "China Village" to Uncle Lee's and remodeled the restaurant. It is now located at Sandpoint Village (5408 Sand Point Way).

Amy told the Laurelhurst Blog Staff at the time: "We started off as “China Village” and now we will continue our family business and passion as 'Uncle Lee’s'!"

Also demolished was the building where Benton Jewelers used to be, which was most recently a brokerage firm.

Before demolition, the landmark Benton clock, which since 1986 stood in front of the old Benton Jewelers location, was removed and put into storage at a cost of $30,000. The new clock location, at the corner was unanimously approved by the Landmarks Preservation Board in January at a Certification of Approval meeting.  The clock enclosure was powder coated and the restoration of mechanisms is underway.  

Also demolished was the building, in which for over four decades, Baskin-Robbins was located.  In September 2015 it was forced to close, even though the building was not demolished until 4 years later. 

The manager of Baskin-Robbins who owned that franchise for 15 years, told the Laurelhurst Blog Staff at the time that "unfortunately, we were unable to reach an agreement regarding a lease on the site with the Broderick Group, a real-estate brokerage company, so Baskin-Robbins is forced to close." 

He added that the new landlord "wanted to raise the rent by more than 50% with all costs included." 

Other buildings demolished housed well-know long-time businesses at one time or another, including Select Hair Salon which had rented their building for over 20 years and was originally located in the north side of the current Varlamos Pizzeria (3617 NE 45th Street) before it expanded.  

After demolition, the site appeared to be unmaintained for a number of months and began to be covered with graffiti and weeds.

The Laurelhurst Blog contacted Aegis and asked if mesh covering could be put on the fence surrounding the property since construction would not start immediately at such a well-travelled intersection and entry point into many neighborhoods.The site also consistently has graffiti , which the City requires to be covered within 10 days. 

Aegis installed a blue mesh cover on the the entire fence surrounding the construction site.  They also are  continually maintaining the vegetation on site, as well as keeping the site clear of trash and graffiti and ensuring the fence remains standing. 

Aegis had a contractor paint the adjacent wall, which is not their property, to match the adjoining business and are trying to keep it painted throughout the project. A project manager does regular site visits to ensure the site security and maintenance. 

Recently the project manager painted over the tagging on the adjacent wall and also has been replacing some of the mesh paneling and a sign on the fence that were tagged. 

The "Aegis Laurelhurst" website says:

Offering 111 stylishly designed assisted living apartments for seniors and 24 memory care apartments for your family member needing specially trained dementia care. Aegis at Laurelhurst is designed to be the center of social activities. With a large plaza at the main entry, families can play, connect, and relax. Don’t miss the top floor sky lounge with views of the UW campus, Lake Washington and the Seattle skyline.

Another retirement home, Empress Senior Living (4020 NE 55th Street), is currently under construction, on the former Hawthorne Hills Veterinary Hospital site, across from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 74 units with a restaurant at street level and parking for approximately 30 vehicles above and below grade.

Former Baskin-Robbins Demolished Today

Demolition has started on the upcoming Aegis Living Assisted Living triangular site at Five Corners, which will include 135 units in a six story building (55-70 feet) with 53 parking stalls and 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.

Today, former Baskin-Robbins building was demolished. The popular ice-cream store stood at that location for over four decades and was forced to close in September of 2015.

The manager of Baskin-Robbins who owns that franchise location told the Laurelhurst Blog Staff at the time that "unfortunately, we were unable to reach an agreement regarding a lease on the site with the Broderick Group, a real-estate brokerage company, so Baskin-Robbins is forced to close.

He said that the new landlord "wanted to raise the rent by more than 50% with all costs included." 

He added: 

I countered and it was not accepted.  But the more important issue is that they couldn't not give us the long term lease, so we couldn't accept their terms knowing that the minimum wage will rise along with franchise fee and everything else. They were very firm on not renewing us long term. And we couldn't decide to run for just an extra year only to be told to vacate, not to mention at a much higher rent, etc.

The franchisee and his family had owned the store for 15 years and the store has been at that location for 40 years.

The franchisee manager told the Laurelhurst Blog staff an interesting story of how his family came from Korea, saving up money to buy the store:

It was around December 1996 time when Seattle was experiencing one of the worst snow storms in its history when my family arrived at Sea Tac airport from Korea. I was only in 9th grade, and my parents gave up everything they had in Korea, promising career, friends, family, etc to bring my family over to America for the better future of their next generation. 

So my second chapter in life started in America and Baskin Robbins was there from the beginning. Thanks to my parents' sacrifice, I ended up going to MIT and my brother is now an oral surgeon trained in Ivy league school in New York. I've been always grateful for what this country provided for my family and what my parents did for us.  

So it's really sad that 40 years of history is now going to be gone along with 15 years of my family history at the site. Unfortunately, with the rising utility costs, payroll costs, rents, and everything else, it has become increasing more difficult each year to maintain the store.  

But we still wanted to continue operating as we have invested a lot of money into the store in the past decade+. But without a commitment from the landlord for the site, we can only do so much.  

The Baskin Robbins Store has been on the premise for over 40 years, and it's the oldest store in Washington state, and it's been with my family for over 15 years now, and we are extremely saddened by this event, and I would like to express my apologies for being unable to continue to serve the community.  

The store was my family's American dream, and it provided so many memories. It's quite sad to let it go like this.  

So with all this being said, we are closing on September 27 as the last day. And we will vacate by the end of the month.

The property then sat vacant for several years and had a couple of random stores which neighbors report never had any business and closed suddenly then sat vacant again for about another year.

Aegis will be demolishing all the buildings inside the fenced area which include 3200 and 3232 NE 45th Street and 3215 NE 45th Place. The demolition of the five buildings will take about one month. Recently a salvage/recyclable truck has been at the site removing items in each buildings, removing items to be diverted from landfills with separate waste streams by the demolition contractor.

Demolition trucks and equipment will stage on private property and traffic disruptions should be minimal. No lane obstructions are anticipated during demolition, however there will be some disconnects of existing utilities and installation of new upgraded utility infrastructure for the project and area that will occur in the right of way and are being scheduled around heavy traffic times and in some cases overnight. Flaggers will be present during construction phases that require lane obstruction. This will be intermittent throughout construction.

Last month, the landmark Benton clock was removed that stood in front of Benton Jewelers since 1986 which then became Edward Jones (3615 NE 45th Street) next to the location where China Village used to be, was recently taken down and put into storage. The cost to move and store the clock is $30,000. The new location will be approved by the Landmarks Preservation Board. Options include placing it on the corner of Ne Street and NE 45th Place, or in the large new courtyard which will face NE 45th Street.

Another retirement home, Empress Senior Living, has broken ground across at 4020 NE 55th Street, where the Hawthorne Hills Veterinary Hospital was currently located and since been demolished, across the street from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 74 units with a restaurant at street level and parking for approximately 30 vehicles above and below grade.

Aegis Construction Update Going In At Five Corners

Jennifer, Director of Marketing, with Aegis Living Assisted Living facility, recently provided another update on the upcoming demolition and construction of the facility which will include 135 units in a six story building (55-70 feet) with 53 parking stalls and 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.

The assemblage of parcels includes 3200 and 3232 NE 45th Street and 3215 NE 45th Place. There are two buildings, but three parcels. The 30’ city right of way between the curb and the property line will be landscape and enhanced for public use, including the little pedestrian bulb at the intersections of 45th and 45th. This Aegis Senior Community will be designed to either the City’s Living Building Challenge or Mandatory Housing Affordability standards.

Businesses that had to move out are: Baskin-Robbins, Diane’s Alterations, Lakeview Vision Clinic, Edward Jones, Farmers Insurance, Uncle Lee's (China Village), University Tutoring, Felipa’s Consignment and Rules Salon.

The billboard was removed in January.

Jennifer told the Laurelhurst Blog that demolition of the buildings above grade is proceeding this month.  The rest of the updates she previously provided remain the same - overall building construction still remains on hold and a re-evaluation of  the project start date sometime in late summer/early fall.  Currently the estimated opening date is Winter 2022.

The demolition of the five buildings will take about one month.  Recently a salvage/recyclable truck has been at the site removing items in each buildings, removing items to be diverted from landfills with separate waste streams by the demolition contractor.

The demo permits are: 3200 NE 45^th Street – #6645902, 3232 NE 45^th Street – #6645903 and 3215 NE 45^th Place – #6645904.  Jennifer said that all Tenants have vacated their spaces.  Demolition trucks and equipment will stage on private property and traffic disruptions should be minimal.

Last month, the landmark Benton clock was removed that stood in front of Benton Jewelers since 1986 which then became Edward Jones (3615 NE 45th Street) next to the location where China Village used to be, was recently taken down and put into storage. The cost to move and store the clock is $30,000.   

Jennifer told the Laurelhurst Blog:

The clock was removed over 3 days in late May by a professional clock restoration service, Tick Tock Tony.  The clock was not currently in working condition, although the good news is it has all of its parts.  The clock will be restored to working order and retrofitted with LED backlighting (it was not working when it was taken down), stored for the duration of construction, and replaced in a prominent position visible to the 5 corners intersection upon building opening, when building construction is complete.  

The new location will be approved by the Landmarks Preservation Board. Options include placing it on the corner of Ne Street and NE 45th Place, or in the large new courtyard which will face NE 45th Street. 

The street clock, associated with Benton Jeweler’s, originally stood at the first jeweler's locations on University Way from 1911 to 1986. It was then moved to its current location when Benton moved to that new location. Benton’s Jeweler’s closed in 2008 just short of their 100th anniversary. 

Aegis bought the clock from the Benton family. The clock is one of only nine street clocks left in the City of Seattle, and all are designated as City landmarks. At one time Seattle had over 50 such clocks.  

Prior to removing the clock, Aegis received approval from the Landmarks Preservation Board.  The clock was transported and will be stored by Artech, which is licensed and bonded to transport and store large art pieces and specialty objects.
Aegis also told the Laurelhurst Blog:

As part of the new building project, a community green space will be constructed along NE 45th Street. The existing street trees were unfortunately planted too close to the travel lanes, and they are of a variety that spreads horizontally causing conflicts with passing vehicles, thus those trees will need to be removed.  

The tree limbs of this particular species tend to grow “out” rather than “up.” Further, SDOT arborist noted that this particular species has not thrived along this corridor. New maple trees (approved by SDOT) will be installed in a larger landscape area placed further from the travel lane. The variety of maple will blend with the existing character but be a better fit for the local environment. We are also providing a larger planter area and will place the trees further from the curb. 

No lane obstructions are anticipated during demolition, however there will be some disconnects of existing utilities and installation of new upgraded utility infrastructure for the project and area that will occur in the right of way and are being scheduled around heavy traffic times and in some cases overnight. Flaggers will be present during construction phases that require lane obstruction. This will be intermittent throughout construction. 

The Laurelhurst Community Club (LCC) recently published this information in their newsletter:

Aegis Senior Living Project Ready to Go 

On December 26, 2019, the Seattle Department of Construction and Inspections issued a permit for demolition of the old “Baskin Robbins” triangular site at the five-corners intersection. Existing businesses were closed in 2019, and the old billboard was removed January 24. 

LCC supports the new facility as it will be close to neighborhood families as their physical and mental needs change over time. The facility will be six stories with 136 rooms and 63 underground parking spaces. 

Project construction and transportation circulation will be difficult in such a high-traffic intersection. When completed, the facility is estimated to generate 230 additional daily vehicle trips through this already busy area. The City allowed less setback than normal at the base of the 72-foot structure, which will obscure visibility for cars entering the five-way intersection. 

Because of erosion and drainage issues posed by the property’s steep slope, the City is requiring on-site structural engineer observations to ensure slope protection and structural integrity.The owners are required to pay into the MHA (Mandatory Housing Affordability) fund at a rate of $14.46 a square foot, which will used to build affordable housing units elsewhere.  

The Design Review process recommended, and the developers have included, a lounge view of the Burke Gilman Trail for residents and that open space frontage along NE 45th St. be an outdoor plaza for residents and families.With the recent removal of the billboard and permit in hand, site construction appears imminent.

 Another retirement home, Empress Senior Living, has broken ground across at 4020 NE 55th Street, where the Hawthorne Hills Veterinary Hospital was currently located and since been demolished, across the street from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 74 units with a restaurant at street level and parking for approximately 30 vehicles above and below grade.

Benton Clock being removed

Billboard Near Old Baskin-Robbins Removed Today

The large billboard at Five Corners, the busy intersection of Mary Gates Memorial Drive NE, NE 45th Street, NE 45th Place and Union Bay Place NE, was removed today, in preparation for the upcoming construction of Aegis Living's Memory Care Center.   

Several years ago, The Laurelhurst Community Club submitted a letter to the City requesting the billboard be removed, stating in part:

The billboard at this intersection contributes to driver distraction, even more so in recent years due to Code changes that authorize video components to signs and billboards.

Aside from driver distraction and the accompanying bicyclist and pedestrian safety issues, the billboard at Five Corners is unattractive and out of context.  An oversized billboard at this location gives the feeling that one is driving on SR 99.

When the Sand Point Naval Air Station was conveyed to the City of Seattle in 1997, the need for this section of NE 45th Street to be held as a state highway spur was eliminated.  It would be wonderful to now remove this vestige of state highway appearance and restore the aesthetic environment to one appropriate for an arterial that winds between residential neighborhoods. 

Over the years, the Laurelhurst Community Club Board of Trustees has heard from many neighbors complaining about the billboard at Five Corners for the reasons that we have cited. 

Aegis Living's Memory Care Center, will be a six story building (55-70 feet), containing 135 units with 53 parking stalls, and 2500 square feet of retail on the first floor, housing a salon and cafe, according to the design proposal submitted in July 2016.

Bryon Ziegler, Director of Development and Entitlements for Áegis Senior Communities, told the Blog Staff, that they are anticipating permits in late 2019 and the construction period is likely 20-24 months with the first resident move-in’s the fall of 2021. Aegis anticipates approximately 80% of the residents will come from the local neighborhoods. 

The new building will be on an assemblage of parcels includes 3200 and 3232 NE 45^th Street and 3215 NE 45^th Place. These are two buildings, but three parcels.  Most of the businesses on these parcels, Diane’s Alterations, Lakeview Vision Clinic, Edward Jones, Farmers Insurance, Uncle Lee’s, University Tutoring, Felipa’s Consignment and Rules Salon, have already moved to new locations.

Another retirement home is also under review for 4020 NE 55th Street, where the Hawthorne Hills Veterinary Hospital is currently located, across the street from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 73 units with 3,100 square feet of commercial space and parking for approximately 30 vehicles located below grade. The existing structure would be demolished. The architect has proposed 3 different alternatives which can be seen here.

Update On Proposed Aegis Living Retirement Home At Five Corners

The Laurelhurst Community Club (LCC) published comments in its recent newsletter, on the proposed Aegis Living, an assisted living and memory care provider, which would be built at "Five Corners, where the former Baskin Robbins site, which closed September 2015 was located.

Two permits (3025007, 3025056) have been submitted.  The demolition permit includes "two existing one level buildings" the building to the north of Baskin-Robbins up to Bakker Dry Cleaning. The addresses are 3200-3212 NE 45th Street and 3201-3209 NE 45th Place.  

The new facility would have 116 units and would be five levels over a parking garage with 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.

Bryon Ziegler, Director of Development and Entitlements for Áegis Senior Communities, told the Blog Staff last March, that "other possibilities include an ice cream bar, community room, outdoor plaza and salon."

Bryon said that they are anticipating permits in late 2019 and the construction period is likely 20-24 months with the first resident move-in’s the fall of 2021. Aegis anticipates approximately 80% of the residents will come from the local neighborhoods.

The assemblage of parcels includes 3200 and 3232 NE 45^th Street and 3215 NE 45^th Place. There are two buildings, but three parcels.  The existing large billboard will be eliminated and the historic clock, below the billboard, will remain. 

Bryon said that the businesses currently in the buildings that will be demolished will have all their leases honored, until they end in 2019.   These businesses included  Diane’s Alterations, Lakeview Vision Clinic, Edward Jones, Farmers Insurance, Uncle Lee’s, University Tutoring, Felipa’s Consignment and Rules Salon. 

Here are LCC comments:

LCC Comments on Aegis Design Plan

LCC wrote to Seattle’s Department of Construction and Inspections in support of the proposed Aegis senior care facility at Five Corners and  its local approach to senior living.  

LCC offered comments on the architectural style and building design, massing and scale to adjacent structures, and zoning. LCC has appreciated Aegis’s outreach process for involving the neighborhood in the design process.  

Aegis’s large assisted living and memory care facility site is the triangular lot at the Five Corners intersection of NE 45th Street and NE 45th Place. The location of this facility is at the gateway to residential communities, and its look and size will have direct impacts on the neighborhood.  

The tentatively approved concept is Massing Concept Option #3, which features a garden patio cut out along NE 45th Street and a memory garden at the back of the building along the Burke Gilman Trail. The proposed architectural character for this site borrows features from the historic Tudor and Craftsman styles found in adjacent Bryant and Laurelhurst neighborhoods.  

LCC very much supports this design effort from Aegis as their building will be a prominent structure with significant visual impact. The facades and materials and overall style appear very compatible with the quality of its surrounding architecture.  

Despite the codes’ allowance for the averaging of the buildable heights within a sloped lot, the 72-foot height requested in the plans starts straight up from the pedestrian level intersection and is out of scale to surrounding small businesses and nearby single-family residences.  

The requested building height also will block view lines of Mt. Rainier for some adjacent residents from the north and east, as well as create more shading along the Burke-Gilman Trail. LCC recommends that the building be lowered by at least 12 to 15 feet. LCC is supportive of Aegis’ re-configuration of the new crosswalk and improved public safety; however, LCC recommends retaining a 30-foot setback for the project, not the 21-foot requested setback. The loss of site lines due to a shallower setback could be detrimental at this dangerous intersection.  

The garden patio feature for pedestrians with access to the cafe is welcoming landscape along NE 45th Street. LCC would like to see a roof-top garden feature incorporated in the design. This outdoor space with views of Mt. Rainier could be used for activities by patients, families, and Aegis staff. While LCC supports this project, it requests that the issues outlined be addressed further and resolved in the design approval process before approval for construction.  

For more information go here.
.

Another retirement home is also under review for 4020 NE 55th Street, where the Hawthorne Hills Veterinary Hospital is currently located, across the street from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 74 units with 3,100 square feet of commercial space and parking for approximately 28 vehicles located below grade. The existing structure would be demolished.  The architect has proposed 3 different alternatives which can be seen here.

Tonight Public Invited To Aegis Assisted Living/Memory Care Early Design Guidance Meeting

The public is invited tonight at 6:30pm to the  Aegis Assisted Living/Memory Care Early Design Guidance Meeting held by the City's Northeast Design Review Board. The meeting will be held in Room 202 at the Good Shepherd Center (4649 Sunnyside Avenue North.)

Aegis is to be located at 3200 NE 45th Street, at Five Corners, where Baskin Robbins previously was located. 

Project # 3025056, proposes a six-story assisted living building with street level retail, parking for 65 vehicles below grade. 

The Laurelhurst Community Club reported that at the first EDG (Early Design Guidance) meeting, the Board asked Aegis to return after further exploring the potential for visual connection to the Burke Gilman Trail and its residents, as well as further refine the open space area in front of the building to make it more level along the street frontage, which will be addressed at tonight's meeting. 

Three "massing concepts" in the design proposal were submitted and the third one has been "tentatively approved at EDG" (shown above). It provides less light for north facing memory care center, but provides south facing open space along NE 45th Street, a terrace adjacent to the Burke-Gilman trail, "breaks up the bulky facade along NE 45th Street" and provides corner/commercial retail frontage.

Here is information LCC recently published:

Update on Aegis Five Corners Plans

Aegis Senior Communities recently presented preliminary plans to build out a large assisted living and memory care facility at the triangular lot at the five corners intersection of NE 45th Street and NE 45th Place.

Because the location of the project will have direct impacts on the neighborhood, LCC has requested it be an official party of record in the permitting process for Seattle Department of Construction and Inspections (SDCI) and transportation planning impacts with SDOT. 

Bryon Ziegler, Aegis Director of Development and Entitlements, recently reported that, in response to LCC’s earlier requests, they have refined their design to connect better visually with the Burke-Gilman Trail and to level the open space plaza area at the street frontage. The group showed plans and revised concepts for the architectural character during LCC’s October 9 meeting. 

Ziegler also said they have leased the former Baskin Robbins store to a medical supply company for about 18 months prior to construction of their new facility. An occupied space will help deter problem graffiti, which they have been cleaning up regularly.  

Aegis also contacted the Benton family, owners of the historic clock on site, and agreed to a purchase price. Ziegler writes, “Our intent is to purchase the clock, remove it from site during construction and have it professionally refurbished, then place it back in a more appropriate location in the new open space plaza.” 

LCC supports the addition of a senior care facility in Northeast Seattle and submitted comments to SDCI on the proposed build out of the structure , driveway, and gardens. 

LCC is very supportive of the second massing alternative as it offers a good pedestrian experience and appears to be more of a “gateway” building at the Five Corners location, making it a more significant entrance to the Bryant and Laurelhurst neighborhoods. The building tucks into the hillside and creates a multi-level structure, which is much more interesting than a box shape.  

The distinct indentation of the residents’ garden along NE 45 Street offers a park like setting to pedestrians and nearby residents looking south and west. The larger, south-facing plaza and gardens offer longer exposure to much needed natural sunlight for its residents. The garden edge on the northern part of the parcel would provide an improved, tree-lined experience along the Burke-Gilman Trail for that short segment. 

Aegis should consider the opportunity to utilize its rooftop for a residents’ community garden or an additional garden that gives residents a safe space away from the pollution and noise of the street traffic. A green roof could soften the harsh visual impact of such a massive industrial rooftop at this five-way focal-point intersection. Its rooftop location might benefit from the installation of discreet solar panels to generate alternative energy as well. 

The preliminary architectural design for this Aegislocation appears to borrow features from both the historic Tudor and Craftsman styles found in the adjacent Bryant and Laurelhurst neighborhoods. LCC strongly encourages quality and compatibility with the neighborhood in determining the overarching style of the new facility. LCC requests that SDCI require samples of proposed building materials and a more fully developed design from Aegis Senior Communities LLC before permit approval. This would include exterior facades, window types, paint colors, and lighting as key design components. 

Because senior living facilities are very labor intensive, underground parking shown in all of the alternatives is essential. The underground parking places shown in the alternatives look impossible to use, however. They appear to offer little or no room to back up or exit. It may not be possible to park as many cars as shown within the footprint on the drawings. LCC requests a more detailed drawing of the parking stalls and circulation be submitted to SDCI and SDOT before their permit approval. 

The Five Corners intersection is one of the busiest in Seattle, and the busiest in Northeast Seattle. When the red-light cameras were operative at that intersection for several years, the City of Seattle reported that it had the highest number of infractions recorded and fined. Therefore, it is critical that the driveway proposed along NE 45th Place is far enough away from that intersection to avoid backups and potential collisions.  

In addition, trees and vegetation along both NE 45th Street and NE 45th Place should be set back or low enough to maintain safe sight lines for oncoming traffic and pedestrian crossings. There is a proposed island which may (or may not) be useful, but open sight lines are very important. 

Aegis together with the Bryant and Laurelhurst neighborhoods could lobby the State Legislature to amend the four-corner maximum statute on red light cameras to include five-ways. This would help prevent the rampant red-light running, avoid collisions, and protect pedestrians as well as occupants of other vehicles in the intersection. 

LCC is supportive of this type of facility, and wants to contribute as a party of record to make it a good fit and a successful addition to the neighborhood. 

Permits (3025007, 3025056) have been submitted to the City's SDCI (Seattle Department of Construction and Inspections).  The demolition permit includes "two existing one level buildings" the building to the north of Baskin-Robbins up to Bakker Dry Cleaning. The addresses are 3200-3212 NE 45th Street and 3201-3209 NE 45th Place. 

The new facility would have 116 units and would be five levels over a parking garage with 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.

The new facility would have 116 units and would be five levels over a parking garage with 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.

Bryon Ziegler, Director of Development and Entitlements for Áegis Senior Communities, told the Laurelhurst Blog Staff in March, that "other possibilities include an ice cream bar, community room, outdoor plaza and salon."

Bryon said that they are anticipating permits in late 2019 and the construction period is likely 20-24 months with the first resident move-in’s the fall of 2021. Aegis anticipates approximately 80% of the residents will come from the local neighborhoods.

Bryon told the Laurelhurst Blog staff that the new site is somewhat confusing saying: 

The assemblage of parcels includes 3200 and 3232 NE 45^th Street and 3215 NE 45^th Place. There are two buildings, but three parcels.  

There is also a billboard that will be eliminated. The historic clock will remain. 

The 30’ city right of way between the curb and the property line will be landscape and enhanced for public use, including the little pedestrian bulb at the intersections of 45^th and 45^th. This Aegis Senior Community will be designed to either the City’s Living Building Challenge or Mandatory Housing Affordability standards.

He said that the businesses currently in the buildings that will be demolished will have all their leases honored, until they end in 2019.   These businesses included  Diane’s Alterations, Lakeview Vision Clinic, Edward Jones, Farmers Insurance, Uncle Lee’s, University Tutoring, Felipa’s Consignment and Rules Salon. 

The café at Aegis, would be open to the public and would be the Queen Bee Café, a non profit business. Others are currently located at the Madison and Queen Anne Aegis facilities and specialize in traditional English crumpets.

Bryon said that Aegis has engaged Transpo traffic engineers to conduct a traffic study of the very busy Five Corners area where the facility will be located.

 

For more information about the project, go to the City permits website and reference permits 3025007, 3025056, 6520824, 6537047, 3025007, 6552104, 3025056, 6557274, 6082637.

 

Another retirement home is also under review for 4020 NE 55th Street, where the Hawthorne Hills Veterinary Hospital is currently located, across the street from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 74 units with 3,100 square feet of commercial space and parking for approximately 28 vehicles located below grade. The existing structure would be demolished.  The architect has proposed 3 different alternatives which can be seen here.

Update on Aegis Memory Care Center Proposal And Historic Benton Clock To Be Refurbished



Laurelhurst Community Club (LCC) published an update in their recent newsletter, on the proposal for Aegis Assisted Living/Memory Care at Five Corners, where the former Baskin Robbins site, which closed September 2015 was located saying:

Update on Aegis Five Corners Plans

Aegis Senior Communities recently presented preliminary plans to build out a large assisted living and memory care facility at the triangular lot at the five corners intersection of NE 45th Street and NE 45th Place.

Because the location of the project will have direct impacts on the neighborhood, LCC has requested it be an official party of record in the permitting process for Seattle Department of Construction and Inspections (SDCI) and transportation planning impacts with SDOT. 

Bryon Ziegler, Aegis Director of Development and Entitlements, recently reported that, in response to LCC’s earlier requests, they have refined their design to connect better visually with the Burke-Gilman Trail and to level the open space plaza area at the street frontage. The group showed plans and revised concepts for the architectural character during LCC’s October 9 meeting. 

Ziegler also said they have leased the former Baskin Robbins store to a medical supply company for about 18 months prior to construction of their new facility. An occupied space will help deter problem graffiti, which they have been cleaning up regularly.  

Aegis also contacted the Benton family, owners of the historic clock on site, and agreed to a purchase price. Ziegler writes, “Our intent is to purchase the clock, remove it from site during construction and have it professionally refurbished, then place it back in a more appropriate location in the new open space plaza.” 

LCC supports the addition of a senior care facility in Northeast Seattle and submitted comments to SDCI on the proposed build out of the structure , driveway, and gardens. 

LCC is very supportive of the second massing alternative as it offers a good pedestrian experience and appears to be more of a “gateway” building at the Five Corners location, making it a more significant entrance to the Bryant and Laurelhurst neighborhoods. The building tucks into the hillside and creates a multi-level structure, which is much more interesting than a box shape.  

The distinct indentation of the residents’ garden along NE 45 Street offers a park like setting to pedestrians and nearby residents looking south and west. The larger, south-facing plaza and gardens offer longer exposure to much needed natural sunlight for its residents. The garden edge on the northern part of the parcel would provide an improved, tree-lined experience along the Burke-Gilman Trail for that short segment. 

Aegis should consider the opportunity to utilize its rooftop for a residents’ community garden or an additional garden that gives residents a safe space away from the pollution and noise of the street traffic. A green roof could soften the harsh visual impact of such a massive industrial rooftop at this five-way focal-point intersection. Its rooftop location might benefit from the installation of discreet solar panels to generate alternative energy as well. 

The preliminary architectural design for this Aegis location appears to borrow features from both the historic Tudor and Craftsman styles found in the adjacent Bryant and Laurelhurst neighborhoods. LCC strongly encourages quality and compatibility with the neighborhood in determining the overarching style of the new facility. LCC requests that SDCI require samples of proposed building materials and a more fully developed design from Aegis Senior Communities LLC before permit approval. This would include exterior facades, window types, paint colors, and lighting as key design components. 

Because senior living facilities are very labor intensive, underground parking shown in all of the alternatives is essential. The underground parking places shown in the alternatives look impossible to use, however. They appear to offer little or no room to back up or exit. It may not be possible to park as many cars as shown within the footprint on the drawings. LCC requests a more detailed drawing of the parking stalls and circulation be submitted to SDCI and SDOT before their permit approval. 

The Five Corners intersection is one of the busiest in Seattle, and the busiest in Northeast Seattle. When the red-light cameras were operative at that intersection for several years, the City of Seattle reported that it had the highest number of infractions recorded and fined. Therefore, it is critical that the driveway proposed along NE 45th Place is far enough away from that intersection to avoid backups and potential collisions.  

In addition, trees and vegetation along both NE 45th Street and NE 45th Place should be set back or low enough to maintain safe sight lines for oncoming traffic and pedestrian crossings. There is a proposed island which may (or may not) be useful, but open sight lines are very important. 

Aegis together with the Bryant and Laurelhurst neighborhoods could lobby the State Legislature to amend the four-corner maximum statute on red light cameras to include five-ways. This would help prevent the rampant red-light running, avoid collisions, and protect pedestrians as well as occupants of other vehicles in the intersection. 

LCC is supportive of this type of facility, and wants to contribute as a party of record to make it a good fit and a successful addition to the neighborhood. 

Permits (3025007, 3025056) have been submitted to the City's SDCI (Seattle Department of Construction and Inspections).  The demolition permit includes "two existing one level buildings" the building to the north of Baskin-Robbins up to Bakker Dry Cleaning. The addresses are 3200-3212 NE 45th Street and 3201-3209 NE 45th Place.  

The new facility would have 116 units and would be five levels over a parking garage with 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.


The new facility would have 116 units and would be five levels over a parking garage with 2500 square feet of retail on the first floor which would house a salon and cafe, according to the design proposal submitted in July 2016.

Bryon Ziegler, Director of Development and Entitlements for Áegis Senior Communities, told the Laurelhurst Blog Staff in March, that "other possibilities include an ice cream bar, community room, outdoor plaza and salon."

Bryon said that they are anticipating permits in late 2019 and the construction period is likely 20-24 months with the first resident move-in’s the fall of 2021. Aegis anticipates approximately 80% of the residents will come from the local neighborhoods.

Bryon told the Laurelhurst Blog staff that the new site is somewhat confusing saying: 

The assemblage of parcels includes 3200 and 3232 NE 45^th Street and 3215 NE 45^th Place. There are two buildings, but three parcels.  

There is also a billboard that will be eliminated. The historic clock will remain. 

The 30’ city right of way between the curb and the property line will be landscape and enhanced for public use, including the little pedestrian bulb at the intersections of 45^th and 45^th. This Aegis Senior Community will be designed to either the City’s Living Building Challenge or Mandatory Housing Affordability standards.

He said that the businesses currently in the buildings that will be demolished will have all their leases honored, until they end in 2019.   These businesses included  Diane’s Alterations, Lakeview Vision Clinic, Edward Jones, Farmers Insurance, Uncle Lee’s, University Tutoring, Felipa’s Consignment and Rules Salon. 

The café at Aegis, would be open to the public and would be the Queen Bee Café, a non profit business. Others are currently located at the Madison and Queen Anne Aegis facilities and specialize in traditional English crumpets.

 

 

Bryon said that Aegis has engaged Transpo traffic engineers to conduct a traffic study of the very busy Five Corners area where the facility will be located.

 

 

For more information about the project, go to the City permits website and reference permits 3025007, 3025056, 6520824, 6537047, 3025007, 6552104, 3025056, 6557274, 6082637.

 

Another retirement home is also under review for 4020 NE 55th Street, where the Hawthorne Hills Veterinary Hospital is currently located, across the street from Metropolitan Market. The proposal, Permit #3025827, includes 3 stories of approximately 74 units with 3,100 square feet of commercial space and parking for approximately 28 vehicles located below grade. The existing structure would be demolished.  The architect has proposed 3 different alternatives which can be seen here.

  

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