The deadline for public comment for the Talaris Redevelopment Scoping /EIS is on Thursday at 4:45pm.
Send your comments to prc@seattle.gov and include project #3030811-LU and your address in the comment letter for future notices.
Talaris Redevelopment Scoping /EIS Up Next
In March 2020, permit application #3030811-LU was posted for public comment ,and many of you and other interested members of the public submitted over 70 comment letters to the Seattle Department of Construction and Inspection (SDCI).
As part of examining the appropriateness and viability of this proposal, the SDCI has issued a Determination of Significance. This requires a SEPA review – an Environmental Impact Statement (EIS).
The applicant is required to prepare a thorough analysis of three options:
- Leave property as is. No development.
- The proposed plan with the 67 parcels: 62 single-family homes, seven tracts, two historic buildings demolished, altering the landscape, restoring the wetland, and changing the use of several buildings.
- A third plan that includes at least one meaningful preservation option that retains the seven buildings and much of the landscape, which would have significantly fewer adverse impacts on the site
Scoping determines what will be included in the EIS. Examples might include:
- the preservation impacts on the buildings and landscaping
- transportation impacts (how many more trips will be generated) and lack of Metro transit, the nearby intersection capacities
- the soils and critical slope regarding potential slides and erosion,
- construction impact, including habitat disturbances and displacement, tree canopy reduction
- nearby public school capacity,
- changing uses that may not be compatible with surrounding homes.
Note that this site has underlying zoning of single-family homes on a 5,000 foot lot or use as an Institute for Advance Studies (as it is today).
In May, LCC published this information in their newsletter:
:
Talaris Redevelopment Still in Play
The Talaris property is once again under review of the Seattle Department of Constructions & Inspections (SDCI) under project #3030811-LU. This proposal is for 67 new single-family homes and seven separate land tracts; however, now the applicant is the Pistol Creek group from Bellevue, not Quadrant Homes.
Many neighbors sent in comments about the project, which has not yet been approved by the Seattle Landmark Preservation Board (SLPB) nor SDCI. LCC and its consultants have expressed concern to the City about the process of submitting a project for Master Use Plan permitting approval without the prior approval of the Seattle Landmark Preservation Board. SDCI reviews cover many aspects to determine impacts on zoning, transportation, wetlands, drainage, steep slope erosion, biological/wildlife, cultural resources, landmark status, and more. Major projects with such proposed drastic site changes trigger a SEPA (State Environmental Protection Act) review and, most often, an EIS (Environmental Impact Study). These tools systematically identify the impacts and require alternatives and mitigation options to be included as prescribed by local, state and federal regulations.
LCC and other entities have expressed concerns to the City about the recent process being “out of order,” arguing that SLPB should have vetted the plans before they were submitted to the SDCI, Notable historic preservation organizations, including LCC’s preservation consultant, delineated the conflict the proposed intense development had with the Department of Interiors’ National Standards for Historic Preservation, which the City of Seattle has adopted. It would be a more efficient use of City resources to have the plans approved or altered by SLPB and then proceed through the complex SDCI permitting process.
SLPB has not yet set a date to evaluate Pistol Creek’s plans. In the meantime, SDCI is allowing the developer to push the plans along in their system under the pretense of its SLPB approval. This could just be an attempt to establish a false valuation for the owner for a project that may never achieve approval.
LCC, the Seattle Audubon, and many tree advocate professionals also submitted comments objecting to the proposed drastic plans to remove 271 of the 455 healthy trees on the site in order to construct 67 new home sites. Of most concern the plan removes 289 trees that are “exceptional” or part of an exceptional grove. According to the developer’s arborist report, only 79 of the exceptional trees would be retained (27 percent). Unlike rebuilding a demolished structure, mature and exceptional trees take 40+ years to replace their functions, including cleansing pollutants from the air, preventing soil erosion, and providing appropriate habitat for urban wildlife.
The severe tree removal would also cause an increase in land temperatures due to lack of shading as recently evidenced in Seward Park. The City of Seattle has stated its explicit goal to increase its tree canopy to 30 percent. Allowing such massive tree removal on a landmarked landscape is cannot be mitigated and would change the ecosystem of the entire neighborhood, as well as undermine the City’s tree canopy and Climate Change goals. Since the project is not approved yet by the City, there is a always a possibility of an alternative site plan that would be compatible with the landmark preservation national standards.
The owner is entitled to a reasonable return on investment, and any plan will have to meet that criteria as well. LCC continues to work cooperatively on any viable option, from any entity. Please contact us (with your millions) to discuss a connection to the owner.
LCC told the Laurelhurst Blog that Bruce McCaw's company, Pistol Creek, managed by Greg Vik, the President, is using the original Quadrant team of consultants to move the project forward.
LCC added:
The Pistol Creek people are not developers who build these suburban type home subdivisions. Thus, it would appear that Pistol Creek, is going through the City of Seattle's SDCI process to achieve approval for its plans. If that would occur, then it likely (not certain) it would be re-sold to another home builder/development operator.
It is not known if, and who, that entity would be, but the entitlement approvals from the City of Seattle would allow the property to be flipped again.
The important issue is that moving these plans through the SDCI system without FIRST being approved by the Seattle Landmark Preservation Board, is "out of order". and creating a false economic value for something that may never be able to be compatible with its landmark status. It is utilizing taxpayers' scarce resources at SDCI on something that may never be approved. The City would be more efficient to require and receive the SLPB approval, then submit an acceptable plan to SDCI for any approval and issuing a MUP (Master Use Plan).
A neighbor recently contacted the Landmarks Preservation Board about how the landmarked buildings can be demolished, saying "I thought that’s why there are landmarked so that they are preserved. I understand the change of use on 5 of them but how can they be demolished? Please explain. This does not seem proper. "
The Land Use Planning Supervisor responded to the neighbor saying:
The site, built in 1967, was originally owned by Battelle Memorial Institute. In 1997 Era Care Communities purchased the property for $6,125,000 and it was developed into Talaris Institute which focused on infant and early learning research of the brain. In 2000, Bruce Mc Caw under the name 4000 Property LLC of Bellevue, purchased the property for $15,630,000. The county has assessed the property at $14 million and sold in 2000 for $15.6 million.
The property, when sold several decades ago, included an underlying Settlement Agreement in which Battelle Neighbors and the Laurelhurst Community Club (LCC) are partnered together with the land owners of the parcel. The Settlement Agreement specifically states that major institutions can't operate within this property (no hospitals, colleges, etc). And the Settlement Agreement has specific restrictions attached which specifies the use of the property to protect the quality of life in the adjacent neighborhood.
For decades, neighbors were free to stroll the grounds, until 2013, when Talaris suddenly put up "No Trespassing" signs and installed a four feet chain link fencing in 2013, as well putting up a main driveway barricade, fence on northwest side and a surveillance camera.
Yes, there is landmark protection on the site. The applicant has applied for a Certificate of Approval from the Landmarks Board (administered by the Department of Neighborhoods - DON) to demolish some of the structures as part of their bigger project. Evidently, the Certificate of Approval can be approved for demolition in certain circumstances but DON would need to provide any further information about that.
SDCI is reviewing the development proposal and is generally not allowed to issue a demolition permit for a landmarked structure unless the Certificate of Approval is granted. This is a complex project with many regulatory issues for the applicant to resolve.
The property was designated with landmark status in November 2013, which dictates that specific controls define certain features of the landmark to be preserved and a Certificate of Approval process is needed for changes to those features. Some incentives and controls included in the City's ruling are zoning variances, building code exceptions, and financial incentives, which are protected, as stated on the City's Landmark and Designation website.As part of the review by SDCI, we ask for comments about anticipated impacts of the proposal. You can also comment on whether the proposal meets the criteria of approval for the decisions that need to be made by SDCI. If an appeal of an SDCI decision is received, the final decision, along with the decision on the actual full subdivision, will be made by the City Hearing Examiner. Quite a bit of review still needs to be completed prior to any decisions being made.
The site, built in 1967, was originally owned by Battelle Memorial Institute. In 1997 Era Care Communities purchased the property for $6,125,000 and it was developed into Talaris Institute which focused on infant and early learning research of the brain. In 2000, Bruce Mc Caw under the name 4000 Property LLC of Bellevue, purchased the property for $15,630,000. The county has assessed the property at $14 million and sold in 2000 for $15.6 million.
The property, when sold several decades ago, included an underlying Settlement Agreement in which Battelle Neighbors and the Laurelhurst Community Club (LCC) are partnered together with the land owners of the parcel. The Settlement Agreement specifically states that major institutions can't operate within this property (no hospitals, colleges, etc). And the Settlement Agreement has specific restrictions attached which specifies the use of the property to protect the quality of life in the adjacent neighborhood.
For decades, neighbors were free to stroll the grounds, until 2013, when Talaris suddenly put up "No Trespassing" signs and installed a four feet chain link fencing in 2013, as well putting up a main driveway barricade, fence on northwest side and a surveillance camera.
Neighbors were no longer allowed to use the large grassy meadow area where generations of kids practiced soccer and the past few years the grounds facing NE 41st Street are often neglected and grass not consistently mowed.
The Laurelhurst Community Club, has been involved with the site for over 30 years, working to ensure the property is well integrated with the neighborhood by closely monitoring proposed development. LCC has also worked with current owners in lobbying for better property maintenance.
The Laurelhurst Blog has posted about the owners of Talaris violating the landmarks agreement with the City, by installing a chain link fence last month at the 7.8 acre Talaris campus (4000 NE 41st Street).
The Laurelhurst Blog has posted about the owners of Talaris violating the landmarks agreement with the City, by installing a chain link fence last month at the 7.8 acre Talaris campus (4000 NE 41st Street).
Shortly after, the Landmarks Preservation Board listed on their meeting agenda for Talaris: "proposed perimeter fencing- retroactive."
The Laurelhurst Blog contacted the Landmarks Preservation coordinator about this agenda item and they said:
The owner’s representative attended the meeting on December 13. They were asked by Board members to look at a more comprehensive security plan for the campus, in addition to, or in lieu of the new 6’ fence.
To be responsive to this request, the owner requested to table the item, so it was not considered by the Landmarks Board at their meeting on December 18th.
When work is done without approval we assess the situation and attempt to remedy the issue. In this case, we’ve asked the applicant to seek approval, so they have started that process.
The code does not address numbers of retroactive applications. I cannot speculate on the property owner’s motivations.
We are enforcing the code by requiring the property owner to acquire a Certificate of Approval from the Landmarks Board. Had the owner not started the application process they would have received a Notice of Violation from Seattle Department of Construction and Inspections.
Neighbors are wondering why there needs to be two fences. One neighbor said "Talaris acts like neighbors are criminals and had to install two fences around the property in addition to the already existing fence. We have never seen such a thing."
On September 2nd, Talaris attended the Landmarks Preservation Board meeting and the agenda item said: "Proposed perimeter fencing; retroactive" with these Application materials/presentation package.
And in April 2016, Talaris again cut down trees without proper approval from the City Landmarks Board and after the trees were cut down, then requested a retroactive Certificate of Approval from the City.
The once beautiful campus is now covered in overgrown weeds, enormous blackberry bushes, trees fallen across once were roads around the campus, most of the buildings in disrepair, the beautiful pond is filled with brown water and the grass on the entire campus is overgrown and very tall.
Recently, Historic Seattle published this information on their website:
Opportunity for Public Engagement for Landmarked Battelle/Talaris Site
Over the years, we've shared news and updates on plans for the Battelle/Talaris property in Laurelhurst. This 18-acre modernist Seattle Landmark comprises of a significant designed landscape (Rich Haag & Associates) and multiple buildings (NBBJ Architects) that were originally built for Battelle Research. In more recent times, Talaris Conference Center operated from the campus. The buildings and site have been vacant since late 2019. Historic Seattle worked closely with the Friends of Battelle/Talaris to successfully nominate the property as a Landmark back in 2013. The Laurelhurst Community Club has been instrumental in advocating for the property's protection for decades. Various redevelopment plans have been proposed to the Landmarks Preservation Board, but none have moved forward. Historic Seattle has been communicating with ownership to discuss a pro-preservation alternative for the property.
A current land use application for the property has triggered the environmental review process. In response to the application, the Seattle Department of Construction and Inspections (SDCI) has issued a SEPA (State Environmental Policy Act) Determination of Significance for the proposed project and is seeking comments on the scope of the Environmental Impact Statement (EIS). This is an opportunity for the public to comment on what the EIS should cover. SDCI has identified historic preservation as an important area of significant adverse impact. We agree.
The proposal calls for the subdivision of the site into "67 parcels and 7 tracts of land, construction of 62 houses and change of use of five existing landmark structures to 3 single family residences, 29,000 sq. ft. of office and 3,200 sq. ft. of restaurant on a landmarked site (Battelle Research/Talaris Conference Center). Project includes demolition of 2 structures and a shed, alteration of landscape features, and restoration of a wetland all on a landmarked site."
Historic Seattle will be submitting comments and encourages you to do so as well. The message to convey to SDCI is that the buildings, landscape, and entire site are significant. The proposed land use action will destroy much of the landscape and two buildings. The EIS must include at least one meaningful preservation alternative or option that would have significantly less adverse impact on the site. Historic Seattle is inquiring whether this deadline can be extended.
Details on the proposed land use action, EIS scoping, and public meeting may be found in this notice issued by SDCI.
|
No comments:
Post a Comment