Wednesday Important Hospital Development Meeting To Impact North Laurelhurst and Ongoing Inaccuracies With Hospital's MIMP Report

 

On Wednesday, the 22nd, from 6-8pm, the community is invited to attend the 27th meeting in the series of Children Hospital Meetings with the SAC (Standing Advisory Committee) to hear about specific plans for the next phase of development, "Copper Project" - a surgery pavilion and parking garage at the north end of Laurelhurst, in the area of 45th Avenue NE and NE 50th Streets.

The two new proposed 37 foot tall buildings, connected by a bridge span, will be viewable by those living in that area, according to images prepared by the Hospital's contracted design firm. Parking for 1,138 vehicles is also proposed.

The buildings and a new road will be situated close to the perimeter of the Hospital and residential boundaries. As neighbors have expressed in over 100 pages of comments submitted to the City, there will be significant  and permanent impacts affecting the livability of the neighborhood.

The public is invited to give comments at 6:50pm on Wednesday. Sign-up here up until 2 hours before the start of the meeting.  Written comments can be submitted anytime, but in ample time to give the SAC adequate time to review. Send comments to nelson.pesigan@seattle.gov.

Here are the meeting materials:

• WebEx Meeting Link.  Dial-in/Access Code: 408-418-9388 / 2496 477 2633
• Here is where public comments are posted
• Here is the 2020 Annual Report
• MUP Public Comment (submitted 2/2/21 according to DON (Dept of Neighborhoods)
• SAC Meeting Notice/Agenda
• Seattle Children's Annual Report Presentation

Here is the agenda:

• Welcome /Introductions of SAC members 
• Committee Update/ 
• 2020 Annual Report Presentation
• 6:50 - Public Comment 
• Committee Deliberation 
• Adjournment and scheduling of next meeting 

DON (Department of Neighborhoods) was accepting applications through August for new members to fill open positions on the Committee which  is composed of 15 representatives, and  alternates, including a non-management representative from Seattle Children’s Hospital. (See below for duties and membership rules.)

A full SAC committee is comprised of 15 regular members from across various neighborhoods and 4 alternates (SAC bylaws, Article II, Section 1)

Nelson said that alternates may participate in meetings and may vote in the absence of a voting member (SAC Bylaws, Article II, Section 1 and Article IV, Section 7). Alternate members can choose to remain as alternates).

According to Nelson Pesigan, Administrative Staff Analyst with Major Institutions & Schools Program for DON, there are currently 11 regular members and 1 alternate member.

There are 4 open positions of which applications were taken from residents residing in Laurelhurst, Montlake, and Ravenna/Bryant, 

"The SAC By-laws do not indicate membership percentage requirements by neighborhood," Nelson told the Laurelhurst Blog.

He added that according to the (SAC bylaws Article IV, Section 3) upon resignation or removal of a member, replacements will be appointed from the list of alternate members that has been established.

A Laurelhurst resident, also serving as Chairperson, recently stepped down. Nelson said that 

"Committee members can submit nominations and vote for a new chair at the meeting. Since the chairperson is vacant, Karen Wolf is acting as the chairperson on an interim basis." (SAC bylaws, Article III, Sections 2 and 3)

He added that "the vacant position is for the chairperson. Committee members can choose and decide to vote for a chairperson."

For tonight' meeting Nelson said that 10 SAC members accepted the meeting. The quorum is 7. 

The Children's Hospital SAC meeting that was supposed to take place on July 13th was  postponed, as was the December 2020 one, for similar reasons.. 

The meeting reportedly ran into several difficulties and a motion was made to stop the meeting immediately. First, the City's Department of Neighborhoods did not send out the presentation slide deck until the morning of the meeting, giving SAC members very little time to review the slides to be prepared for the meeting. The general timeframe is supposed to be at least one week.

Second, SAC members communicated that the 2020 MIMP Annual Report had many inconsistencies and inaccuracies and it was requested that they be corrected for the next meeting.

However, it has been reported that many of the inconsistencies have still not been corrected in the MIMP report, for the Wednesday meeting. 

Nelson told the Laurelhurst Blog "The Annual Report that is posted is the document that DON received from Children’s on 2/2/2021."

It is also a concern that the slide show presentation and MIMP report will not match and the MIMP is what is on file for the public to view. 

Neighbors have communicated that it is mandatory that the Hospital prove that the MIMP Report has been amended so that it is consistent with the slides.

The SAC expressed in prior meetings that it cannot accurately review the ongoing progress made in meeting the conditions of the Master Plan and approving it if the 2020 MIMP Report is inaccurate and the Hospital falsely claiming that they have met the Conditions.  

Reported inaccuracies of 2020 MIMP:

• Condition 15 not met as stated: “Children’s Complied with [City Council Condition 15].” (2020 MIMP Report, paragraph 15, PDF page 13):

Children’s shall create and maintain a Standing Advisory Committee (SAC) to review and comment on all proposed and potential projects prior to submission of their respective Master Use Permit applications. The SAC shall use the Design Guidance Guidelines for their evaluation.

• The SAC is to review and comment and advise the City and Children’s Hospital on the development that is occurring under the provisions of the Children’s Hospital Major Institution Master Plan before Children’s submits its MUP application to the City.
• Children’s submitted its Master Use Permit for Project Copper on July 7, 2020. Since the first SAC meeting for Project Copper was held on August 31, 2020, the Hospital did not meet with the SAC prior to submitting its Master Use Permit.
• The MUP states: “Seattle Children's submitted a Master Use Permit application for SDCI review on July 7, 2020" – this should be removed as it seems there is no pending application at the City. [2020 MIMP Report, PDF page 3]
• The Hospital withdrew its July 2020 Master Use Permit application and was to start and submit a new permit. However the MIMP report states (page 3): “Seattle Children's submitted a Master Use Permit application for SDCI review on July 7, 2020" which is reportedly not accurate and appears as if it needs to be removed from the report, as at this time there is no pending application.
• The report incorrectly states that the next phase of construction was presented to the SAC on June 25 of last year, including showing a design presentation. However the SAC did not meet on that date. Maureen Sheehan, with DON, sent email with a YouTube link with the design presentation, however that is not the same as a formal SAC meeting. Maureen did not state that the YouTube was to be a substitute for the meeting or notify the SAC of the short response timeframe.
• There was no notice in the email or video that the Hospital was going to submit Project Copper to SDCI before a SAC meeting took place. And the SAC was given very short notice in which to review the document.
• No notice was given to the SAC that the Youtube video was supposed to take the place of a SAC meeting. To the contrary, the July 1 email states “We are planning to hold the first in a series of on-line Standing Advisory Committee meetings to receive a detailed project presentation and review and comment on Project Copper later this Summer.”
• The meeting presentations states “Surgical Capacity Expansion: Project Copper – MUP paused.” However, the 2020 MIMP Report describes the project in detail and suggest that Project Copper is ongoing. [2020 MIMP Report, PDF page 3]
• It is not clear when Children’s issued its 2020 Annual Report. The Report indicates that Project Copper is going forward when, in fact, Children’s had withdrawn its MUP application. There needs an additional update to the MIMP report that in fact, Children’s has withdrawn its MUP application for Project Copper.

    

Neighbors, in addition, expresses these concerns:

• The Hospital is not following the correct sequence, in which the major institution formulates the proposed plan, then presents them, including the designs to the SAC, who review and make changes and then send it to Seattle Department of Construction & Inspections (SDCI ) who review it and send it back again to the SAC for any additioal changes.
• Hospital's process was out of order: In July, Children's Hospital went directly to SDCI and submitted their  permit which was  different than what was approved in the Major Institution Master Plan. Then the Hospital scheduled an  August meeting. However, during this time, SDCI  begun to work on the project. The City put up the notification boards up around the perimeter of the property which included the comment deadline. However neighbors reported that the documents regarding the proposed development were not even on-line yet in time to be able review and submit comments
• Neighbors also submitted comments on the Hospital's non-compliance stating that the Hospital is not following the approved standard process and that that the Hospital was trying to get approval from the City when they were supposed to first have the SAC's input whose role it is to review the development plans and makes changes. 
• One neighbor, David Yuan, sent a letter to the Director of the Department of Construction and Inspection, Nathan Torgelson, which stated, in part, that the process appeared to be faulty because the SAC had not been given the opportunity to review and comment on Children’s potential project before Children’s submitted its Major Institution Master Plan. (MUP) application to the City. This is the legal requirement of Condition 15 of the Seattle City Council decision that has not been followed.
• Concern that the Hospital's proposed development different is very different that what was approved in 2010 in the MIMP, in which the Seattle City Council approved the 20-year growth Master Plan for Children’s Hospital. The process to come to the approval included several years of Citizen Advisory Committee Meetings, multiple meetings between the hospital and LCC (Laurelhurst Community Club.) The City Council adopted the two parties Settlement Agreement some of which include: reduced square footage, no expansion of Hospital boundaries across Sand Point Way, 50 year restriction on expansion into residential areas,  height restrictions of no more than 20 percent of the campus land area over 90 feet and no more than 10 percent over 125 feet and no structure above 140 feet in height. The full Settlement Agreement is here.

The SAC duties include: 

• reviewing the annual report from Seattle Children’s Hospital on its development
• reviewing and commenting on progress under its transportation management plan
• reviewing Master Use Permit submittals and requests for amendments to Seattle Children’s Hospital’s Major Institution Master Plan, and make recommendations based on established design criteria
• providing comments on projects under development.

According to the DON website, membership is comprised of representatives from these categories: 

• A representative of an area community group or council. 
• A resident who is within 600 feet of the campus boundary. 
• A neighborhood resident defined as a resident within the boundaries of the adjacent community council areas. 
• A property owner. 
• A business person. 
• A consumer group using the services of the institution. 
• A person participating in neighborhood planning. 
• A general community or citywide representative. 

Go here for more information or contact Nelson.Pesigan@seattle.gov.

Vote Now For Safer Crossing At Mary Gates Memorial Drive

The Laurelhurst Community Club (LCC) encourages the community to vote now for safer crossing at Mary Gates Memorial Drive near the University of Washington family housing. It is across from Clark Road, which is the entrance to the University of Washington golf driving range.

LCC told the Laurelhurst Blog Staff: 

We encourage the community to vote for safety crossing improvements. The deadline is September 30th and  neighbors need to cast a vote for the project to move forward.  We encourage electronic voting to make the deadline. 

The program is a new iteration of the old neighborhood street fund through SDOT and the Department of Neighborhoods.  Each of the City's 7 districts decided priorities for small improvements in local pedestrian and traffic safety. That program was dismantled by former Mayor Murray.  

A new program evolved in 2017, and is called Your Voice, Your Choice. It funds the same type of smaller pedestrian and traffic safety improvements by district, and each resident can vote on their top choices.  

There has been a lack of publicity about this opportunity to vote.  In the past 2 years, Laurelhurst did not receive enough votes to fund ANY improvements. 

This year, the crosswalk located across from the U of WA family student housing on Mary Gates Memorial Drive and across from Clark Road at the golf range, is the sole Laurelhurst candidate for safety improvements. 

The Seattle Department of Transportation (SDOT), has done some preliminary analysis, and recommended that the visibility of oncoming vehicles to see pedestrians and bicyclists would be much improved with a bulbing out of the sidewalks.  

Users of that road often see baby strollers, young students, golfers, Light Rail users and bikers cross while folks are looking ahead at the stoplight at the 5 corners. It can be very dangerous as drivers accelerate to make that light. Having a better set back from the parked cars near the crosswalk will allow the people in the crosswalk to be better seen.   

LCC supports this as a #1 safety priority, and if neighbors agree, it is fine to just vote for that one project. as the top 3 will move forward. 

Voters can vote on-line or by filling out the form and dropping it off at any Seattle Public Library BEFORE 9/30/19.

Go here for more information.

Monday Give Input On Proposed Development OF Another 6 Unit Rowhouse In North Laurelhurst's Windermere Circle

Another triplex on the north end of Laurelhurst in "Windermere Circle" at 4402 NE 50th Street, may be demolished for another 6 unit rowhouse, each with its own parking space.   

On Monday at 1pm, the architect, Ryan Rhodes Designs and developer, Metrostructure Corporation invite the public to a site walk to provide input on the proposed development. The architect has already sent a mailer out to residents within a 1000 foot radius of the site. 

The site walk is part of the requirement of the  City's Early Community Outreach for Design Review program , which came into effect on July 1^st, requiring developers to notify residents and businesses of new multi-family, mixed-use or commercial projects in their neighborhoods and solicit community input early in the design and permitting process. 

Developers are required to reach out to nearby neighbors, community organizations, and small businesses of new projects by at least one printed, one digital and one in-person outreach method. This gives the public an opportunity to learn about new developments and give input early on in the process. 

Monday's site walk will fulfill one of the requirements, by gathering "early feedback from community members about ways we can better our site whether it be landscaping, massing, amenities, parking, or the architecture itself," Christine with Rhodes Design told the Laurelhurst Blog Staff.

Ryan Rhodes added:

We are hoping to use the community feedback from our walk-thru to allow the community to better receive our project.  This is an opportunity for neighbors to have a (civil/reasonable) discussion with the design team and developer prior to design, face to face.  

There are not designs to show or discuss – there is nothing really to look at except the site as it stands – it’s simply on of the many opportunities to give and receive feedback from the community.

Our intent as architects is to create meaningful projects that knit well into the fabric of the neighborhood we are working in.  We also understand that Laurelhurst is special, and not the standard “multi-family” neighborhood and have every intention to construct a project that is well designed and well built – suitable to the surroundings.   

Nobody likes development in their back yards, we understand that more than you might imagine.  But it is an inevitable process when there is a demand for housing and our desire is to do our very best to create a quality addition to the neighborhood with the help of the community.  

For people who can't attend the site-walk, comments can be sent to christine@ryanrhodesdesigns.com.  Christine said that any information collected via email address may be subject to public disclosure. Comments can also be left on the Facebook page, where there is additional information.  

Another 6 row town house is currently under construction across from the proposed development on the corner of 44th Avenue NE and NE 50th Street, replacing a one story 4 unit town home, built in 1959, 

Ryan said that his firm was not the architect for the townhomes.

This development didn't have to go through the City's Outreach program, as it is only several months old.

Ryan added:

The townhomes under construction didn't have to go through this outreach program, because it didn’t exist at the time. Nor did they have to go through any type of design review with the City of Seattle being that they are row houses in a relatively low-density low-rise zoning LR-1, and design review thresholds have only very recently changed.  

We on the other hand are required to go through both the Department of Neighborhoods (DON) outreach and Administrative Design Review, therefore, this is likely one of the first times the neighborhood has had an opportunity to really be heard through this new platform on a project of this scale.

The Laurelhurst Community Club (LCC) said about these before construction started: 

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' 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 - In 2011, the Laurelhurst neighborhood lost 136 affordable housing units at Laurelon Terrace with had family sized units. Many of the existing families who 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.  

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 NE 50th street, and along 44th Avenue 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 Street and 44th Avenue 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 Avenue 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.  

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 Street and 44th Avenue NE.  

Citizens commented to the City about the design and construction:

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.

I am a resident within a couple miles of this proposed construction (permit # 3025713) and I formerly lived two blocks from the proposed site. I firmly disagree with the approval of this and similar developments that have a broad and deep negative impact on all involved other than the permit applicant.   

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.

I have several objections as to why this project should not be approved -1) Loss of affordable housing - the renters in the current building will be forced, against their will, to move, costing them money to do so. Further they themselves would not be able to afford to live in the townhouses that are being proposed, causing a decrease in affordable housing in this area and in the city. The other three demolitions and new buildings currently under construction in the neighborhood that will be raising the cost of housing in this community. This is a mixed community with students, young working families and retirees placing an even greater burden on them if forced to move.  2) Parking  - an increase in the number of units from 4 to 6 will increase the number of cars. While the project proposes on site parking (as does the current building) it is common for their to be more than one car per unit making on street parking even more congested at that corner 2) Traffic flow - the proposed plan will increase traffic at this intersection. There is already a circle that was added to slow down the traffic coming West on NE 50th Street towards Sand Point Way. This is already a busy / constricted intersection. Adding more traffic will increase risk of accidents 4) Ascetics of neighborhood  - the proposed building is in stark contrast to the low level tri and quad pleas currently in this area. There have already been 3 other demolitions and new construction within a block or two of this proposed structure as noted above. These buildings are already blocking views and 5). Health concerns from further demolition and construction - the dust from the demolition, exposed earth piles and earth moving - despite multiple complaints have caused us to have to close all the windows to our residence to keep out the pollutants. Given our residence is not air-conditioned (and even if it was we still need fresh air) this has caused us both health problems. Clearly we can not leave for the weeks or months that the air will be affected, particularly in the summer, and would again ask for the demolition and dirt work be done in the rainy season with extra precautions.  Please do not approve this project.  

I have lived in my house, very close to the new project, for over 20 years and have watched the housing transitions in the area. I am not opposed to development but feel that it should be appropriately scaled to the neighborhood and take into account both the goals of the developer and the concerns of the neighborhood.  While I recognize that NE 50th Street is the demarcation between single family zoning to the south and multiple family zoning to the north, I believe the development as proposed presents an extremely tall and cumbersome vertical façade at this zoning transition. It appears that the intent is to squeeze a maximum number of very narrow units into the available space. This lot currently has a triplex, so the new development would double the number of units on that lot while also quadrupling the height of the structure. I think that reducing the project to 4 units with a maximum height of 3 stories would provide a scale more appropriate to the neighborhood. As designed, the units would create a visual wall that compromises view lines of neighbors to the south and east.  I am further concerned that doubling the number of units on this site would further increase the number of cars parking along NE 50th Street which could become a safety issue. NE 50th Street is a busy thoroughfare into the Laurelhurst neighborhood, a conduit to the Villa Academy a few blocks further east, and is frequented by large trucks as well as significant traffic.  

I am writing to object to granting approval to this project. With recent demolition of two buildings near us, one about the same distance as this project, our residence and cars were regularly covered in dust from both the demolition, taking dirt away and moving dirt around the site. They used similar methods as noted above. We needed to close our windows causing health issues for myself and my wife due to the heat. Further idling trucks regularly caused us to have to close windows. By the time a complaint was made to either the city, builder or developer it would take days to fix and then start all over again.  

The views from two units, just east, on 4402 NE 50th Street will be significantly affected. Further the surrounding units are much lower in height making this unit not compatible with the immediate neighbors.   Taking out trees (and other negation) and leaving concrete and a building in it’s place (per the site plan) virtually erases the natural resources of this property. Further we were told by the City that this is an environmentally protected area and those rules and regulations need to be followed.  

This project, if completed, would grossly alter the character of the neighborhood.  This area is made up of two story duplexes and triplexes built in the middle of the 20th century.  The new building(s) would increase the building height and double the number of units on the lot in addition to introducing that modern, plain rectangular building style that maximizes interior space.  It would add to the trend of making housing less affordable throughout the city.  Three reasonably priced rental units would be replaced by six upscale condominiums, meaning that the people who live there now would not be able to afford to in the future.  It's bad enough that the price will increase without the additional limitation of requiring ownership rather than a lease.  The exterior wall of this building will also be extremely close to the house next door. This monstrosity is not consistent with the character of the area.   

I would like to express my concern and objection to the proposed construction at 4207 NE 50th Street. As a neighbor of this project, I feel this project is disproportionate to the neighborhood, and will change the characteristics of the neighborhood. Specifically, the construction is 1) - Overly dense and disproportionate to the surrounding neighborhood 2)- Lacks adequate parking - Is a structure too tall for the neighborhood - Is a structure which is disproportionately large for the lot size - Does not help to build a community with strong bonds. Please do not approve this project.  

Parking would be a concern with several dense multiunit new developments in the block. 

I am concerned about pricing out those who can not afford higher priced dwellings. 

The other projects that are still under construction or completed are:

#6430745  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

#6477308 and #3024924  5027 44th Avenue NE

Subdivide one development site into four unit lots and demolish existing building. 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 (each to be only 12' wide) on one lot where 2 story 1950's triplex currently exists.    

 

#3028003 5011 44th Avenue NE

Two, two-unit rowhouses (four units total) with surface parking for four vehicles. Existing structure demolished. To be considered with Project #3028004 for shared access.

 
#3018510  5047 Sand Point Place NE

Three story, 3-unit rowhouse structure in an environmentally critical area. Surface parking for three vehicles. To be considered with Project #3018927 for shared access.