West Seattle, Washington
After a ceremonial groundbreaking this afternoon, site-clearing work is expected to start next week at 4515 41st SW, future site of Quail Park Memory Care Residences, whose owners say it will be West Seattle’s first standalone center for people with Alzheimer’s and dementia.
It’s been almost four years since we first reported that this type of facility was being considered for the site. It’s had other proposals, including a 7-story apartment building and a park-and-ride facility with apartments, but this is the one that finally went through, passing Design Review about a year ago.
Living Care Lifestyles says that when Quail Park “opens in fall 2017, it will be the only free-standing community dedicated to the care of dementia and Alzheimer’s residents in an area encompassing 35 square miles.” It will have 48 rooms, with up to 66 residents, and a staff of about 60. The announcement also notes that “Staff at Quail Park will be the first team in the state trained in cultural competency when it comes to caring for lesbian, gay, bisexual, and transgender seniors. Training will be through Northwest LGBT Senior Care Providers Network and SAGE National Resource Center. The community is being constructed and will operate with sustainability at the forefront. The facility will be Gold LEED Certified, and benefit-eligible employees will receive ORCA Access cards to help lessen the transportation impact on the (area).” LGC Pence is the general contractor; John Lape Architecture designed the 4-story complex. West Seattle Chamber of Commerce leaders participated in this afternoon’s ceremony.
By Tracy Record
West Seattle Blog editor
The Southwest Design Review Board took its first look last night at the mixed-use project proposed for 2749 California SW [map], longtime site of PCC Natural Markets (WSB sponsor), which will get a bigger new space in the project.
Result: As often happens with sizable projects, this one will have to come back for a second round of Early Design Guidance, the first phase of Design Review, in which the focus is on a project’s “massing” – size and scale.
Along with four of the board’s five members plus the architects, the meeting drew more than 20 members of the public, including nearby residents whose major concerns included how trucks for a doubled-in-size PCC are going to get through the alley between Lander and Stevens. It’s already a problem now, some of them said.
For board members, the 300-foot length of the building and how its ground-level features will interact with the street was a concern, as it had been for other big projects in the area – Admiral Safeway to the north, Springline Apartments to the south.
Here’s how the review unfolded:
We’re at the Sisson Building in The Junction, where the Southwest Design Review Board – meeting for the first time in more than a month – has just recommended final approval for a proposed 4-story apartment building in South Delridge, “The Edric,” at 9021 17th SW [map]: 32 units, 32 underground vehicle-parking spaces, and 15 bicycle-parking spaces. Here’s the design “packet” with the renderings that were shown; this was the third review for the project.
“The project has come a long way,” observed SWDRB chair Todd Bronk, who had criticized the original early design last October as a “mini-fortress.” Presenters from Blue Architecture pointed out changes made in response to previous feedback include removal of some “articulation” on the building’s sides, addition of blue accents, “softening” the appearance of the retaining wall, as well as enlarging its “amenity space,” adding seating area and changing the landscaping to add some lawn area nearby. They’ve also improved visibility for the parking-garage entrance/exit. Each floor is expected to have four 1-bedroom units and four 2-bedroom units.
Without public comment or major new criticisms, this project review ended early, after barely an hour. Up next at 8 pm, the board’s first look at 2749 California SW, the mixed-use project with 112 apartments and a new PCC Natural Markets (WSB sponsor) store on the site of the current one.
P.S. Regarding 9021 17th SW – you can still comment until the permit’s issued; contact assigned city planner Tami Garrett (who was at tonight’s meeting), email@example.com.
(From last year’s second Early Design Guidance packet for the CVS project)
Three years after we first reported the plan to bring a CVS drugstore to 4722 Fauntleroy Way SW – we’ve learned that plan has apparently quietly died.
We found this out as a spinoff of research for Monday afternoon’s update on two developments, including 4754 Fauntleroy. The CVS plan had already gone through Early Design Guidance, first stage of the Design Review process, twice, but the second meeting was more than a year ago, and no third meeting on the schedule. So we looked deeper into the files and found a document dated in May, a note to the city from CVS’s developer representative Velmeir, saying “Our client has decided not to move forward with this project…”
We’ve tried to reach Velmeir and CVS to find out more; no replies yet. We also stopped by West Seattle Produce, which was going to have to move because of the CVS project, and staffers told us they haven’t heard anything new for a while and are still on month-to-month tenancy. And we asked the city to verify that the CVS project file is closed, and DCI spokesperson Wendy Shark said yes, it is, by request of the applicant. The project had generated some controversy because it was far less than could be built on the site, which is zoned for up to eight stories.
So will CVS surface somewhere else in West Seattle? At one point, The Whittaker across Fauntleroy was supposed to have a drugstore space; we contacted its leasing executive and were reminded that since one potential pharmacy tenant didn’t pan out, they decided to split up the south retail space into several smaller spaces – no tenants to announce yet. We’ll update with anything more we find out, meantime, about the 4722 Fauntleroy site’s future.
Two West Seattle development updates today:
UPDATE FOR 4220 SW 100TH LIVE-WORK UNITS: Back in April, we brought you first word of an early-stage proposal for nine live-work units at 4220 SW 100th in Arbor Heights, replacing a church building. The project is advancing, now with a land-use permit application number – #3025192 – and a notation that it will have to go through Design Review. Watch for a formal application notice in an upcoming Land Use Information Bulletin. The newest “site plan” still shows the same basic configuration as the one filed in April – three units fronting on California SW, six on SW 100th, with nine surface parking spaces on the north side of the 8,100-square-foot site, which is zoned for commercial/residential up to three stories.
SPEAKING OF DESIGN REVIEW – MEETING SET FOR 4754 FAUNTLEROY: We’ve reported twice since December on the mixed-use project planned for what had been the site of the Capitol Loans pawn shop (which closed two months ago). Its first session with the Southwest Design Review Board is set for what’s now the second half of a doubleheader on August 4th, and its configuration has changed again: Now it’s proposed as a “126,500 sq. ft., 7-story mixed-use building containing 108 residential units and 10 live/work units. Parking to be provided for 88 vehicles below grade.” The architecture firm has changed, too; it’s now Mithun. This project is set for the 8 pm slot on August 4th, following (as reported here last month) the review for 5458 California SW.
Four West Seattle development notes this afternoon:
QUAIL PARK: The 60+-bed memory-care center that’s long been in the works for 4515 41st SW in The Junction is about to begin construction, according to David Haack with parent company Living Care Lifestyles. If you have questions about the project, a community meet-and-greet is planned at Senior Center of West Seattle 2:30-4 pm on Wednesday, July 13th. Two weeks after that, they’re planning a groundbreaking ceremony on July 27th, time TBA. It’s been almost four years since we first found early word of the plan, which went through Design Review in 2014-2015.
Three projects covered here previously have formal notices in today’s city-circulated Land Use Information Bulletin:
DESIGN REVIEW DOUBLEHEADER FOR 9021 17TH SW & 2749 CALIFORNIA SW: We’ve already published word of both of these reviews set for a July 21st Southwest Design Review Board doubleheader – the four-story, 32-apartment building at 9021 17th SW at 6:30 pm (as reported here two weeks ago; formal notice here; and the four-story, 112-apartments-and-retail building at 2749 California SW (as reported here Monday, formal notice here) at 8 pm. If you can’t make it to the meetings, you can comment on the projects by following the instructions in the notices.
APPLICATION FOR 2116 ALKI SW: We mentioned this site back in January, when it was proposed for six condos and nine parking spaces. In today’s Land Use Information Bulletin, this notice announces its owners have applied to build a 3-story, 6-apartment, 11-offstreet-parking-space project. You have until July 29th to comment; here’s how.
Hot real-estate market? Bidding wars? Not necessarily, if the property in question is a former Seattle City Light substation.
MAJOR PRICE REDUCTION is splashed across the cover of the just-revised brochure for the city-owned former substation that’s up for sale on Pigeon Point (2100 SW Andover). We found the flyer after spotting the price cut in a routine check of local commercial-real-estate listings. The 8,000-square-foot site was originally put up for sale almost four months ago for a “minimum bid of $400,000.” It’s zoned for lowrise housing.
And while we were checking on that one, we scrolled further down the latest West Seattle commercial-real-estate listings and found the same thing has happened to the ex-substation that’s for sale in south Highland Park (8820 9th SW) – revised flyer dated yesterday, also with the big red banner MAJOR PRICE REDUCTION.
This one also has been cut to $200,000 asking price – a more-drastic slash, since its asking price in March was $500,000 – and it’s even bigger: 13,000+ square feet, zoned for lowrise housing.
This is of extra interest as the city looks at selling other “surplus” real estate such as the Myers Way Parcels (reminder: community meeting this Thursday) and also because at the time the City Council approved the sale of these two ex-substations, they also outlined conditions for community groups’ prospective purchases of others. Would those potential sales be held to the “fair market” value – aka appraised value, which in the case of these two substations is well above what they’re now being offered for? We’ll be following up with the city Finance and Administrative Services Department, which is in charge of real estate.
(UPDATED 6:12 PM with PCC statement)
(Preferred ‘massing’ rendering by Hewitt, from Early Design Guidance packet for 2749 California SW)
By Tracy Record
West Seattle Blog editor
Three months after Madison Development Group signaled it was proceeding with a “possible project” on its recently purchased site at 2749 California SW, we have new information about what’s being planned.
The project’s first Southwest Design Review Board meeting has just been scheduled for Thursday, July 21st, and the Early Design Guidance “packet” is already in the city system – see it here.
That document still does not answer the question of whether the retail in the project will or won’t be the site’s current tenant – PCC Natural Markets (WSB sponsor). We have messages out to ask if that’s been determined yet. But in the meantime, if you’re interested in the project, here’s what the packet DOES reveal, for starters:
*4 story mixed-use structure
*2 stories of below grade parking for 40 commercial use stalls and 112 stalls for residential use; access to the parking via the alley.
*Approx 112 residential units over a podium comprised of an approximately 25,000 sf for general sales and services (retail), residential lobby and leasing functions at the ground level.
*Residential outdoor garden terraces and enclosed amenity spaces within the proposal’s three stories above the ground level.
*Existing 11,427 sf surface parking lot to the west of the alley with 31 parking stalls to
remain as an accessory use to the proposed general sales and services use (retail).
Remember that this is the “Early Design Guidance” phase and that means the renderings by the architecture firm, Hewitt, are NOT projecting how the project will look – what you see is *only* proposed size and shape (“massing”).
The Design Review meeting is set for 8 pm July 21st at the Sisson Building/Senior Center of West Seattle (California/Oregon in The Junction).
BACKSTORY: It was March of last year when we first discovered an indication that Madison was involved with the site and working on a potential redevelopment project; PCC noted at the time that they have a lease “in place … through most of this decade.” Two months after that, in May 2015, Madison announced it had closed its purchase of the site; county records showed the purchase price as $5,750,000.
Three months ago, when Madison confirmed it was proceeding with a potential project, PCC’s CEO Cate Hardy told WSB, “PCC Natural Markets has every intention of serving West Seattle for many years to come. To that end, we have been in conversations regarding several location options, including with the new owners of our current store site.”
Madison’s previous projects in West Seattle are Element 42 (east of Admiral Safeway) and Spruce (39th/Alaska/Fauntleroy in The Junction – Madison finished the project after it stalled under the original developer BlueStar).
P.S. We found early word of this today in our routine daily check of the Design Review website; the formal notice of the hearing won’t likely emerge before this Thursday’s Land Use Information Bulletin. We’ll update with anything we hear back from PCC or Madison.
ADDED 6:12 PM: PCC CEO Hardy responded to our inquiry with this statement:
PCC has been in discussions with our new landlord who, as we have known since they purchased the property, plans to redevelop the site where our West Seattle store is located. Our goal in these conversations with our landlord is to secure PCC’s long term future in West Seattle. We were aware that Madison Development Group would be filing additional documents with the city as part of their ongoing assessment and development process. As soon as we have information to share about PCC’s future in West Seattle, we will do so, first with our staff and then with the community.
Almost four years after an 18-house development proposal surfaced in the city permit system for the site above – now identified as 2768 SW Holden [map], previously 2646 SW Holden – there’s an “open-record hearing” downtown tomorrow morning. (We first mentioned it a month ago.) This has to do with splitting the site, currently on record as three lots, into 18, before the homes are built. The hearing is for anyone with something to say about the proposal and is set for the city Hearing Examiner‘s chambers starting at 9 am Monday, 40th floor of the city Municipal Tower downtown (700 5th Avenue). The project has been making its way through the city system since a “site plan” was filed in summer of 2012; the 18-house plan passed “streamlined design review” in early 2013, and other key approvals were granted in 2014.
The site stretches across more than one and a half acres between SW Holden and SW Webster, with one house remaining on the site (barely visible in our photo above). It had been on and off the market for a while and records show it sold within the past month for $2.2 million, not far below its previous asking price, to Jabooda Properties, an LLC with Mercer Island and Renton addresses. Neighbors have voiced concerns along the way including traffic, noise, and drainage effects; each house is planned with a two-car garage, and the subdivision entrance/exit will be from SW Holden. City planners’ report recommending approval is here.
From today’s city-circulated Land Use Information Bulletin, three West Seattle notes:
REVISED PLAN FOR 2626 ALKI SW: For those wondering what’s up with this mixed-use development, long slated for the corner of 59th SW and Alki Avenue SW:
(WSB file photo of future development site)
first announced at an Alki Community Council meeting three years ago – here’s an update. It went through two Design Review meetings in 2014 with at least one more required, yet, to date, not scheduled. In 2015, its official land-use application was submitted. Now, one year later, the prospective developer has turned in a revised application, according to this notice in today’s bulletin. It’s now summarized as “a 3-story structure containing restaurant, 12 apartment units and parking for 23 vehicles”; at the time of the last Design Review meeting almost two years ago (WSB coverage here), the description was “14 residential units, 5 live-work units, commercial space, and 23 parking spaces.” This opens a new comment period for the project – send comments to firstname.lastname@example.org by July 6th.
3601 FAUNTLEROY APPEAL: The recent approvals (reported here in May) for this proposed 14-house development in East Admiral have been appealed. Here’s the notice. A hearing is set August 23rd in the city Hearing Examiner‘s chambers downtown.
3838 59TH SW ROWHOUSE: The bulletin includes the “environmentally non-significant” decision allowing a 3-story, two-unit rowhouse building on a sloped site (“environmentally critical area”) uphill from Beach Drive. The decision is appealable, and the notice explains how, with a deadline of July 7th.
From the city’s online files, another West Seattle project has a tentative date on the Southwest Design Review Board calendar: The six live-work units planned for 5458 California SW. We first reported on this project two months ago; at the time, it was a seven-unit plan. (As also noted in that first report, the business currently renting the 107-year-old structure now on the site, Ventana Construction [WSB sponsor], has no involvement with the plan and expects to remain at the location until its lease expires in a year.) The proposed project is tentatively scheduled for a 6:30 pm SWDRB hearing on August 4th at the Senior Center of West Seattle. That’s the second SWDRB meeting on the schedule for this summer, after the one planned July 21st for a 32-apartment building at 9021 17th SW.
It’s been more than a month since the Southwest Design Review Board met – but a project has just turned up on their calendar: The third review for 9021 17th SW is tentatively set for July 21st, six months after the second one (official city report here). The plan is still for a 32-apartment building with 32 offstreet parking spaces; its new design doesn’t seem to be in the city’s online system yet.
(King County Assessor photo)
The new owners of a former church in Highland Park have officially filed to replace it with a residential rowhouse. Until a few months ago, as 1200 SW Holden, it was The Potter’s House, on the northwest corner of 12th SW and SW Holden, across from the Highland Park Improvement Club. Now, with an address change to 7551 12th SW – the site plan on file shows the five units facing 12th – it’s proposed for a five-townhouse rowhouse building. (The church, by the way, has moved to White Center.)
One West Seattle project of note is in today’s edition of the city’s twice-weekly Land Use Information Bulletin:
COMMENT TIME FOR 5414 DELRIDGE WAY SW: We first reported in April that the project proposed to replace a house at 5414 Delridge Way [map] had changed from what went to the Southwest Design Review Board last year. Today’s bulletin brings the official notice that the new project is now in “streamlined design review,” and comments are being accepted now. You can see the design proposal in PDF format by going here. It includes the description:
The proposed project consists of a street-facing 3-story structure containing 2 commercial units and a separate 3-story structure containing 4 residential units. The owner has developed three similarly planned projects just two lots to the south. The main tenant of the commercial space will be the owner’s business, Community Care, which provides services for children with behavioral challenges. It is a design goal to build a recognizable building that incorporates San Francisco-inspired Victorian detailing similar to a historical photo from 1906 that he has long admired. It is the intent of this project to inspire future development in Delridge that takes great care in materials, detailing, and design, whatever its style may be. This project also includes four parking spaces accessed from the alley. Designated parking for the commercial space will not be provided. … At the owner’s expense, the remainder of the unpaved alley on this block will be paved. This is not a (city) requirement for this project.
“Streamlined design review” means no public meeting, so if you’re interested in commenting, the notice explains how. The deadline is June 22nd.
Five development/construction updates:
COMMENT TIME FOR 3856 21ST SW: Another West Seattle project going through “streamlined design review” has just opened for comment. According to the notice in today’s city Land Use Information Bulletin, you can comment through June 15th on a three-story, 2-unit townhouse building proposed for 3856 21st SW on Pigeon Point. The notice explains how to comment.
COMMENT TIME FOR 4505 23RD SW: This is another three-story, 2-unit townhouse building. This one, however, is not going through design review; it’s being built behind 4506 Delridge Way SW, where the existing structure will NOT be torn down, the city website says, but it’s open for comments on potential environmental effects, as the notice explains.
FORMAL APPLICATION FOR 5908 FAUNTLEROY WAY SW: We first reported last September that a six-townhouse “rowhouse” building is planned for this once-commercial site northeast of Morgan Junction:
The formal application has just been filed, so watch for an official notice soon.
BLOCKS AWAY, AT 6311 FAUNTLEROY WAY SW: Another “rowhouse” project, four units this time, is in the early stages for this site that currently holds a 72-year-old single-family house (but is zoned Lowrise 1).
4505 42ND SW UPDATE: NLB, who sent the original tip yesterday about site-clearing work for this Junction project, tweeted this video of the house coming down this morning:
— NLB (@g7on) June 2, 2016
As noted again in our update last night, this is a mixed-use project with residential units, commercial space, and lodging.
6:10 PM: Weeks after equipment showed up for clearing the site, work started today on the mixed-use project at 4505 42nd SW in The Junction, across the alley from the Senior Center of West Seattle. This project got final Southwest Design Review Board approval early last year after four meetings over the course of a year. It is set for 7 stories including 40+ residential units, ~6,000 square feet of lodging, and ~4,500 square feet of retail, with 14 offstreet parking spaces; owner Leon Capelouto has said that tenants interested in parking beyond that will be able to access it in the garage for his Capco Plaza building less than a block south at 42nd/Alaska. The “lodging” was described during Design Review as nine furnished units to be offered for “minimum one-week, maximum one-month” use, expected to appeal to “corporate types.” (Thanks to NLB and Eddie for the tips that site work had begun.)
ADDED 7:55 AM THURSDAY: Thanks to NLB for this clip of demolition work continuing this morning:
— NLB (@g7on) June 2, 2016
(King County Assessor photos for 6537 35th SW & 6541 35th SW)
Checking the city files to see what came in just before the holiday weekend, we’ve found new early-stage site plans for two parcels just south of the Upper Morgan business district on the west side of 35th SW. They are filed for 6537 35th SW and 6541 35th SW, to replace two 90+-year-old houses. Both lots are zoned NC2-40, as is that entire block, all the way to the next street south, SW Holly. The files show almost-identical site plans for the two lots, each with two live-work units fronting on 35th, four townhouses behind them, and five parking spaces on the alley behind that. Documents also indicate these sites will go through the “streamlined design review” process, which means no public meetings, but there will be a chance for public comment, once the official notices go out – watch for the sites to show up here.
The North Delridge development boomlet continues. A long-set-for-construction site north of Youngstown Cultural Arts Center suddenly caught a lot of attention today with crews cutting trees (note the “FREE WOOD” sign). That brought in a few questions about what’s happening there. The city files for this site contain a variety of plans that have changed in the past few years, but as far as we can tell, what’s currently approved includes two 2-unit, 4-story townhouse buildings toward the middle of the site, and one single-family house on the north side.
Today’s city-circulated Land Use Information Bulletin includes two development proposals we’ve covered before, totaling 32 houses to be built:
MADRONA GLEN – 2768 SW HOLDEN: That’s the newest address of record for the 18-house Madrona Glen proposal for a 1 1/2-acre site between Holden and Webster, west of the Navos campus.
Today’s notice announces a public hearing before the city Hearing Examiner at 9 am June 27th, in the examiner’s chambers at the Seattle Municipal Tower downtown, on whether to approve the actual subdivision of the land that’s involved – splitting three parcels into 18. The city Department of Construction and Inspection (formerly Planning and Development) is recommending approval, but this hearing is a required step before finalizing it. The project already has long since received other key approvals, including this one we reported in September 2014, with the address of record at that time 2646 SW Holden. The project first resurfaced in late 2013, after going dormant for more than a year. Meantime, as also previously noted here, the site’s been up for sale for a while – but this version of the listing says a sale is pending.
P.S. If you can’t make it to the hearing downtown, the notice explains other ways to comment.
3601 FAUNTLEROY AVENUE SW: This 14-house project in East Admiral has received two key land-use approvals, according to the notice in today’s LUIB – a determination of environmental non-significance, along with approval of “administrative conditional use to allow clustered housing in a steep-slope critical area.”
The announcement of these approvals opens an appeal period that runs until June 6th unless an extension is requested; here’s how to file an appeal. We last reported on this project in late summer of 2015, noting that it had been in the works for 8 years by then.
(King County Assessor’s Office photos)
We first told you last year about the six-story, 11-apartment, 16-offstreet-parking-space proposal for 1118 Alki Avenue SW, revised in December from a September plan for five units. It would replace the two houses shown in the photos above (at 1118 and 1122 Alki SW). Now, a formal application has been filed, according to this notice from today’s edition of the city’s twice-weekly Land Use Information Bulletin. That opens a comment period for two aspects of the application – shoreline and environmental approvals. The deadline for those comments is June 17th; here’s how to comment.
P.S. Also in today’s LUIB, notices relating to two citywide policy proposals – through June 2nd, you can comment on this proposal seeking to “remove barriers to the creation of backyard cottages and accessory dwelling units”; this notice announces a June 21st public hearing on a bill proposing a “mandatory housing affordability program for residential development.”
Two development notes this morning, both on California SW:
DEMOLITION: Today’s teardown is at 5431 California SW, where a storage building is being demolished to make way for a project first mentioned here almost a year ago. It’s a mostly residential configuration that’s become fairly common: Three live-work units, with a two-unit townhouse building behind them, and two single-family houses on the alley. (Thanks to the nearby residents who tipped us to today’s demolition.)
NEW PROPOSAL: That configuration is so popular that a brand-new proposal is now on file for something similar a few blocks south (on a site with the same zoning, NC2-30, “neighborhood commercial” and three stories): An early-stage “site plan” just filed for the site of a small old house at 6010 California SW would replace it with three live-work units facing California, and two rows of two-unit townhouse buildings behind them. The plan shows six offstreet-parking spaces along the alley.
Thanks to Brian Presser of TouchTech Systems for the tip that demolition was happening today at 4528 44th SW in The Junction, tearing down an 8-unit apartment building to build a 6-story, 58-unit apartment building. The project got final Design Review approval last September (WSB coverage here). The site is prominent, as it abuts a busy alley (from which we took the photo) behind a block of West Seattle Junction businesses, and as we reported here in March, the construction team is posting information online here, including what’s next with the project:
• Excavation for the foundation
• Installation of concrete foundation
• On-site utility improvements