West Seattle, Washington
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
Half a dozen West Seattle development/real-estate updates:
NORTH DELRIDGE TOWNHOUSES: A 10-townhouse development is proposed for 2821 SW Yancy (map). The newly filed “site plan” shows four structures (all circa early 1900s) to be demolished at 2811, 2821, and 2827 to make way for the project, which the city website says will go through Design Review. Five townhouses would face onto Yancy, and the other five would be behind (south of) them, while 11 offstreet-parking spaces are shown on the east side of the site.
MORGAN JUNCTION APARTMENTS: A 48-unit building with 5 offstreet-parking spaces is proposed for 5952 California SW in north Morgan Junction. This would replace a 1925 house with garage spaces behind.
9030 35TH SW: Demolition permits are being sought for the two structures on this site that will be replaced by a 40-apartment, 32-offstreet-parking-space project, which had its most-recent Design Review meeting earlier this month.
4801 FAUNTLEROY WAY SW: This mixed-use project got final Design Review approval back in February, and now the site and plans are up for sale, no price listed. It was approved for 53 units (including 13 micros), ground-floor commercial, no offstreet parking.
4453 CALIFORNIA FOR SALE: A corner commercial building in The Junction is on the market, the northwest corner of California/Oregon, home to more than half a dozen businesses. Its $4.3 million listing, touting “one of the last remaining key sites available,” notes that (as is most of the heart of The Junction) it’s zoned for up to 65′.
3050 AVALON FOR SALE AGAIN: The potential 104-unit “grandfathered” microhousing project is back on the market, asking $3.1 million. This version of the listing shows that two potential purchases “pending feasibility” didn’t go through since we first mentioned its listing back in January. The listing also says the plans are “paid off” and that construction could start immediately, if a purchase is completed.
A new development proposal has just turned up in the city files for a site southeast of the north side of Westwood Village: It’s an early-stage proposal to replace a fourplex at 2222 SW Barton with an 80-unit complex. This would require Design Review, according to an online notation. Last year, we reported an early-stage 32-unit proposal for what was in the system at the time as 2221 SW Barton Place, but that project seems to have vanished from the files, and the preliminary site plan for this project appears to encompass that adjacent site, under the name (or at least, working title) Barton Terrace Apartments. The project is proposed for four stories “with partial basement” and no offstreet parking (not required, given the nearby transit). The architect identified on the site plan is Playhouse Design Group.
(King County Assessor’s Office photo)
From the city files: A new development proposal in the area some call “downtown Arbor Heights.” It’s an early-stage plan for nine live-work units at 4220 SW 100th, the property whose ownership is listed as the West Seattle Church of Christ. It’s zoned NC1-30, which allows commercial/residential development to three stories. The preliminary “site plan” filed last week, by Lemons Architecture, shows 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.
By Tracy Record
West Seattle Blog editor
The tree was off the table.
At the start of the Southwest Design Review Board‘s doubleheader nightcap last Thursday, the third Early Design Guidance review of the mixed-use proposal for 4532 42nd SW, planner Katy Haima made that clear.
She declared that the issue of “tree removal on the site” – referring to what happened after the project’s last meeting in November, with an $11,000 penalty revealed recently – had been “referred to [the city] and had been resolved” and asked participants not to bring it up.
Only one did.
Compared to the lightly attended review at the start of the night (1606 California SW – see our report here), this one had more than a dozen spectators, though most were there to observe and not to comment. All five board members were present for this review – chair Todd Bronk, members Don Caffrey, T. Frick McNamara, Alexandra Moravec, and Matt Zinski.
At meeting’s end, they voted to allow the project to proceed to the second phase of Design Review. Here’s what happened along the way:
Here’s our first of two reports from last night’s Southwest Design Review Board meeting, the shorter one because this project had little critique and little controversy. The three-story, 15-unit apartment building proposed for 1606 California SW in North Admiral won SWDRB approval in the minimum number of review meetings – two – though they were two years apart.
Board chair Todd Bronk and members Don Caffrey, Alexandra Moravec, and Matt Zinski voted unanimously to give their final blessing. On hand for the city Department of Construction and Inspections (formerly Planning and Development) was the project’s assigned planner Katy Haima.
Here’s the design “packet” by Roger Newell Architects, whose Neal Thompson led the presentation, saying the project has a “great site” in terms of its view: Every living space will have a corner window. He said the project hadn’t been idle since its last review in 2014, since they had been working with the city “through four correction cycles” and changing the design to respond to feedback from the preview review.
The exterior will include stucco, paneling, wood soffits, and glass rails. The driveway into the garage (the plan includes 21 offstreet parking spaces) will have vertical planking along its sides, for “texture.”
The lone public commenter was former SWDRB chair Deb Barker, who recalled that she voiced concern about a section of “blank wall” back at the 2014 meeting – specifically the west side of the project, facing California – and it’s still there. She’s hoping for something honoring the “elegant nature of the project.” She said she’s “pleased with .. the palette and the materials.” And she “really, really like(s) the tower” on the building.
That same concern was voiced by board chair Bronk when members deliberated before voting. He and Caffrey both voiced support of the materials chosen. Caffrey also wanted to be sure sightlines for cars and pedestrians were considered in term the ramp to the garage. Bronk added his concern about “stacking” of cars in the alley. Moravec expressed appreciation for some of the landscaping along the ramp. Bronk, a landscape architect, did have a critique of the planned trees, thinking some evergreens would be called for, especially along the “blank wall” section on the building’s west side. Zinski said that with “a lot of corners exposed” on the building, it would be important to ensure the wood siding fit together well. He also said during deliberation that “those stairs [in the tower] had better be really nice if we’re going to see them.” Bronk focused on other details such as trellising shielding the trash area and also lighting being shielded on the alley side. Overall, he called the design “a great package.”
If you have feedback on the project, there’s still time, even if you missed the meeting – e-mail comments to the planner at email@example.com.
Our report on last night’s second review, the board’s third look at 4532 42nd SW, will be published later today.
Four West Seattle development/construction notes:
DESIGN REVIEW DOUBLEHEADER TOMORROW NIGHT: Two projects go before the Southwest Design Review Board tomorrow (Thursday, April 21st) night at the Sisson Building (Senior Center) in The Junction. At 6:30 pm, it’s the second review – two years after the first – for 1606 California SW, a three-story building with 15 apartments and 21 offstreet parking spaces replacing two residential structures; see the design packet here. At 8 pm, the six-story, 54-unit, 50-parking-spaces proposal for 4532 42nd SW goes in for a third Early Design Guidance meeting, required because of the tree tussle; see the design packet here. As always, both projects will have public-comment periods. (California SW/SW Oregon)
LIVE-WORK UNITS PROPOSED FOR 5458 CALIFORNIA SW: Design Review would be required, according to city files, for a proposal that’s in the early stages for 5458 California SW, seeking to replace a 107-year-old house-turned-commercial offices with seven live-work units. This happens to be the headquarters of Ventana Construction (WSB sponsor); we checked with Ventana and they replied that they are tenants: “We have no knowledge of the owners’ plans for the property. We are in the process of identifying another location for our business, as our lease expires a year from this summer. We intend to stay in West Seattle, and hopefully in this neighborhood.” The early “site plan” in city files shows three units would face California, behind the northbound RapidRide stop, and four would face Findlay.
NEW PROPOSAL FOR 5414 DELRIDGE WAY SW: The proposal that went through Early Design Guidance last year to replace a house on this site has itself been replaced. A new proposal, with a new architect (it’s now Lisa McNelis; it had been NK), is now in the early stages, with its site plan showing a 3-story, 2,400-square-foot commercial building in front of a four-townhouse residential unit. The owner is still listed as Eric Christianson, who operates Community Care next door.
‘PET AFTERCARE’ AT 9205 35TH SW: City files show a proposal for the former West Seattle Refinishing site described as follows: “convert detached garage to commercial use … establish use as animal shelter for pet aftercare and disposition, construct tenant improvements in existing commercial building.” The documents point to Resting Waters, whose website says they expect to start providing “aquamation” services in June. We’ll be contacting them to find out more.
Two updates on two early-stage projects we’ve mentioned before, both in what’s becoming a very busy corridor along Edmunds between 40th and Fauntleroy:
4754 FAUNTLEROY WAY SW: New names and a new size for the project proposed for the parcels currently holding the Capitol Loans pawn shop and the parking lot to its north. We first reported last December that a seven-story building with 125 units and 90 offstreet parking spaces was proposed. Now, after a new filing with the city, it’s described as 133 residential units, 134 offstreet parking spaces (on two underground levels), still seven stories (the site is zoned for up to eight). The developer is now listed as Holland Partner Group, a Vancouver (Washington)-based company best known for apartment complexes; the architect is now Mithun (it was Caron). This will have to go through Design Review, but no date’s set yet.
Less than a block away, another update:
4800 40TH SW: When we reported on a proposal for this 40th/Edmunds site two years ago, but it went idle as its prospective developers moved their attention next door to 4801 Fauntleroy Way SW. That 53-unit mixed-use project which has since passed both phases of Design Review. Now, a new site plan has just been filed to reactivate 4800 40th for redevelopment; the city filing has only the summary, “demolition of existing structures on site, and construction of a new multi-family residential building with (1) level of below-grade parking, and (4) levels above grade. The ground floor will consist of both residential and commercial uses” – no unit count mentioned so far.
(UPDATED 3:37 PM with city reply to our followup inquiry)
(WSB photo, November 2015)
By Tracy Record
West Seattle Blog editor
One of the discussion threads woven through the West Seattle tree-cutting case these past two weeks has been the monetary value of a tree.
In another West Seattle case, it appears that value has been set at $11,000.
You might recall the reader video last November 15th showing a big red cedar cut on a Sunday morning on the future site of the 4532 42nd SW mixed-use development (immediately north of the Junction QFC).
By Tracy Record
West Seattle Blog editor
It’s been a question spanning many years and many plans – what will be built at High Point’s last big vacant corner, 35th and Graham?
The two-building mixed-use project Upton Flats at 6058 35th SW might be the one destined to happen. It won final Southwest Design Review Board approval tonight.
Four of the five board members were present along with the project’s assigned city planner Tami Garrett: Chair Tod Bronk, Matt Zinski, Alexandra Moravec, and Don Caffrey, to take one more look, and offer one more round of feedback on, the project with two 4-story buildings, about 100 residential units, 10,000 square feet of commercial space, and 100+ offstreet-parking spaces, now planned below grade.