By Tracy Record
West Seattle Blog editor

We learned a lot more about the “Lofts at the Junction” project last night during its first Southwest Design Review Board meeting, which ended with the board giving it clearance to move to the next phase of the process.

For one, while it does include about 40 apartments on a lot of less than 4,000 square feet at 4535 44th SW, it does not have all the attributes of so-called “microhousing” – each of its units will include a private kitchen and bath.

For two, the Nicholson Kovalchick Architects-designed project is now envisioned with an “industrial loft” type of look, and a brick facade, as shown in the “character sketches” (above is the 44th SW view) – completely different from what was shown in the design “packet” prepared for the meeting and shown here two weeks ago.

The Design Review process has drawn more consistent public interest lately, and this meeting brought another full house of about 40 in the upstairs meeting hall at the Senior Center of West Seattle.

Boyd Pickrell from NK Architects led the presentation, which was weighted toward context for the site and an overview of the project’s goals:

Pickrell listed some of the characteristics toward which they were aspiring: “Reasonably priced housing” in a convenient area. “Units that live large with large windows, natural light … timeless, simple forms with quality materials”… the theme of a “brick warehouse that’s been converted into lofts.” He noted that the site is a “through-lot” fronting on two streets – 44th and Glenn Way – with NC-40 zoning, but just a block from where there’s zoning of 65′ to 85′.

He talked about the wide variety of uses in the area – even a company that “develops software for video games about bowling.”

As is customary at this stage, three design options were presented, and one was described as the preferred option. Its residential lobby would front Glenn Way and includes “ample live/work facing 44th, which is where I think it belongs.” Most of the units would face west for a better view. Here’s that side of the building in another character sketch:

He described it as “cohesive, simple massing.” The floor-to-floor height is higher to enhance the “loft” feel. And they’re proposing a mural on the south-facing side. The top floor would have some clerestory windows but would not be visible from the street because of a parapet, he said (an update from the design packet – he showed a character sketch that had evolved from the packet’s storm-topped scenario, too).

In the second section of the meeting, the one reserved for the board to ask “clarifying questions” about the project, one of the board’s two newest members, T. Frick MacNamara, called him out on the “lush” but misleading appearance of landscaping shown in the sketches. Pickrell acknowledged that “lush landscaping” was not their intent.

Public comment:

The first one was a question – clarifying the live/work units’ purpose. They can function as live OR work, he clarified, not both.

Next, Deb Barker, a retired city planner by trade who also happens to be a former Design Review Board member, asked a question too. She asked about the east side of the design – where a staircase runs. It emerges to a private door on the street. She told the board she feels stairways should be integrated into the project, “feel as if it’s part of the building” or maybe even with the loft motif, “have a fire-escape quality.” The mural proposal for the exterior of the building – she said it seemed unusual to blank out a south-facing wall, which could offer some opportunities for light and air instead. Plus, the mural will be “covered by the building that goes up next door,” she pointed out. She also asked for a clarification on the number of units, which had not yet been mentioned.

The next person wondered about some technical points, eventually drawing the architect’s comment that they are offering live/work units rather than strictly commercial – though l/w counts as commercial in the mixed-use realm – “because it feels like the right thing to do.”

Then came the issue that has attracted the most discussion in previous WSB discussions about – the building’s lack of parking. That’s what the next person wanted to talk about too. “We’re in a high-density parking area because people park on these streets to come and take transit. You have 39 (units) – where are those cars going to go? A good number of the people are going to have vehicles. We’re concerned.”

“Ditto,” echoed at least half a dozen people in the audience.

Then came an attendee who voiced appreciation for the project: “The goals they presented in the beginning are right on … simple forms, trying to emulate the brick buildings in the Junction. .. A nice simple brick building is what this neighborhood needs.” He also expressed admiration for the architects taking a floor out to make the ceilings higher.

A neighbor was next, Sonja of the Community Acupuncture of West Seattle building next door, who has expressed concern in venues such as the WSB Forums, wanted to know about the overhang of the property line and how much separation. There’s no overhang or encroachment planned on the south side (next to the CAWS building), replied Pickrell.

Another person who wanted to bring up parking was told that Tamara Garrett, the city planner working on this project, is the person to share your concerns with – and she explained that the proximity to frequent transit is why parking is not required for the residential part of the building. She started to explain the City Council’s recent change in zoning – “Oh, so we can take the monorail – no wait,” the attendee joked. “Or light rail …”

The zoning inspired another question, and Garrett said she would be happy to have a followup conversation.

Cindi Barker thought there should be clarification of the live/work units’ future – whether they were expected to be residential or business- but was told by acting chair Daniel Skaggs (chair Myer Harrell could not attend) that she is basically just commenting on vacant space, whatever the owners decide to do with it, either way.

The next attendee to offer a comment wanted to clarify the heights – of this future building and those next to it. And that’s when he reintroduced the no-parking issue, saying that he “takes care of about 200 units in West Seattle” and only about 20 of them have no car – so he wants the city to think hard about the implications of housing like this without parking.

(Cindi Barker pointed out the city’s ongoing microhousing zoning discussions at that point and urged people to get involved.)

As more discussion ensued, Sonia spoke up again and said she learned that there would not be a meeting to talk about the points people wanted to discuss – unless 50 people wanted to talk about it and signed a petition. She suggested people follow up with her afterward; Deb Barker said a lot of people would like to hear about that process.

The board’s discussion ensued. No huge objections were voiced, though MacNamara thought the facades might do better reversed – the flat front on 44th instead of Glenn Way.

Laird Bennion said the new drawing was much better than what was in the packet – he was ‘pleasantly surprised.” Overall, the brick-facade idea drew rave reviews, as did the design’s “simplicity.”

One point of discussion: Which side of the project would SDOT think to be better for street trees, 44th or Glenn Way?

Another one: The board wasn’t unanimous on the concept of a mural on the south side, but agreed that face of the building would need something.

They agreed the “preferred option” is the best of the 3.

And at the two-hour mark, they recommended that DPD give the developers permission to apply for their Master Use Permit, and bring the project back for what might be only one more meeting (date TBA).

After that, those interested in the concept of a separate meeting about issues such as parking gathered around planner Garrett, who reiterated that they needed to get at least 50 people to petition DPD for a meeting on SEPA – State Environmental Policy Act – issues, by e-mailing her (tami.garrett@seattle.gov) as soon as possible.

Tonight during the monthly West Seattle Art Walk, the new North Delridge apartment building Youngstown Flats not only will be open to visitors, it’ll host a reception for the 14 artists whose work can be seen around the complex. Youngstown Flats, now open to leasing and already home to its first tenants, is a new WSB sponsor; we toured recently to give you a peek inside. The art is not only outdoors, , but also in the public hallways of each floor, including the work shown above, and in the main lobby:

More ahead:

Youngstown Flats’ main entrance is on 26th SW – look closely and you’ll see “Continuity II,” by Jan Hoy, installed two months ago:

There’s also an entrance on the building’s south side, fronting Dakota. Back to the 26th SW side, which looks across to the mini-park space leading to Longfellow Creek, you’ll find the fitness room, which includes riding equipment with game-like features that include fun game-like features:

There’s also a water-bottle-refill station in the fitness room. The lobby also leads to a media room where movies or big-screen big events can be enjoyed:

Off the building’s garage, there’s a special area with ample parking for bicycle riders, and space to do repairs:

Youngstown Flats makes no bones about being dog-friendly. Also off the garage, you’ll find a dog-wash room (it’s not shown in our photo, but there’s some cute must-see decor on another wall):

Before you hit the dog wash, of course, you’ll be outside with your pooch. Maybe even right outside the building, where this turfed dog run makes creative use of some mandatory open space on the north side of the building:

Heading back into the building, we probably should take a look at an apartment – there are “urban one bedrooms,” 1 bedrooms, and 2 bedrooms (more on that here):

The building was designed as condominiums when originally proposed years ago, but built as apartments, so they’re larger than those you’ll find many other places. Some units have full balconies. And because of its design, there are lots of corner units, and lots of natural light from windows. Whichever unit you’re in, you can head up to the roof, gardens and comfortable places to hang out – with a view northward to the Port and Elliott Bay:

Big indoor gathering room too, with a kitchen, big screen, seating, and more:

Youngstown Flats will be happy to give you a tour any time, but tonight’s Art Walk event is an especially auspicious time to stop by – again, 6-9 pm. Other events are coming up too. The leasing office is open daily, and contact information is online here – its official address is 4040 26th SW; Youngstown Flats is on Facebook and on Twitter, too. (And they’re leasing live/work units as well as the apartments!)

Prudential Northwest Realty has been a part of West Seattle for more than 50 years. Sure, the name has changed from time-to-time, but the integrity and value has never wavered. We are a full-service real-estate office with 75 full-time brokers that range from just licensed to veterans with over 30 years experience. Our average broker has over 15 years in the business! While we do have 5 other offices in the Puget Sound area, West Seattle has always been the hub of the operation.

In the past, Prudential Northwest Realty has sponsored many West Seattle events, including:

*West Seattle Summer Fest
*Global Volunteer Day (Collecting food and cash for the West Seattle Food Bank)
*Admiral Neighborhood Association’s Summer Concerts at Hiawatha
*West Seattle Garden Tour
*Sunshine Kids (Helping to fulfill dreams for kids battling cancer)

We are very proud to be a part of such a great area and most appreciative of our past and current clients that continue to refer their friends to us. Trusting in us to handle their real estate needs gives us great pride and we want to say “Thank you!” to each and every one of them. We are also excited to become a sponsor of the West Seattle Blog!

We thank Prudential Northwest Realty for sponsoring independent, community-collaborative neighborhood news via WSB; find our current sponsor team listed in directory format here, and find info on joining the team by going here.

Seattle city rules provide for hearings on certain types of developments – while other types only get internal reviews by planners. Then, there are situations in which hearings can be requested. That’s what’s happening with the Alki-area development site shown above, where four 3-story “rowhouses” containing 11 residential units are proposed for 2414 55th SW, a short distance inland from the beach, on a site that’s already gone through a “boundary adjustment.” Neighbor Marie McKinsey says that while she and other neighbors were doing research, they found out that the city MIGHT set a hearing if at least 50 people petition for it. So they’re collecting names right now – Alki residents interested in signing can contact her at marie.mckinsey@gmail.com. Ahead, the concerns she shared with the city:

From McKinsey’s letter to city planners:

1) First of all, this does not appear, by the Seattle DPD’s definition, to be a rowhouse project. seattle.gov/dpd/planning/multifamily_code_update/Overview/

According to the description on that website, “Each rowhouse directly faces the street with no other principal housing units behind the rowhouses.” This project DOES include principal housing units behind each of the so-called rowhouses. Playing games by rearranging the boundaries of the three lots doesn’t change what this development will look like when it is completed – which is that rowhouses on 55th Ave SW will have rowhouses on Wickstrom Place SW right behind them. Therefore, the project should be reevaluated. Is it a townhouse project? Apartments? Whatever it is, it should be subject to the appropriate zoning requirements for its proper category.

2) This development will be the equivalent of paving over three entire lots – there is no green space whatsoever shown on the plans. When it rains, all that runoff will end up in Puget Sound. If you’ve seen scuba diver Laura James’ video of storm outfall and all the pollutants it contains, you know that this project is just going to add to environmental problems. If you’ve not seen the video, which was shot right here off of Alki Beach, here’s the link vimeo.com/51456008 (You will see the plume begin at :56 and grow substantially from there.) This proposed development is 1/2 block from Alki Beach. It seems to me that in an environmentally sensitive area like this, the city should see that new development mitigates impacts like this, not add to them.

3) Eleven units mean 22 potential residents and 22 more cars, many of which will likely be competing for already scarce street parking. Developers say they will provide parking, but it is rarely adequate. Spaces are too few, too small and the turning radius to get a vehicle in or out is too short. So people park on the street. We already have that problem on 55th Ave SW, where other townhouse projects have been built in the past few years. Alki Beach is a popular destination, especially in the summer months, which makes parking a big problem already. This project will add to that problem, not to mention the unmitigated pollution resulting from having that many more cars parked here.

It is important for city officials to look up occasionally from the paperwork and minutiae these projects involve and see the bigger picture. Every project should be evaluated not just on the basis of rules, but also on how it fits into the overall fabric of a neighborhood. I am not opposed to new development. But what I want to see in my neighborhood is development that improves life for everyone concerned. This project, as it is currently proposed, does not do that.

Because of the permit-process timeline, McKinsey says their deadline for collecting signatures and requesting a hearing is May 6th – one week from tomorrow.

(“Character” rendering of 4535 44th SW proposal, by Nicholson Kovalchick Architects)>
With two weeks till the first Southwest Design Review Board meeting about 4535 44th SW, the project’s “design packet” is now online, for anyone who wants a preview (see the 27-page PDF here). When we first reported on the proposal in mid-March, the early online documentation referred to it as “micros” – a hot-button word citywide right now – and then a later version used the term “studios.” Now, the project bears the name Lofts at the Junction, with some other changes – the plan now calls for a 4-story building with around 27 studio apartments (depending on the final approved configuration) and six live-work units – three along the 44th SW facade, three along the Glenn Way facade. No on-site parking; none required under city code, because it’s near what’s considered rapid transit (on SW Alaska). The review is scheduled for 6:30 pm Thursday 5/9 at the Senior Center of West Seattle (here’s the official notice, which explains how to comment in advance, whether or not you plan to be at the meeting).

P.S. If you’re interested in the Design Review process in general, the City Council’s Planning, Land Use, and Sustainability Committee plans a public hearing at City Hall next Monday, 5:30 pm, on new guidelines regarding how it works and what it’s about – here’s the agenda.

(Proposed ‘preferred’ massing for the development; rendering courtesy Nicholson Kovalchick Architects)
Tomorrow (Thursday) night is the first Southwest Design Review Board meeting for 3210 California SW, the 166-apartment project that’s the first proposal for a block-long stretch of South Admiral upzoned two years ago, after an at-times-contentious process that started more than three years earlier. The meeting was set to happen last month – until neighbors pointed out that the notice had not gone to everyone affected, so the city postponed it at the last minute. Those neighbors live in the single-family neighborhood behind the proposed development plan; while they expect to be at the meeting, they also have drafted a 13-page letter they sent in advance in hopes the board members would have time to consider it. Here’s a copy they provided. It details their concerns, particularly regarding height, bulk, and scale of the new development. Looking at homes to the east along 42nd, you can see its potential top floors in blue to the west.

An excerpt from the letter:

1. The proposed project abuts a much less intensive SF zone of substantially different scale, along its long axis. 80-percent of the abutting single-family residences are one or two-story bungalows on 5000 sf lots. The absence of an alley for access and buffer is conducive to a project of smaller scale.
2. The proposed project is two full stories taller than the buildings on California Ave to its north and south. (See Section D in the project packet.)
3. The development site is of such exceptional length not only for its immediate context, but for Seattle overall. The proposed building is 200 feet longer than a downtown block, with a footprint equivalent to 6 NC parcel lengths and 9 SF parcel lengths. Even with one “break” in the building’s upper stories, the two masses are still each far longer than any other buildings.
4. The current proposal appears substantially greater in height and scale than in representations made in connection with a 2011 rezone.

The project packet can be seen here. This review is the second one on the board’s agenda for tomorrow night at the Senior Center of West Seattle (second floor of California/Oregon building) – at 6:30 pm, they take up the 39-apartment building proposed for 3829 California SW, and then 3210 California SW’s part of the meeting is scheduled to start at 8 pm. There’ll be a period for public comment on each project.

(Looking west toward the project site, from the alley on the east side of 44th)
Followup to the “microapartments” project in The Junction that we told you about last month – its first Southwest Design Review Board meeting is now tentatively scheduled for May 9th (6:30 pm, Senior Center of West Seattle). According to the project page on the city website, the 4-story building is now proposed for 34 “residential units” and 1 live-work unit; the page also has the notation, “No parking proposed.” A pre-Design Review draft document on the city’s website says that’s because of the site’s transit accessibility; that document also now refers to the project as “studios” rather than the term “micros” used on an earlier document in the online file.

Seattle City Councilmembers Tom Rasmussen, Nick Licata, Sally J. Clark and Richard Conlin today announced a public meeting on micro-housing developments on April 18, in response to questions and concerns raised in several Seattle neighborhoods.

“Several Councilmembers and I are sponsoring a two hour meeting to review what is occurring due to the strong interest and concern we are hearing in the neighborhoods,” Councilmember Tom Rasmussen stated. “A portion of the meeting will include an opportunity for the public to provide comments and recommendations on what, if any, regulations should be enacted for this unique type of housing.”

In addition to a public comment opportunity, representatives from the Department of Planning and Development (DPD), the Office of Housing (OH) and City Council staff will discuss Seattle’s recent experience with micro-housing.

WHAT: Micro-housing development discussion

WHEN: Thursday, April 18, 11:30 am – 1:30 pm

WHERE: Council Chambers, second floor
Seattle City Council, 600 Fourth Ave

WHO: Seattle City Councilmembers and Council staff
Representatives from Seattle’s Dept. of Planning and Development
Representatives from Seattle’s Office of Housing

“I want to see more affordable housing built in Seattle along with our residential neighborhoods accommodating housing options that contribute to their character,” stated Councilmember Nick Licata, chair of the Council’s Housing, Human Services, Health and Culture Committee. “I think both objectives can be accomplished and I look forward to this forum providing an opportunity to hear suggestions on how to fulfill both.”

“I’ve visited some of these micro-units,” said Council President Sally J. Clark. “They provide decent, often attractive housing for a range of people who don’t need or want a lot of space. They’re also appearing in greater numbers and more rapidly than some in the surrounding neighborhood want. This forum can provide a good airing of people’s support, concerns and ideas for appropriate regulation.”

“Microhousing can be an affordable option that works well with neighborhoods,” said Councilmember Richard Conlin, chair of the Council’s Planning, Land Use and Sustainability Committee. “However, it does not fit neatly into Seattle’s land use code, and we are looking for input on code improvements that will preserve the affordability while ensuring that these developments reflect both the letter and the spirit of our land use laws.”

Background

In recent years, micro-housing has emerged as an increasingly common residential building product in Seattle. Since 2006, DPD has received permit applications for 44 projects. Those completed projects have a total capacity of about 2,000 people. In 2012, DPD received applications for approximately 15 micro-housing projects.

Micro-housing projects are generally comprised of apartment or townhome-style dwelling units, each of which contains several (often seven or eight) smaller living quarters clustered around a shared kitchen and laundry area. Each of the smaller living spaces within the dwelling unit is leased to an individual tenant. These spaces are typically 150 to 200 square feet in size and equipped with a kitchenette (refrigerator, microwave, sink) and private bathroom. Rent levels vary by location but are often in the range of $600 to $700 per month.

Developers have found Seattle offers a strong market for micro-housing, with completed projects leasing up quickly. Tenants often include students, service industry workers, and individuals who divide their time between Seattle and a residence in another location. Geographically, 52 percent of the projects are located on Capitol Hill and 30 percent in the University District, with the remainder spread throughout the city.

Because micro-housing is not well-defined in City codes it also may not be adequately regulated. Some of the issues and concerns the public has raised about Seattle’s growing stock of micro-housing include:

· Within micro-housing projects, DPD currently counts the several small living quarters that surround a common kitchen and laundry area as a single dwelling unit (e.g., one apartment with eight bedrooms and eight bathrooms). As a result, most micro-housing projects do not meet the threshold for design review. Normally the design review process also provides opportunities for neighbors to comment and offer input on proposed projects.

· DPD’s current practice of counting multiple living quarters within a micro-housing project as a single dwelling unit also complicates efforts to measure progress toward adopted growth targets in neighborhoods where micro-housing is located. It also can affect whether a proposed micro-housing project is subject to environmental review under the State Environmental Policy Act (SEPA).

· Micro-housing may not be an appropriate building type for all multifamily residential zones.

· Micro-housing projects are generally designed to house 30 to 60 individuals; however, on-site parking is rarely provided.

· The high cost of this housing on a price-per-square-foot basis.

Along with the mentioned-earlier “microapartments” in The Junction, other projects in the works in West Seattle include a “boarding house” under construction on Avalon Way just east of 35th, another one a few blocks further northeast on Avalon, and one across from the Delridge Playfield area.

(King County Assessor’s Office photo)
A brand-new multi-million-dollar listing on Alki – the 87-year-old Friedlander Court courtyard apartments at 2246 Alki SW (map). The nine-unit complex on a 15,000-square-foot lot has just gone up for sale, listing price $3.8 million. County records say they were built in 1926 and have been under current ownership since 1996, with a purchase price reported as $850,000 that year. The new listing describes the property: “Classic brick 9-unit w/ big units and 5 garages provide immediate income to offset holding costs for future development. Zoning allows 20-unit apartment building or 10 townhomes with unobstructed views of Puget Sound and Olympics.” While the complex has never gone through historic review that we know of, it was held up as a notable example of “Bungalow Court” architecture five years ago when Charlestown Court was being reviewed; The now-dormant Vintage Seattle website took a closeup look at Friedlander Court a year later. (Thanks to Jonathan French for the tip.)

AND NOW THERE ARE TWO: That 61-year-old duplex at 7018 California SW in south Morgan Junction, across from the row of businesses anchored by Caffe Ladro, will be replaced by a five-unit “rowhouse” of 3-story townhomes. It’s next to 4250 SW Myrtle, where a similar, if not identical, development is on the way (as reported here last July). (added – aerial photo by Long Bach Nguyen showing both sites, the cleared one on Myrtle and the to-be-demolished duplex facing California)

Both are being developed by Renton-based Isola Homes, which also is building a five-unit “rowhouse” in The Junction (mentioned in that same July story). The 7018 California proposal is up for the city’s streamlined Administrative Design Review process, meaning it will be reviewed, but there’s no public meeting planned. From the city website, here’s a scanned version of the design packet submitted last week. County records show this site was sold to the developers less than a month ago for $400,000.

UPDATE ON THE BLAKE: When the owners of the 101-apartment development planned for 5020 California SW, just south of The Junction, announced its new identity as The Blake in December, they said work would begin in January. Since February is almost over with no sign of groundbreaking, we checked in with the company managing the project. They say the permits will be “pulled” this week, so the start is near. The site has had a land-use permit for more than a year but the construction permit is not yet finalized, according to online records.

Got time to volunteer? The Southwest Seattle Historical Society needs you!

Like to interact with people? Fix computers? Update databases? Make small repairs? Transcribe interviews? Shoot videos and still photos? Plan events? Get a glimpse of our community’s past? Whether you have lived here one year or 50, come learn about how to turn your desires and skills into meaningful tasks that will help preserve and promote the heritage of West Seattle and the greater Duwamish peninsula. Here’s a way to look to the future helping others explore West Seattle?s past. The Southwest Seattle Historical Society, which operates the Log House Museum, offers this introduction to volunteering, led by Carol Vincent, longtime historical-society volunteer, and Clay Eals, new executive director. It will include a brief primer on West Seattle history.

Bonus: At the end, those participating will enjoy free chili and corn bread on the museum’s porch, as part of the city’s Neighbor Appreciation Day. The museum is one block from Alki Beach, at 61st and Stevens. More info: 206-938-5293, loghousemuseum.info.

The aforementioned chili is available to all as part of the citywide Neighbor Appreciation Day – stop by the museum 1-4 pm on Saturday (southwest corner of 61st/Stevens). Before or after chili, go inside and explore the museum’s newest exhibit “Telling Our Westside Stories: The Land.” (No admission charge, but they always appreciate donations.)

2,736 men, women and children had no shelter in King County last night, a small increase over those found without shelter last year. Last year, volunteers found 2,594 people surviving outside without shelter.

Teams of volunteers with trained leaders are dispatched from ten locations throughout the county to count every person they see outside overnight on one night in January. Approximately 800 volunteers counted people trying to survive in cars, tents, all night buses, hospital emergency rooms, or curled up in blankets under bridges or in doorways.

The Seattle/King County Coalition on Homelessness, an independent coalition of organizations and individuals that works on homelessness issues in our region, organizes the count, now in its 33rd year.

A breakdown of how many people were found in what circumstances – cars, doorways, etc. – is in the second half of this document. While West Seattle is not broken out separately from the city at large, White Center has its own column, with 51 people found unsheltered this time. P.S. We checked with organizers, and the count does include those found in “tent cities” such as the West Seattle encampment that calls itself “Nickelsville.”

With the economy improving, a variety of construction is happening around West Seattle – not just the medium-to-big apartment or mixed-use projects we often report on. Last night, we mentioned a unique three-home remodel/rebuild project in Westwood with special financing related to energy improvements. Today, a more typical type of project that’s happening more often (judging by demolition permits on file) after a few quiet years: Old-house replacements. Steve e-mailed us to share the photo of demolition happening right now at 2134 44th SW in North Admiral. County records show the house is more than a century old, sold three months ago to Isola Homes, a Renton-based company that’s currently building small multifamily projects in West Seattle – the five-unit “rowhouses” on which we reported last summer – as well as new single-family homes. The Isola website includes renderings of the 2 1/2-story house with rooftop deck that’ll be built after the 1906 home is demolished.

By Tracy Record
West Seattle Blog editor

New life is ahead for three old homes near Westwood Village.

Instead of being torn down to make way for townhouses or apartments – or big new homes – they will be transformed into three new/almost-new, modestly sized, energy-efficient homes, as part of a program financed by the Washington State Housing Finance Commission.

We visited the site a few days ago, as the owners/builders – Green Canopy Homes – and WSHFC reps met the neighbors to explain the project :

The three neighboring homes in the 8800 block of 24th SW, all built in the 1920s, are dubbed The Triplets, as noted on the floor-plan board shown to neighbors (top photo) during the informal outdoor meeting. Each has been given a name, and still look much like the historic views we found on the county assessor’s website – Clara (8812), then:

And Clara now:

Zelda (8820), then:

And Zelda now:

Louise (8826), then:

And Louise, now:

The names given to them by the builders all were inspired by women making news in the era in which the houses were originally built.

Previously, they all had the same owner, who sold them to Green Canopy, which has rebuilt and retrofitted homes elsewhere in the area, but never before three at once. And because of the special below-market-rate financing, through WSHFC’s new Sustainable Energy Trust Lending Program (explained here), they’ll be sold at market rate – likely in the mid-$300,000s – at least $50,000 or so less than they might have had to be sold for otherwise. (The program does not involve public or taxpayer money – the WSHFC is a self-supporting agency that works with private investment.)

To maximize the energy efficiency, which includes pumped-in heat, at least two of the homes will be remodeled “studs-out” – the third may need a new foundation, too, because a past owner did some digging in the crawl space, and that may have undermined its stability. When they are done, their entries will be on the side, with the front living area turned into bedrooms. They’ll range from 1400 square feet to 1600 square feet of living space when done, but the central feature will be the energy efficiency. They’ve done blown-air tests on the homes already, Green Canopy says, and that revealed on average that enough heat was being lost per house to represent the equivalent of an open garage door.

The neighbors who came to hear about the plan got a peek inside the vacant houses and voiced relief there was a plan for their future –

At least one of the houses apparently had had squatter problems. One even has an ancient detached garage with a pot=belly stove:

The work is expected to start soon with some site prep before Christmas, and then get going in earnest in January, with completion due in June. All three will be worked on simultaneously and will be put up for sale once they’re done. The financing does not require any particular qualification to buy one – aside from being qualified to own a home, period.