Some neighbors concerned about environmental and quality of life impacts of a proposed four-story mixed use building where Roosters, Daily Planet Antiques, Chef Liao and Phinney Ridge Cleaners now stand, are circulating petitions asking the city for a public hearing on the plan.
Organizers Roger Ball and Sandy Lemlich are saying the development is a bad idea, arguing in part:
A neighboring property, now a Zeeks Pizza, was a dry cleaner in a former life. As far as we know, a site investigation was never conducted for the presence of perchloroethylene (PCE, or tetrachloroethylene), a solvent once commonly used by dry cleaners. The proposed project is adjacent to this old dry cleaning site and includes the digging of a parking garage, a deep hole that may reach PCE containing ground water, and thus releasing PCE into the air. This potential release of PCE into the air may endanger neighbors and anyone else around. Therefore, it is requested that a study including collection and analysis of groundwater samples for the volatile compound, PCE, be conducted before the project is approved.
What makes Phinney Ridge such a desirable place to live is its location near downtown and the zoo but also the amenities such as the restaurants and interesting stores like the ones that would be torn down to make way for this project. The restaurants, Chef Liao and Roosters, an interesting store, The Daily Planet, and a currently operating dry cleaner, Phinney Ridge Cleaners, are all well loved businesses that help make Phinney Ridge a wonderful and convenient place to live. What has happened with other condo developments in the area is that the ground floor retail areas are either empty or contain expensive and often under-patronized retail spaces. This does not help the liveability of the neigborhood.
The real estate climate has significantly changed since this project was first proposed. The sale of condominiums in the past year in this neighborhood has dropped significantly (-55.8% since November 2007; Seattle Times Real Estate Section, Sunday, December 14, 2008). Condo sales in adjoining areas were down by much higher percentages. Therefore it is likely that if this project is approved and goes forward, either the existing building with successful and interesting businesses will be torn down and the lot left vacant, or worse, the hole for the parking garage will be excavated and the project abandoned with a deep hole left for the neighbors to deal with, as is currently the case with several other projects of this type in North Seattle. Either alternative is unacceptable. Based on the above information, there is no need for the proposed project to be built in our neighborhood.
Expect to see fliers in the neighborhood encouraging people to visit the businesses to sign the petition. The orignal comment period was set to close 12/24, but was later extended to 1/7. Organizers are told it’s now been extended to 1/21.
12 responses so far ↓
1 Neighbor // Jan 2, 2009 at 11:38 am
Isn’t this at 61st and Phinney? Greenwood is one block over.
2 Dale // Jan 2, 2009 at 11:42 am
My bad. Corrected.
3 js // Jan 2, 2009 at 6:17 pm
Any developer that wants to obtain financing for this project will have to conduct an enviormental study and inspection . If the site is dirty they will have to clean it up. Not a good argument for stopping this project.
4 Margaret // Jan 2, 2009 at 7:04 pm
I was wondering if this building has any potential historic significance. I am also concerned about both the environmental and esthetic consequences of much taller structures lining Phinney Ave. Because of the views on Phinney, there is a mindset (primaily by non-Phinney residents) that very expensive condos are the only way to take advantage of the views. Phinney and Greenwood are walking neighborhoods. Neighbors often make an outing of walking to visit the businesses on Phinney and Greenwood, and much of what draws them are the beautiful views and welcoming atmosphere. More non-affordable condos are not in the best interests of the community.
5 SPG // Jan 2, 2009 at 7:33 pm
Not that I want to see condos there or anything, but is Daily Planet even open anymore after the whole drug charges thing?
http://www.phinneywood.com/2008/10/08/antique-store-owner-pleads-guilty-to-drug-charge/#more-249
6 ND // Jan 2, 2009 at 11:49 pm
I spoke with an expert in environmental cleanup with experience in just such cases as this. As ‘js’ above states, financing will be contingent on an environmental study, and any necessary cleanup. But I was advised to ask the developer directly concerning the outcome of any study. This will get their attention, and they will know that we are watching. Chances are high the PCE contamination exists in the soil beneath ANY long-standing dry cleaning operation, such as the one previously at what is now Zeek’s, as well as the currently operating dry cleaner in the building to be demolished. As stakeholders in the health of the neighborhood, we are entitled to full disclosure. This is especially true of those such as myself who are within 100 feet of the excavation site and whose basements flood occasionally with water that most likely co-mingles with the groundwater under these sites to some extent.
I don’t fundamentally oppose the project so long as any necessary environmental cleanup is done correctly and with full disclosure. I would comment that the proposed 2,755 square feet of commercial space is considerably less than what is now present, and we should encourage more commercial space. It seems inevitable, however, that the newly created space would be more expensive that what presently exists, and that less commercial space will be available.
As for the height of the building is concerned, I would generally vote for less massive structures wherever feasible. It seems entirely possible that some of the owners in the new building across the street would be within their rights to sue for decrease of their property values if their view of the Cascades is obstructed by a new building.
7 js // Jan 3, 2009 at 2:38 pm
The height of this project has already been determined by the exsisting zoning, The people across the street who bought condos have no right to sue unless it was represented to them that their view was unobstructable by the realestate company who handeled the sales.
8 Mike // Jan 4, 2009 at 3:39 pm
Below is the comment I submitted to the city right after the notice boards went up. I don’t know how much luck there will be in keeping them from building since it seems to fit what the area is zoned for, asuming they jump through the hoops for the required environmental reviews etc… Eventually development will come to that site and a building like the one Fresh Flours is in, with at least some commercial space, is better than more townhouses that add nothing to the neighborhood. Best bet for now though seems to be to fight and delay it until at least the economy gets better so that there is less risk of ending up with just a big hole in the ground or an empty building nobody wants to buy into. The Phinny Condos building and the Fresh Flours building already have several newly constructed empty commercial spaces, the neighborhood doesn’t appear to need more capacity now.
Comment to city:
I am writing to request information on the building proposed to be constructed at the corner of NE 61st Street and Phinney Avenue. My concerns with the project as proposed are outlined below. I would also appreciate it if you could send me any information on the project that you have available, as it is somewhat difficult to tell what exactly is proposed based on the drawing they included on the sign.
My primary concern with the proposed building is that it will result in a significant number of overflow vehicles parking on what are already fairly congested residential streets. The curb parking on 60th and 61st streets is already heavily used by the current residents, which is to be expected given that many of the houses in the area are fairly old and were constructed without off street garages. In addition, the proposed building is in close proximity to the Woodland Park Zoo, which also contributes to significant congestion on the side streets for much of the spring and summer months, and which may become worse as the zoo’s primary entrance is moved to 55th and Phinney Avenue from its current location on 50th. The currently proposed ratio of 23 parking spaces and 19 residential units does not appear to be sufficient. Assuming even half of the units are occupied by 2 car households (which seems reasonable given the number of cars owned by other households in the neighborhood) that will result in another 15 vehicles being placed on the already crowded neighborhood streets. This also doesn’t account for any parking for the proposed retail units, which would further magnify the problem.
A related concern is with the proposed entrance to the building. The diagram included on the notice of proposed land use action indicates that the driveway for the building will exit onto NE 61st Street rather than onto Phinney Avenue. This seems likely to result in significantly more traffic onto 61st Street, particularly in order to reach Aurora Avenue or to circle the block to reach the stop light on 60th Street for left turns. It would seem much more appropriate for the building to enter and exit off of the main arterial, Phinney Avenue. This is how the condo building directly across the street from the proposed building operates.
I am not sure if it falls within your scope of review, but it would also be very beneficial if the 4th story of the building was required to have some set back so that it allowed more light to reach Phinney Avenue. There is already a four story building across Phinney Avenue from the proposed site and the existence of two such buildings across from each other will create the first “concrete canyon” on Phinney Avenue. There are a number of buildings in the area that have had the 4th floor set back so that from the street they do not create such a harsh wall and block out the sun (the building across Phinney Avenue is an example) and if this building has to be allowed to be four stories tall it should at least follow this approach and let some light still reach the street.
9 Phinney Resident // Jan 4, 2009 at 10:26 pm
Maybe all the rats that live in the building can be deemed “historically significant.”
10 Arthur Wyatt // Jan 14, 2009 at 3:22 pm
Chef Liao has awesome dumplings.
11 jade // Feb 9, 2009 at 12:12 am
A Design Review recommendation meeting for this project has been scheduled for this project.
Monday, February 23 at 6:30 pm
Ballard High School Library
All are welcome. Let’s help shape our neighborhood for the better!
12 jade // Feb 9, 2009 at 12:14 am
Here’s a glimse of the design:
http://www.kilburnarchitects.com/projects/multi-family/phinney.html
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