SMC 25.05.675.G makes it clear that DCI has regulatory power, and in fact, the responsibility, to modify the height, bulk and scale of a proposal beyond the limits set forth in the residential development standards. The City does not have to allow full build out per the prescriptive requirements of the development regulations. The Seattle Code says, in black and white, that the City's land use regulations cannot anticipate or address all substantial adverse impacts resulting from incongruous height, bulk and scale. SMC 25.05.675.G. Similarly, it says that the mapping of the City's zoning designations cannot always provide a reasonable transition in height, bulk and scale between development in adjacent zones. As a result, DCI has express regulatory authority to condition or deny a project to mitigate the adverse impacts of substantially incompatible height, bulk and scale. Mitigating measures may include but are not limited to limiting the height of the development, modifying the bulk of the development, re-positioning the development on the site; and requiring setbacks above and beyond what the code allows to offset the appearance of incompatible height, bulk and scale. For example, it is already obvious that the 5th and Virginia project will have significant adverse impacts to its immediate neighbor and the surrounding area associated with the height, bulk, and scale of the building. Fairness and justice demands that those impacts should be mitigated as the code allows be done.
Affordable Housing: YES; Ruining Downtown Livability: NO
We are completely in support of the goals of affordable housing. However the legislation being proposed will have significant adverse impacts to downtown residents....
DOCK MANAGEMENT PLAN…that dog won’t hunt!
The Seattle Department of Construction & Inspections (SDCI) commonly uses the term Dock Management Plan as a “cure-all” for inadequate loading and waste facilities in proposed downtown high-rise projects, but the City of Seattle has no practical experience with their operation ,due either to the newness or incompleteness of the projects involved.
5th & Virginia project delayed after Hearing Examiner rules on Escala Appeal
A ruling by City of Seattle Hearing Examiner Ryan Vancil to remand the 5th & Virginia project on daylight and health and require additional work on their dock management plan will further delay the start of construction.
Glimmer Of Hope For First Light Project
Finally, SDCI is requesting the First Light Applicant [2000 3rd Ave.] to address most of what we’ve been asking for years. The Correction Notice states in part “Please also indicate the expected frequency of commercial deliveries and of residential move-ins/move-outs. As the project will provide three loading bays, please provide turning movement diagrams demonstrating that each bay can be accessed when other bays are occupied. Please also indicate whether and to what extent trucks using the loading bays will extend into the alley when ramps or lift gates are deployed….