by As demolition crews prepared this week to tear down the Lora Lake Apartments – long the center of heated controversy over affordable housing in Burien – near Sea-Tac International Airport’s third runway, attention was focused on possible uses for this prime commercial location.
The Port of Seattle, which owns the Lora Lake complex, wants to develop facilities for airport-compatible activities there, such as air cargo, food service and warehouses, and on other property it owns within Burien’s Northeast Planning Area north of the airport.
But the vacant apartment complex is just inside the Burien city limits and several council members hope this location will anchor economic development in the Northeast Planning Area that will generate additional sales tax and other revenue for the city. Possible land uses include an auto mall and a business park.
City Manager Mike Martin said recently that results of a state Department of Transportation study for a new interchange at State Route 518 and Des Moines Memorial Drive now underway might be available by summer’s end. An interchange at that location would increase the value of the Lora Lake site for business development.
Now boarded up and surrounded by barbed wire and fencing, the 234 Lora Lake Apartments were once affordable housing.
Preparation for demolition includes mitigation of toxic contaminants in the ground at Lora Lake, which were discovered in a 2008 environmental study prior to a planned transfer of the property from the Port to the King County Housing Authority.
When the assay found hazardous chemicals in soil samples taken at depths of 7 and 14 feet, the apartment complex was determined to be unsafe for occupancy and the housing authority abandoned plans to reopen its 162 units. The site was used for commercial and industrial purposes from the 1920s to the mid-1980s. In the 1950s, it was an auto wrecking yard.
Despite the fact that Lora Lake is coming down soon, “Burien still has a major hurdle to overcome” before it can develop that location – and other sites in the Northwest Planning Area – for uses compatible with the city’s vision for economic growth, noted Councilman Gordon Shaw.
“Even after Lora Lake is done and gone, the Port of Seattle owns a large amount of the Northeast Planning Area,” Shaw said. “The Port has bought a lot of commercial and residential land under and near airport flight paths.”
That leaves Burien in the position of having to negotiate with the Port for purchase of Lora Lake and several other properties, or for other accommodations for development that conforms to the city’s comprehensive plan.
“I don’t think the Port will need all the land they’ve got, but why should they give it up?” he observed. “It’s going to be a very delicate thing for the city to work through … I don’t know what the path forward is on resolution, but I’ll be upset if all we get is a food service company and a freight handling company, and then they work with Des Moines on a 90-acre business park.”
A commercial aircraft prepares to land on the third runway, which is less than 1,000 feet away from the property.
Should Burien eventually develop an auto mall in the Lora Lake area, this would vacate the city’s existing auto row along First Avenue. Should that happen, said Deputy Mayor Rose Clark, possibilities for redevelopment of those properties might include a hotel or a convention center, or both, catering to air travelers.
Built in the late 1980s, the Lora Lake Apartments – once a 234-unit affordable housing complex – were bought by the Port of Seattle in 1998. The city, the Port and the King County Housing Authority, which managed the apartments, agreed they would remain open until 2005, at which time they would be removed. The apartments are less than 1,000 feet from the third runway.
When construction of the runway was delayed, all parties agreed the apartments would remain open until June 2007. In late March that year, representatives of the city, the Port and the housing authority discussed the scheduled June closure of the apartments. Although housing authority representatives indicated a desire to keep Lora Lake open, they recognized a “contractual obligation” and were ready to begin phasing them out.
But housing authority Executive Director Stephen Norman then sent a letter to federal and state as well as city officials, citing the need for affordable housing in King County and demanding that the apartments remain in use. Both the city and Port challenged the housing authority’s move to renege on the joint contract, and moved forward with plans to demolish Lora Lake. The housing authority countered with a suit to block demolition on the grounds that it had a legal claim to the property.
Before a hearing could be held in early 2008, the Port agreed to sell Lora Lake to the housing authority. But the sale was delayed pending the outcome of environmental testing at the housing complex.
So…what do YOU think of the future of this once-affordable housing complex? Please take our poll, or Comment below…
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We heard rumors about this all summer, and now it looks like it’s true according to the City of Burien – the Ruth Dykeman Children’s Center, located on SW 152nd (with prime waterfront property on Lake Burien) is proposing to change its area zoning permit from “Special Planning Area 2″ to “Moderate Density Residential Neighborhood and High Density Multi-Family Neighborhood.”
The City of Burien will be holding a public meeting about it on Tuesday, Sept. 23 at 7pm, at 15811 Ambaum Blvd. SW (Suite C) to receive public comments.
From what we understand, the owners of the Ruth Dykeman Children’s Center are looking to develop two waterfront properties with single family homes, plus two single-family homes directly behind them. To the back and left of that would be multi-family housing. Whether or not they want lake access for the multi families or for the two houses in back is still in question.
Here are the meeting details:
- Public hearing will be Tuesday, Sept. 23rd at 7pm
- Meeting will be at 15811 Ambaum Blvd. SW, Suite C (map below) to receive public comments on the application
- The Agent for Ruth Dykeman Children’s Center is R.W. Thorpe and Associates Inc., Jennifer Lee, ASLA
- Proposed Change Comprehensive Plan map designation is from Special Planning Area 2 to Moderate Density Residential Neighborhood and High Density Multi-Family Neighborhood; as well as to change the zoning designation from Special Planning Area 2 (SPA-2) to RS-7,200 and RM-18
- File is available for viewing at Burien City Hall during regular business hours
- Any person may submit written or oral comments or testimony at the public hearing, or may submit written comments prior to the hearing. Written comments may be submitted in person, via mail, e-mail or by facsimile. All documents submitted or requested as part of this application, including the City staff report are available for review at City Hall during regular business hours.
- Contact for the City of Burien:
David Johanson, AICP, Senior Planner
Department of Community Development, City of Burien
15811 Ambaum Blvd. SW (Suite C)
Burien, WA 98166
Phone: (206) 248-5522
E-Mail: DavidJ@burienwa.gov
Stay tuned to the B-Town Blog for further developments on this, including some upcoming interviews with Lake Burien-area residents opposed to the proposed zoning change.
BURIEN – The Port of Seattle and the King County Housing Authority (KCHA) have mutually agreed to rescind their agreement for the sale of the 162-unit Lora Lake Apartments to the KCHA following the completion of environmental testing that revealed significant soil contamination at the Burien property.
The estimated cost to remove and dispose of contaminants and restore the site to the residential standard could potentially reach $8 million. Cleanup standards for residential use are much more stringent than standards for industrial use.
“Despite everyone’s considerable efforts to preserve Lora Lake as much-needed affordable housing for the region, given these findings it is not in the community’s best interest to continue forward with this project,” said King County Housing Authority Executive Director Stephen Norman. “We appreciate the Port’s cooperation in rescinding an agreement to purchase an apartment complex that would have been financially infeasible to operate as housing.”
Because the price tag to restore the property for use as affordable housing is prohibitively high, the Port and KCHA have mutually agreed to rescind their agreement obligating KCHA to purchase the apartment complex. The Port will also refund the initial $1 million payment for the property to KCHA.
“The primary concern of the Port Commission with Lora Lake has always been the need to find regional solutions to regional problems in the best interests of our community’s most vulnerable families,” said John Creighton, Port of Seattle Commission President. “The Port regrets this site is no longer the best investment to help address our region’s desperate need for affordable housing. The Port is committed to returning this site to a productive use for our community, and stands ready to help our region respond to important housing issues.”
Earlier this year, the Port and the Housing Authority suspended the transfer of Lora Lake Apartments pending the outcome of further environmental testing at the site. Prior to the Port and KCHA transfer agreement, the Port initiated the original testing of the property to inform future developers about site conditions.
The property, which is situated atop a former barrel cleaning facility that became an auto wrecking yard around 1950, showed soil contamination in just completed tests that are consistent with its historical uses. The site underwent a soils investigation and cleanup in 1987 in consultation with the Washington State Department of Ecology (DOE) prior to the construction of the Lora Lake Apartments by a private developer.
However, since that time, testing and clean-up standards have been made more stringent. Results of the recent environmental analysis revealed soil contamination of dioxins and other contaminants that exceed current standards for residential use.
Though remediation will still be necessary, the lower environmental standard required for industrial purposes means eventual redevelopment for an industrial use, rather than a residential use, likely remains financially feasible.
What this basically means is that:
- There’s no way that anyone will ever live there again
- This entire thing started when 72 units were torn down the for the 3rd Runway
- The future of the site is…unknown? (Yeah, right – from what we understand, the main intention has always been to tear down the affordable housing and build either a megastore or industrial/cargo facility)
MORE INFO:
- The apartments have been vacant since July 2007.
- The apartment site was used for commercial and industrial purposes from the 1940s to the mid-1980s.
- The site was mitigated and the apartments were constructed and owned by a private developer in 1988.
- In 1998, the Port purchased the property because one-third of the apartment complex was located within the runway protection zone of the new third runway at Sea-Tac Airport and would need to be demolished. The Port provided relocation assistance to residents in 1999.
- With delays in the airport project, the City of Burien, the Port, and KCHA entered into an agreement transferring the ownership of the apartment complex to KCHA and allowing the apartments to be reoccupied on a temporary basis. The agreement called for the complex to revert to the Port by mid-2005.
- In 2004, the agreement with KCHA was extended for another two years, with the apartments to be returned to the Port in July 2007, when residents were required to vacate the apartments.
- In August 2007, KCHA was granted an injunction against the demolition of the apartments.
- The Port and KCHA have been working since late 2007 to transfer the property back to KCHA.
SOURCE:
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BURIEN – The Laramar Group, a real estate investment and management company, has acquired the Vintage Park, a 543-unit apartment property in Burien.
The property, located at 1101 SW 139th Street, will be renamed The Heights at Burien.
Currently, the site is called “One Thirty Nine at the Park,” and, according to its website:
“…is one of the largest apartment complexes in Washington. Located along Burien’s main stretch of roadway, this sprawling complex has more than 500 apartments.
A majority of the residents here are recent Mexican immigrants who speak only Spanish, as well as recent indigenous Mexican immigrants known as Tarascans, who speak a language which dates back to the time of the Aztecs.”
Opened in 1993, the New Futures site at Vintage Park consists of 4 linked apartment units that have been caringly converted into classrooms, computer labs, and family meeting areas. Painted with vibrant colors, the Vintage Park site is filled with the lively energy of its many neighbors, volunteers, students, and staff.”
According to the press release, Vintage Park is the 15th property acquisition for the Laramar Group. The property was acquired directly from the seller.
Constructed in the mid-1940s, the 543-unit apartment property comprises 44 buildings on a 25-acre site. Offering one-, two- and three-bedroom apartments, the complex will apparently undergo a significant transformation, including property upgrades, renovations and the new property signage and logo (EDITOR’S NOTE: Should new signage and logo really considered an “upgrade”?).
Laramar plans a $12 million strategic renovation to the apartment interiors including the upgrade of kitchens and baths, new lighting and hardware and the addition of washers and dryers. Major improvements and updates to common areas will include new siding and roofs, upgraded playground and picnic areas and improved lighting, paving and concrete work. New amenities will include a new club room, business center and fitness center. Additionally, Laramar’s management team will implement new leasing and marketing strategies (EDITOR’S NOTE: we predict that the phrase “new leasing and marketing strategies” = RENT INCREASE).
More info:
The long-standing controversy over the Lora Lake Apartments in Burien may soon come to a close, with 162 units of affordable housing saved, and a package of benefits to the city of Burien.
The Burien City Council approved by a 4-to-2 vote in November a nonbinding agreement with King County, the King County Housing Authority, the Port of Seattle and the city of Seattle. Under the agreement, the Housing Authority will purchase the apartments at fair market value from the Port, the county said.
The county will purchase two separate properties south of the apartments from the Port and Seattle City Light, to be developed into commercial purposes, which is what Burien originally sought. Burien will also receive a combined $1 million from the county and the Housing Authority for a transit project.
The Port had planned for several years to demolish the Lora Lake Apartments, which sit near the third runway at Seattle-Tacoma International Airport, and to work with Burien to bring business to the area. But in the midst of an affordable-housing crisis, the Housing Authority, which was operating the complex, began lobbying against the demolition last summer.
The complex originally had 234 units, but some already have been razed. Last spring the remaining units became a rallying point for affordable housing and the prevention of homelessness, with legislators and community activists bearing down on Burien.
Burien officials have said they feel the city has become the scapegoat for a regional problem; in fact, they said, Burien has a higher percentage of affordable housing than Seattle.
At their meeting, council members also reiterated their concern that the Lora Lake Apartments are not a safe place for families to live, between the air and the noise pollution from the third runway. Still, some council members said they wanted to avoid the cost of fighting the issue further in court, and to move on to other important city business.
Four members voted to sign the agreement, said Deputy Mayor Rose Clark – but not one person was pleased about it.
“The council felt very pressured, fearing that future needs would be blocked by the county or the state,” said Clark, who voted against signing the agreement. “It was kind of like blackmail, I believe.”
At one point last spring, County Executive Ron Sims threatened to pull the county out of a multimillion-dollar park-and-ride, retail and housing complex in downtown Burien, a key piece of that city’s redevelopment plan.
Late last summer, the Housing Authority got an injunction to stop the demolition of the remaining units. Recently, state Rep. Dave Upthegrove, D-Des Moines, became the mediator for talks among the parties.
On Monday, Sims hailed the agreement as a “great outcome” that meets important regional goals on housing and transit-oriented development.
“I want to commend all the parties involved for the vision and creative solution that will serve the region well,” he said in a statement.
Lora Lake Apartments have been vacant since they were turned over to the Port in July. The authority anticipates that they will be ready for residents to move in April 2008.
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