February 21, 2008

It’s a landmark. Now what?

The boarded-up building with the bouncing roof-line was once a Manning’s Cafeteria and then a Denny’s. Now it can add Seattle landmark to its list of identities.

But it’s not clear what that status will mean for the building at the corner of 15th Avenue Northwest and Northwest Market Street or for plans to build a mixed-use project on the corner some call “the Gateway to Ballard.”

When the Benaroya Co. bought the Denny’s from the Monorail Project in 2006, the developer “preemptively” submitted a landmark application to clear the way for Kirkland developer Rhapsody Properties to build 260 condos and about 40,000 square feet of retail.

But the Seattle Landmarks Board voted Wednesday that the building’s prominence for the Ballard neighborhood makes it a historic landmark worth protecting.

Photo by Shawna Gamache [enlarge]

Seattle’s Landmarks Preservation Board voted to give landmark status to the Ballard Denny’s/Manning’s exterior. The designation does not apply to the interior, or to the rest of the site, which includes two vacant houses and a parking lot.

The building was designed by San Francisco Architect Clarence Mayhew in 1964 in the flamboyant roadside “googie” style. The oversized sign and eye-catching roof-line glazing are gone. Denny’s remodeled the interior to add modern mechanical equipment when it took up the lease in 1984.

In order for a structure to be designated a landmark, it must be at least 25 years old, meet one of six designation standards and possess “the integrity or ability to convey its significance.”

Board Chairman Stephen Lee said Thursday that the board was in agreement about the building meeting the standard of being an obvious visual landmark to the community. He said the three board members who voted against the designation were more concerned that the building didn’t meet the initial standard of being able to convey that significance.

“I think it’s a very distinct sculptural element in the community,” Lee said. “I would say everyone shared that opinion.”

It’s not known yet what exactly will be protected. The board voted to give landmark status to the exterior only. The designation does not apply to the interior, or to the rest of the site, which includes two vacant houses and a parking lot.

Seattle’s Historic Preservation Officer Karen Gordon said board staff and Benaroya will now negotiate to find out what types of controls and incentives should be put in place and what can be done on the site.

Could Benaroya, for example, just tack the exterior somehow onto its planned development, rather than build around it?

“We’re not really there yet, and we often work with the owners to find out what they’re interested in,” Gordon said.

Benaroya’s spokesman Louie Richmond, of Richmond Public Relations, said Benaroya will appeal the designation. City law lets owners appeal board decisions to the city’s hearing examiner, with a final appeal allowed to the city council.

Just three months ago, Denny’s was still operating in the building. But Benaroya’s Marc Nemirow said earlier this month that the building is not up to code and Denny’s does not pay enough rent to justify using the space as a restaurant. Denny’s paid $5,295 a month for rent in 2007 and covered the site’s $26,485 property tax bill.

The Seattle Monorail Project bought the site for $7.5 million in 2005, before voters rejected the monorail plan. Benaroya paid $12.5 million for the site in 2006 and Nemirow said the price reflects the high-density development planned there. Nemirow said he doesn’t know whether the building can be worked into the planned development.