Hey all I thought I would make a new one


Welcome to the new S E A T T L E thread!. . . . . . . . . . . . . . . . . . . . . :dj:
...................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .:dance:





----< COMPLETED >----



WaMu Center

http://i18.photobucket.com/albums/b142/Dancer-2/WaMu_digitalstudy.jpg


Cristalla
http://www.CristallaSeattle.com/

http://i18.photobucket.com/albums/b142/Dancer-2/119291.jpg http://i18.photobucket.com/albums/b142/Dancer-2/191674.jpg


Hotel 1000
http://www.madisontowerseattle.com/home.html

http://i18.photobucket.com/albums/b142/Dancer-2/25043766.jpg


Seattle Art Museum-expansion 16 floors. 73m (240 ft)
http://www.seattleartmuseum.org/

http://i18.photobucket.com/albums/b142/Dancer-2/downtown6.jpg http://i18.photobucket.com/albums/b142/Dancer-2/230022.jpg





----< UNDER CONSTRUCTION >----



2200 Westlake
http://www.live2200.com/

http://i18.photobucket.com/albums/b142/Dancer-2/2200.jpg http://i18.photobucket.com/albums/b142/Dancer-2/9008-1.jpg


Cosmopolitan
http://www.cosmopolitanseattle.com/

http://i18.photobucket.com/albums/b142/Dancer-2/cosmopolitanseattle.jpg http://i18.photobucket.com/albums/b142/Dancer-2/Century_Tower_Rendering.jpg


Sheraton tower 2

http://i18.photobucket.com/albums/b142/Dancer-2/SheratonHotel.gif


Four Seasons
http://www.seattle-realestate.com/Nav.aspx/Page=%2fPageManager%2fDefault.aspx%3fPageID%3d1250936

http://i18.photobucket.com/albums/b142/Dancer-2/216168.jpg http://i18.photobucket.com/albums/b142/Dancer-2/04_12_04_Night_copy_lrg.jpg http://i18.photobucket.com/albums/b142/Dancer-2/fourseasonsseattle3du.jpg


5th and Madison
http://www.5thandmadison.com/index.htm

http://i18.photobucket.com/albums/b142/Dancer-2/5thandmadison8fg.jpg


8th and Olive
http://www.olive8.com/

http://i18.photobucket.com/albums/b142/Dancer-2/Architecture1_big.jpg http://i18.photobucket.com/albums/b142/Dancer-2/Olive8atnight.jpg


Mosler Lofts
http://www.moslerlofts.com/home.html

http://i18.photobucket.com/albums/b142/Dancer-2/moslerlofts3gx.jpg http://i18.photobucket.com/albums/b142/Dancer-2/Mosler-Sq.jpg http://i18.photobucket.com/albums/b142/Dancer-2/ImageStore.jpg


Parc Belltown
http://www.parcbelltown.com/v2/index.php

http://i18.photobucket.com/albums/b142/Dancer-2/people-index.jpg http://i18.photobucket.com/albums/b142/Dancer-2/people-architecture.jpg


M Street
http://www.mstreetseattle.com/

http://i18.photobucket.com/albums/b142/Dancer-2/Mstreet.jpg


Horizon House

http://i18.photobucket.com/albums/b142/Dancer-2/rendering5.jpg http://i18.photobucket.com/albums/b142/Dancer-2/rendering4.jpg


King County Office Building

http://i18.photobucket.com/albums/b142/Dancer-2/Seattle003.jpg



Escala
http://www.escalamidtown.com/

http://i18.photobucket.com/albums/b142/Dancer-2/ESCALArendering_web.jpg http://i18.photobucket.com/albums/b142/Dancer-2/building.jpg



Gallery Belltown
http://www.liveatgallery.com/

http://i18.photobucket.com/albums/b142/Dancer-2/Gallery.jpg



----< APPROVED/PROPOSED >----


5th & Marion
http://www.5thandmarioncondos.com/

:redx: No rendering yet.



West 8th
http://www.west8th.com/

http://i18.photobucket.com/albums/b142/Dancer-2/west8th.jpg http://i18.photobucket.com/albums/b142/Dancer-2/8thandwestlake.jpg


7th and Westlake
http://www.seventhatwestlake.com/index.php

http://i18.photobucket.com/albums/b142/Dancer-2/image_home_small.jpg http://i18.photobucket.com/albums/b142/Dancer-2/seab.jpg




2000 Third Ave
http://www.2000third.com/home.htm#

http://i18.photobucket.com/albums/b142/Dancer-2/corner_site.jpg http://i18.photobucket.com/albums/b142/Dancer-2/building_right.jpg http://i18.photobucket.com/albums/b142/Dancer-2/virginia_site.jpg


1521 Second AVE.
http://www.1521second.com/

http://i18.photobucket.com/albums/b142/Dancer-2/-1521Second.jpg http://i18.photobucket.com/albums/b142/Dancer-2/1521tower.jpg http://i18.photobucket.com/albums/b142/Dancer-2/15210vu.jpg


2nd and Pine
http://www.secondandpine.com/

http://i18.photobucket.com/albums/b142/Dancer-2/320683.jpg http://i18.photobucket.com/albums/b142/Dancer-2/320676.jpg http://i18.photobucket.com/albums/b142/Dancer-2/320682.jpg


2nd and Pike

http://i18.photobucket.com/albums/b142/Dancer-2/320451.jpg http://i18.photobucket.com/albums/b142/Dancer-2/thumb_1080245825.jpg


818 Stewart

http://i18.photobucket.com/albums/b142/Dancer-2/818.png


6th and Wall


http://i18.photobucket.com/albums/b142/Dancer-2/bg_hr_600Wallcontext.jpg http://i18.photobucket.com/albums/b142/Dancer-2/600Wall.jpg


The Martin
http://www.themartinseattle.com/

http://i18.photobucket.com/albums/b142/Dancer-2/martinseattle1ef.jpg http://i18.photobucket.com/albums/b142/Dancer-2/236983.jpg http://i18.photobucket.com/albums/b142/Dancer-2/236985.jpg http://i18.photobucket.com/albums/b142/Dancer-2/236987.jpg http://i18.photobucket.com/albums/b142/Dancer-2/236988.jpg


Enso at 2201 Westlake
http://www.ensoliving.com/

http://i18.photobucket.com/albums/b142/Dancer-2/2201westlake_h_WEB.jpg





Rollin Street
http://www.rollinstreet.com/

http://i18.photobucket.com/albums/b142/Dancer-2/rollinstreet.jpg


The Olivian

http://i18.photobucket.com/albums/b142/Dancer-2/olivian.jpg


Howell & Terry

http://i18.photobucket.com/albums/b142/Dancer-2/howell_terry.jpg


8th & Westlake

http://i18.photobucket.com/albums/b142/Dancer-2/8_westlake-1.jpg


8th & Stewart

http://i18.photobucket.com/albums/b142/Dancer-2/8_stewart.jpg


2nd & Stewart

http://i18.photobucket.com/albums/b142/Dancer-2/2_stewert.jpg


Colman Tower

http://i18.photobucket.com/albums/b142/Dancer-2/bg_co_ColmanWestern.jpg http://i18.photobucket.com/albums/b142/Dancer-2/bg_hi_ColmanDown.jpg


5th and Yesler

http://i18.photobucket.com/albums/b142/Dancer-2/5THYESLER.jpg



Skyline at First Hill

http://i18.photobucket.com/albums/b142/Dancer-2/Seattle031.jpg http://i18.photobucket.com/albums/b142/Dancer-2/Seattle040.jpg

8th and Seneca

http://i18.photobucket.com/albums/b142/Dancer-2/SenecaTower.jpg http://i18.photobucket.com/albums/b142/Dancer-2/aramisA.jpg


<============== > :redx: This is a work in progress so please be patient. :redx: ]<===============>

Last thread: http://www.skyscrapercity.com/showthread.php?t=326602

That was fast. Thx Rainier Meadows.

On the dead thread someone talked about Uwajimaya being the closest real supermarket to 5th & Madison... This is probably wrong. The 8th & Madison project is supposed to include a supermarket, at least a small one, like 11,000 sf if I remember. Also, the Bartell's downstairs at 4th & Madison has a significant food section.

That was me. Thats good to know. 8th and Madison is M Street (http://www.mstreetseattle.com/) right?

The rendering for 2000 third ave is outdated, they haven't released a new one but the latest proposal is for a 42 story apartment tower.

sweet!^

Anyone going to the SLU preview event tomorrow? It runs from 4-8PM and Vulcan will present all of their new SLU projects.

Also, for O8 buyers, did you all receive the invite for the buyers party? They will be presenting information about the Hyatt at Olive8 hotel, and they will be showing off the newly built hotel room at the presentation center. It will be on 6/29.

The Olivian is already under construction.......Yes, I will be attending the O8 party, the mock hotel room is very impressive.....first class...

are you sure i thought the olivian was starting in september. the olivian is the 27 floor tower across from olive 8 right?

Good job dancer! You got pretty much all the projects, at least the ones with renderings available. You can add the following to the list (if you were planning to include projects with no renderings available yet):

UNDER CONSTRUCTION
The Fortson (there's a rendering somewhere)

APPROVED/PROPOSED
Colman Tower (western and marion)
http://www.weberthompson.com/images/portfolioimages/ss_hr_colmanwestern.jpg

Boylston and Seneca
2700 Elliott
1915 Terry
1823 Terry
1221 Denny
120 Pike
Trolley Tower
5th and Bell
8th and Pine

are you sure i thought the olivian was starting in september. the olivian is the 27 floor tower across from olive 8 right?


That is corrcet, if you drive by the site you will acknolwedge that they have clearly intiated the construction process...it is in its infancy stage.....i'm not acclimated with the contsruction managment jargon...

Hey Dancer you did a pretty good job of copying my post in the other thread .:D ;)

nice job putting together all that dancer!!

and yes...I received my invite for O8, can't make it though

im heading down to the SLU thing tomorrow, i really want to check out rollin street

Hey Dancer you did a pretty good job of copying my post in the other thread .:D ;)

Yes yes. I must admit that this presentation is basically Bond James Bond's post from Seattle Development Thread III with a few additions and tweaks. It was a good one but I wanted to do it this time because it needed some help and I will do a much better job of keeping it up-to-date. ;)

Is the Colman Tower still planned? It’s been so long since I’ve heard anything that I just assumed it was dead. I have a few renderings but I thought since it's dead I'll just leave it off. Should I put it in?

That is corrcet, if you drive by the site you will acknolwedge that they have clearly intiated the construction process...it is in its infancy stage.....i'm not acclimated with the contsruction managment jargon...

Then there must be a website. Anybody?

Check this out and tell me if anything is wrong or how it could be better.

http://skyscrapercity.com/showthread.php?t=363342

OMG :eek: I went down to the SLU event and the line was way to long. I would have waited but I have a wedding to go to at 6. I hope its good. Get pics if you can who ever is going.

I was at the SLU event on Saturday. There was a line outside, but just to check IDs for the booze. There were tons of people at this event for the two hours I was there. Inside the tent, I thought the event was so-so. They had four areas set up with information for each of the Vulcan projects. With the exception of The Martin (Belltown project), the other three (Veer, Rollins Street, and Enso) projects had brochures and floorplans. They also had a small vignette on the building materials. They also handed out bags with event sponsor information (Seattle Metro magazine and other ads) as well as the most important sheet of information.....How to reserve a unit. The best part of the event was the free drinks and food. Every hour, the catering staff changed shirts according to the project being presented that hour. The actual presented information for each project was a short 3-5 minute synopsis of the building. I was expecting a better presentation for Vulcan, but this seemed more hype than anything.

Oh, and because of the interest in Vulcan's projects (supposedly over 10000 signed up at their website for this event), they will be accepting reservations by a lottery only, in September. 2200 Westlake had an hour wait to reserve a unit on the first day, so I guess they are expecting this same showing. I personally don't like SLU that much, but I guess Belltown was the same five years ago.

I have pictures of the event, but will have to post them tomorrow.

SLU is more like what Belltown was in 1975. Belltown has had many heavy construction periods before and since.

i went as well, wasn't impressed at all...big let down. i was expecting more.

rollin street has horrible floor plans, im disappointed

enso is going to be pricey, pricing is going to start at about 450k, and thats for a one bedroom on floor two

SLU and belltown have two, very different perosnalities...SLU has really yet to mature and come into its own......I think that its going to have a Pearl district feel to it in about 2-3 years, much cleaner and safer than Belltown.......Belltown is more trendy and has the attraction of the nightlife scene, obviously....A bigger appeal for the younger crowd....21-27....

The Olivian is already under construction.......Yes, I will be attending the O8 party, the mock hotel room is very impressive.....first class...

That is corrcet, if you drive by the site you will acknolwedge that they have clearly intiated the construction process...it is in its infancy stage.....i'm not acclimated with the contsruction managment jargon...

I went by the Olivian today and walked around and there was nothing as far as I could see in the form of construction.

Are you sure you walked by it, its fenced off......one block south of Olive 8.....

TBB, wrong site. I haven't been by there in a few weeks, but presumably what you were looking at, actually more east than south, was construction for light rail.

I drove by there today, too. I didin't see anything other than the construction staging stuff across 8th from the Paramount Hotel. That's stuff for the Light Rail Project.

Are you sure you walked by it, its fenced off......one block south of Olive 8.....

The Olivian is directly across 8th ave from Olive8. One block south of Olive8 is work for the light rail and a few years down the road, will be the site of the 45 story 8th and Pine tower.

does anyone know the exact height of the olivian?

reason i ask is because im at olive8, 27th floor 300ft facing east. hoping i can see over the building.

I stand corrected.....

Anyone know who is building the Olivian? The Public Notice board lists a 604 area code, which is Vancouver BC. Maybe another Vancouver style condo? Anyone have schematics of this building?

What do you think about 2200 Westlake's exterior?

Do you like the blue light that runs up the front of Madison Tower/Hotel 1000?

I do not like the look of 2200. It looks too traditional to me....reminds me of a school building with the brownish colors. I thought 2200 would be something special (based on the Presentation center), but now it looks like it will just blend into the background. Hopefully the interior will make up for what the exterior is lacking.

I'm mixed about the blue light on Madison tower. It reminds me of Cristalla's yellow light. I imagine the builder is trying to stand out, but I think it detracts from the skyline. What if every building had its own color?

I think 2200's exterior is bland as well. I'm not a fan of Collins Woerman's work at all. Washington square's exterior is a little better but sitll kind of bland, ashwood commons is hideous, and 1020 tower is ugly too. I'm glad that Vulcan is going with different architects for their new projects.

It seems like the bright strip of light is the new trend in seattle's condo towers. Cristalla has the yellow light, madison has the blue, and i think the martin will have an orange strip. I'm indifferent about it although it does add some color to the skyline.

and to answer your earlier question, Hanover Company from Texas is the developer for the Olivian. They are also building the 1020 and Vue towers in Bellevue.

anyone reading anything in to the "steady" aka - slow and steady - sales at the 5th and Madison project noted in todays' DJC??....30% of units pre-sold at this point IMHO seems a bit lower than expected and most of the units sold were lowest priced ones....sooner or later someone will get burned going after the high-end market, just thought it would be later. ... say Escala

anyone reading anything in to the "steady" aka - slow and steady - sales at the 5th and Madison project noted in todays' DJC??....30% of units pre-sold at this point IMHO seems a bit lower than expected and most of the units sold were lowest priced ones....sooner or later someone will get burned going after the high-end market, just thought it would be later. ... say Escala

I wouldn't read too much into it.

The "investor" buyer is probably not buying anymore. And for good reason -- values are unlikely to rise much, since they're already pretty high, and so much supply is coming. The only saving grace is that rental rates will rise substantially in the coming years, enabling investors to own long-term with less burn rate. This all has implications for short-term sales, but it doesn't mean much for long-term growth of the resident population. Actually it's good because developers are less suceptible to a bubble burst (or a bubble).

High-end buyers have tons of options. I think a lot of them are holding off to see which projects go forward. Or they're signing up for projects that might get cancelled. If any big project delays or gets cancelled, those residents will jump ship and strengthen the other projects.

That said, 5th & Madison might have misread the market a bit. The location is strong for the "convenience" buyer who just wants to live near work. But it's marginal for the "lifestyle" buyer. I say that as someone who's thought seriously about living there.

^^ I’m always glad to see a post from mhays, always insightful :cheers1:

I haven’t seen the Madison Tower yet to know that there was a blue light special going on down there. I guess it’s kind of cool to see the skyline get a bit more colorful but I hope it doesn’t become the thing to do. I’m all for architects using light to enhance the look of a building but if they all start doing the same thing and each picking their own color then it gets boring and very unimaginative.

As for 2200 I don’t think its ugly but it’s not the most beautiful building in the world either. Even though it is a little bland it won’t fade into the background until the area around it gets more developed. I think 2201 (Enso) will put it in its place.

i've heard 5th and madison isnt doing too well either, 30% seems about right. pricing just seems too high.

i've heard 5th and madison isnt doing too well either, 30% seems about right. pricing just seems too high.

Could it be the sign that the condo boom is looming ahead?

i think its more of a sign they priced things too high and dont have many lower priced units in the building

i believe the lowest square footage was 850 sq feet...they need more studios and one bedrooms to appeal to the lower priced crowd

anyone reading anything in to the "steady" aka - slow and steady - sales at the 5th and Madison project noted in todays' DJC??....30% of units pre-sold at this point IMHO seems a bit lower than expected and most of the units sold were lowest priced ones....sooner or later someone will get burned going after the high-end market, just thought it would be later. ... say Escala

In today's market, I think buyers are getting more educated. I've been by 5th and Madi, and was not impressed with their product/pricing. I think they are overpriced for a mid-level project. That is why I think they are slower to sell. It reminds me of Trio (low finish project at a mid level price), which again is overpriced in a market with a lot of options. Again, have you seen the cabinetry and countertops at 5th and Madi? Nowadays, most projects being offered come with Italian cabinets and higher end finishes. Trio and 5th and Madi are pricing themselves out of this market.

And with regards to Escala (I am biased of course since I have reserved a unit there), I think they will be able to weather a downturn in the market because of the quality and finish level of this project (I assume, since I have only seen drawing). Once the sales center opens, this will be confirmed. To play it safe in this market, you have to purchase something that you can afford to live in as your primary residence, and you have to choose quality and a building that will hold its value. And fyi, Escala has 100 reservations at this time (10K reservation fee), prior to even opening their sales center for preview events! They only have 285 units, so they have sold "quietly" more percentage wise than 5th and Madi!

What do you think about 2200 Westlake's exterior?

Do you like the blue light that runs up the front of Madison Tower/Hotel 1000?

I think that the exterior of 2200 is sub-par and from the renderings it has soldified into a dissapointment. I still don't understand why Vulcan built 3 shorter towers and not one or two taller towers. 2200 hit the market at the right time, he could have made more of it....

IMHO, I think that the Madison turned out very well, quality is impeccable.....

I hope more developers use accent colors on their buildinings, it exudes more of a personality for the skyline and the city....it adds life to a sleepy gray city....

^^ I’m always glad to see a post from mhays, always insightful :cheers1:

I haven’t seen the Madison Tower yet to know that there was a blue light special going on down there. I guess it’s kind of cool to see the skyline get a bit more colorful but I hope it doesn’t become the thing to do. I’m all for architects using light to enhance the look of a building but if they all start doing the same thing and each picking their own color then it gets boring and very unimaginative.

As for 2200 I don’t think its ugly but it’s not the most beautiful building in the world either. Even though it is a little bland it won’t fade into the background until the area around it gets more developed. I think 2201 (Enso) will put it in its place.

Thanks!

I like the lights appearing on so many buildings. Aparently this trend is related to some new technologies in lighting which make colored lights cheaper. When a lot of different colors are on various buildings the effect is great. Sort of a subdued Hong Kong or Las Vegas effect.

i think 2200 is alright. i'm not gonna judge it till it's completely finished though. i like the blue light on madison tower. i think it looks much better then the yellow light on cristalla. is the light on the martin going to be vertical or horizontal? i'd like to see us get a new building with the outline lit up like those ones in san fran and dallas.

I was at the SLU event on Saturday...

I have pictures of the event, but will have to post them tomorrow.

Would you please share pictures of the event? I saw the lines and bailed also - didn't think it was for booze.

I'd love to see some of the models they had there. Thanks.

I think 2200 looks great...I've only seen it from a distance and it looks "bright" with the colors and all. I like it. I just wish Vulcan was more ambitious with the project. It could've been a more knock-your-socks-off kind of development. They were maybe playing it too safe...or just didn't want it to be really BIG. But with all the other developments surrounding it, everything will complement each other nicely. We'll see.

Question: When 2200 was designed, was it at the max height level at the time? Or could they have gone higher? It looks so low.

You know, I do believe that the Cosmo has FINALLY topped out. Who's got a tree?

Would you please share pictures of the event? I saw the lines and bailed also - didn't think it was for booze.

I'd love to see some of the models they had there. Thanks.


My wife has the camera. I'll try and post some pix tomorrow.

i believe the light on the martin will be orange and go up the side of the building...so vertical

If anyone is interested in viewing the floor plans released for each development at the SLU event, they can be viewed at urbnlivn.com. The host of the blog scanned the layouts provided and posted them.

...at the time of entitlement. They even used TDC credits from King County to get additional height beyond the base zoning....160' I think

^^ Thanks.

Is Belltown officially built out? I still see parking lots and potential, but builders seem to be avoiding the area in favor of SLU or the Denny area.

And I never noticed the blue light on madison tower...At first, I thought the thick yellow light on cristalla was weird, but I'm getting used to it. But now I wanna see a pink light somewhere. :)

If anyone is interested in viewing the floor plans released for each development at the SLU event, they can be viewed at urbnlivn.com. The host of the blog scanned the layouts provided and posted them.

Thats a cool site.

^^ Thanks.

Is Belltown officially built out? I still see parking lots and potential, but builders seem to be avoiding the area in favor of SLU or the Denny area.


Belltown is nowhere close to being built out, there are still plenty of parking lots that are ripe for new development. Third avenue is still, for the most part, pretty ghetto as well, hopefully Mosler lofts will help spark more development along that street. SLU and Denny are getting a lot of hype but there are still quite a few projects u/c or proposed for belltown, they're just not getting the press because they're mostly infill and nothing groundbreaking.

Belltown has tons of room. It's simply a matter of property owners choosing to develop. I suspect that many are either waiting long-term (maybe because they know their land will only increase in value) or simply not interested in developing. Or they only own little pieces of land, or their ownership is shared among many heirs that don't discuss such things, or they're not paying attention, or whatever.

It's easy to look up ownership on KC's parcel viewer.

More Paul Allen SLU news:

Paul Allen's real-estate company, Vulcan, has announced further expansion into South Lake Union's Cascade neighborhood with the purchase of a two-acre full block previously owned by PEMCO Insurance.

Vulcan also announced retail tenants for Alley24,its mixed-use development across from the new site.

The PEMCO sale, recorded Tuesday, cost Vulcan $14.875 million, County Recorder's Office records show. It had been in negotiations for nearly a year, said Ada Healey, Vulcan's vice president of real estate.

The block — bordered by Pontius Avenue, Harrison Street, Yale Avenue and Thomas Street — is a parking structure.

Healy said Vulcan's interest in the property stemmed from its proximity to the newly refurbished Cascade Park across the street and to Alley24, just south.

As with Alley24, the new site is to combine retail space and housing.

"We're looking at possibly town homes facing the park and flats above those town homes," Healy said.

The company is starting the design process and expects to break ground in mid-2007.

I have also heard rumors that Freeman is going to build a skybridge connecting the hyatt and Lincoln Square....only time will tell if this rumor is founded or not....

^^^
wrong thread. my bad

Here's another article about Vulcan's latest land purchase:
http://seattlepi.nwsource.com/business/274852_vulcan22.html

I'm excited to see more housing in the Cascade neighborhood, that area has potential to get rather dense in the coming years.

I have also heard rumors that Freeman is going to build a skybridge connecting the hyatt and Lincoln Square....only time will tell if this rumor is founded or not....

Not to continue off topic, but this is in the works as part of his overall plan for the Bellevue Place-Lincoln Square-Bellevue Square connection. My father works for Chicago Title at Bellevue Place, and has told me as much.

Got this in my Email yesterday.

June 21, 2006

Welcome,

This is the eighth in a series of periodical Desk Notes wherein I share project updates regarding Fifteen Twenty-One Second Avenue.

By mid-February we completed the design receptions in our home with the reservation holders to discuss and review the floor plans, interior finishes, and building amenities. We were able to hear from prospective buyers on all of these topics and I want to thank those that attended because we received some great feedback.

In April the Seattle City Council approved the new Center City zoning code encouraging taller and more slender residential towers for the future of downtown. I worked very hard on the new code to assure that it was going to accomplish the city's goals of greater residential density downtown and I used the design process of our tower as a prototype for the new code. I'm very pleased with the outcome.

We also completed our full-scale Preview Home and Design Center for Fifteen Twenty-One Second Avenue in April and many of you attended our VIP reception on May 4th. Members of the project teams for development, design, construction, marketing and sales were very proud to show our work at the event. Our guests that evening were especially impressed with the wonderful atmosphere that Susan Marinello's interior design created for the entire space. It is quiet, sophisticated and very appropriately sets the tone for the exclusive building and homes we will be living in.

During this month of June, we received a Master Use Permit from the City of Seattle that gives us the final go-ahead for the project. We expect our shoring and excavation permit to be issued shortly so that we may start construction next month.

We also expect to have converted many of the reservations for specific homes that were made over the last 10 months into purchase and sale agreements in the next few weeks, in fact half of the homes are under contract.

You may have noticed quite a bit of advertising for Fifteen Twenty-One Second Avenue in the local newspapers and monthly magazines showcasing the architecture. I hope you all are enjoying sharing our beautiful ads with friends, as I am, and pointing out the beautiful building and views of our future homes.

Speaking of newspapers, in case you missed my opinion/editorial about downtown living and my opinion about the future of our community in the Seattle Times on June 15th, here's the link: http://seattletimes.nwsource.com/html/opinion/2003064280_justen16.html

In addition to the 11 previous hints outlined in past Desk Notes, here are a few more that I think you will appreciate.

Seattle from the Bainbridge Ferry.....

http://i77.photobucket.com/albums/j73/RandyLucas425/Seattle2.jpg

great shot, wht kind of camera was used

the strangest thing about that picture is that I don't see ANY construction cranes. Love to see the same shot exactly one year from now.

even better 2 years...however most of the construction will take place in the triangle, north belltown and SLU, so it really won't make much of an impact from that view with the excpetion of 1521.....

the strangest thing about that picture is that I don't see ANY construction cranes. Love to see the same shot exactly one year from now.

When I was on the bremerton ferry i saw 2 white construction cranes towards the needle and theres 3 to the right of boa. Plus theres a few small ones mixed in the middle.

even better 2 years...however most of the construction will take place in the traingle, north belltown and SLU, so it really won't make much of an impact from that view with the excpetion of 1521.....
That covers from the West. I can cover from the North if someone tells me how to insert a JPEG photo. I have an excellent vantage point to monitor SLU development as well as Denny Triangle stuff. I think I'll be able to see Olive 8 as it grows, but particularly anything Paul Allen has I can watch.

Cranes visible now: M Street on 1st Hill, Horizon House on 1st Hill, The Cosmo, and the Westlake /Terry Buildings (aka GroupHealth or 320 Westlake).

love that photo of Seattle...
Not too crazy about the new WaMu tower though, it's too boxy and boring for my taste.

Thanks Bmac! I used a Sony DSC-T30. Just got it and LOVE IT! 7.2 Meg, with a 3" LCD.

CityViewJim - Try Photobucket.com

OOO nice pic...and it's at a slight angle...nice. Almost looks like you were on Alki.

Does anybody know a good poster store that would have a giant panorama poster like the pic that wolverinefan put up? I would need one that at least included the space needle to smith tower....(I need to update the panorama from the 1980s we have at work).

oh, cityviewjim: upload your pix on photobucket.com, and then copy / paste the code into your message. I'd like to see some SLU progress...

Alki? I thought Alki was facing west and not with a view of downtown? Wouldn't that be Duwamish?

...er, the grassy part along harbor that goes to Alki...not sure what that grassy area is called. But it has a direct view of the skyline. So yeah, not alki, but the grassy stretch before it.

OOO nice pic...and it's at a slight angle...nice. Almost looks like you were on Alki.

Does anybody know a good poster store that would have a giant panorama poster like the pic that wolverinefan put up? I would need one that at least included the space needle to smith tower....(I need to update the panorama from the 1980s we have at work).

oh, cityviewjim: upload your pix on photobucket.com, and then copy / paste the code into your message. I'd like to see some SLU progress...
http://i64.photobucket.com/albums/h191/photojim1106/DSC00169.jpg

Here's the view from my upper balcony. Thanks for the photo-copying help, kub86. I owe you one.

WaMu Center is golden! ^^ :cheers:

nice view man!

Something cool!

If you look at the photos (of Saturday June 24th) of the Four Seasons OxBlue website (http://lewisbuilds.oxblue.com/cam1/), you'll notice a mini-blimp (appropriately named Good-Day rather than Good-Year!!). If I'm not mistaken, they were probably taking photos with this to show estimated views for the condo owners. MHays, am I correct?

They certainly picked the most beautiful morning we've had in a while. I guess at over $1000/sq foot, they better show 'em something nice!!

LOL. Thats funny. It looks like a big mouse.

Something cool!

If you look at the photos (of Saturday June 24th) of the Four Seasons OxBlue website (http://lewisbuilds.oxblue.com/cam1/), you'll notice a mini-blimp (appropriately named Good-Day rather than Good-Year!!). If I'm not mistaken, they were probably taking photos with this to show estimated views for the condo owners. MHays, am I correct?

They certainly picked the most beautiful morning we've had in a while. I guess at over $1000/sq foot, they better show 'em something nice!!

Even when I do know stuff about Four Seasons, I don't comment.

Vulcan's event pictures as previously promised:

http://i60.photobucket.com/albums/h18/seacondos/IMG_0293.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0292.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0290.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0289.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0288.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0287.jpg

You didnt get any of the models?

http://img.photobucket.com/albums/v251/SJM87/DSC00300.jpg
Do I smell a boom a comin?

I sure hope so! :banana:

not in that direction, unless by a boom you mean a county office building, a firestation and an affordable housing development

no models except for a small crappy one of rollins

well the boom is comming soon with 1521, 2nd & Pine, and Escala starting construction some time in the near future.

Vulcan's event pictures as previously promised:

http://i60.photobucket.com/albums/h18/seacondos/IMG_0293.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0292.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0290.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0289.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0288.jpg
http://i60.photobucket.com/albums/h18/seacondos/IMG_0287.jpg

Thanks for posting. Models are cool to see, but it is also nice to be able to show pictures to someone of the people that are interested in purchasing these units. There's a lot of 40 to 50 year olds in these pictures.

not in that direction, unless by a boom you mean a county office building, a firestation and an affordable housing development

Not really I know, but theres a bunch of cranes. Good to see something happening on that side.


Heres a few more pics I took today.

http://img.photobucket.com/albums/v251/SJM87/DSC00303.jpg
http://img.photobucket.com/albums/v251/SJM87/DSC00302.jpg
http://img.photobucket.com/albums/v251/SJM87/DSC00301.jpg

You didnt get any of the models?

Like someone posted earlier, floorplans are shown at www.urbnlivn.com.

IMHO, the Vulcan event was nothing spectacular. Just a fancy way to hand out brochures and create some "buzz." Free alcohol and spending 400K on a 650sf condo.....great combination!

The actual area for each project was small, with a table and some brochures.

Thanks for posting. Models are cool to see, but it is also nice to be able to show pictures to someone of the people that are interested in purchasing these units. There's a lot of 40 to 50 year olds in these pictures.

Lastchance,

That is the same thing I noticed at the event. I went to this event just to see who was interested in these condos. I was pleasantly surprised to see many 40-60 year olds at this event. It was a good mix of age groups.

I'd expect 50-60 year olds to be the main type of buyer for the higher-end condos like Enso. The younger people would veer toward Veer, etc.

I attended the morning broker/agent event with my RE agent and I didn't notice anyone besides myself and a couple friends who were in our age range (25-30yrs). Most seemed to be 40-50 yr olds, including a gentleman I spoke with who had already bought a flat at Mosler and was looking to buy a loft at Veer. Although he didn't mention whether he was actually planning on moving into the loft or was aware of Vulcan's planned OA rules for the development.

I attended the morning broker/agent event with my RE agent and I didn't notice anyone besides myself and a couple friends who were in our age range (25-30yrs). Most seemed to be 40-50 yr olds, including a gentleman I spoke with who had already bought a flat at Mosler and was looking to buy a loft at Veer. Although he didn't mention whether he was actually planning on moving into the loft or was aware of Vulcan's planned OA rules for the development.

What rules are there?

What rules are there?

Sounds like they are going to require owner-occupancy for all buyers at Veer (just realized I typed "OA", mistake, was typing and talking at same time) as part of their effort to market the development towards the younger, first time homebuyer demographic, and to keep investors out. But besides this specific "remedy", it doesn't appear they are doing much else to help their cause. Although, for legal reasons, I'm not sure what more they could do...

I applaud their efforts to encourage higher owner occupancy penetration. I'd hate to see Seattle turn into a "flip property" city as LA and SD have. Notice where they are now and where they are going.

This is bound to upset members visiting this forum. I speak from a lender point-of-view. Flipping artificially inflates value!! This raises interest rates, etc etc. You can take it from there.

Sounds like they are going to require owner-occupancy for all buyers at Veer (just realized I typed "OA", mistake, was typing and talking at same time) as part of their effort to market the development towards the younger, first time homebuyer demographic, and to keep investors out. But besides this specific "remedy", it doesn't appear they are doing much else to help their cause. Although, for legal reasons, I'm not sure what more they could do...

I believe some "investors" will get around this by simply buying and moving in for a short period, then "flipping" it. I know of many investors that move every 6 months-1yr, as new properties hit the market. They then rent out their previous primary residence, and move on to the next property. Maybe CityView can clarify, but some investors have told me that as long as you show positive cash flow (enough rent to cover your mortgage) on your primary residence, banks will offer you another loan for a primary residence. The only problem with this is you would have to pay 20% down to get your mortgage low enough to have rent cover it and Home Owners dues.

I believe most new construction condos only allow approx 20-25% investor units (actually labeled investor), and anticipate that another 10-15% will be doing what I explained above.

I believe some "investors" will get around this by simply buying and moving in for a short period, then "flipping" it. I know of many investors that move every 6 months-1yr, as new properties hit the market. They then rent out their previous primary residence, and move on to the next property. Maybe CityView can clarify, but some investors have told me that as long as you show positive cash flow (enough rent to cover your mortgage) on your primary residence, banks will offer you another loan for a primary residence. The only problem with this is you would have to pay 20% down to get your mortgage low enough to have rent cover it and Home Owners dues.

I believe most new construction condos only allow approx 20-25% investor units (actually labeled investor), and anticipate that another 10-15% will be doing what I explained above.

I thought rents were too low in Seattle to make this work. At least that's what I've read, and heard anecdotally. On the other hand, rents should skyrocket in the next couple years, so it's worth betting on an investor unit that will be complete in 2008.

A big factor: doesn't the mortgage interest deduction only apply to your primary residence?

I thought rents were too low in Seattle to make this work. At least that's what I've read, and heard anecdotally. On the other hand, rents should skyrocket in the next couple years, so it's worth betting on an investor unit that will be complete in 2008.

A big factor: doesn't the mortgage interest deduction only apply to your primary residence?

I agree about the rent being so low in Seattle. That is why you would have to put 20% down to make it possible to rent out and cover your mortgage. At today's condo prices, maybe that should be 25-30% down before rent would cover mortgage and HOA dues.

My first post...wanted to comment on what some builders have been doing to discourage investors. Though, I'm not sure if there's anything they can do to prevent an investor from purchasing they can make it less appealing. A number of developers have wording in the purchase & sale contracts that state if a owner sells within a certain time frame (e.g. 1 yr) a percentage of the gain must be given to the developer. I heard a well known developer (south king county) places a lien on the property, so if an owner sells before the specific time period elapses, the developer will collect on the lien.

I thought rents were too low in Seattle to make this work. At least that's what I've read, and heard anecdotally. On the other hand, rents should skyrocket in the next couple years, so it's worth betting on an investor unit that will be complete in 2008.

A big factor: doesn't the mortgage interest deduction only apply to your primary residence?
The tax deduction applies to your primary residence and a second home such as a vacation home. The second home cannot be an investment property with or without rental income reporting. Be warned: the IRS will not like to see a second home in the same region as your primary residence. For that matter, neither will lenders. Some declare an investment property as second home to save a point on their interest rate.

Flipping artificially inflates value!! This raises interest rates, etc etc. You can take it from there.

So does creative financing (interest only and neg am payment option arm loans)......

Very true. Actually, the biggest reason values won't continue to grow much is that the mortgage industry can't get much further out there.

The 60 year amortization was the limit.

And with that, I unofficially close the discussion on flipping, investment properties, tax deductions, lender programs and the like (sorry to start it!!). We're getting as off subject as last month when everyone was talking about what condo unit they were buying, what upgrade packages, etc.

Sorry to be bitchy.

last comment.....

I would not say that the 60 year term is the limit..there is no telling in the residential mortgage industry as long as the OCC or DFI does not impose any regulations on their endless loan programs.....

now closed...however, these issues dictate the values of our properties and the local real estate market which has ramifications on future development......


Anybody heard anthing about the 2 towers planned for the Quest field parking lot, 2 towers, 400 units.....

Anybody heard anthing about the 2 towers planned for the Quest field parking lot, 2 towers, 400 units.....

Quest Field Parking lot? That would be awesome!

The 60 year amortization was the limit.

And with that, I unofficially close the discussion on flipping, investment properties, tax deductions, lender programs and the like (sorry to start it!!). We're getting as off subject as last month when everyone was talking about what condo unit they were buying, what upgrade packages, etc.

Sorry to be bitchy.


Cry cry cry.

Don't hate because you can't afford a condo.

The County put out an RFP for the north half of the north lot many months ago. Apparently there might be a decision about who wins. Or maybe someone just published what the contestants are proposing.

^^^
Feature story on Pioneer Square....Seattle weekly article....current issue....

Cry cry cry.

Don't hate because you can't afford a condo.
One's enough for me (refer back to my view). I also have too much stuff to move every 6 months.

But good luck with all that!

I believe some "investors" will get around this by simply buying and moving in for a short period, then "flipping" it. I know of many investors that move every 6 months-1yr, as new properties hit the market. They then rent out their previous primary residence, and move on to the next property. Maybe CityView can clarify, but some investors have told me that as long as you show positive cash flow (enough rent to cover your mortgage) on your primary residence, banks will offer you another loan for a primary residence. The only problem with this is you would have to pay 20% down to get your mortgage low enough to have rent cover it and Home Owners dues.

I believe most new construction condos only allow approx 20-25% investor units (actually labeled investor), and anticipate that another 10-15% will be doing what I explained above.

I worry that some people do not consider all the financial impacts of looking at a quick flip. If you do not live in a primary residence for at least 2 years you will be subject to capital gains. Capital gains are still complicated, but a good, very generalized estimate would be 15% of the gain.

Between the excise tax and real estate commissions, you're looking at pretty close to 9% of the sale proceeds.

So a condo that you purchased for $450K and sold a year later for $520K will really only net you about $13K after capital gains of $10.5K and excise tax and commissions of $46.8K. $450K to $520K is a 16% annual appreciation. $13K on a $450K investment is less than a 3% return. That's less than the buyer's agent or your agent is making on the sale.

^^^
Feature story on Pioneer Square....Seattle weekly article....current issue....

With an astonishingly error-filled map.

Anyone notice that they have knocked down the vacant building at the corner of 2nd and Broad, opposite corner from the future site of the Gallery building in Belltown? They have been dozing the site for the past few days now. Any insight on what's happening at that location? It looks like its part of the Kiro news building, but I'm not sure.

I glanced at that Seattle Weekly Mag and I read something about a 24 story tower going up.

Anyone notice that they have knocked down the vacant building at the corner of 2nd and Broad, opposite corner from the future site of the Gallery building in Belltown? They have been dozing the site for the past few days now. Any insight on what's happening at that location? It looks like its part of the Kiro news building, but I'm not sure.

Is that the site of the 13 story building with 231 apartments and 4000 sf of retail...or is that the gallery building? What's the gallery building?

Also, nothing development related, but I read this cute description of BOA:
http://www.glasssteelandstone.com/BuildingDetail/570.php

".....Clocking in at a massive 997 feet, this is a building that demands attention. Still, its position in the skyline is unfortunate. In picture post cards it is frequently the tall kid in the back of the class on the left who doesn't get noticed as much as the one in the center with the shiny teeth and good posture (Washington Mutual Tower)....." lol now that's cute.

Talk about "dozing". I live at 1st & Broad and I haven't seen any demo.

The project is a tragedy. The TV station will build... a parking lot. Kind of shocking in this day and age. Personally I wish the station would move somewhere else, because it's not an intensive land use, but who knows if that will ever happen.

Talk about "dozing". I live at 1st & Broad and I haven't seen any demo.

The project is a tragedy. The TV station will build... a parking lot. Kind of shocking in this day and age. Personally I wish the station would move somewhere else, because it's not an intensive land use, but who knows if that will ever happen.


Actually, I just went by the site during lunch, and they confirmed what mhas said. It will be a glamourous....parking lot!

Are you all talking about the SEC of second and broad? That's Schnitzer's Gallery project.....

As for the North Lot, the RFC (request for concept) is down to two competitors I'm told...Opus is one, not sure of the other. I'm sure they have conceptual designs but nothing close to "reality" yet

How about the location of 2nd and Bell? They have a dirt lot there right now, but its been fenced off. Anyone know whats going in there?

And a couple updates:

Escala (4th and Virginia) has fenced off the existing building next to the parking lot. I imagine they will be prepping the building to be taken down.

1521 has also started some digging....but just a small part of the parking lot is fenced off, so I'm not sure if this the actual start of excavation.

Are you all talking about the SEC of second and broad? That's Schnitzer's Gallery project.....

As for the North Lot, the RFC (request for concept) is down to two competitors I'm told...Opus is one, not sure of the other. I'm sure they have conceptual designs but nothing close to "reality" yet

We are talking about the South East corner at 2nd and Broad, which was the building attached to the Kiro 7 building.

Is that the site of the 13 story building with 231 apartments and 4000 sf of retail...or is that the gallery building? What's the gallery building?

Also, nothing development related, but I read this cute description of BOA:
http://www.glasssteelandstone.com/BuildingDetail/570.php

".....Clocking in at a massive 997 feet, this is a building that demands attention. Still, its position in the skyline is unfortunate. In picture post cards it is frequently the tall kid in the back of the class on the left who doesn't get noticed as much as the one in the center with the shiny teeth and good posture (Washington Mutual Tower)....." lol now that's cute.


The Gallery building will be at the North West corner of 2nd and Broad. There is an existing building there (6 floors I believe) that will be knocked down. Check out www.liveatgallery.com for details.

Just saw a billboard for 7th and westlake.

http://i60.photobucket.com/albums/h18/seacondos/7thwestlake.jpg

Does anyone know the url for this project? It was on the billboard, but my phone takes terribles pictures.

Also, fyi, www.urbancondominiums.com has pictures of their realtor symposium. Here's the url:

http://www.urbancondominiums.com/v2/realtor/gallery/index.htm

FYI

Save The Date
Thursday, July 27th, 2006 at 5 p.m.

Escala Reception Center • Centennial Building
The corner of 4th & Stewart in Seattle’s vibrant Midtown neighborhood
414 Stewart Street • Suite 200
Seattle, Washington 98101





Discover Escala – where every entrance is a grand arrival. Set to adorn Seattle’s skyline in 2008, premier residences are now being offered from below $500,000 to over $5 million.

Join us for an exclusive evening and be among the first to view floor plans, views, interior finishes and more. You can even reserve a home for priority presales – all before the public sales release.

Please RSVP via e-mail by July 17th to:
Sonya Wetzstein
sonyaw@escalamidtown.com

For more information:
info@escalamidtown.com
(206) 443.1918

Event by invitation only.

thats so stupid

they've already been offering reservesations for the last two months

Just saw a billboard for 7th and westlake.

http://i60.photobucket.com/albums/h18/seacondos/7thwestlake.jpg

Does anyone know the url for this project? It was on the billboard, but my phone takes terribles pictures.

Also, fyi, www.urbancondominiums.com has pictures of their realtor symposium. Here's the url:

http://www.urbancondominiums.com/v2/realtor/gallery/index.htm
Here's the architect for the project:

http://www.sclaterpartners.com/work_projects.php?mdx=1&pdx=13

How about the location of 2nd and Bell? They have a dirt lot there right now, but its been fenced off. Anyone know whats going in there?

And a couple updates:

Escala (4th and Virginia) has fenced off the existing building next to the parking lot. I imagine they will be prepping the building to be taken down.

1521 has also started some digging....but just a small part of the parking lot is fenced off, so I'm not sure if this the actual start of excavation.

Second & Bell has been fenced for at least a year. I think they even got a building permit long ago. Eight stories, 98 units. Apparently on-hold. I look several times a week hoping they start.

Good to see progress on Escala. I heard they don't have a contractor yet a few weeks ago, so it won't start right away, but maybe they're doing demo separately.

1521 will demo the old hostel before they dig. This is probably exploratory, or related to moving a utility line. Apparently they could start in July if the permit shows up. Seattle has a permit backlog.

thats so stupid

they've already been offering reservesations for the last two months

Their memo was correct. I don't get your point.

Are you all talking about the SEC of second and broad? That's Schnitzer's Gallery project.....

As for the North Lot, the RFC (request for concept) is down to two competitors I'm told...Opus is one, not sure of the other. I'm sure they have conceptual designs but nothing close to "reality" yet

As sea~condos says, Schnitzer is the NW corner, not SE.

The north lot contestants are 1. Opus / Nitze-Stagen, and 2. Wright Runstad / Murray Franklyn.

Did anybody make it to the Olive 8 event tonight....

***Site had been updated***


www.bellevuetowers.com

As sea~condos says, Schnitzer is the NW corner, not SE.

The north lot contestants are 1. Opus / Nitze-Stagen, and 2. Wright Runstad / Murray Franklyn.


Is the NE corner the commercial building?

Did anybody make it to the Olive 8 event tonight....


I did, and I have pictures :) . I'll post them soon, with a summary of the event. It was really cool to meet the architects, Grand Hyatt GM, and rest of the team.

Is the NE corner the commercial building?

Yes, there's an office building.

***Site had been updated***


www.bellevuetowers.com
Well, they're getting closer. Lots of fancier "coming soon" pops. Let's see what the fall brings!! Post in the Bellevue forum so they don't miss out.

Just saw a billboard for 7th and westlake.

http://i60.photobucket.com/albums/h18/seacondos/7thwestlake.jpg

Does anyone know the url for this project? It was on the billboard, but my phone takes terribles pictures.

Also, fyi, www.urbancondominiums.com has pictures of their realtor symposium. Here's the url:

http://www.urbancondominiums.com/v2/realtor/gallery/index.htm

Here ya go.
http://www.seventhatwestlake.com/index.php

I did, and I have pictures :) . I'll post them soon, with a summary of the event. It was really cool to meet the architects, Grand Hyatt GM, and rest of the team.


I wanted to go to chew them out.

I'm curious as to how the event went. Thanks for your view on it!

Their memo was correct. I don't get your point.


my "point" was that they're acting as if this is some exclusing opening, when in reality they've been taking reservations for months. anyone who goes to that event has no nope of getting something under 500k.

Hmm cheapest unit $500k - how big is it? Guessing 600 sf - maybe 700?? so 750-800 per sf minimum...and 200+ units....boy this is a risky project at that size. God help them if they get most of th way through construction and a major conrrection occurs. There's not a lot of market depth at those sizes/prices.

People look at 2200 or 1521 being the paradigm chaning projects in Seattle, but I think its Escala. If it goes off without a hitch - my money says it won't, for what that's worth - it'll be a game changer in Seattle.

its actually about 900 sq feet...with a big deck. all the units are a good size in the building.

however, articles in the paper have said pricing starts in the mid 500's. who knows what it'll be.

There's not a lot of market depth at those sizes/prices.

Why do you think that? Sure they're over median, but that doesn't mean that there's no demand for a luxury condo downtown. Personally, I would like to see a shift away from the luxury condo developments, but maybe we're not there just yet.

People look at 2200 or 1521 being the paradigm chaning projects in Seattle, but I think its Escala. If it goes off without a hitch - my money says it won't, for what that's worth - it'll be a game changer in Seattle.

I'd call it 2200 myself. The one that started it all and showed that the demand is out there. Maybe Escala would clarify the depth of the demand, but I don't see it as a "game changer." :2cents:

my "point" was that they're acting as if this is some exclusing opening, when in reality they've been taking reservations for months. anyone who goes to that event has no nope of getting something under 500k.

You're probably right about price. But the current reservations are only on a few floors. I'd kill for the right to sign up for the 3rd or 5th floors, which might (might) be in my price range, rather than being in second position for a unit on the fourth floor.

Regarding demand, it's a big project with 280 units, but I think the real "game changer" is 1521. That's 140+ units all well over a million. Escala will have many units in a similar price range, but I'd guess a lot fewer.

People get whiplash when they see prices like $600,000 and $800,000. But a large percentage of local households can afford this. Particularly empty-nesters who are downsizing and going urban -- a sizeable trend. All you need is two fairly-typical salaries plus a little home equity.

Why do you think that? Sure they're over median, but that doesn't mean that there's no demand for a luxury condo downtown. Personally, I would like to see a shift away from the luxury condo developments, but maybe we're not there just yet.

I didn't say no demand, I just said not a lot of market depth. Every condo project performs thorough market analysis which assumes various capture rates - I've be privy to many of them - and this one is going on some differet assumptions. Namely that they can capture a lot of wealthy people from out of the region - alaska to idaho to oregon , etc - who otherwise would buy in San Fran or LA. Seattle is more of a regional destination now. I'm not saying that people can't afford a $1million + 1200 sf condo. That's the way people look at apartments and lower-end condo - needs driven. Luxury condos are wants driven. I'm saying it remains to be seen if that many people want to live there at those prices....

BTW, just for disclosure, I not a fan of the building's design, with its monstrous floorplates and stocky profile, so I may be biased

Luxury condos are wants driven. I'm saying it remains to be seen if that many people want to live there at those prices....

BTW, just for disclosure, I not a fan of the building's design, with its monstrous floorplates and stocky profile, so I may be biased

FYI, there are 90-100 reservations so far out of 280 available condos at Escala. Tom Douglas (owner of Lolas, Dahlia Lounge, etc) will probably have a new restaurant there (his headqtrs are across the street).

oooooo another Tom Douglas! I cant wait :cheers1:

I agree with flotown...escala looks ugly to me. The near by Westin Hotel that it is trying to relate to looks better in my opinion...why? Escala's got too much going on...I'm a fan of clean lines and design which reflects purpose and oh yeah, narrower glass skyscrapers like the ones in Vancouver. But hey, props to you if you can afford a unit there...the location is great.

The design of the building is ok to me. I do think that for how big around it is it should be a bit taller. :dunno:

I love the design of the Escala. Most of the condo towers in dt Seattle are a bit the same or kind of boring imo. This one totally stands out from the rest.

What is everybody doing for the 4th? Any good plans?

Friends in Magnolia.

OMG I just saw a WWII B17 fly over Queen Ann. It must have been going for Boeing Field. It was cool sitting there think of what it must have felt like to be a German watching it drop its bombs

Anyone going to that WAMU 4th thing at Lake Union?

OMG I just saw a WWII B17 fly over Queen Ann. It must have been going for Boeing Field. It was cool sitting there think of what it must have felt like to be a German watching it drop its bombs


My brothers class in high school ('97) had a b-17 do a flyover for their graduation. The reason for this is because the b-17 is one of my high school's mascots(Richland High), the workers at Hanford sacrificed a day's pay to pay for a B-17 during the war, naming it "Day's Pay". The other insignia at my high school is the nationally(hell, INTERnationally) infamous mushroom cloud:

http://www.numenware.com/img/rhs2.jpg

^^ Thats cool!

Anyone going to that WAMU 4th thing at Lake Union?

Dont know yet most of my friends have been out of town the past few weeks and are just getting back yesterday and today. Ive got to think of somthing fun to do fast :runaway:

....
http://www.numenware.com/img/rhs2.jpg

Boo! Go Hanford! Lol

For those who missed this tidbit this morning:

Nearly 1,000 condos, apartments planned for lot at Qwest Field

By Bob Young
Seattle Times staff reporter

Four acres of striped asphalt next to Qwest Field would be replaced by 956 condos and apartments, transforming Pioneer Square into a more residential neighborhood, under a tentative deal to be announced today.

In a long-awaited decision, King County officials will name Seattle development firm Nitze-Stagen as the winning bidder in a deal expected to bring the county, which owns the property, $10 million.

Nitze-Stagen will team with Minneapolis-based Opus, one of the country's largest developers, on the potentially litigious project to develop downtown's largest vacant property. The Seattle Housing Authority would own and manage 140 apartments for moderate-income residents on the site.

In all, the $270 million North Lot project would include four new buildings totaling 860,000 square feet, said Kevin Daniels, president of Nitze-Stagen.

Daniels is also floating a separate proposal to build a lid over railroad tracks south of King Street Station and develop office, retail and hotel towers on the property between Fourth Avenue and Qwest Field. He said his company may decide next month whether to proceed with that plan.

Developers must break ground by July 2008 or the Washington State Public Stadium Authority — which is sympathetic to the consumer-show group — will control the property under terms of an agreement crafted in 1998, before construction started on Qwest Field, then called Seahawks Stadium.

The project would include 394 condos and row houses, 562 apartments, 1,035 parking spaces and 25,000 square feet of ground-level shops, including a grocery store. Daniels said it would be a "neighborhood grocery," not a supermarket that's part of a national chain.

The apartments would be concentrated in two shorter buildings in the center of the development. Tom Tierney, executive director of Seattle Housing Authority, said they would be one- and two-bedroom units renting for $875 to $1,020 a month. The buildings would have rooftop gardens providing residents with an acre of open space.

Parking would occupy four floors at the base of the apartment and condo buildings. Row houses would ring the outside of those buildings. Daniels said condos and row houses would cost $500 to $600 per square foot.

He predicted the condos would sell despite potentially fierce competition in the market, as real-estate experts have recently forecasted that 10,000 condos will be built near downtown Seattle in the next five years. Daniels said the stadium-area condos would have more appeal than condos in the South Lake Union, Belltown and Denny Triangle neighborhoods because of entertainment venues in the area, ethnic diversity in the Chinatown International District, and a mix of public-transit options with the nearby trains, buses, ferries and a waterfront trolley. Sims called the stadium district "the most transit-rich neighborhood in all of King County."

Daniels is banking on many residents going without cars. The 956 condos and apartments would have just 535 parking stalls; the remaining 500 stalls would be dedicated to fully replacing the public parking now on the site.

I did edit this a bit. :)

That's an awesome development!

This is a big time deal and will serve as the catalyst for future development in South Seattle.....I hope they break ground far before July 2008...

I heard that story this morning on the news. It would be nice to see the Pioneer Square/ID area develop. I have friends that recently bought in that Asia/Mosaic conversion project in the ID/Chinatown. They paid below 300K for a top floor unit (7 or 8 floors?), at below 700sf. I thought it was overpriced for this side of the city, but I did believe the potential for growth was there, given the proximity to downtown and transit (free ride zone). With this new project in the works, I think the Asia building would be a decent buy at 400/sf. However, they are 85% sold now.

It's always a good idea to buy somewhere that's cheap but seems to be turning things around. The south end of Downtown Seattle could be a poster child for this in the coming 5-10 years. Too many potential projects to list. And how about the idea to cover a few blocks of the railroad!?

Good to see pioneer square getting revamped

These pictures don't do the mock hotel room at Olive8 justice, but here they are:

http://i60.photobucket.com/albums/h18/seacondos/b6d9aad7.jpg
http://i60.photobucket.com/albums/h18/seacondos/a90a0a0a.jpg
http://i60.photobucket.com/albums/h18/seacondos/3826e97c.jpg
http://i60.photobucket.com/albums/h18/seacondos/b7cbd2ac.jpg
http://i60.photobucket.com/albums/h18/seacondos/d07ebf84.jpg
http://i60.photobucket.com/albums/h18/seacondos/1a2c8d7d.jpg
http://i60.photobucket.com/albums/h18/seacondos/ef83011c.jpg
http://i60.photobucket.com/albums/h18/seacondos/86abf978.jpg
http://i60.photobucket.com/albums/h18/seacondos/548bd50a.jpg
http://i60.photobucket.com/albums/h18/seacondos/ab7ecab0.jpg
http://i60.photobucket.com/albums/h18/seacondos/32ebf69b.jpg
http://i60.photobucket.com/albums/h18/seacondos/ef590206.jpg
http://i60.photobucket.com/albums/h18/seacondos/7cc0dbe2.jpg
http://i60.photobucket.com/albums/h18/seacondos/45f2badb.jpg
http://i60.photobucket.com/albums/h18/seacondos/5750661a.jpg

With regards to the event last week, they had representatives from each area of the project (Seattle Grand Hyatt, Architect, Builder, etc). They spoke about the project, and really hyped up this project as being first class. They were quite convincing, and it seemed like everyone was very excited about O8. I guess the guy that designed the "rolling eggs" look that will be on the outside of the building, just won some prestigious architect award.

I spoke with some bigwig with the Grand Hyatt in Seattle, and he said the price for a room at O8 will be the exact price as the Grand Hyatt. He told me the Grand Hyatt is more traditional, where O8 will be modern. So I guess it will be like the W vs. Westin. He told me that Hyatt only has one or two other hotel/condo projects, and they have all been very successful.

I don't get why they have a mock hotel room at the sales office. Seems weird to me.

Olive8 guys - have you signed yet? I still haven't...

I'm not sure why they have the hotel room there....this late at least. It would make more sense to have the hotel room finished at the same time as the model, so that potential buyers would also see the quality level of the hotel. When I first saw this project, a big question mark was the hotel quality/style/etc. Now that I have seen the mock hotel room, I am a little more confident about the quality of the hotel, which makes O8 condos a better buy. However, you are right, it doesn't make sense to do a mock hotel room, at least this late in the sales process.

I have not signed the Purchase agreement yet either. I heard a Williams marketing agent say that they were starting with the 2bedrooms first, then they would get to the 1br. Anyways, no rush, right?

My guess is that the mock-up is for design analysis. That assumes it's set up to test different paint colors, furniture, etc. This wouldn't be unusual for a luxury hotel.

A hotel's FF&E (furniture, fixtures, & equipment) is often separate from the main construction, even with an entirely different design and construction team sometimes, though I don't know what's happening on O8. The FF&E design can lag the building's design considerably, but it's got to be way in advance of the actual interior buildouts. Some items can take many months from order to installation.

I don't get why they have a mock hotel room at the sales office. Seems weird to me.

Olive8 guys - have you signed yet? I still haven't...



I signed about a month and a half ago and selected my color options.....they threatened to put my unit back on the market.....I am comfortable with it.....O8 is the real deal. I think I got a fairly attractive deal anyways....

I signed about a month and a half ago and selected my color options.....they threatened to put my unit back on the market.....I am comfortable with it.....O8 is the real deal. I think I got a fairly attractive deal anyways....

They threatened to put it back on the market?? They haven't even sent a letter to me yet. Were you a 2br?

weird they threatened you...i havent heard a word yet

what floor are you?

The number of projects is explosive.

Seattle P-I article:
Couple sells Ballard home and moves into condo:
http://seattlepi.nwsource.com/local/276822_realprofit07.html

weird they threatened you...i havent heard a word yet

what floor are you?

Carrie blew up my phone and house phone everyday for a week straight....I have 1 br......23rd floor....thats is weird that I got major league hasseled and you didn't? However, I would pick out your colors now because you get 3 options for free right now to mix and match the different schemes.....

That would be real sketchy if there were marketing you unit behind your back....but if you have not heard anything, I would not worry about it.....

Carrie blew up my phone and house phone everyday for a week straight....I have 1 br......23rd floor....thats is weird that I got major league hasseled and you didn't? However, I would pick out your colors now because you get 3 options for free right now to mix and match the different schemes.....

That would be real sketchy if there were marketing you unit behind your back....but if you have not heard anything, I would not worry about it.....

I received a letter a while back saying they would start the contract signing, but I haven't heard anything since.

What do you mean you get 3 options free right now??

you can choose your color of carpet, cabinets, and woods floors....you can mix and match with any of the 4 schemes on the wall....that was almost 2 months ago and I know it was a limited time offer......give them a call......you can still do it but there might be a cost associated with it now......

Seattle is no longer on the most overpriced city top 10 even more, which is impressive, because it was at the top last year!

Most overpriced cities 2006 (http://www.skyscrapercity.com/showthread.php?p=9232786#post9232786)

Thats good news.

Seattle is no longer on the most overpriced city top 10 even more, which is impressive, because it was at the top last year!

Most overpriced cities 2006 (http://www.skyscrapercity.com/showthread.php?p=9232786#post9232786)

That was pure BS to begin with.

Like most entertainment-based "studies" we never heard how they came up with the ratings, except a brief summary.

From what little I understand, they put too much value on someone's guess about the rate of job creation, and not enough value on our region's barriers to entry for new construction.

As it turns out, they were totally wrong. Values have gone up heavily since last year.

Found this this morning in the PSBJ:

Daily Grill restaurant planned for expanded Sheraton

A Daily Grill restaurant will open next year as part of the $130 million expansion of the downtown Sheraton Seattle.

The 7,000-square-foot, 200-seat restaurant will open at Pike Street and Seventh Avenue and will be operated by Grill Concepts Inc. (NASDAQ: GRIL) of Los Angeles.

"This new restaurant will extend our presence in the Pacific Northwest beyond our existing Portland, Oregon, location, continuing our legacy that began 22 years ago in Beverly Hills," said Philip Gay, Grill CEO, in a statement. Grill signed a 10-year management agreement for the new restaurant, with two additional five-year options.

The Sheraton is expanding to 1,253 guest rooms with the addition of a new 25-story tower on Union Street, which will make it the largest hotel in Seattle. Currently, the city's largest hotel is the Westin Seattle on Fifth Avenue, with 891 rooms.

Construction of the Sheraton expansion is estimated to be complete by spring of next year.

This would be built kitty-corner from the Cheesecake Factory where the Sheraton's loading dock is ( the loading dock will move to the new expansion). If they do this restaurant right, it will compete and take the impatient diners from Cheesecake Factory.

Again, another nice fill for that intersection with the theatre and convention center.

It seems like an eternity since we've last seen a new proposal but that's only because we were so spoiled with the onslaught of new ones being announced daily it seemed. Anyways, a new one popped up in the DPD bulletins today, this one is in the Denny Triangle.

http://web1.seattle.gov/dpd/luib/Drop/Image_A1BC16A9-A4E4-4E2E-8952-E216B6443C62.jpg


PROJECT DESCRIPTION

The proposal is develop a mixed-use building with approximately 412 units, street level retail, and above and below-grade parking for approximately 412 vehicles.

Here's an updated one for 5th and Bell, looks like the height has been reduced from 40 down to 32.

http://web1.seattle.gov/dpd/luib/Drop/Image_5F23D238-3537-413A-AE0F-CA429125F15F.jpg

Land Use Application to allow two, 32 story buildings (towers) over an eight story base structure. Project includes 640 residential units and 34,200 sq. ft. of retail space. Parking for 1,063 vehicles to be provided in an above and below-grade garage. Project also includes 76,000 cu. yds. of grading. Existing structure to be demolished. Addendum to existing environmental impact statements to be provided (2300 5th Avenue Development & Downtown Height and Density Changes).

This one got me excited, 2nd and Pike is back!

http://web1.seattle.gov/dpd/luib/Drop/Image_60D78161-1282-437F-8789-E4511848FFD6.jpg

The proposal is to develop a mixed-use 35-story building with 200 residential units, ground floor retail and below-grade parking.

Yes! Finally we see something for 2nd and Pike.

Actually those are still 40 stories. Read it again.

I've been waiting for Second & Pike to get back in the pipeline. Talk about a lynchpin for that part of Downtown.

The new one ought to be about 40 stories also.

Here's an updated one for 5th and Bell, looks like the height has been reduced from 40 down to 32.

http://web1.seattle.gov/dpd/luib/Drop/Image_5F23D238-3537-413A-AE0F-CA429125F15F.jpg

Land Use Application to allow two, 32 story buildings (towers) over an eight story base structure. Project includes 640 residential units and 34,200 sq. ft. of retail space. Parking for 1,063 vehicles to be provided in an above and below-grade garage. Project also includes 76,000 cu. yds. of grading. Existing structure to be demolished. Addendum to existing environmental impact statements to be provided (2300 5th Avenue Development & Downtown Height and Density Changes).
[/I]


What's the existing structure there now? Is that the building that the Blue Piranha is on and the old movie theatre?

It used to be a Cadillac dealership. Now it's Teatro Zinzanni.

Cosmo UPDATE!
Shot I snapped from an awkward position on the bus.

http://img.photobucket.com/albums/v251/SJM87/DSC00356.jpg

That was pure BS to begin with.

Like most entertainment-based "studies" we never heard how they came up with the ratings, except a brief summary.

From what little I understand, they put too much value on someone's guess about the rate of job creation, and not enough value on our region's barriers to entry for new construction.

As it turns out, they were totally wrong. Values have gone up heavily since last year.

That's too bad, because if Forbes is b.s.ing, then everyone is :lol:

That's how magazines work.

I am very excited about the Daily Grill going into the Sheraton on that corner as the back of the Sheraton has been an architectural wasteland since it was built. This will bring that corner and block alive!
John

They opened the hotel in 1982, and three or four years the convention center broke ground right across the street from their loading dock. D'oh!

YES!!!!!!!! The news about 2nd and Pike made my day. The other 2 sound great as well, although somebody was talking about the design of the Zinzanni site being very bland.

2nd and Pike, huh...I believe that is Greg Smith's project...I'll see what I can dig up on this at the office.....

Yes, it's Greg Smith.

2nd and Pine, 1521 2nd, 2nd and Pike will do a lot for that area. Right between Pike Place and the retail district it gets all crappy. This will change that. And do much for the corridor effect on 2nd. Cristalla is just a couple blocks up too.

Has everybody noticed that Enso, Veer, and Rollin street have updated their sites? :)

http://www.rollinstreet.com/

http://www.ensoliving.com/

http://www.veerlofts.com/

Does anybody know how to save a pic to your computer from a site using Macromedia flash player? :dunno:

2nd and Pine, 1521 2nd, 2nd and Pike will do a lot for that area. Right between Pike Place and the retail district it gets all crappy. This will change that. And do much for the corridor effect on 2nd. Cristalla is just a couple blocks up too.

Those are going to be great for this city. Also think about when or if 2nd and Sterwart goes up aswell.

http://i18.photobucket.com/albums/b142/Dancer-2/2_stewert.jpg

I just read the Housing Squeeze article in the Sunday paper. Affordable housing is lacking in the suburbs and sorely lacking in the city. No surprise. Veer and Rollin Street are reaching out to the yupster demographic that is adding pressure to the demand from the entry level buyer end. Many young people are painfully aware that single family homes are next to impossible to afford and are looking to condominiums instead. Some are still in reach, but many are not. I hope the Seattle market matures enough to include a larger number of affordable and appealing developments similar to the ones Vulcan has in the works. I realize this comes off as wishful thinking, but interested parties would be wise to diversify their real estate portfolios. I am in the younger, entry level buying crowd myself. My friends and I regularly talk about the affordability issues of real estate. We're all at the age of ready to settle down, but many are discouraged by the cost and express the possibility of having to move to another major city to afford a comparable lifestyle. None of us are talking about living in Tacoma or Bremerton to have access to Seattle. It's mostly talk of moving to another more affordable major city center (e.g., Portland, Minneapolis). Still though, these are all exciting new developments that I hope will lead to a broader, mature market. I'd hate to see Seattle lose so many young people to other cities.

^^^
Portland is not much more affordable than Seattle, despite common misconceptions....you would not be saving very much.....however, I see your point and it is a topic of discussion amongst my friends as well...the suburbs will be getting more and more attractive in the near future....If I was to buy a house right I would be looking at Mill Creek, Juanita, Lynnwood, maybe even Everett..Tacoma is not that bad of deal either.....however, I am more of a CBD condo kind of a guy myself....If you can't afford a brand new unit in SLU or belltown then look at a conversion project.....at condos prices right now, maybe it makes more sense to rent....There is a very prominet developer, who is talked about all the time on this forum, who is currently working on signing a very long term lease on a downtown apartment....

2nd and Pine, 1521 2nd, 2nd and Pike will do a lot for that area. Right between Pike Place and the retail district it gets all crappy. This will change that. And do much for the corridor effect on 2nd. Cristalla is just a couple blocks up too.

I know! I'm excited for the 2nd corridor to get built up...And don't forget about 1915 2nd, it's gonna replace an auto shop. (It's around 2nd & Stewart) :)

Supply is supply. With so much upward pressure from Californians leaving and general inflation, prices won't come down. We live in far too desireable a place to expect to be left alone.

The region's supposed to grow by another 1.2 million in the next twenty years. There's going to be a lot of wealthy people in those 1.2 million. In another twenty years Seattle's only going to grow to 730k, so another 1 million or so have to move into farther out areas. It takes a lot of homes to house 1.2 million people. If supply doesn't keep up then prices will rise.

It'll be interesting to see how well we absorb all this. But I'd say the growth of the sound transit 2 plan, the complete RTID plan, much more urban infill including single family to townhouse replacement are all critical to handling this. 1.2 million is about what, 600,000 in the workforce. Even with the growth of office in Bellevue and Denny Triangle I'd expect Lynnwood with it's plan to start seeing some high density growth too. And all the other little suburbs from Burien to Bothell to absorb some. They have to. Otherwise we'll become California. People coming from Fresno to San Fran.

Oh, TheBellevueBoss, I am thrilled that your reply to the very FIRST post that I have made in the Seattle Development IV thread was not totally slammed. My hope is that the Seattle City Council will be more sensitive to the demand of middle income housing when rezoning issues for south downtown are discussed. There is no other neighborhood in the central core that holds as much potential for mixed income development than south downtown. If developers feel that they are taking more of a risk by investing in real estate in south downtown (which I don't see as being a high risk), the city council should consider legislation that would give tax breaks to companies who choose to develop middle income housing as opposed to the current fund that companies pay into when they go above CAP restrictions in other parts of downtown. There are already other large, well publicized projects in south downtown that are waiting for the green light. While I understand that real estate is less expensive in the areas you suggested, I do not see that as being a healthy, long term solution for younger and/or first time buyers to pursue. This would mean acquiring less expensive property outside of the city limits in the hopes for cashing out on it for a future purchase on inner city property. It would be akin to the flipping trend that other metropolitan areas are or have experienced. While I am not saying that Portland is a bargain basement, it is still less expensive and there are other areas that are even less expensive than Portland that can still offer some of the same amenities of Seattle. Austin would be another alternative. Seattle still has the opportunity to make south downtown and other areas more affordable. But really, I would prefer to relocate to another major city center with comparable urban amenties than to just live outside of the one I'm hoping to settle into. I apologize to all who feel that my wonkish blatherings do not fit into this post, so, would anyone be interested in forming another thread regarding these issues for Seattle? Oh, and do you all get together in person to discuss architecture and urban development issues? Even if one of you wants to meet up to dork out, it would give all of my friends a break. Otherwise, I'll just keep up the qwerty routine.

So, PDX Paul, are we agreeing that Seattle has entered a new tier of desireability if it means that our suburbs are becoming more urban? That transformation will not be fully complete until there is better mass transit throughout the region. Look at Bellevue..... the SKYLINE is filling in like the Portland of 15 years ago! I still think that Seattle can absorb many more people if the DPD becomes more sophisticated about how to accomodate future growth. Like the alley-way housing that is being proposed for southeast Seattle.

Hey Black Box welcome to the forum :cheers1: I don’t think we have had a get-together for the Seattle forumers but if you would like to arrange one I’m all in. As for the long posts I say go for it, that’s what forums are for. :)

So, PDX Paul, are we agreeing that Seattle has entered a new tier of desireability if it means that our suburbs are becoming more urban? That transformation will not be fully complete until there is better mass transit throughout the region. Look at Bellevue..... the SKYLINE is filling in like the Portland of 15 years ago! I still think that Seattle can absorb many more people if the DPD becomes more sophisticated about how to accomodate future growth. Like the alley-way housing that is being proposed for southeast Seattle.

Its funny how you mentioned urban planning issues when I was just listening to it being discussed on NPR. One of the professors was advocating suburbanism! His argument was basically that suburbs have its problems, but once you build more roads and more suburbs, the problems would be solved...lol. He's teaching urban planning at some university in chicago even! At one point he even called mass transit systems like subways archaic forms of getting people around. This dude is crazy! Anywayz, I totally agree with Black Box. Its also like the chicken and the egg, which comes first? If you have the population and density, public transportations naturally developes. But when you look at LA, they built their MTA without the density and barely anyone rides it aside from the tourists. So I would say in terms of population and density, at a mere 574,000 in city and almost 4mil in the metro area, Seattle is probably not populated enough, though maybe dense enough for a "extensive" mass transit system. And for them to build the light rail from seatac to evertt(?), I think its already pretty impressive. And if you visit the Bellevue forum, they're even talking about extending it all the way over to Redmond! It would truely be a wonderful thing if that happens. I live in Bellevue, and I would much prefer them extend the lr over to the eastside then rebuilding the 520 bridge.

^^ First of all I’m with ya on that, that professor needs to have his head examined. What an idiot. Can’t he see that L.A. has developed the ultimate “car culture?” Everybody I know from L.A. must have a car, even to drive one block to pick up some ice-cream.(this is not just L.A. I think its a west coast thing) It will take time for them to get used to the idea of walking or taking mass transit. I wish like hell there was some way I could have saved that lecture by the head of architecture from the Royal Danish Academy of (something) :dunno: Ill have to find it. It would take me hours to summarize the whole thing. Basically he would say the dude you are taking about is an idiot.

I can’t find the video but I Emailed a few people at the DPD so I hope I can get a link soon. It’s a must see if you are really into Mass transit issues of the 21st century.

THANK YOU Dancer. Would anyone else be interested in an eventual meet-up? I didn't catch the radio discussion. I'm relieved that both Eastside leaders and the Sound Transit board adopted a light rail only approach to link the major job and living centers of the region. It makes the most sense for the long term needs of the area. Sound Transit also added two new commuter trains, one is a reverse commute train from Seattle to Tacoma. The demand is growing. I also hope that the new light rail line will allow Metro to reorient some of their routes and create feeder lines to the trains to offer better neighborhood to neighborhood connections. Like new route 60's, but with frequent service. The same could apply to the Seattle to Eastside line. If there's a strong central link, Metro and Sound Transit can create new transit centers to connect suburb to suburb routes. Sound Transit is already constructing a new transit center on Rainier Avenue and MLK Way. South Seattle is starting to emerge as a more desireable place to build and live because of the line. It'll be interesting to see what goes up and how the transit agencies make use of the line. And if the streetcar is successful (which I believe it will) and expands, I hope that it can be used in the same way. Getting back to new structures, I'm curious about what kind of retail will go in along Second Avenue. Anyone have inside information?

We've had Seattle meets in the past, but haven't had one in a while. Could be it's time for another?

Usually the Seattle action for organizing these is on SSP.

I suggested one last winter and there was some interest but I got busy with finals and never followed up on it. I haven't participated here all that often lately but I would attend a meet, especially if it was at Turf or something equally depraved and derelict.

deano's! just kidding. the turf is surprisingly good and cheap. i wouldn't go to a meet though because i get nervous around strangers. i'm getting better though. so maybe in 3 years i'll go?

^^ Oh bullshit you are comming. :) I’m ready when you guys are. Also I’m pretty flexible on dates and times. How many of us are interested and are under 21? I would love to buy a few beers but that might be a problem.

I'll come if I can make it. I'm only 19 though.

jerai82 - there's a little background here, so don't get riled up until you read the whole thing. :)

We will be doing both a 520 rebuild and light rail over I-90. In fact, if one project fails, so does the other.

Last year, polling showed light rail to Bellevue winning a popular vote for funding, and the 520 replacement failing. 520 replacement will include outer-edge bus lanes all the way to I-5, which will really positively impact the tens of thousands of commuters that already use buses over the bridges. The state legislature, rather than letting ST go to vote this year, decided to force ST to wait until next year and go on the ballot with RTID (the road package) as one measure. So you're going to have to vote for a single package.

I don't like that. I'm still unhappy they combined roads and mass transit. I'm scared they'll both fail because of that.

Capitol Hill to get 80 apartments

http://i18.photobucket.com/albums/b142/Dancer-2/1500Madison_web.jpg

Construction is slated to begin in early 2007 on an 80-unit apartment building at 15th Avenue and East Madison Street on Capitol Hill.

Are they tearing down Thumper's? I don't go to Thumper's often, but I'm going to miss it if they do. It's not an attractive space, but it's got charm inside.

Looks nice, shiny and huge. Too bad that old thumpers will be gone. I saw a proposal sign down the street from that proposal....where Taco Time is, I haven't seen any renderings or anything about it so far. I guess it was cancelled.

Looks nice, shiny and huge. Too bad that old thumpers will be gone. I saw a proposal sign down the street from that proposal....where Taco Time is, I haven't seen any renderings or anything about it so far. I guess it was cancelled.

Generally speaking, the fact that you haven't seen anything doesn't suggest cancellation.

Seattle has countless projects of this size. Most never have renderings published. Basically you see the rendering if the developer sends a press release, which some developers don't do. For rentals in particular, they don't necessarily care about publicity until construction is nearly complete.

Unrelated: The article also talks about the 60-unit woodframe the same developer should start soon midblock on Warren (between First & Second) just north of Denny.

They don't talk about the project also supposedly starting this summer a block away -- two woodframe condo buildings on the parking lots just west of the Science Center, totaling around 120 units.

Both of those projects have MUPs and are probably in the process of getting building permits and finding out what their construction will cost.

Also: The article notes that several other projects are planned in the same stretch of Madison and its cross streets.

Thats good news! I walk by the one by the Science Center once and a while. It seems like a strange place for a mixed use building. Its on a small street just behind the H & R Block. Its good to see Denny getting developed though.

Generally speaking, the fact that you haven't seen anything doesn't suggest cancellation.

Seattle has countless projects of this size. Most never have renderings published. Basically you see the rendering if the developer sends a press release, which some developers don't do. For rentals in particular, they don't necessarily care about publicity until construction is nearly complete.

Unrelated: The article also talks about the 60-unit woodframe the same developer should start soon midblock on Warren (between First & Second) just north of Denny.

They don't talk about the project also supposedly starting this summer a block away -- two woodframe condo buildings on the parking lots just west of the Science Center, totaling around 120 units.

Both of those projects have MUPs and are probably in the process of getting building permits and finding out what their construction will cost.

Also: The article notes that several other projects are planned in the same stretch of Madison and its cross streets.

Ah, ok. Thanks for the explaination. I'll keep that in mind. ;)

Thats good news! I walk by the one by the Science Center once and a while. It seems like a strange place for a mixed use building. Its on a small street just behind the H & R Block. Its good to see Denny getting developed though.

I think it's a very good and easily-marketable place for housing. PS, I'm not sure but it might not have retail, given that these aren't retail streets (including a small site along Warren, forming an "L" shaped site). Anyway, the City actively pursued a developer for the site, which they consider surplus City land. A hotel was slated but got killed after 9/11.

Its a great place for housing but retail might have a hard time because its on that narrow road just off Denny. I think the last time I was there the sign said Mixed-use with reatil on the ground floor.

OK, probably no one else cares. But, the Neptune Apartments (corner of Dexter and Aloha) are about finished and supposedly tenants move in next week. Drive by it if you have a chance. It's a really attractive add to Dexter Ave and unique as far as apartment buildings go.

My street is finally starting to grow up (tear, sob)!

That project I mentioned on Warren got its fence, apparently this week. I was going by in a taxi today and barely saw it.

I go by the Neptune once a week. Its not a bad looking building.

jerai82 - there's a little background here, so don't get riled up until you read the whole thing. :)

We will be doing both a 520 rebuild and light rail over I-90. In fact, if one project fails, so does the other.

Last year, polling showed light rail to Bellevue winning a popular vote for funding, and the 520 replacement failing. 520 replacement will include outer-edge bus lanes all the way to I-5, which will really positively impact the tens of thousands of commuters that already use buses over the bridges. The state legislature, rather than letting ST go to vote this year, decided to force ST to wait until next year and go on the ballot with RTID (the road package) as one measure. So you're going to have to vote for a single package.

that's awesome, thanks for the info.
Not a fan of 520 bridge, think its hazardous. Lanes are too narrow and bridge too low and close to the surface of the lake, which can be especially intimidating during high winds. But I've gotta say, its one of the most scenic bridge for bus riders. I used to ride bus 540 all the time to uw and the view is always amazing, especially in the morning. I think I'll miss the bridge when its gone. Yea, I have a love/hate relationship with sr520 bridge.

Anyone read The Stranger this week? They were talking about skylines and the sort. It was okay. As a skyline, architecture geek, some of the articles seem half hearted and rushed. Anyways, it's really hot already!

Anyone read The Stranger this week? They were talking about skylines and the sort. It was okay. As a skyline, architecture geek, some of the articles seem half hearted and rushed. Anyways, it's really hot already!
Typical Stranger snotty writing style. The one about getting rid of the space needle for the good of the city was lame.

Yeah, it was pretty snotty and Charles Mudede, briefly mentioned Chicago, which as the birthplace of the skyscraper, should have gotten more attention. We already have the best skyline in the region, but it needs some improvement. I love the Columbia Center, but I wish we had a taller, more iconic building to compliment it.

^^Well we have to fight the FAA for that one but I totaly agree with you. At least we are getting some great infill though. The skyline is expanding as well.

Looks like the Martin has touched up its web site a little.

http://www.themartinseattle.com/

This should be a nice project, resembles the madison condo/1000 hotel in my opinion. I drove by the 1000 last night and I think the blue light adds alot of allure to the building at night. It looks like the Martin will have the same feature...

The Parc is also coming along...I doubt they will complete the project by 01/07, like they advertise though....

The new scultputre park is progressing nicely as well....

I go by the Neptune once a week. Its not a bad looking building.

The Neptune turned out better than the intial renderings, good looking community.....

Yes! Finally we see something for 2nd and Pike.

I could not dig up very much on it but it sounds like this is at least 3 years away from fruition.....this project was on ice for some time waiting on the permits...

Sections of Western Avenue are going to be blocked off today for sculpture hauling. There's so much work happening so quickly. Any information on the other proposed park in Belltown/Denny Triangle? Where do you think they'll put it? Where would you like to see it? I'm a little out of the loop on this one. I hope they produce something as successful as the new Cal Anderson Park. Not necessarily like that, but a place that everyone wants to use. I think it would be great by the old movie theater, I can't remember what the name of it was, but there are large parking lots between 5th and 7th Avenues, south of Blanchard, where a lot of infill will occur. This would be a great area for a park to compliment future development. A new park and all of the new green streets proposed in that area will be priceless.

^^ A proposed park in belltown? What's that about? And how big is the sculptuare park acreage-wise?

There's just a general City desire to have more parks around Downtown, including one in or near Belltown. But there's a general lack of land (full block) until you go east of 6th. I would suggest the King Kat Theater block as a candidate.

The Sculpture Park will be about 8 acres. I've also heard 10 acres but that might count some street air rights they're not using, or something. Not sure precisely.

Really? I thought that the city negotiated a new park out of the new zoning regulations. I could be mistaken, but I thought that it was a high priority for them to have a new park in the area and that the developer fees would pay for it.

anything new on fifteen twenty one? wasn't it supposed to break ground this month?

Really? I thought that the city negotiated a new park out of the new zoning regulations. I could be mistaken, but I thought that it was a high priority for them to have a new park in the area and that the developer fees would pay for it.

Nope.

Even if they wanted to, purchasing land would be a totally different effort. Also, they have no idea how much money they'll get from the fees, because that's tied to how much development actually gets built.

anything new on fifteen twenty one? wasn't it supposed to break ground this month?

They were hoping to, according to the newspaper. But Seattle has a backlog in the building permit department. I'm guessing August.

What's the Regrade Park? I keep seeing it on maps and it looks like it's in the middle of Belltown, but I've never actually been there.

Also, I walked past escala and I didn't realize that it'll block the views from the Westin?? That sucks. I also never realized how classy the base of the Escala looks! Very cool! Reminds me of Cristalla's.

Regrade Park is now a dog park. It's 1/6 of a block at 3rd & Bell. I'd hate to live next to it -- to many of those stupid rat dogs barking all the time!

If the Westin wanted permanent views of Elliott Bay they shouldn't have located on 5th. If they suddenly find themselves amidst a denser, more vibrant neighborhood, they'll learn to live with it.

I also like the lower facade of Escala. That's one reason why I'm trying to live there.

Nope.

Even if they wanted to, purchasing land would be a totally different effort. Also, they have no idea how much money they'll get from the fees, because that's tied to how much development actually gets built.
I was in Chicago this weekend (where the high was only 78, ahhh!!!). I never realized how many wonderful parks, large and small, they have. It all seems to work well together. Big office, big residential, big parks!! Let's not forget about those as we redevelop the parking lots.

I totally agree. Speaking as someone who used to be a park advocate for a living in the mid-1990s.

Bummer that the city doesn't seem to be making a dent on a centralized park. I really like Chicago's Millenium Park. I really hope momentum builds for more green space downtown. I want a park boom! A Seattle Center makeover, a waterfront without the viaduct, more green streets and a new park in central downtown, that would be great. The Olympic Sculpture Garden and South Lake Union Park are going to be great additions for the city, but we need an attractive, open green space in central downtown.

I doubt if any of the forumers would disagree with that so with that in mind what are we as the SSC (and or SSP) forumers going to do about it? I think this is a great topic for us to discuss if and when we get together some time. Any thoughts or ideas?

What we should do about it..... is always an interesting question. When should we get together? How many of us are interested? I would even meet up with one person to start with..... Dancer? How about after Labor Day? Also, I tried to attain an SSP account, but I have Yahoo. Any suggestions? I haven't been a member of SSC for that long, but should someone start a thread to promote a meet-up?

I've been going to that Victor Steinbrueck park every day now to watch the ferry boats and sunsets. And to go people watching. I wish the park was bigger, cause it's soooo nice. But wasn't there a central park plan from the 90s that voters rejected because it was too costly?

Anyway, you know how paul allen's streetcar line from westlake to SLU is taking years to get designed and built? LOL I stumbled across something from the 1890s that held a competition to build the same streetcar line from Westlake to SLU. And the winning company built it in 5 days!!! Imagine that. Of course the roads weren't paved, so construction was faster...but still...5 days?!

http://www.historylink.org/essays/output.cfm?file_id=7303

isn't the freeway park kinda central? too bad nobody uses it. but I heard they're upgrading it to attract more users. wonder if it'd be more lively once its built up with condos all around. (seneca tower?) I'd love to see a full block of park right to the west of the new seattle library.

what's wrong with starbucks, dancer???

isn't the freeway park kinda central? too bad nobody uses it. but I heard they're upgrading it to attract more users. wonder if it'd be more lively once its built up with condos all around. (seneca tower?) I'd love to see a full block of park right to the west of the new seattle library.
I think you mean west of the new City Hall. (West of the library is the big black box - future Safeco HQ if I'm not mistaken.)

What is the latest on the full block west of City Hall? I think we have enough government buildings in this area.

I can imagine a few full-block parks. Imagine building these three: somewhere on the Clise land east of Belltown, those odd-shaped blocks between Olive & Howell in the Denny Triangle, and maybe the block just south of Fire Station 10 south of the government district.

All we need is $40,000,000 or $50,000,000 for the land (three blocks combined), and another what, $15,000,000 for construction? Plus maybe an endowment of $10,000,000 for maintenance and occasional security patrols. These are all wild guesses.

I'd suggest going a bit further -- maybe underground parking, and a few concession stands. These would help "activate" the parks while allowing most of their space to be green.

As for Belltown and the core CBD, we might be limited to small "pocket" parks due to the lack of full vacant blocks. It would be great to get one or two of these. How about the half-block just south of SAM on First?

I think you mean west of the new City Hall. (West of the library is the big black box - future Safeco HQ if I'm not mistaken.)

What is the latest on the full block west of City Hall? I think we have enough government buildings in this area.

Correct on Safeco.

The block next to City Hall is slated to be 2/3 park, and 1/3 private development. I assume they'll look for the best development concept and not simply sell the land to the highest bidder. I've yet to see an RFP for either part. But I suspect that the park will happen fairly soon.

I like Freeway Park and they are trying to make improvements, but many people don't feel safe in such an enclosed environment. Unfortunately, I only use it as a nice shortcut.