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Old September 27th, 2012, 01:42 AM   #1
LCIII
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SEATTLE | 808 Howell | 152m | 500ft | 45 fl | U/C



=======================================================================================

A major convention hotel in downtown Seattle. Although reduced from its original scheme, the new tower will nonetheless provide over 1,000 hotel rooms to bolster Seattle's inventory.


http://www.djc.com/news/re/12045422.html

September 26, 2012

Convention center expansion figures into Hedreen's plan
By LYNN PORTER
Journal Staff Reporter

The Washington State Convention Center is in preliminary discussions with King County about building a 285,000-square-foot expansion in downtown Seattle over the Convention Place Transit Center, between Olive Way, Pine Street and Ninth and Boren avenues.

Jeff Blosser, the center's president and CEO, said a decision will be made in late 2013 or early 2014 whether to move forward with what could be a $600 million multi-story project that would double the center's size.

The expansion would be on the county-owned site a block and a half from the current convention center, and could be connected by pedestrian-friendly street improvements or coverings.

Blosser said the convention center now has approximately 200,000 square feet of exhibit space, a 35,000-square-foot ballroom and 50,000 feet of meeting space, but it can't accommodate the groups that want to come there.

“We're turning quite a bit of business away now,” said Blosser, though he didn't have exact figures immediately available Tuesday afternoon.

Such an expansion would play into the plans of R.C. Hedreen Co. The Seattle developer plans to start construction within the next two years on a project that would include 155,000 square feet of meeting and ballroom space in two 45- to 50-story towers and a podium. The complex would have two 25,000-square-foot ballrooms, a 13,000-square-foot ballroom, and about 126 meeting rooms.

Hedreen’s project would be kitty-corner to the proposed expansion, on a block bounded by Howell and Stewart streets and Eighth and Ninth avenues.

Greg Harris, senior manager and general counsel with the firm, said meeting space in the $600 million to $800 million project would complement the convention center space, and bring in hotel guests.

“Our understanding is they're turning away millions and million of dollars in meeting revenue because of the limited capacity for meetings,” he said.

The Hedreen complex would also have 1,200 hotel rooms, 600 extended-stay apartments, 350,000 square feet of office space, about 20,000 square feet of retail and restaurant space, and 1,400 parking spaces on multiple levels.

Hedreen has been working with in-house architect Shauna Decker on programmatic drawings. Bush, Roed & Hitchings surveyed the site, but other team members have not been selected.

The extended-stay apartments will be about the size of the hotel rooms — 300 to 330 square feet — but will also have kitchens. They are intended for people who want a long hotel stay or a short apartment stay, Harris said.

He said some people looking at condos at Hedreen's Olive 8 complex downtown have expressed interest in this type of product. “A lot of people are coming and asking us is there a place they can stay for six months and get a lay of the land” before committing to permanent housing, he said.

As of August, hotel occupancy in the Seattle metropolitan area was 72.6 percent, according to Smith Travel Research. CBRE said office vacancy (including sublease space) in downtown Seattle was 14.5 percent in the second quarter of this year.

Harris said his firm's project will connect the thriving South Lake Union area to the downtown core, including its retail sector, and to the three million square feet of office space Amazon.com plans in the Denny Triangle. “It's a key piece.”

The company's plans have evolved. Earlier this year it announced that the complex would have about 950 hotel rooms and 600,000 to 700,000 square feet of office space.

Harris said the current plan is a better project.

Hedreen on Monday acquired the last property it needs to move forward: the Ray and Bonair apartment buildings. It will raze them, along with the aging Greyhound bus station and other buildings on the site.

Harris said financing is not yet in place.

Blosser said the Washington State Convention Center is doing due diligence to determine if the county-owed site would work for the expansion, and said the center would likely ground lease the property if the project is a go.

“We would just cap the site and build over the top,” he said.

Plans are preliminary, he said, but added, “We think it's necessary to do it now because of the lost business.”


Last edited by desertpunk; April 20th, 2016 at 05:35 PM.
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Old September 27th, 2012, 01:43 AM   #2
LCIII
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so as it stands now, 811 Stewart by the numbers:

$600 million to $800 million project
Two 45- to 50-story towers and a podium
155,000 square feet of meeting and ballroom space
Two 25,000-square-foot ballrooms
13,000-square-foot ballroom
126 meeting rooms
1,200 hotel rooms
600 extended-stay apartments
350,000 square feet of office space
20,000 square feet of retail and restaurant space
1,400 parking spaces on multiple levels
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Old September 28th, 2012, 12:02 AM   #3
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This seems like a really big development, floor-wise. And considering the height of office floors these days, one or both of the 50-floor towers could end up at or over 200m (what is that, like 650ft?). Lots going on in Seattle.
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Old September 28th, 2012, 03:38 AM   #4
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It's a 500' limit. If they define the extended stay part as residential they can do 550' since residential gets a 10% bonus for architecture and mechanical, or something like that.

Housing and hotels are about 10' floor-to-floor. Offices are usually in the 13' range.

It's appalling to many of us that this neighborhood doesn't go over 500'. Even that's better than the 400' (or much lower) in a lot of areas nearby. This is why Seattle project generally go to the upper limit. Or they do if they can charge high enough rents to pay the extra fees needed to go above the 240' or whatever the zoning used to be. Long story.
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Old September 28th, 2012, 03:50 AM   #5
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I'm curious. Could you direct me to a place to learn about the zoning laws in Seattle? I'd be much obliged.
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Old September 28th, 2012, 06:28 PM   #6
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That's a pretty broad topic. But between these two pages you have everything from the basic code to the status of individual projects.

http://www.seattle.gov/dpd/onlineservices/
http://www.seattle.gov/dpd/resourcecenter/ (the code is here)

I'm not an expert in the code. Just know enough to keep an eye on potential projects as part of my job and as a groupie.
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Old September 28th, 2012, 09:58 PM   #7
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"Hedreen said his team has been meeting with city officials, and could go before a city board for early design guidance in a couple of weeks."


http://www.bizjournals.com/seattle/b....html?page=all

Might be seeing some updated early designs soon!
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Old December 12th, 2012, 09:16 AM   #8
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Any new news?
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Old December 12th, 2012, 10:41 PM   #9
EastOfTheCumberland
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Any renderings?
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Old February 17th, 2013, 05:09 AM   #10
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Quote:
Originally Posted by EastOfTheCumberland View Post
Any renderings?
All I've seen are crude sketchups. I think the developers are making us wait for the Big Reveal.
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We are floating in space...
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Old February 17th, 2013, 09:53 PM   #11
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That's not how it works here. Renderings come out during the public design review process, which is tied to the land use permit process. A giant pdf ought to be here (look for 807 Stewart) a couple weeks or so before the next DR meeting, which is March 19.

They announced this week that this project wants to start in one year. That must be why they're gearing up the land use permit process, because that's how long it generally takes (concurrently with the design process), including the separate building permit process at the end.

In cities without this sort of public process, the design concept can be kept private for a long time. That's why some cities have a "big reveal" maybe halfway through design. Seattle's process puts pictures out with only a tiny amount of design work done, and then overlaps the design review iterations with the actual design process.

Last edited by mhays; February 17th, 2013 at 09:58 PM.
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Old February 18th, 2013, 01:11 AM   #12
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So then, whenever we see a render of a proposed building in Seattle, it's more likely to be the final design than it might be in other places. Correct?
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Old February 18th, 2013, 03:14 AM   #13
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Exactly the opposite. The first rendering (first DR packet) is when hardly any design has happened. It might be little more than basic massing and aesthetic look, with next to nothing beyond that. In fact, the first one is usually just the "preferred" option, sort of like an EIS, where they're still studying other massing options.

It's a little strange really. You need to get into exterior finishes and plantings, when nearly nothing else has been designed.
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Old February 18th, 2013, 08:05 PM   #14
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So what you mean to say is that I understood perfectly, just in reverse :P.
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Old February 18th, 2013, 11:27 PM   #15
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Quote:
Originally Posted by mhays View Post
It's a 500' limit. If they define the extended stay part as residential they can do 550' since residential gets a 10% bonus for architecture and mechanical, or something like that.

Housing and hotels are about 10' floor-to-floor. Offices are usually in the 13' range.

It's appalling to many of us that this neighborhood doesn't go over 500'. Even that's better than the 400' (or much lower) in a lot of areas nearby. This is why Seattle project generally go to the upper limit. Or they do if they can charge high enough rents to pay the extra fees needed to go above the 240' or whatever the zoning used to be. Long story.
are there any places in DT seattle that have no height restrictions?

I used to go there every year as a kid and loved the skyline. I just wish it were taller and more modern. Seattle could have a killer skyline that competes with any city if they just removed the red tape.

Such is the problem with every american city though (except chicago and new york)
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Old February 18th, 2013, 11:38 PM   #16
mhays
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The very center of the central business district has no height restrictions. But even then, any commercial space (not residential) has a floor area ratio limit that precludes office and hotel uses from going really tall.
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Old February 26th, 2013, 06:43 PM   #17
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Quote:
Originally Posted by Ruffhauser View Post
From todays DJC.

http://www.djc.com/news/re/12050134.html

February 19, 2013

Hedreen may start work next year on two-tower complex

By NAT LEVY
Journal Staff Reporter

R.C. Hedreen Co. wants to start construction next year on two 40-to-50-story towers near the Washington State Convention Center.

The company plans to build a 1,200-room hotel, 600 apartments, 140,000 square feet of meeting space and 340,000 square feet of office space at 807 Stewart St. A Greyhound bus station and several other buildings will be demolished.

A design review board meeting for early design guidance is tentatively scheduled for 7 p.m. March 19 at City Hall, 600 Fifth Ave.

Hedreen Vice President Greg Harris said the company hasn't decided whether to start without an office tenant in hand. It could build one tower and wait on the second tower, depending on demand.

“There isn't a convention hotel in Seattle, and there is a need for it,” Harris said.

Hedreen has an internal design team headed by architect Shauna Decker, and it has also hired LMN Architects. Sellen Construction is the general contractor. Other team members include MKA, structural engineer; Arup, mechanical engineer; CPL, civil engineer; GeoEngineers, geotechnical analysis; and SiteWorkshop, landscape architecture.

The complex will cater to a variety of audiences. It could host people who are going to conventions and conferences at the hotel or at the Washington State Convention Center nearby, as well as tourists who are looking for a room downtown.

The hotel's meeting space will be more up-to-date than others around town, Harris said, with as many as 90 breakout rooms. Harris said smaller meeting spaces are lacking in the city.

The apartments could be for both temporary and long-term stays. The idea came from Hedreen's experience with Olive 8, a condo and hotel project it developed. The hotel became a temporary home for people who moved here to work at Amazon. They wanted somewhere to stay while they settled in.

Apartments in the new complex will be similar in size to the hotel rooms. Tenants can use the hotel services, but they will also have kitchen equipment in their units.

“These could have a whole spectrum of uses,” Harris said. “I've seen times where somebody blocks off a whole batch of rooms and stays for months. In New York, there are people who have lived their whole lives in hotels.”

Harris said Hedreen will need an alley vacation to make its preferred design work. If that doesn't happen, he said the design will have to be dramatically altered.

The project comes as the convention center is mulling an expansion. The DJC reported last fall that the center may add 300,000 square feet over the Convention Place Transit Center, a block and a half away, between Olive Way, Pine Street, and Ninth and Boren avenues.

Representatives from the convention center did not return a phone call requesting comment.

Update
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Old March 29th, 2013, 03:37 PM   #18
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UPDATE:

Developer drops office tower from Seattle Greyhound terminal site plans
Greyhound Terminal


R.C. Hedreen Co., has decided not to develop a 500-foot-tall office tower on the Greyhound bus terminal site in downtown Seattle after all, but the company is proceeding with plans to build a convention hotel with more than 1,500 rooms.

On Thursday, the Seattle development company outlined its plans for the project between Eighth and Ninth avenues and Howell and Stewart streets. The project, now called Ninth & Stewart, also will have more than 150 units of work force housing.

Hedreen Director of Design and Development Shauna Decker said total development cost will be between $400 million and $500 million, and that the plan is to begin site demolition in March 2014. The Greyhound bus terminal and other buildings will be razed to make way for the project, with Greyhound relocating (subscription required) to Seattle’s Sodo neighborhood this fall.

The office portion of the project “created some challenges for us,” Decker said. It might have taken longer to get the city’s OK to build the project, she said.

Spanning more than two acres, Ninth & Stewart will be the largest convention hotel north of San Francisco and one of the largest on the West Coast when it opens in early 2017, according to R.C. Hedreen.

Hedreen’s project will be 43 stories. It will include a six-level podium containing the hotel lobby, some of the affordable housing, banquet and ballroom space and meeting rooms. It will be topped with a 37-story tower.

With more than 1,500 guest rooms and suites, it will be the largest in Seattle, dethroning the nearly 1,300-room Sheraton Seattle as the city’s biggest.

Hedreen said the project’s 150,000 square feet of meeting and ballroom space will be second only to the Washington State Convention Center in event capacity.

Hedreen, which owns several hotel properties in Seattle, has not yet selected a hotel operator for Ninth & Stewart, but hopes to "have someone on board this summer," Decker said.

The 150 affordable housing units will be a mix of studio, one- and two-bedroom apartments, and will be rent-controlled for the next 50 years, Hedreen officials said.

Decker said that the apartments, which will be in a short tower as well as in the podium, could be leased to future employees of Ninth & Stewart, which she said will create about 1,000 jobs. The height of the tower has not been determined, though preliminary plans call for about four stories, Decker said.

The housing “is a big undertaking, but it’s one that fits with our long-term commitment to Seattle,” company Chairman Richard Hedreen said in a prepared statement. “Instead of contributing to a fund for affordable housing to be built elsewhere, we decided to build on-site because it works with the unique parameters of our project.”

Ninth & Stewart will have up to 40,000 square feet of retail space, primarily along Stewart Street. There will be underground parking for up to 800 cars as well as bicycle parking.

Ninth & Stewart will have “a striking vertical presence as well as an active streetscape,” according to a press release. There will be nearly one-third acre of public areas and open space.

Design concepts for Ninth & Stewart will be presented at the April 16 meeting of the city’s downtown Design Review Board meeting.

The project team includes LMN Architects, Sellen Construction, structural engineer Magnusson Klemenic Associates, mechanical, electrical and plumbing engineer Arup, civil engineer Coughlin Porter Lundeen, Heffron Transportation and landscape architect Site Workshop.
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Old March 29th, 2013, 11:50 PM   #19
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welp
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Old April 5th, 2013, 10:15 PM   #20
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Design review package now available:

http://www.seattle.gov/dpd/AppDocs/G...endaID4335.pdf

Keep in mind this is the first review so its little more than massing. Overall, I think we're starting off in a good place!
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