Seattle: Mid-rise projects - Page 3

CityView Jim · October 29th, 2007, 10:34 PM

I like the fact that the bottom two floors are brick. You'll only see the colors if you look up. I think it will blend with the 'new' broadway concept with buildings like The Brix and the apartment building at the end of Broadway that is a FABULOUS anchor and inspiration for upcoming remodels and rebuilds.

citruspastels · October 29th, 2007, 11:11 PM

Quote:

Originally Posted by CityView Jim

I like the fact that the bottom two floors are brick. You'll only see the colors if you look up. I think it will blend with the 'new' broadway concept with buildings like The Brix and the apartment building at the end of Broadway that is a FABULOUS anchor and inspiration for upcoming remodels and rebuilds.

good points, but i still think it looks too belltown.

CityView Jim · October 30th, 2007, 12:20 AM

Quote:

Originally Posted by citruspastels

good points, but i still think it looks too belltown.

Another thing too. The retail mix will be far different than Belltown. They have Subway, drycleaners and such. Broadway will have florists and used clothing stores, cute little restaurants, perhaps another Starbucks (still can't believe only one populates all of Broadway!!!).

jessejb · October 30th, 2007, 12:38 AM

Quote:

Originally Posted by CityView Jim

Another thing too. The retail mix will be far different than Belltown. They have Subway, drycleaners and such. Broadway will have florists and used clothing stores, cute little restaurants, perhaps another Starbucks (still can't believe only one populates all of Broadway!!!).

Aside from the Starbucks, those sound too good to be true. A gritty vintage clothing store in a new condo devlopment..I doubt.

mhays · October 30th, 2007, 12:49 AM

Stores are sort of like apartments...the new places require higher rents due to development economics, but in 10 or 20 years, the rents often become more affordable. Even more so in 30 or 50 years.

Seattle is lucky in that we've been developing infill for our entire existence. So we have a decent volume of aging pedestrian-friendly storefronts.

Of course, we're going through quite a boom right now, meaning more new storefronts than we typically get. That means more spaces renting for "new" prices. However, since we're also building more retail space than we need in many urban districts, we're also speeding up the addition of existing (and new) spaces that might be available at lower prices.

When a new space is in a poor location, and many are, that's how we get new spaces at "aging" prices.

jessejb · October 30th, 2007, 01:26 AM

Quote:

Originally Posted by mhays

Stores are sort of like apartments...the new places require higher rents due to development economics, but in 10 or 20 years, the rents often become more affordable. Even more so in 30 or 50 years.

Seattle is lucky in that we've been developing infill for our entire existence. So we have a decent volume of aging pedestrian-friendly storefronts.

Of course, we're going through quite a boom right now, meaning more new storefronts than we typically get. That means more spaces renting for "new" prices. However, since we're also building more retail space than we need in many urban districts, we're also speeding up the addition of existing (and new) spaces that might be available at lower prices.

When a new space is in a poor location, and many are, that's how we get new spaces at "aging" prices.

Well said. Im still trying to grasp that notion.

jirgens · October 30th, 2007, 01:52 AM

mhays, can you suggest further reading on this phenomena, in essay or book form?

mhays · October 30th, 2007, 02:21 AM

I'm not thinking of any book specifically on this topic. But there's gotta be something. Perhaps the UW Bookstore or Elliott Bay in the Urban Planning section? I bet you could also google some key words on retail and apartment market dynamics.

citruspastels · November 3rd, 2007, 08:56 PM

Harvard and Highland-

From the website-

http://www.harvardandhighland.com/

"Harvard & Highland will be a unique enclave of lovely condominium homes, nestled among the tree-lined streets of the renowned Harvard-Belmont Historic District on Seattle’s North Capitol Hill."

from the stranger-

"Remember the Scottish Rite Masonic Temple on Capitol Hill? Well, memories are all you’ll have.

A towering crane now emerges from between the tree-lined avenues of Harvard E and Broadway E near St. Mark’s Cathedral, where the dilapidated white building stood. The site will be home to Harvard & Highland (named for the cross streets), which will have 38 condo units priced at $1.3 million and up.

This is the only photo I took that begins to convey the project’s size—it consumes a little more than half of a double-sized block. Fucking huge. Like, that little gray building next to St. Mark’s is the massive Sam Hill House.

Harvard & Highland will comprise five squat buildings, forming a compound of luxury. They’re real pretty, for condos, and they fit with the neighborhood okay.

[...]

But the promotion, which sounds like it was written by Stewie from Family Guy, doesn't completely match the drawing: “The grounds at Harvard & Highland will feature beautifully landscaped gardens, gracious courtyards and artistic water features—all enclosed with brick walls, cedar hedges, and wrought iron fencing.” Enclosed with brick walls? Ugh. Makes me think of Broadmoor, which never struck me as the sort of place people were clamoring to enter, anyway.

A chart on the Web page compares H&H to downtown high-rises. One of the categories, called “Prestige” says downtown high rises are “One of Many Similar Buildings," but H&H is a “Unique Walled Estate.” Again, ugh.

But all in all, this will be better than the usually-vacant Scottish Rite building, which has moved, and its expansive, cracked parking lot. Oh, and those tree lined avenues… they’ll have at least one less tree.

The new digs will be ready by early 2009."

I'm all for added density and this really does fit that part of the neighborhood well.

CrazyAboutCities · November 3rd, 2007, 08:57 PM

WOW! That is really beautiful project! It does have characters!

hello345 · November 4th, 2007, 04:12 AM

this is u/c already!? Fantastic!

SeattleRising · November 4th, 2007, 11:59 AM

I hear that a developer of a mid-rise in Greenlake has told the contractor to stop work (they had just poured the foundation?)! (?!) Can anyone confirm this? It was being built by Walsh Construction Co.

BoulderGrad · November 4th, 2007, 09:05 PM

Quote:

Originally Posted by SeattleRising

I hear that a developer of a mid-rise in Greenlake has told the contractor to stop work (they had just poured the foundation?)! (?!) Can anyone confirm this? It was being built by Walsh Construction Co.

The big former vitamilk property looked like it had just finished excavation and shoring, but no progress on foundation work. They removed all the big backhoes, and the floor of the hole is all leveled off and covered with gravel. I figured it was the transition between the two steps? I was planning on taking a few pictures today.

CityView Jim · November 7th, 2007, 03:41 AM

Just curious if anyone knows (Seasun perhaps?) what the steel I-beams are for on the Veer Lofts project. I'm thinking they are just decorative. Anyone know?

http://vulcan.oxblue.com/veer/

NW Mike · November 7th, 2007, 06:03 PM

Looks like they are trying to give it that true Loft appeal even though its just Stick built.

mhays · November 7th, 2007, 11:41 PM

Steel can definitely lengthen your spans and reduce the number and volume of columns compared to wood. They appear to be using steel only when that benefit is necessary.

flotown · November 8th, 2007, 12:13 AM

I think this has to do with the heavy timber construction. Need something to rest the heavy timber on, right?

mhays · November 8th, 2007, 02:10 AM

Heavy timber beams are sometimes supported by steel columns.

CityView Jim · November 8th, 2007, 05:40 AM

They really don't appear to be supporting an unusual span (less than 20') nor does their placement lend that it is structural. I'm thinking ornamental at best.

mhays · November 8th, 2007, 07:08 AM

There's no question it's structural. Structural steel is too expensive otherwise.

The website doesn't seem to show all units. I can't figure out if these are double-height units on 2-3, but I think they are. Either way, steel would allow them to greatly reduce the amount of structure, allowing for larger column-free spaces, bigger window walls, and any sort of double-height unit.

I can't think of a woodframe building that has open double-height spaces topped by several additional floors. There's a reason.

November 3rd, 2007, 08:56 PM	#49
citruspastels Registered User Join Date: Jul 2007 Location: Seattle Posts: 690 Likes (Received): 3	Harvard and Highland- From the website- http://www.harvardandhighland.com/ "Harvard & Highland will be a unique enclave of lovely condominium homes, nestled among the tree-lined streets of the renowned Harvard-Belmont Historic District on Seattle’s North Capitol Hill." from the stranger- "Remember the Scottish Rite Masonic Temple on Capitol Hill? Well, memories are all you’ll have. A towering crane now emerges from between the tree-lined avenues of Harvard E and Broadway E near St. Mark’s Cathedral, where the dilapidated white building stood. The site will be home to Harvard & Highland (named for the cross streets), which will have 38 condo units priced at $1.3 million and up. This is the only photo I took that begins to convey the project’s size—it consumes a little more than half of a double-sized block. Fucking huge. Like, that little gray building next to St. Mark’s is the massive Sam Hill House. Harvard & Highland will comprise five squat buildings, forming a compound of luxury. They’re real pretty, for condos, and they fit with the neighborhood okay. [...] But the promotion, which sounds like it was written by Stewie from Family Guy, doesn't completely match the drawing: “The grounds at Harvard & Highland will feature beautifully landscaped gardens, gracious courtyards and artistic water features—all enclosed with brick walls, cedar hedges, and wrought iron fencing.” Enclosed with brick walls? Ugh. Makes me think of Broadmoor, which never struck me as the sort of place people were clamoring to enter, anyway. A chart on the Web page compares H&H to downtown high-rises. One of the categories, called “Prestige” says downtown high rises are “One of Many Similar Buildings," but H&H is a “Unique Walled Estate.” Again, ugh. But all in all, this will be better than the usually-vacant Scottish Rite building, which has moved, and its expansive, cracked parking lot. Oh, and those tree lined avenues… they’ll have at least one less tree. The new digs will be ready by early 2009." I'm all for added density and this really does fit that part of the neighborhood well. Last edited by citruspastels; November 3rd, 2007 at 09:06 PM.

November 7th, 2007, 06:03 PM	#55
NW Mike Registered User Join Date: Feb 2007 Location: Seattle,Bellevue,Everett Posts: 958 Likes (Received): 43	Looks like they are trying to give it that true Loft appeal even though its just Stick built. __________________ The less you know on any given subject, the more in-depth you can debate that subject.

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October 29th, 2007, 10:34 PM	#41
CityView Jim Registered User Join Date: Feb 2006 Posts: 3,956 Likes (Received): 62	I like the fact that the bottom two floors are brick. You'll only see the colors if you look up. I think it will blend with the 'new' broadway concept with buildings like The Brix and the apartment building at the end of Broadway that is a FABULOUS anchor and inspiration for upcoming remodels and rebuilds.

October 30th, 2007, 12:49 AM	#45
mhays Journeyman Join Date: Sep 2002 Location: Seattle Posts: 8,373 Likes (Received): 118	Stores are sort of like apartments...the new places require higher rents due to development economics, but in 10 or 20 years, the rents often become more affordable. Even more so in 30 or 50 years. Seattle is lucky in that we've been developing infill for our entire existence. So we have a decent volume of aging pedestrian-friendly storefronts. Of course, we're going through quite a boom right now, meaning more new storefronts than we typically get. That means more spaces renting for "new" prices. However, since we're also building more retail space than we need in many urban districts, we're also speeding up the addition of existing (and new) spaces that might be available at lower prices. When a new space is in a poor location, and many are, that's how we get new spaces at "aging" prices.

October 30th, 2007, 01:52 AM	#47
jirgens Registered User Join Date: Jun 2007 Posts: 25 Likes (Received): 4	mhays, can you suggest further reading on this phenomena, in essay or book form?

October 30th, 2007, 02:21 AM	#48
mhays Journeyman Join Date: Sep 2002 Location: Seattle Posts: 8,373 Likes (Received): 118	I'm not thinking of any book specifically on this topic. But there's gotta be something. Perhaps the UW Bookstore or Elliott Bay in the Urban Planning section? I bet you could also google some key words on retail and apartment market dynamics.

November 3rd, 2007, 08:57 PM	#50
CrazyAboutCities Registered User Join Date: Feb 2007 Location: Seattle, Washington Posts: 8,328 Likes (Received): 15	WOW! That is really beautiful project! It does have characters!

November 4th, 2007, 04:12 AM	#51
hello345 Registered User Join Date: May 2006 Posts: 367 Likes (Received): 0	this is u/c already!? Fantastic!

November 4th, 2007, 11:59 AM	#52
SeattleRising Registered User Join Date: Apr 2007 Posts: 75 Likes (Received): 0	I hear that a developer of a mid-rise in Greenlake has told the contractor to stop work (they had just poured the foundation?)! (?!) Can anyone confirm this? It was being built by Walsh Construction Co.

November 7th, 2007, 03:41 AM	#54
CityView Jim Registered User Join Date: Feb 2006 Posts: 3,956 Likes (Received): 62	Just curious if anyone knows (Seasun perhaps?) what the steel I-beams are for on the Veer Lofts project. I'm thinking they are just decorative. Anyone know? http://vulcan.oxblue.com/veer/

November 7th, 2007, 11:41 PM	#56
mhays Journeyman Join Date: Sep 2002 Location: Seattle Posts: 8,373 Likes (Received): 118	Steel can definitely lengthen your spans and reduce the number and volume of columns compared to wood. They appear to be using steel only when that benefit is necessary.

November 8th, 2007, 12:13 AM	#57
flotown Registered User Join Date: Jun 2006 Posts: 286 Likes (Received): 0	I think this has to do with the heavy timber construction. Need something to rest the heavy timber on, right?

November 8th, 2007, 02:10 AM	#58
mhays Journeyman Join Date: Sep 2002 Location: Seattle Posts: 8,373 Likes (Received): 118	Heavy timber beams are sometimes supported by steel columns.

November 8th, 2007, 05:40 AM	#59
CityView Jim Registered User Join Date: Feb 2006 Posts: 3,956 Likes (Received): 62	They really don't appear to be supporting an unusual span (less than 20') nor does their placement lend that it is structural. I'm thinking ornamental at best.

November 8th, 2007, 07:08 AM	#60
mhays Journeyman Join Date: Sep 2002 Location: Seattle Posts: 8,373 Likes (Received): 118	There's no question it's structural. Structural steel is too expensive otherwise. The website doesn't seem to show all units. I can't figure out if these are double-height units on 2-3, but I think they are. Either way, steel would allow them to greatly reduce the amount of structure, allowing for larger column-free spaces, bigger window walls, and any sort of double-height unit. I can't think of a woodframe building that has open double-height spaces topped by several additional floors. There's a reason.