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From todays DJC.

http://www.djc.com/news/re/12050005.html

February 13, 2013

Alliance plans West Seattle apartments
By JOURNAL STAFF

SEATTLE — An entity related to Phoenix-based Alliance Residential Co. is planning a six- or seven-story apartment project in West Seattle, permit records show.

The company wants to build 140 to 160 units at 4745 40th Ave. S.W. The building would have one or two stories of retail. There will be underground parking as well, but permit documents do not say how many spaces.

The project is across the street from a 370-unit complex that Lennar Multifamily and Weingarten Realty are teaming up to build. This project will have as much as 63,000 square feet of retail. Fuller Sears Architects is the designer.
 

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Great! Another empty lot planning to be filled! 1 to 2 floors of retail does sound like quite a lot for not being on a thoroughfare. I wonder if they already had a tenant in mind. Hopefully it's not another grocery store.
 

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I also added a few more renderings to some proposals on the first page including the new 300 unit Whole Foods mega project. Additionally, there are a handful of projects that don't have renderings yet like the ruffhauser mentioned above, mostly located throughout the junction area. Development in West Seattle is beginning to move off of the arterials and into the residential streets, which has been a theme in the city for the past couple of years, but exciting nonetheless.
 

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I wish some of these mixed-use buildings would start building 2nd level offices (ala the Broadway Building) in West Seattle. Seems like a no-brainer considering the increased traffic and commute time to DT.
That would be nice urbanism, and nice for chiropractors, realtors, small law firms, and others that focus on neighborhood clients. But it would also be harder to finance due to the added complexity and number of uses that need to align. Further, the rents tend to be low for those types in neighborhoods. Worse, demand would be hurt by the Junction and California having too much retail space outside the main core, which is putting a lot of "office" uses in retail spaces. So developers aren't likely to do that willingly.

That's without any attempt to separate retail and office tenants in terms of stairs, elevators, parking, etc. If separation is desired, then you waste space and add cost, or maybe get some of that back by making the office tenants/clients take two elevator trips.

I'm also not considering potential additional costs due to stuff like different column spacing for parking/retail/office/residential levels. Either you find a compromise that probably isn't perfect for anyone, or you put in expensive load-transfer elements that will add cost and time.
 

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Bus & ferry dude
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From todays DJC.

http://www.djc.com/news/re/12050844.html

March 12, 2013

31 apartments set for Alaska Junction
By JOURNAL STAFF

SEATTLE — West Seattle business owner John Comick wants to build a four-story, 31-unit apartment building at 4535 44th Ave. S.W. near Alaska Junction.

The lot is located on a narrow parcel between 44th Avenue Southwest and Glenn Way Southwest.

Comick told the DJC on Monday that he intends for the building to include live-work units, though plans are preliminary.

The architect is Nicholson Kovalchick Architects.

A 65-year-old single-story office building would be demolished.

While hundreds of apartment units already under development in the neighborhood, Comick said his project will stand out with its smaller size, side-street setting and proximity to transit and shopping. The site is around the corner from the Alaska Junction transit hub.
 

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Bus & ferry dude
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3261 SW Avalon Way:


3261 Avalon 2013-03-16 by planet_lb, on Flickr


3261 Avalon 2013-03-16 by planet_lb, on Flickr


3261 Avalon 2013-03-16 by planet_lb, on Flickr

3266 SW Avalon Way:


3266 Avalon 2013-03-16 by planet_lb, on Flickr


3266 Avalon 2013-03-16 by planet_lb, on Flickr

Oregon 42:


Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr
Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr


Oregon 42 2013-03-16 by planet_lb, on Flickr

and a few "what the site looks like now" for proposed projects...

3050 SW Avalon Way (four story 14 room congregate residence, no onsite parking):


3050 SW Avalon Way 2013-03-16 by planet_lb, on Flickr


3050 SW Avalon Way 2013-03-16 by planet_lb, on Flickr

3062 SW Avalon Way (8 stories, 108 units, 61 parking spaces):


3062 SW Avalon Way 2013-03-16 by planet_lb, on Flickr


3062 SW Avalon Way 2013-03-16 by planet_lb, on Flickr


3062 SW Avalon Way 2013-03-16 by planet_lb, on Flickr


3062 SW Avalon Way 2013-03-16 by planet_lb, on Flickr

3078 SW Avalon Way (8 stories, 108 units, 61 parking spaces):


3078 SW Avalon Way 2013-03-16 by planet_lb, on Flickr
 

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From todays DJC.

http://www.djc.com/news/re/12051367.html

March 28, 2013

Two mixed-use buildings set for former Huling site in West Seattle
By JOURNAL STAFF

A public meeting is scheduled for tonight on a proposal to build a 398-unit mixed-use complex at 4755 Fauntleroy Way S.W. in West Seattle.

A Seattle design review board will give its recommendations at 6:30 p.m. at the West Seattle Senior Center, at 4217 S.W. Oregon St.

The project would bring significant changes to a busy intersection that is sometimes described as a gateway to West Seattle. Much of the site was once a Huling Bros. auto lot, but it has been mostly vacant since 2007.

The site is bounded by Fauntleroy, Southwest Alaska Street, 40th Avenue Southwest and Southwest Edmunds Street. A Masonic lodge occupies the southwest quarter of the block.

Lennar Multifamily is developing the residential portion of the buildings. Co-developer Weingarten Realty is managing the commercial portions.

Plans by architect Fuller Sears show two buildings that will house the apartments, a 43,000-square-foot Whole Foods store and 23,000 square feet of other retail. Underground parking for 587 vehicles is planned, including 312 for residents.

Parking would be accessible from a new mid-block “cross connector.” Designs show a driveway with wide pedestrian walkways on either side, separated from the driveway by bollards and planters.

The main pedestrian entry to Whole Foods would be on Southwest Alaska Street. Entry plazas with outdoor seating are planned at the northeast and northwest corners.

An outdoor sculpture is planned at Alaska and Fauntleroy.

Whole Foods would be located in the north building along with smaller shops that would line Fauntleroy. A 15,000-square-foot drug store could occupy the smaller south building, which would have a separate garage entry from the north building. Each building would also have its own residential lobby.

Zoning allows 85-foot heights, but this proposal is for 70-foot heights.

The developers have said they hope to begin construction late this year and open in mid- to late 2015.


North Building


South Building
 

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I wonder what car-ownership rates are like in those apartments on Avalon compared to other projects... I would imagine lots of people take the bus to work Downtown since it has relatively good service especially at peak times, but any significant amount of retail is at least a ten- or fifteen-minute walk away. An area as incredibly dense as that should have ground floor retail on at least a couple blocks.
 

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I wonder what car-ownership rates are like in those apartments on Avalon compared to other projects... I would imagine lots of people take the bus to work Downtown since it has relatively good service especially at peak times, but any significant amount of retail is at least a ten- or fifteen-minute walk away. An area as incredibly dense as that should have ground floor retail on at least a couple blocks.
That might dilute the retail of the Junction however. They can hop on the rapid ride and be in the junction in under 5 minutes.
 
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