|
SEA ~ South Lake Union
Ok, let's keep up with South Lake Union too. There was construction work going on at the SLU Park site with a loud "pong" sounding noise.
http://www.stringmages.com/skyscrape...076522_500.jpg There are a few lowrise buildings going up currently. Have to snap pictures of them. Post, if you have some. |
This is looking toward the extreme southern edge of SLU, maybe it should be part of Denny.
It's the crane for the hulking 12-floor retirement project at Denny and Fairview. Some of the other cranes in SLU are visible as well. http://www.stringmages.com/skyscrape...56429a_500.jpg |
I imagine we'll see more construction when/if the zoning changes go through.
|
They are trying to change the zoning in SLU?
|
High-rises for South Lake Union, Northgate?
By Bob Young Seattle Times staff reporter Mayor Greg Nickels to propose taller buildings. Archive | High-rise boom coming to Seattle? Seattle's skyline, already reaching higher downtown, may be about to change in places such as Sodo and South Lake Union. Mayor Greg Nickels wants to let developers build taller in some areas of the city, but says they'll have to pay for it. Nickels next year plans to propose allowing buildings to go much higher in Sodo, South Lake Union, Northgate and a slice of the Interbay area near 15th Avenue West and West Dravus Street. The buildings would not be as high as some downtown. The mayor says taller buildings are needed to handle population growth. To get the extra height, which adds value to property, developers would have to contribute to affordable housing or some other public benefit. Such a program was put in place in the downtown zoning changes. "There's no question here. This is going to happen. I've told them [developers] point-blank. We've said growth is going to pay for growth," Deputy Mayor Tim Ceis said. Developers aren't surprised the mayor wants to take a version of the downtown zoning he pushed for last year citywide. "We expected this was going to happen," said Lyn Tangen, director of community and government relations for Vulcan, which is redeveloping 60 acres in the South Lake Union area. Neither the exact height limits nor the specific public-benefit requirements have been set. Nathan Torgelson, a Nickels adviser, said height increases in some parts of the South Lake Union area could be "significant." Torgelson said areas where building heights are now capped at 125 feet (roughly 10 to 12 stories) could be bumped up to 200 or 300 feet, depending on factors such as topography, view blockage and proximity to downtown. In parts of Sodo, city planners have recommended heights up to 240 feet, doubling what is now allowed. In the so-called Dravus commercial area, northeast of the Interbay playfields and golf course, city planners are considering going from 40 feet to 125 feet. By way of comparison, the Safeco building in the University District is 325 feet tall. Nickels also wants developers to pay for zoning changes that would not give extra height but would reduce parking requirements for apartments and condos or allow more units per project. Among the key questions are how much to require of developers and whether to put the benefits such as affordable housing in the same building or close by, said Sharon Lee, a nonprofit housing developer who is part of a group of developers, community representatives and city officials talking about how the proposal might work in the South Lake Union area. The mayor's plan is to conduct economic analyses, calculate the value added by the height increases and adopt laws that extract payments from developers that still allow them to make enough profit to stay in Seattle. For downtown, the City Council earlier this year settled on a formula requiring developers to pay roughly $19 per square foot (Nickels proposed $10) for buildings that exceed height limits. That money goes into an affordable-housing pool. Developers also have to meet energy-efficient building standards to get the extra height. Some developers had argued that would be too onerous and would drive developers to booming cities like Bellevue. Tangen, of Vulcan, said it's important to look at results of the downtown program. "Frankly, I hope we have some experience in seeing how the downtown model works before the downtown model gets duplicated everywhere," she said. So far, one new tower is being built under the new rules and five others are in the permitting process, according to the planning department. City officials and developers say Nickels' proposal must strike a delicate balance. If developers have to pay too much for public benefit, they may build outside the city, promoting sprawl. If they're not charged enough, they may enjoy windfall profits while workers move farther and farther from their jobs in search of affordable housing. Councilman Tom Rasmussen, who leads the council's housing committee, said he has advocated such a plan and along with Councilman Nick Licata has drafted a resolution supporting the mayor's policy. Rasmussen's committee will take up the resolution next week. "When the city changes the value of property through zoning, I believe there should be a return to the city," he said. Lee, executive director of the Low Income Housing Institute, says the South Lake Union group has considered a range of possible public benefits including historic preservation, arts facilities, community centers and schools. "I think the majority felt strongly that housing should be the primary public benefit," she said. Lee stressed that South Lake Union is likely to absorb thousands of new condos and apartments in the next decade — much of which is "essentially luxury housing" — and the city should make sure there's a balance of incomes in the neighborhood. Tangen noted developers are already providing public benefits including additional tax revenue and jobs, while preventing suburban sprawl by putting housing close to jobs and public transit. "All of that kind of gets lost in the tendency to see developers as bad. Development is a really risky proposition and the question is when is the developer willing to say they're not going to take the risk," she said. |
Completely forgot about that. Thanks.
|
Weber+Thompson apparently had a ceremonial groundbreaking today for their small four-story HQ at 967 Thomas. This also includes leased space for Williams Marketing and a commercial broker. Going for LEED Gold.
Including Mirabella, Trammell Crow's apartments, the Block 40 project 2/3 occupied by Group Health's HQ, and the two new UW lab buildings, that's at least seven buildings underway in SLU north of Denny and east of Aurora. Apparently the lab building at Mercer & Fairview might be starting too. And maybe another lab/office building between Fred Hutch and Zymo on the east side of Eastlake? I'm not counting Rolling St. or Veer since they apparently aren't really started yet. |
So is the weber + thompson project just south of WestlakeTerry (block 40), same side of the street? Strange that they have a thomas address and not a westlake address... anyway that area is filling in nicely
|
Actually it's on Terry.
|
Some shots from yesterday afternoon (Saturday Feb 10):
north portion of 1100 Eastlake site mentioned by mhays should start soon: http://i60.photobucket.com/albums/h1...00eastlake.jpg 1530 Eastlake DPD sign says 6 story, 199 unit residential building: http://i60.photobucket.com/albums/h1...unit6story.jpg 2201 9th Ave (or 2201 Westlake?) Enso shoring system underway: http://i60.photobucket.com/albums/h1...1earthwork.jpg Block 40/Group Health HQ (east half): http://i60.photobucket.com/albums/h1...1/ghealth2.jpg Block 40/Group Health HQ (west half): http://i60.photobucket.com/albums/h1...01/ghealth.jpg Rollin Street site - vacant buildings - maybe close to demolition? http://i60.photobucket.com/albums/h1...streetsite.jpg Weber Thompson site: http://i60.photobucket.com/albums/h1...ompsonsite.jpg SLU Park dirt work: http://i60.photobucket.com/albums/h1...01/slupark.jpg |
Hey I got down to SLU yesterday before the rain. Wish I could be down there now with the sun out. Great stuff going on. A little dead on the weekends still but that'll change when the streetcar starts and the new park opens up.
|
Rollin Street (from DJC Feb.15.07)
http://www.djc.com/stories/images/20...dering_web.jpg This project appears to be getting blander in each new rendering. |
Quote:
|
True, but I'm still glad they're building it.
|
^Warning: backlash coming if this keeps up. People are going get tired of the construction of skytrash.
|
I agree, Vulcan picks the worst architects.
2200 isn't bad, but so many of thier project have an ugly, low, squat look to them. Thye come across a bit unimpressive considering most of them are 12+ floors. That one "Pearl District" architect is responsible for alot of this garbage. I'm not a fan of overly ornate po-mo type structures, but Seattle has this penchant for chunky, mildewy beige concrete boxes that's really gross. I dunno why the concept of sleek/sexy/curvy/glassy is so lost around here. |
Quote:
Anyways, this is all great news that Seattle is undergoing so much growth... I'm all for the manhattanization of the city; it really fits the capitalistic nature of the region, too! Hopefully you'll get some more glassy structures popping up with the height upgrades. :tup: |
Chunky beige boxes. You're right! It's sad.
BTW, did people see the article about the proposed world health institute that Gates would fund? Honestly folks, the non-profit world health and disease research fields are collectively becoming one of Seattle's leading purposes, like "software" and "coffee". This is fun to watch! Not to mention the astonishing good these orgs will do for the world...details. The list of recent, current, and planned leaps forward includes Fred Hutch, Children's Research, SBRI, PATH, the Brain Institute, the Gates Foundation, and apparently this new one... And of course half of them have massive building plans that generally center on SLU, where of course they're joining the fast-growing UW research satellite campus. |
They should make South Lake Union look like this. :D
http://img405.imageshack.us/img405/6...gsburg4dn4.jpg |
^Or make Augsburg look more like South Lake Union! :D
|
That would be cool variety, Bond. Where exactly would it fit in SLU, or are you saying such designs would pop up here and there not en mass?
|
^
Hmmm. I was thinking of making the whole area look like that. But they would have to realign all the streets, make all the parcels smaller, re-write the zoning code - basically start all over again. But it's fun to fantasize! :D |
Actually, with the magic of Windows Live Local, we can see firsthand: Why South Lake Union Will Never Look Like Stuttgart (or any similar German city).
Answer: The blocks are too small. South Lake Union http://img182.imageshack.us/img182/1366/sludg6.jpg Stuttgart http://img65.imageshack.us/img65/988...tgart21ey5.jpg Far-away of the same area http://img179.imageshack.us/img179/7...tgart20yh5.jpg If they consolidated blocks in South Lake Union (about every 2 or 4), they *might* be able to get the pattern you see in these pictures of Stuttgart - though they might also have to split up parcels (or write a zoning code to force developers to make single projects "look" like several smaller ones). There could be hope for Bellevue, but alas, while Bellevue has big blocks, it also has big parcels. To get an urban "texture" like this, you'd need big blocks, but small parcels. Sorry for the thread diversion. :D |
Quote:
I've notice a trend lately where the initial renderings feature colors and contrast but the actual building always looks like it's made of oatmeal and wet concrete, and that's when the sun is out. With the winter gloom these buildings look downright oppressive. The Cosmopolitan is a good example. The renderings and even the sales center floor model show a white building with green windows and gold yellow trim. They even started painting it white, then at the last minute... Up close and in the right light it's not that bad, but from any distance it just mushes into all the other beige buildings in that area. |
Its to neutralize the people. :D
|
Don't get me started! One of the worst examples is the Olympus Apartments near where I live. Their renderings were colorful. The actual buildings are shades of gray. It's freaking hideous. And right next to the Sculpture Park.
It's almost as bad as Klee Lofts, which I've been looking at daily since it was built. The eastern elevation of that is possibly the ugliest building in Seattle. Giant blank walls of various ugly gray colors. Naturally it got a great architectural review in the paper. Proof that much of the architecture community wouldn't know aesthetics if it bit them in the ass. Didn't I tell you not to get me started? |
Mirabella is raising the second crane this afternoon.
|
Interesting you put up those pics comparing SLU and Germany. One interesting thing people do is to compare (sorry for the plug here) Portland to Europe because we have "small European city blocks." However, having been to Europe, that is complete bull, as you can see from above, Europe typically has LARGER blocks, but narrower streets that are lined with 4-5 story buildings.
Smaller blocks actually are better for driving than walking, as you get more on-street parking spaces and can park in front of virtually any building. |
↑zilfondel......not always. I have lived in Europe and there are many cities with smaller blocks than what were shown above...even Germany. You are correct about "narrower" streets. I do think the comparison of PDX to European cities does apply to these narrower streets. I think these streets create that intimate feeling of downtown Portland.
|
Snapped these of the Mirabella site the other day.
http://www.stringmages.com/skyscrape...117241_600.JPG http://www.stringmages.com/skyscrape...117242_600.JPG http://www.stringmages.com/skyscrape...117245_600.JPG http://www.stringmages.com/skyscrape...117248_600.JPG http://www.stringmages.com/skyscrape...117251_600.JPG |
The DJC has another rendering of the new park u/c in SLU.
Work starts on Lake Union Park http://www.djc.com/news/co/11186845.html http://www.djc.com/stories/images/20...mation_web.jpg Rendering courtesy of Seattle Parks Foundation Construction has started on the first phase of Lake Union's new 12-acre park. |
Quote:
|
Scrimping developers/investors?
|
Trying to make projects pencil out.
But when they're going to paint something, why not choose friggin colors instead of gray?! The cost isn't that much different and the result can be night vs. day. |
Quote:
My theory has been that paint manufacturers take excess, returns, botched batches, and whatever else isn't moving, mix it all together and sell it at discount. Market it as neutral or "natural" maybe. I really want to believe this; that there is some economic rational at work here. The thought of someone intentionally creating these "colors" is depressing enough, but when I consider people might actually prefer them my soul makes a little shriveling whimpering type sound. |
Some info on Enso,
Sellen is hard at work getting the site ready for excavation. The first step is installing piles along the perimeter of the site. The pilings will provide support for the underground parking garage and the building structure. In an effort to being polite to neighbors, they are drilling for the pilings and then placing them in the ground, rather than driving the pilings.So I would imagine Enso being built in one phase rather than two. Correct me if I'm wrong anyone. |
Quote:
|
^ I was down there today - war zone is a great description.
I took a walk around neighborhood - things really seem to be coming together east of Fairview and it was great to see some streetcar track down. |
Something's U/C at the intersection of Fairview and Mercer. Also something else is u/c between there and Mirabella. Anyone know what projects these are?
|
Fairview and Mercer is a small biotech building. The other project on Fairview is probably the streetcar maintenance facility.
|
Great update's everyone
|
Kind of funny, both Seattle and Portland are building light rail in their downtowns. Rails going in, guys? Don't see any pictures... :D
|
|
Has anyone noticed that the windows are starting to put on at the new UW Science buildings at Mercer and 8th North? From what I can see it will be one of the most attractive and futuristic looking low rise buildings in Seattle. A great addition to SLU at a very prominent site.
|
In case you haven't seen these cameras: http://vulcan.oxblue.com/veer/
http://vulcan.oxblue.com/rollins/ A couple of Veer photos from today: http://i60.photobucket.com/albums/h1...rch29/veer.jpg http://i60.photobucket.com/albums/h1...ch29/veer2.jpg |
Great job with all these picture updates!
|
Yes, great job. Have to go by there sometime.
|
The crane for Veer Lofts is going up this weekend. From the King County Metro website:
Quote:
|
Rollin Street Flats
Rollin Street looks like garbage. I thought the city wanted tall/thin! Not short/wide!
Anybody know the exact zoning in that spot? I think its on the wrong side of Denny, maybe thats why they couldnt go tall/thin with the building. If so, the city should have made an exception. I think tall/thin is better than short/fat in almost all locations. |
It's 125' with generous FAR, which is what they're doing.
BTW, short and wide is much more affordable than tall and thin. (We're still talking about buildings, right?) In other news (not really SLU), demo is occurring at the site of a 6-story woodframe at Taylor N and Denny. This is 139 units plus 5 live-work and some retail. Nothing evident on the 50-unit project across the alley, but that doesn't require demo. While they're tearing down some low buildings that I sort of like, this represents FINALLY some density in that laggard triangle between Denny, Aurora, and Broad. Two more midrise projects are proposed for the block to the east, between 6th and Aurora. Both have housing and one also has a Hyatt hotel. Boy I'd love to see all three going up at once. [ps, editing stuff on this piece of shit forum is such a pain in the ass sometimes! I mean the technology is shit, not that I know a better alternative.] |
| All times are GMT. The time now is 2:14 PM. |
Powered by vBulletin® Version 3.8.7
Copyright ©2000 - 2026, vBulletin Solutions, Inc.
Prev