Friday, August 17, 2012

FIRST WORD

CAPITOL HILL
EXCLUSIVE TO CURBED: Look for a brilliant new residential project from Chris Pardo's Elemental Design to take shape later this year at the light rail station that's under construciton at Broadway and John.
The tower part kinda looks like a Rubik's Cube shaking its booty, doesn't it? It's in the design review phase right now, with Seattle LGBT Community Development as the sponsor.
Here's your sneak peak from Curbed:
Previous Capitol Hill coverage



(Scroll down for more renderings.)










Seems only fair to have Maesto Pardo explain what this is all about, right? Here's his email to Curbed:
The project is the vision of the Seattle LGBT Community Development Group, their proposal includes a boutique hotel (Ace Hotel or similar), an LGBT community center and office spaces for non-profits and other neighborhood organizations. Other buildings will include a gymnasium, artist lofts, senior housing (and related facilities), LGBT childcare facility, housing, a LGBT cultural history museum and aids memorial. Classroom facilities as well as an auditorium will also be incorporated. Street level retail in all buildings will activate Broadway as well as the center courtyard which will be the permanent home of the farmers market. The oval shape speaks to the landscape architecture of Cal Anderson park while connecting the uses of the space.


URBAN DENSITY

Third & Cedar, where another tower will be built
BELLTOWN: Developer pays $1,000 per unit indeminity to condo dwellers

UPDATE: The ink wasn't dry on the construction permits before Wood Partners took full control of a half-block property in Belltown this week, spending $13.2 million to buy it from Third & Cedar LLC.

The 298-unit, 27-story residential tower at Third & Cedar Sts., as yet unnamed, will be built as apartments on a quarter-bock parcel currently occupied by a one story building. The new project will be separated from an existing 26-story building by a narrow alley, creating the city's densest single block.

The developer reached a settlement last week after several years of objections, perhaps because the new project will block views from the neighboring condo, and perhaps because it really did violate a number of zoning restrictions.

In any event, permits were awarded only after Wood Partners scaled back plans to develop the entire half-block along Third between Vine and Cedar. Wood paid a $239,000 indemnity to the homeowners association of the project's across-the-alley neighbor, the 239-unit, 26-story Seattle Heights condo. Wood also agreed it would not develop its adjacent, quarter-block property at Third & Vine, site of a Rite Aid store, for at least ten years, and would keep any future development on the Rite Aid site under 85 feet in height.

Even so, the new apartment building will have a major impact on northeast views (toward the Space Needle) for about a quarter of the Seattle Heights residents, which may not be softened by the $1,000 contribution to the homeowners association.

All previous Urban Density coverage on Curbed
All previous Belltown coverage on Curbed

SEATTLE'S CUTEST HOUSE?

Colorful Craftsman on Queen Anne
QUEEN ANNE

This month's entry in our "Seattle's Cutest House" contest is a colorful Craftsman on Queen Anne's tony Nob Hill Avenue. Once featured in the Seattle Times (before everything was digitized), and mentioned in passing on TripAdvisor, the 3-bed, 1 bath property is owned by a psychiatrist who sees his patients in one of the rooms. Zillow says the place is worth $730,000, but it's not on the market.

All previous "Cutest House" coverage
All previous Queen Anne coverage

SIDEWALK SURVEYS

Cedars and plums compete for sidewalk space along 2nd Avenue
BELLTOWN

Belltown sidewalks seem to have become a full-scale laboratory for SDOT, the city department of transportation engineers and urban planners. Art projects, sidewalk cafés, bus shelters, bike racks, newspaper vending machines, garbage cans and trees of various ages and diverse species populate the right-of-way, buckling the four-inch concrete and turning the simple business of walking down the block into a hazardous obstacle course.


Fate, as it happens, smiles on the incense cedar (source of pencils and much prized in our cool, dry climate), to the disadvantage of the oak, the plum, the tulip and the maple. Especially the maple, which grows and grows and grows until it's over three feet across and essentially stops pedestrian traffic. Were it a bicycle or a sleepy drunk, we could request it move along, please, and stop blocking the sidewalk. The city is no fan of maples planted on street corners (where they interfere with drivers' sight-lines); they think we need to suck it up and cut them down.

More: What the City wants to do with the trees

The curbside plums, immersed in the blue clay that underlies Belltown's concrete, create their own problems, what with leaves and trash that accumulate in the tree pits, not to mention the muddy barrier to they create for people getting in and out of parked cars. The oaks expand at the bottom and outgrow their home within a few years, roots creating havoc with walkways; the cedars, on the other hand, grow straight and tall and narrow; they play well with others, even if they are, in the eyes of some, not all that attractive.

The tree-lined boulevards of Paris do fine with plane trees, sycamores we'd call them. Or linden trees, the broad-leafed limes. Or chestnuts. All carefully monitored, carefully pruned, each one embedded with a computer chip connected to a central computer. Maintenance of the city's infrastructure (concrete, cobblestone, green) is a civic responsibility, not an afterthought. Seattle's Department of Transportation (which has responsibility for trees on public rights-of-way) could take a lesson in public policy from the City of Light, where beautification isn't left to engineers but is considered one of the primary obligations of elected officials. Are you listening, Mr. Mayor?

Environmental watchdog and green architect Carolyn Geiss is not optimistic either about SDOT's involvement in neighborhood issues like streetscapes, urban landscaping, parking or community centers. "They experiment on Belltown, but when it comes time to actually do it," she tells Curbed, referring to projects in South Lake Union, Pike-Pine, Magnolia Village, Broadway, Greenwood, "they do it right somewhere else."

All previous Sidewalk coverage
All previous Belltown coverage

RESTORATION PROJECTS

Restaurant developers Nathan Opper and Zac Melang
BALLARD: 8 years after Matador, Kickin Boot

The most successful restaurant developers in Seattle may well be a duo named Nathan Opper and Zak Melang. Opper was a home builder in Michigan before landing in Seattle; Melang, a bass player, moved here from North Carolina to play music.

Eight years ago, eager to launch a restaurant venture together, they found a grand old building--an abandoned lumber mill on the fringe of Historic Ballard overlooking Shilshole Avenue--but the buildout, back then, seemed daunting. Instead they leased a little bar at the intersection of Market Street and Ballard Avenue called Matador. There are now four Matadors in Seattle, two in Portland and one more in Boise. And, as of this week, a new "Whiskey Kitchen" called Kickin Boot.


READ MORE: Melang fabricates the tables himself.

Having learned how to work with classic spaces (Melang does the design and fabricates all the tables himself) and how to run restaurants, they returned to their first love, the 1927 Henry Whyte lumber mill. This time they knew what to do: preserve the cedar beams by building an entire new roof, for example.

"It's not that Ballard is lacking for top-level dining, what with Bastille, Walrus & Carpenter, Staple & Fancy," Melang tells Curbed. "We want to add to that." The drawback for Ballard Avenue's restaurant row has been a lack of street parking. Melang will solve that problem by offering valet parking, a first for the neighborhood.

And the duo aren't done, not by a long shot. A second Kickin Boot Whiskey Kitchen is planned for Portland, to be followed by a third concept, under wraps for now, involving seafood.

All previous Preservation Projects on Curbed
All previous Ballard coverage on Curbed

NEIGHBORHOOD WATCH

PHOTO CONTEST

This month's Neighborhood Watch photos take aim at the Space Needle. Next month: West Seattle.
All previous Neighborhood Watch contests on Curbed

Listening to the Needle

Guardian Angel

Watch Captain

FIRST WORD

SOUTH LAKE UNION

Amazon has released more detailed renderings of its new office towers, showing them in relation to other buildings along Westlake. Quite a change from the start of SLU construction just four summers ago. Plans have been filed for three buildings in the corridor between downtown and South Lake Union.

And to think that Paul Allen once proposed turning Westlake into the axis of something named "Seattle Commons." Leading the opposition back then was the Seattle Times, which has since seen the error of its ways and profited handsomely from selling its surplus properties along Fairview to Allen's Vulcan Real Estate.

Previous First Word coverage on Curbed
Previous SLU coverage
View from Westlake & Denny, August, 2008

Architect's rendering of one of Amazon's
 planned office towers, at Westlake and Lenora





TO MARKET TO MARKET

QUEEN ANNE

And this little piggy had none: the venerable Queen Anne Thriftway, spiritual home to the six-store Metropolitan Market chain, has closed.

Its founder, Terry Halverson, got his first job here as a bag boy ("courtesy clerk," in modern-speak) at the age of 16. He eventually bought the store, added several more over the years, and changed the company's name to Metropolitan Market in 2004.

A sign at the site of a new six-story residential project directs shoppers to the bottom of the hill, where Metropolitan has a 32,000 square-foot supermarket that it completely remodeled in 2010).

The landlord, developer Joe Geivett of Emerald Bay Equity, has an excellent reputation for community involvement, but can't make the numbers work for Metropolitan, which needs a parking lot big enough for 60-foot semis to back in without using side streets, the way they do at the Safeway, a block to the north. Best guess for a replacement market in the site's new apartment complex: Trader Joe, bursting at the seams in its store on West Galer. Trader Joe shoppers are delighted at the prospect of wider aisles, but hilltop residents who don't drive (and can't make the trip down the Counterbalance to the Met Market on Mercer) are none too unhappy.

It wasn't easy for Halverson to close his first store, but he's moving on. The company has bought the Magnolia Thriftway from its longtime owners, and will remodel it early this autumn.

Previous Metropolitan Market coverage on Curbed
Previous Queen Anne coverage

GETTING AROUND

BIKE SHARING IN SEATTLE & PARIS

Seattle Times reports today on plans to create a bike-sharing program in Seattle, which is like catnip to the naysayers. After all, how many million for 500 bikes? And don't they know Seattle has hills?

But bike riding is healthy, everyone agrees. And the program should be self-supporting once the administrative roadblocks (like dedicated parking "pods" for bikes) are ironed out.

Washington DC just started a bike-sharing project, and Europe has had them for years. They work just fine, and they're extremely popular. Guys in suits running midday errands, students, matrons doing their shopping. You don't have to return the bike to its starting point, just drop it off at the nearest pod when you're done.

The first bike pods would probably go downtown, in South Lake Union and along Eastlake, to the U District, even Sand Point. For the tough guys, Capitol Hill. Future phases might include Ballard-Fremont, the Rainier Valley and, g-gosh, even Overlake and downtown Bellevue.

"Better hurry," comments one naysayer, "Seattle's two-month bike-riding season is almost over!"

More information http://pugetsoundbikeshare.org/
All previous Getting Around coverage

Thursday, August 16, 2012

CONSTRUCTION PORN

GIANT PONTOONS GO THROUGH THE LOCKS

The Washington State Department of Transportation is building us a shiny new floating bridge across Lake Washington, 13 miles from Seattle to Redmond. The hard part, because it's a floating bridge, will be to get all 77 pontoons lined up, especially since they're not being built onsite, but are being towed in from Tacoma and Aberdeen.

They'll arrive one by one at Shilshole Bay, then get maneuvered by their tugboat escorts through the Hiram Chittenden Locks. Each pontoon weighs 11,000 tons, and measures 360 feet long, 75 feet wide and 30 feet high. They just barely fit, but they do: the largest lock is 80 feet wide. Whew!


(Don't laugh: when Metro built the bus tunnel under Third Avenue in Seattle, they didn't get the rails right and had to close it for two years to "retrofit" the tunnel for light rail.)

From the locks, it's a piece of cake: Salmon Bay, Ship Canal, Lake Union, Portage Bay, Montlake Cut, Union Bay and the new bridge.

Here's a video from WSDOT showing how it's done.

All previous Construction Porn on Curbed
All previous WSDOT coverage on Curbed