South Lake Union – Before, and Which After?

Last week we ran a story regarding the public meeting on March 28th which focused on the City of Seattle’s Draft Environmental Impact Statement for the South Lake Union Height Alternatives, outlining four Alternatives, or plans, for the future development of South Lake Union (planning for the next 25 years and beyond).  The Draft EIS was compiled by the City’s Department of Planning and Development.  We stayed for 35 minutes of the public commentary and during that time, most of the speakers advocated Alternative One, which offers the greatest height and density zoning.

You can hit this link, select the Draft EIS plan, then go to Section 3.10, Aesthethics, and see how all the Alternatives stack up visually. Draw your own conclusions as to what you think would be best for South Lake Union.  Our attachment here only focuses on the Alternative 1 scenario, but it presents some compelling visions as to the full potential of SLU.  slu alt 1 graphics print

How the Alternatives differ:

Alternative 1 – outlines the greatest potential for height and density increases for commercial and residential development

Alternative 2 – mid-point between Alternatives 1 and 3, it contains lesser height and density increases for commercial and residential development

Alternative 3 – provides the least potential for height and density increases, and only cover residential  development

Alternative 4—“no action”, retaining existing zoning, and no height increase incentives

Finally, two things that all the Alternatives will share: it was stated during the March 28th meeting that there will be no changes to current shoreline designations, and that views to designated South Lake Union viewpoints would not be obstructed.

If you would like to read more about any of these Alternatives, please go to the full Draft EIS on this link.  It’s 659 pages long, but the document is also broken out by sections.   The DOPD engaged a number of consultants to help prepare the Draft EIS, and the Alternatives renderings shown here and in the Draft EIS were done by NBBJ, which worked on aesthetics, light/glare, shadows and viewshed for this project.

Finally, if you have comments or opinions, good or bad, about which Alternative to select– or about anything else covered in the Draft EIS, send an email to jim.holmes@seattle.gov no later than Monday, April 11. After that, the DOPD will commence work on a Final EIS, which should be finished this summer.  We’ll let you know when that report is released.

Map: USGS, 1897– from the Draft EIS

New Lake Union Condos at Wards Cove: The Enclave

While developers are stalling on new projects, Trinity Real Estate, Inc released plans for a new 21-unit lakeside community today at Wards Cove–Lake Union.

SEATTLE, WA. (June 24, 2009) – Officials at Trinity Real Estate, Inc. today released plans for their newest project “The Enclave”, a 21-unit lakeside community nestled within the 5-acre redevelopment known as “Wards Cove” on Lake Union. The coveted site is considered by many the last of its kind on what is now a largely built-out waterfront in King County. Its developers say that the project is designed like a horizontal high-rise from a quality standpoint but unlike a high-rise, The Enclave can be developed in distinct phases to help with construction financing. The announcement arrives at a time when few, if any, new developments have commenced since the onset of the commercial credit crunch in the summer of 2007, two years ago.

“It’s one of those rare never before, never again opportunities that developers cherish,” says Michael Yukevich, Investment Manager and partner in Trinity Real Estate, Inc. “It’s an irreplaceable location and an unparalleled opportunity for our homebuyers to own the quintessential Seattle lifestyle.”

Amazingly, construction will start this year, and occupancy is planned for 2010!  The new lakeside community will consist of three-level, two bedroom plus den homes ranging from 2,500 to more than 3,000 square feet.  Homes will come with private garages and options include private elevators.  Additional amenities include access to the Wards cove Marina Club which includes a fitness center, conference facility, guest suite, and full-service moorage.

“The Enclave provides a compelling alternative to high-rise condo living by putting the penthouse right on the lakefront,” says Nick Glant, the listing agent with Northwest Group Real Estate. “For those that desire the sea, city and sky – we’ve got your address.”

Introductory pricing will start just over $1 million and Dean Jones (president of Realogics, and who will be marketing the boutique address) feels that the announcment and decision to move forward is a “savvy development practice right now.”  In the press release, Jones points out that today, new homes need to offer more unique attributes to make a difference.  For Seattle boaters, this may be a perfect chance to get an in-city home that has yet to come to our market–and never expected to come available again.

Market Place Tower – 2025 1st Avenue, Seattle, WA 98121

Address: 2025 1st Ave., Seattle, WA 98121
Neighborhood: Downtown

CONDOS FOR SALE

Here you can find all active listings at Market Place Tower. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new Market Place Tower condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

Designed by NBBJ in 1988, Market Place Tower is a prime Seattle business and residential property at the north end of Seattle’s world famous Pike Place Market.  One of the more established, higher end high-rises in Seattle, it’s unique location on the edge of the Market affords easy access to stylish Belltown, with its upscale shops, trendy restaurants, hotels and residential towers.

PICTURES

BUILDING DATA

• Year Built: 1988
• Number of Units: Unknown
• Number of Stories: 17
• Exterior: Unknown
• Parking: Common Garage
• Pets: Subj. to Restrictions
• H/O Dues Included: Unknown
• Common Property Features & Amenities: Unknown

NEIGHBORHOOD BUSINESS

• Etherea Salon Spa
• Gian Decaro Sartoria
• J. Gilbert Footwear
• Margaret O’Leary
• Ottica Seattle
• Phoenix Rising Gallery
• Art Gallery
• Shoefly
• Thomasville Home Furnishings
• Waterworks

VIEW NEIGHBORHOOD MAP

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.

Merrill Place – 97 South Jackson Street, Seattle, WA 98104

Address: 97 S. Jackson St., Seattle, WA 98104
Neighborhood: Pioneer Square

CONDOS FOR SALE

Here you can find all active listings at Merrill Place. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new Merrill Place condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

Located in the heart of Pioneer Square, Merrill Place is an original loft style community just steps away from shopping, restaurants, and nightlife.  The entrance opens up to a private courtyard with a large water feature and secondary entrance to Il Terrazzo Carmine.  Originally built in 1905, Olson-Walker Architects and NBBJ Group received an Honor Award from AIA in 1985 for redesigning the building.   Homes still feature exposed wood beams, exposed brick walls, and floorplans gracious on square footage.  The community of only 16 units rarely has homes on the market making this address highly desirable.

PICTURES

BUILDING DATA

• Year Built: 1905
• Number of Units: 16
• Number of Stories: 4
• Exterior: Brick
• Parking: Common Garage
• Pets: No Restrictions
• H/O Dues Included: Earthquake Ins., Garbage, Water/Sewer
• Common Property Features & Amenities: Disabled Access, Elevator, Lobby Entrance, Security Gate

NEIGHBORHOOD BUSINESS

• Beba’s Delicatessen
• Cowgirls Inc
• The Cutty Shark
• Dept of Social & Health Svcs
• Elliott Bay Book Co
• FX McRory’s
• Il Terrazzo Carmine
• Kagedo
• Palace Rug Gallery
• Seattle Fitness
• Studio 904
• US Post Office

VIEW NEIGHBORHOOD MAP

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.

More on Plans for South Lake Union Woonerf

The “woonerf” street is getting more publicity. Blume Co. and NBBJ have proposed the the design to compliment a new biotech campus in South Lake Union.

Wikipedia, the free encyclopedia

A Woonerf in the Netherlands and Flanders is a street or group of streets in a town or city where pedestrians and cyclists have legal priority over motorists. As of 1999, the Netherlands had over 6000 Woonerven schemes in place. Under Article 44 of the Dutch traffic code, motorised traffic entering a woonerf or “recreation area” is restricted to a speed limit of “walking pace. In Germany, similar zones are termed Verkehrsberuhigter Bereich. Under German traffic law motorists in a Verkehrsberuhigter Bereich are restricted to a maximum speed of 7 km/h, pedestrians, including children, may use the entire street and children are permitted to play in the street.

In the United Kingdom, areas approximately equivalent to woonerven are known as home zones but do not enjoy similar protection in law. Community involvement is necessary to improve urban liveability and the urban environment via residential street design. This includes shared spaces, traffic calming, speed limit compliance and traffic restraint. This should lead to safer streets, including pedestrian safety and bicycle safety.

Plans for the Yale Campus include various textures in pavement to outline pathways, short vertical posts designed to slow traffic and plaza primarily for pedestrians which will also allow motor vehicles.

Smith Tower Condos: Update

Architects NBBJ, and Smith Tower’s new owner Walton Street Capital, have asked the Pioneer Square Preservation Board to approve plans to convert only the top 12 floors of the tower into residential condos. Floors 2 through 21 would remain office space. The original “buzz” was to convert the entire 38 stories into 150 condos. Plans are now being reported to provide a single unit on each floor – only 12 homes.

Wow!

As Seattle’s most loved skyscraper and with homes having their own private entrance from the only human operated antique elevator in Seattle, these homes are expected to have a historically high price tag and should sell quickly.

History & Related Links on Smith Tower:

Official Website
Observation Deck
Chinese Room
Building Facts
History
Interesting Facts
Virtual Tour
Wikipedia: Smith Tower

Four Seasons Private Residences – 99 Union St., Seattle, WA 98101

Address: 99 Union St., Seattle, WA 98101
Neighborhood: Downtown

CONDOS FOR SALE

Here you can find all active listings at Four Seasons. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new Four Seasons condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

Known around the globe for it’s dedication to continuous innovation and high standards in hospitality, Seattle’s Four Seasons Hotel and Residences is located on 1st Avenue just one block south of Pike Place Market. The Four Seasons was originally located at The Olympic Hotel in downtown Seattle until 2003. In 2004, The Seattle Hotel Group LLC secured it’s new location to bring the Four Season’s back to Seattle which now offers expansive views of Elliott Bay, the Olympic Mountains and downtown. Original prices ranged from $2 million to over $10 million and floorplans range from 1,019 square feet to over 5,600. Made possible by Lease Crutcher Lewis Construction, NBBJ Architects, Susan Marinello Interiors and Brayton + Hughes Design Studios, 20 out of 29 available presale homes were already purchased by April 2007. Condominiums will be on levels 11 through 21 and feature luxurious finishes, Miele & Sub-Zero appliances, Dornbracht fixtures and world class amenities such as valet parking, room service and private concierge.

PICTURES

VIDEO

[youtube=http://www.youtube.com/watch?v=RdKP1mJi8cs&rel=1]

BUILDING DATA

• Year Built: 2008
• Number of Units: 36
• Number of Stories: 21
• Exterior: Cement/Concrete, Metal/Vinyl
• Parking: Common Garage
• Pets: Subj to Restrictions
• H/O Dues Included:
• Common Property Features & Amenities: Cable TV, Concierge, Disabled Access, Elevator, Exercise Room, Fire Sprinklers, Hot Tub, Lobby Entrance, Pool-Outdoor, Valet

NEIGHBORHOOD BUSINESS

• Benaroya Music Hall
• Friesen Gallery
• Harbor Steps North
• Ipanema Brazilian Grill
• Kimzey Miller Gallery
• Las Margaritas
• Liquor Store
• McCormick & Schmick’s
• Pike Place Market South Arcade
• Seattle Art Museum
• Showbox Theater
• Starbucks
• The Brooklyn
• The Islander Restaurant
• Troiani
• Vetri
• Wyland Galleries Northwest

VIEW NEIGHBORHOOD MAP

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.

Seaboard Building – 1500 4th Avenue, Seattle, WA 98101

Address: 1500 4th Ave., Seattle, WA 98101
Neighborhood: Downtown

CONDOS FOR SALE

Here you can find all active listings at Seaboard Building. If your dream condo is not listed, sign-up to be instantly notified by email.

Sign-Up to receive an instant email notification of new Seaboard Building condos for sale as soon as they hit the market. Membership also includes a monthly review of all activity for this building.

DESCRIPTION

Officially labled as a landmark by the Seattle Landmark Preservation Board, the restored Seaboard Building by NBBJ is the only residential location in Westlake Center on 4th and Pike (4 blocks from Pike Place Market and across the street from the mall). This mixed-use property includes ground floor retail and five floors of offices. The top four floors are high-end condominiums which all boast over-sized operable windows. Updated with state-of-the-art technology and appliances, this building is nothing short of modern even though it’s original birthday is from the early 1900’s. Kitchens feature Viking gas cook tops, Sub-Zero refrigerators and Miele dishwashers. The building is a brick facade with terra cotta architectural detailing with natural stone and hardwood, ornate ceiling and moldings in the lobby. Homeowners were also able to benefit from reduced real estate property taxes for ten years from original purchase.

BUILDING DATA

• Year Built: 1909
• Number of Units: 25
• Number of Stories: 10
• Exterior: Brick, Stucco, Cement/Concrete
• Parking: None
• Pets: Subj to Restrictions
• H/O Dues Included: Central Hot Water, Earthquake Ins., Garbage, Water/Sewer
• Common Property Features & Amenities: Disabled Access, Elevator, Fire Sprinklers, Lobby Entrance

NEIGHBORHOOD BUSINESS

• 5th Avenue Theatre
• Benaroya Music Hall
• Century Square
• Macy’s
• Nordstrom
• Pacific Place
• Pike Place Market
• Rainier Square Shops
• Seattle Art Museum
• Sheraton Seattle
• Two Union Square
• Westin Hotel

ADDITIONAL OPINIONS & REVIEWS

*Data is deemed to be reliable, but not guaranteed. In some cases, number of units may include commercial and residential spaces and/or height may or may not include a 13th floor.