[Seattleguy]

I noticed a new proposal posted on the site of the old needle exchange in the old low rise at Pike and Second on the west side of the street that was for demolition of the building and construction of a 22 story tower.
I fear it would take too much money to restore that old junkheap of a building. 22 stories would block the views of many of the new condo owners in the new tower next door to the proposed tower.

[seaskyfan]

That was in for design review last fall. From the new permit app on the DPD site it looks like they're proposing to save portions of the existing building.

I used to be on the board of a theater that was located in the basement of that building (the Eitel Building). The lobby is pretty cool and a lot of the interior details are great.

If they build it the condo owners next door are out of luck. You pay for views but don't buy them.

[James Bond Agent 007]

Yeah I noticed this last week, too.

I'm sorta wondering about a 22-story building right next to the 1521 Second Tower, but we'll see how it goes . .

[navyweaxguy]

If they build it the condo owners next door are out of luck. You pay for views but don't buy them.

Funny you say that. There is a 3 story condo building in Denver that is crying so bad to the city about a 8 story building that is supposed togo up next door that the 8 story may not even be built now. All because they will lose thier view of the mountains...

[mSeattle]

Yeah I noticed this last week, too.

I'm sorta wondering about a 22-story building right next to the 1521 Second Tower, but we'll see how it goes . .

That'll teach them not to build below 40+ floors. :yes:
Then again, could help cost of housing with "newer" new views opening up to replace the "older" new ones.

[JiminyCricket II]

wouldn't it be funny if they called it the "Needle Exchange Tower and Residence" or something, you know, to give props to it's past heritage like Cristalla. ;)

[alexjon]

Hahahaha, Jiminy swiped that joke from me

They really need to call it the Needle Exchange Tower, and the crown will be a stylized hedge of needles with a gigantic razor-blade fin poking out of the middle

[seaskyfan]

I bet they'd try to class it up though - something like Hypodermic Heights or Intravenous Estates?

[pdxstreetcar]

A Seattle needle exchange should play off the Space Needle name.

[seaskyfan]

The Needle Space!

[Capitol Hill]

It could have an orange tip, and all along the sides, you could have the floor numbers indicated with hash marks.

I just hope they steam clean the alley before they have open house.

[joberon]

I thought the new zoning laws prohibited residential towers (taller than 15 stories) being closer than 60 feet on the same block. what's up with that?

[seaskyfan]

^ You're right. At the risk of seeming like a total geek (or at least like a bigger geek) here's some info from the City site:

Here's the info from the Mayor's recommended zoning package:

Tower spacing requirements. In addition to standards for the height and bulk of individual towers, there are also proposed tower spacing requirements for DOC 2 and DMC zones that require a minimum amount of separation between structures over 125 feet in height. The distance varies by zone, with a maximum required distance of 80 feet, although structures on different blocks do not need to be separated by more than the width of adjacent streets. In DOC 2, the spacing requirements are only required between structures occupied by residential use. There is also a provision that allows the Director of DPD discretion to waive the standards in
order to accommodate at least two structures on a block, provided the project responds to the issues addressed by the spacing requirements.

Here's the link (the above is on p.31): http://www.seattle.gov/DPD/stellent/groups/pan/@pan/@plan/@proj/documents/Web_Informational/cos_004750.pdf

It looks like the requirement for this area is higher than the recommendation called for - below is from Section
23.49.058 of the code - Subsection E. (note - my head usually starts spinning when I get into this part of the Land Use Code - there are a lot of sections that can seem contradictory)

2. Except as otherwise provided in this subsection E, in
the DMC 240'/290-400' zone located between Stewart Street, Union
Street, Third Avenue and First Avenue, if any part of a tower exceeds
one hundred sixty (160) feet in height, then all portions of the
tower that are above one hundred and twenty-five (125) feet in height
shall be separated by a minimum of two hundred (200) feet from any
portion of any other existing tower above one hundred and twenty-five
(125) feet in height.

As it says in the description above, the Director of DPD has the authority to waive the section. Which is what would probably happen in this case. Here are the criteria DPD would have to use (from the same section as above):

6. If the presence of an existing tower would preclude the addition of
another tower proposed on the same block, as a special exception, the
Director may waive or modify the tower spacing requirements of this
section to allow a maximum of two (2) towers to be located on the same
block that are not separated by at least the minimum spacing required
in subsections E2, E3 and E4, other than towers described in
subsection E1. The Director shall determine that issues raised in the
design review process related to the presence of the additional tower
have been adequately addressed before granting any exceptions to tower
spacing standards. The Director shall consider the following factors
in determining whether such an exception shall be granted:


a. potential impact of the additional tower on adjacent residential
structures, located within the same block and on adjacent blocks, in
terms of views, privacy, and shadows;


b. potential public benefits that offset the impact of the reduction
in required separation between towers, including the provision of
public open space, designated green street or other streetscape
improvements, preservation of landmark structures, and provision of
neighborhood commercial services, such as a grocery store, or
community services, such as a community center or school;


c. potential impact on the public environment, including shadow and
view impacts on nearby streets and public open spaces;


d. design characteristics of the additional tower in terms of overall
bulk and massing, facade treatments and transparency, visual interest,
and other features that may offset impacts related to the reduction in
required separation between towers;


e. the City's goal of encouraging residential development downtown; and


f. the feasibility of developing the site without an exception from
the tower spacing requirement.

[zilfondel]

^ You're right. At the risk of seeming like a total geek (or at least like a bigger geek) here's some info from the City site:

Too late! seaskyfan setgeekid="true"

Actually, perhaps you should be called a 'wonkster?' :tup:

[dad2two]

Anyone seen renderings of the new tower? I'd personally much rather see the existing renovated.

[mhays]

The new zoning doesn't apply if they got their MUP application in early enough.

[Bear]

Anyone seen renderings of the new tower? I'd personally much rather see the existing renovated.

Guys - the whole thing is a crock - the owner and a lawyer paired up to get their property entitled before the new rules for building separation went into effect. William Justen (developer of 1521 wrote a whole article lamenting the intentions of the owner - basically extortion).

This thing is a fraud - the guy is hoping that by having an entitled development for a high rise building, he could extort the million dollar entry unit project to buy him out (or his air rights) prior to construction. Their is no high rise there, nor will there be - although he will probably extort a payment out of Justen

[James Bond Agent 007]

^
Hmm, interesting.

Makes me wonder just how many proposals are really phonys like that.

[seaskyfan]

Guys - the whole thing is a crock - the owner and a lawyer paired up to get their property entitled before the new rules for building separation went into effect. William Justen (developer of 1521 wrote a whole article lamenting the intentions of the owner - basically extortion).

This thing is a fraud - the guy is hoping that by having an entitled development for a high rise building, he could extort the million dollar entry unit project to buy him out (or his air rights) prior to construction. Their is no high rise there, nor will there be - although he will probably extort a payment out of Justen

I think you're right. They're increasing the value of the property to get more $$ out of the 1521 folks.

I hope Justen and co buy it and rehab the 2nd and Pike building. It's pretty cool inside - could be a great office building.

[seaskyfan]

The building next door at 114 Pike is in for Early Design Guidance.

http://web1.seattle.gov/dpd/luib/Notice.aspx?id=4601

[dad2two]

Interesting...Any idea who owns that property? Its pretty small to do much with.