SEATTLE | Downtown Projects: Completed, U/C, Proposed/Approved - Page 130

nergie · #**2581** Posted **Aug 15, 2012, 6:22 PM**

Quote:

Originally Posted by mhays

Seattle has very restrictive zoning. That neighborhood is limited to 500' (or 550' for residential), and even then millions of dollars of height bonus fees are required. I'd love to see a 1,000 and a 500', or a 900' and a 600', whatever, but it's not allowed. If Amazon wanted to challenge that they'd probably win, as they represent massive economic development and job creation, but it would also take time. And maybe they like buildings of that height, which are more efficient in many ways than going taller.

We have a lot of much shorter zones within a short walk of this site...lots of 240, 125, 85, 400... We're partly through a series of increasing zoned allowable heights (next up South Lake Union) but even then there's usually a massive fee to go above the original number. We're disincentivizing exactly what we should encourage.

(ps, nergie, I'll be walking around Chicago in a couple weeks being jealous...)

Mhays, may I be the first to say welcome. Well I am jealous of Seattle's beautful natural skyline.

mhays · #**2582** Posted **Aug 22, 2012, 2:02 AM**

Two apartment towers have started in the past week. Both announced that they're underway and have activity onsite.

-- 815 Pine (40 stories / 386 units) started digging out foundations today. This is a block or two from the main retail core on a site that might be 14,000 sf I'd guess. Typical parking ratio....looks like 300 spaces. Three year old design review handout with old unit count (guessing the parking didn't change): http://www.seattle.gov/dpd/AppDocs/G...endaID2648.pdf

-- 225 Cedar (27 stories, 298 units) is in Belltown not a few blocks toward the CBD from the Space Needle. At last report it'll have 191 parking spaces. They started selective demo a week ago, then tore the building down on Monday. From 2011: http://www.seattle.gov/dpd/AppDocs/G...endaID2648.pdf

mhays · #**2583** Posted **Aug 25, 2012, 5:14 PM**

I'm counting 5,000 housing units underway in a 2,000-acre version of greater Downtown, including some in demo. (Only the first 2/7 of the North Lot, the first tower at Insignia, etc.)

The last boom crested around 5,000. Particularly with another 130 that might start next week, we might have a record. Or maybe it was closer to 5,500.

The current boom includes a lot of projects nearing completion. It's possible that groundbreakings could continue at a high rate with the underway number still dropping.

Some developers and financial backers are worried about overbuilding. Others are happy to see fast lease-ups and high rents in recently-opened buildings. So some projects might not go ahead, while others do.

I'm leaving town for a couple weeks on Monday and probably won't check SSP etc. As a contractor I should hope for fewer starts so we don't risk overbuilding. As an urbanist, I say screw it...let me come back to a few more starts!

stlien · #**2584** Posted **Aug 26, 2012, 3:16 AM**

Quote:

Originally Posted by mhays

Two apartment towers have started in the past week. Both announced that they're underway and have activity onsite.

-- 815 Pine (40 stories / 386 units) started digging out foundations today. This is a block or two from the main retail core on a site that might be 14,000 sf I'd guess. Typical parking ratio....looks like 300 spaces. Three year old design review handout with old unit count (guessing the parking didn't change): http://www.seattle.gov/dpd/AppDocs/G...endaID2648.pdf

-- 225 Cedar (27 stories, 298 units) is in Belltown not a few blocks toward the CBD from the Space Needle. At last report it'll have 191 parking spaces. They started selective demo a week ago, then tore the building down on Monday. From 2011: http://www.seattle.gov/dpd/AppDocs/G...endaID2648.pdf

This is 225 Cedar: http://www.seattle.gov/dpd/AppDocs/G...endaID3273.pdf

peacenick · #**2585** Posted **Aug 26, 2012, 10:16 PM**

I apologize in advance posting this because it is off-topic, but you guys would be the best bet to go to. I am from Calgary and taking my mom to Seattle for a few days tomorrow and I need some recommendations for a hotel to stay at. I would prefer to stay somewhere central, but am finding that downtown hotels are for the most part, ridiculously expensive. Anybody have suggestions? Once again sorry for the off-topic post

Vashon118 · #**2586** Posted **Aug 31, 2012, 7:36 PM**

815 Pine (08/22):

815 Pine 2012-08-22 by planet_lb, on Flickr

815 Pine 2012-08-22 by planet_lb, on Flickr

Colman Tower (08/16):

Colman Tower 2012-08-16 by planet_lb, on Flickr

Colman Tower 2012-08-16 by planet_lb, on Flickr

225 Cedar (08/20):

225 Cedar 2012-08-20 by planet_lb, on Flickr

225 Cedar 2012-08-20 by planet_lb, on Flickr

Insignia (08/13):

Insignia 2012-08-13 by planet_lb, on Flickr

Insignia 2012-08-13 by planet_lb, on Flickr

The Martin (08/13):

The Martin 2012-08-13 by planet_lb, on Flickr

The Martin 2012-08-13 by planet_lb, on Flickr

Stadium Place (08/12):

North Lot 2012-08-12 by planet_lb, on Flickr

North Lot 2012-08-12 by planet_lb, on Flickr

Via6 (08/13):

Via6 2012-08-13 by planet_lb, on Flickr

Via6 2012-08-13 by planet_lb, on Flickr

Coppins Well (08/12):

Coppins Well 2012-08-12 by planet_lb, on Flickr

Coppins Well 2012-08-12 by planet_lb, on Flickr

Viktoria Apts (08/10):

Viktoria Apts 2012-08-10 by planet_lb, on Flickr

seaskyfan · #**2587** Posted **Aug 31, 2012, 7:43 PM**

Thanks for the updates Vashon! Great to see demo at 815 Pine and over on Cedar.

mhays · #**2588** Posted **Sep 7, 2012, 3:50 PM**

Quote:

Originally Posted by mhays

I'm counting 5,000 housing units underway in a 2,000-acre version of greater Downtown, including some in demo. (Only the first 2/7 of the North Lot, the first tower at Insignia, etc.)

The last boom crested around 5,000. Particularly with another 130 that might start next week, we might have a record. Or maybe it was closer to 5,500.

The current boom includes a lot of projects nearing completion. It's possible that groundbreakings could continue at a high rate with the underway number still dropping.

Some developers and financial backers are worried about overbuilding. Others are happy to see fast lease-ups and high rents in recently-opened buildings. So some projects might not go ahead, while others do.

I'm leaving town for a couple weeks on Monday and probably won't check SSP etc. As a contractor I should hope for fewer starts so we don't risk overbuilding. As an urbanist, I say screw it...let me come back to a few more starts!

Back from my trip. Looks like another 500 units or so are happening including a 268-unit project near where I live that I was beginning to worry about. Fence went up (closing off revenue-generating parking) and they said they're about to start. Also 11th & Pine on Capitol Hill, and a lowrise in South Lake Union.

Also, Amazon will kick off another couple lowrise/urban buildings in South Lake Union in January.

Might hit the Space Needle later today.

James Bond Agent 007 · #**2589** Posted **Sep 17, 2012, 5:33 AM**

Updated the first page. Lots of new projects started since this was last updated.

mhays · #**2590** Posted **Sep 17, 2012, 3:08 PM**

That includes projects already completed -- Coppins Well, 3rd & Cedar...

Also, it's only highrise projects. There are many more projects in the CBD and greater CBD.

Complex01 · #**2591** Posted **Sep 17, 2012, 6:03 PM**

Great stuff. Will be in Seattle next month. Cant wait to see all the stuff happening...

mhays · #**2592** Posted **Sep 17, 2012, 7:04 PM**

Most of our construction isn't highrises. But if you're only counting highrises, greater Downtown now has under construction buildings of:

40
40
27
25
24
24
24
24
16
13
12
10

stories. Not bad for a downturn. I'm including the 25-story South Tower at the North Lot....the podium is nearly topped out, and the separately-permitted South Tower just got a building permit.

Completed this year are buildings of 17 and 16 stories.

mhays · #**2593** Posted **Sep 25, 2012, 7:47 PM**

The multifamily "underway" market is at its busiest ever for the 2000(?) acre version of greater Downtown including the dense parts of Capitol Hill etc. I just added things and it's nearly certain.

My counts around 2006 peaked around 5,500 if I recall for a similar area, including projects in demo etc.

Today, it's close based on projects that are certain, with a much bigger margin if others are included. Right now, unconfirmed ones include the South Tower at the north lot, 12th & Pine, Undre Arms, 1260 Republican, and Art House for about 830 units. I assume that some of those have work occurring now, though probably not all. South Tower appears to be rising from its podium base (permitted separately). The others have signs of activity (demo at least) plus all have recently gotten the next permit they need (one is a demo permit; the others are shoring permits).

My napkin count is 6,404. This is based on a combination of real numbers plus some vague recollections of how many units are in others. Some will be open momentarily such as the old QFC site on LQA. I'm probably missing some on Capitol Hill (Cameo at 15th & Pine is the farthest; also just not aware of everything).

InlandEmpire · #**2594** Posted **Sep 26, 2012, 4:55 AM**

Thanks for all the updates Vashon!

And thanks Mhays for the unit count- I've only been in Seattle about 7 years but the current development trends downtown are impressive. I think 2013 will be a great year for downtown, especially if we get to see Amazon start Rufus 2.0 and some of the additional residential towers waiting to break ground (2030 8th, 2nd and Pine, etc), it seems momentum is building. I see the area being much different and improved in a relatively short time span! Not to mention the widespread development of Cap Hill.

mhays · #**2595** Posted **Sep 26, 2012, 5:17 AM**

I'm in a constant state of wishing we were another boom or two ahead. But looking back, it's been an epic transformation. Before the 2006 and 2012 booms we had the 2000 boom, the 1989 boom, the 1982 boom.... Each has been huge in its own way -- all involving housing and offices, all but 1989 and 2012 (so far) involving lots of hotels.

This might end up being the biggest. It could be a lengthy boom period with the apartment and light rail phase transitioning to hotels, condos, and Amazon offices. The tunnel is massive. With 7,000 housing units active in 2012 so far (including completions), that's probaby the largest already.

Still, it takes a HELL of a lot to fill up 2,000 acres that was as sparse as we were in 1982. If that area has 60,000 residents now it could really use 120,000 or 180,000. Instead of 12,000 hotel rooms, it would be nice to have (and justify) 15,000 or 20,000 as we grow as a tourism and business travel center. I'd love to see the big institutions keep growing and of course offices to keep growing. And lets please, please build more high-capacity rail. The current boom might be epic before it peters out, but more like it will be needed to be really great.

That's one of the great things about life...watching this city get better.

mSeattle · #**2596** Posted **Sep 28, 2012, 8:25 PM**

Mhays, First Hill has a rash of proposals earlier this year. I know that one new project is finishing on the south side of Swedish Med. Are you counting that? Also there's a project on Union(?) and 10th, are you counting that?

We need a map wiz to start a street map tracker of projects.

mSeattle · #**2597** Posted **Sep 28, 2012, 8:27 PM**

Thanks for the photo updates Vashon!

mhays · #**2598** Posted **Sep 28, 2012, 10:06 PM**

Quote:

Originally Posted by mSeattle

Mhays, First Hill has a rash of proposals earlier this year. I know that one new project is finishing on the south side of Swedish Med. Are you counting that? Also there's a project on Union(?) and 10th, are you counting that?

We need a map wiz to start a street map tracker of projects.

Counting both. The one on Broadway looked close to completing a week ago. The former QFC site on LQA also looks nearly done. "Completion" is a gray area of course, with several potential definitions....

mhays · #**2599** Posted **Oct 1, 2012, 7:43 PM**

Although this thread is about Downtown Seattle and highrises only...

This has to be the first time Seattle (city of) has had over 10,000 housing units under construction at once. In 2006 my guess topped out around 8,500 units.

Greater Downtown is about 6,400 units per a count I did last week including a few that said they were starting and have shown activity for at least demo.

Central Ballard, a lowrise neighborhood center district, has about 1,100 under construction (at least excavation/shoring) in what might be 100 acres. Combined with 1,400 units that got built in the previous 10 years plus what was already a pretty good core (a historic district, a good main street, a hospital, a moderate volume of apartments), and this is turning into a successful urban village. A few more projects and it'll be cohesive.

The University District just opened about 1,400 dorm beds either last summer or this one and has proably 1,300 underway (might be considered 500(?) "apartments" since most are shared). It also has at least 300 regular apartments underway, the vanguard of what could be a major wave starting in the next year.

West Seattle Junction I haven't been to lately, but based on posts from others, it probably has at least 700 units underway. This is sort of like Ballard in that it's gaining a critical mass in maybe 100 acres as well, though Ballard is ahead.

The general scattering must be at least a couple thousand units, in places like Lake City, Green Lake, north Ballard, the Rainier Valley, upper Madison, Wallingford, Queen Anne Hill (upper), Interbay, and so on. I'm counting 1,800 but omitting some major ones, and totally skipping the four-packs.

The 10,000 figure also parallels what an apartment analyst wrote recently. Forgetting the source.

mSeattle · #**2600** Posted **Oct 1, 2012, 11:47 PM**

^It's long overdue. Rent is way too high all over this city.