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Reader e-mail – showers, dogs, azul, press, townhomes in ballard

June 19th, 2007 · Comments · By Matt

Sorry, I’m still swamped with work so time for a blog post of recent e-mail… Hopefully you can help each other out.

Michael writes in about Azul and Press:

i’ve been in the market for condos the last 6 months and there has not been a great find as of yet. but i
was wondering what is your take of azul condo in fremont and press condo in cap hill?

Dean writes in about his project Modern On 64th in Ballard and says it will be done in August.

Alev wants to meet for drinks to talk about sustainable development. If we can’t meet up this week you know where to find me next Monday :).

KH wonders ‘do you have to have a tub in a one bedroom unit?’ She would like to know if people would prefer a shower instead. Maybe a 3′x4′ frameless large shower? Personally, I’d prefer a nice shower over a lame bathtub.

Doris is looking for a list of local developers for whom she can supply artwork.

In the forums Katie would like to hear more about pets, Dogs in Condo’s:

My question is, when a new condo is being built, what kind of space would you see fit for a “dog run”? Would you prefer something outside, in a garage, with real grass or astroturf?

And for the dog haters, what would you like to NOT see.

I do know that Jespress would like dogs in our building to stop peeing in the elevator.

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  • Chris
    They are changing this year, with the mulifamily (zones) code rewrite. It looks like we will go to an FAR-base system rather than a maximum unit density in all "L" zones. Max lot coverage will be gone. Hopefully the bump in allowed envelope in conjuction with this induce more developers to eliminate the auto court. Problem is maximizing the new allowable envelope and developing fee simple units...It takes a lot of density on the site (like 3.0+ FAR) before stacked flat condos can contribute more in land value than fee simple townhouses.
  • Brian is right about the zoning laws in Seattle being goofy(whack) in some respects. Try getting them changed!! You'll learn all about "the Seattle process" I don't like to swim upstream so I take what is out there and work with it as best I can.

    With any form of ownership there are always pluses and minuses. Each person has to decide for themselves what works best. We provide a comprehensive set of CC&R's that should be considered by each buyer (have your agent or attorney review them).

    With modern on 64th I wanted to develop and build something cool that was affordable. That's why I chose Eggleston|Farkas architects. These guys get it (they designed my personal residence). They aren't trying to build monuments to themselves. These spaces make sense and are very livable. They are also built to last.
  • jcricket
    And what are people going to do? Repair 1/2 of the roof that's theirs? How will things like that dispute get handled?


    Much like the debacle with fake stucco in the early 90s, I expect the lack of HOA zero-lot line townhome "issue" to result in a lot of litigation in the next 10 years.
  • jdp
    Phil- no doubt this will be a problem, I expect to see owners selling their townhouse rather than stay and deal with the hassle of coming to terms with neighbors that cannot or will not pay the money to keep their complexes looking good. I think I would buy a condo first, rather than a 'zero lot line'
  • Phil
    jdp:

    "and sue them"
    That's what I though was behind zero lot lines. It was hard enough to get owners to agree to pay for anything even with a HOA and CC&R's in California. I just don't see how you're going to force your neighbor to paint without a HOA.
  • jdp
    The zero lot line townhomes have a "party wall" agreement and CC&R's that are recorded that controls what one can and cannot do conerning repairs and improvements. The first units that I was involved are just getting to where they will need paint and improvements. It will be interesting to see how that progresses. The zero lot line townhouses were attractive to developers because there is no homeowners association that can get together and sue them.
  • jcricket
    So what's the deal with these townhomes that have shared roofs, driveways, etc. but no HOAs/dues for maintenance? How will these people handle the maintenance in 5, 10 or 15 years time?

    Obviously having HOA dues doesn't prevent an unexpected "special assessment" for your condo, but at least you know a big portion of the common building maintenance is being taken care of regularly.
  • EconE
    Thanks Matt...appreciate the invite. I check out the forums from time to time and they are pretty dead. Maybe there should be a special EconE thread there. You know...one where I can bitch endlessly on behalf of the consumers. Kind of like Ralph Nader with a serious attitude problem. I'll even show up at some of your future meetings so I can bitch in person! I don't really feel the need to hide behind a screenname...after all...wouldn't my bitching be more effective if there was a face to go with the voice?

    Oh...and Jo...I love your post regarding the slobs in the building. The pic is great too. WTF is the deal with people that can't even break down their boxes?

    Oh...Matt...am I allowed to use "colorful" language in the forum? You know...like...bad words? I know that Seattle is a "polite" city and all. Not quite as polite as our neighbors to the north (Canuckland)...but hey...you know us "Hollywood Types"...were pretty brazen!
  • Chris
    Phil,

    you said "shared" garage, which, by definition, requires common maintenance and is thus a condo, subject condo insurance with typically has a fixed cost of at least $300k for an size policy, which discourages small condo developments that are not very high-end. Garages that are abutting but not shared can get around this oftern time with what amouts to a double wall (zero lot line).

    Hope this helps

    Chris
  • EconE, go crazy in the forums. We'd love to have you inject some life there!
  • Phil
    Chris:

    Could you explain in more detail? -
    "Are they still fee simple to avoid condo insurance? If not, youre looking at $50-60k per unit"

    They have been approved for "short subdivision" into four lots; subject to the limits on the parent lot.
  • EconE
    Glad you liked my post!

    Wait till I tell you about some of the Sales pitches I've gotten.

    So...can I have my own thread or should I just start my own blog?

    I've been thinking about what to name it.

    How does "Builder Bitch Slap" sound?
  • I would like to think that all sales agents read this blog and would know me but sadly I don't think they all do.

    Just checked out your post; pretty funny! Unfortunately I don't have a patio at Trace so I'll be installing an indoor grill (unfortunately it is pretty pricey to get a "36 range with grill).
  • EconE
    You mean they actually still let you through the front door Matt? Man oh Man...I feel like I should be wearing some sort of super disguise when I go look at condos and sales centers and the such. I do mind my P's and Q's however.

    anywhoo.

    Your "representative" contacted me and told me that I actually have fans on this site.

    wow!

    I made a post about it over on the 2200life blog!

    I think it's my best post ever. I just hope I'm not stealing Chucky's fans...ooops...I mean "HATERZ".
  • I toured Press again recently. The noise insulation was very bad as we could hear the neighbor's music quite clearly through the wall.
  • Chris
    Are they still fee simple to avoid condo insurance? If not, you're looking at $50-60k per unit...
  • Phil
    City townhomes should not be wasting space on driveways (they look like a house stacked on a garage) when a shared underground garage is possible. Who wants to walk down one more flight of stairs just to go outside?
    Nice 4 units going up at 215 W Lee St next to the church; garage is underground and shared. Would like to see more of this quality.
  • brettro
    The lot across the street from Press along Pine between Summit and Belmont (ChaCha, Bus Stop, Manray, Kincora, etc) is slated for development of a 6-story building. All those businesses will be closed by the end of the year, but I'm not sure when construction on the new building will begin. I'd agree that a story development will likely kill any views for the Press.
  • EconE
    Bueller. Bueller?
  • thekittylady
    I toured them and was completely leery. Granted it's been a few months but at the time they hadn't sold enough units to form an HOA. It's no wonder they are offering two years without HOA dues. There has been talk of people backing out after poor inspections. The lot across the street will likely be developed at some point so they can't market them as view properties.
  • brettro
    I'm very very leery about the Press condos. They've had many units on the market for a very long time. When a unit has been on the market for X amount of days (I think it's around 75 days), it is taken off the market and relisted. These things have been selling for, what, a year? year-and-a-half? Maybe longer, I forget. But something is wrong if they have unoccupied units for that long. And I don't understand how they can justify those prices either. No way would I pay that much for a small, wood-frame condo.

    Granted, I have not toured any of the units. A friend lived there when they were apartments but I have no idea what renovations were made when they converted.
  • KatieK
    As a woman who loves to take baths, I would still opt for a shower over a tub. Reason being is that it would be better resale, and if the building has a hot tub, no need to soak in the tub! :) Plus, it looks so much sleeker. Bathtubs make the room feel cramped.

    BTW, thanks for the comments on the dog issue...I am starting to see that it is really not a big deal what is there for people who don't have dogs, but the ones who do feel like they need more space, which may be difficult but I will have to use my creative juices to think of something that is a good use of space but also pleasing to the eye.
  • JasonC
    Add me to the shower over tub list. I was surprised Trace went that route too...
  • jo
    jesperss checking in. i dont mind the dogs, just make all the common areas tiled as not to soak up the dog urine. or, if your dog takes a leak, clean it up youself. eh, that's too much to ask...

    i can't remember the last time i took a bath, maybe when i was eight? give me a shower over a bathtub anytime. women may not feel the same way though. i'd be interested in what a poll would result in.

    upgrading at olive8 to a shower meant spending $5500 and an additional showerhead $3000. uh, no. if it was half that price, i'd pay it in a heartbeat. i'll end up tearing out the tub and putting a shower in myself.
  • brian
    one note/question for matt -
    why do townhomes get listed as "houses" on redfin? seems like those want to be under "condo" or under a separate listing.
  • EconE
    let me clarify my dual shower head statement.

    For use when taking a shower with a significant other. I always hated the rotating thing. If it's just me in there a single water-saving head is fine...just not one of the types that feels like needles on your skin.
  • mhays
    Showers=good. Bathtubs are unnecessary. Let the shower stall be wider than a bathtub. Classy but not fancy. Just a single shower head (water smart) and a place to put soap and shampoo. And make sure a full-sized towel rack fits next to it (amazing how many developers haven't figured out that last bit!).

    I like dogs when they don't bark and like to wrestle. But barky dogs are only good if cooked properly. It's fine to include a dog run, but it's crucial that nobody have to listen to the dogs using it. So do something enclosed, or on the roof. (I was actively thinking of 5th & Madison until I spied the dog run...)

    Regarding townhouses, I like them. Some are too dominated by driveways, and some of the modern ones only an architect could love. But they're a great way to add "family sized" housing in this city, and regardless they use land efficiently. Also they tend to be close to transit, which is where our development should go.
  • EconE
    Don't have a dog...but not a dog hater. No opinion really on what the best option is for pet owners.

    RE tubs vs showers. I'd prefer just a shower myself...dual heads and with a built in bench. If I want to relax in a tub I'll just use the complex spa. To me, taking a bath is a waste of water because you have to shower afterwards anyways.
  • brian
    the townhomes in question look pretty decent, but the current trend in ballard and greenwood towards townhomes is concrete proof that the zoning laws are whacked and everything is geared up for lots of short term growth and little to no long term (i.e. big picture) notions.

    just north of market the townhome construction in ballard has resulted in 3 and 4 story buildings bookending sfhs, which can only be sold at this point to developers or contractors to tear down.

    as if that weren't bad enough - these townhomes are also severely limiting the southern sun exposure of neighboring backyards, don't have associations that require maintenance and painting, increase vehicular density, etc.

    i should probably dig out the zoning map and figure out the deal, because it's a really horrible way to develop those neighborhoods. i am all for density, but that kind of density is very different from 40-unit or larger condo bldgs. in san francisco, townhomes would totally help out certain neighborhoods (like the richmond or sunset), but they'll take their zoning to the grave. perhaps seattle should have as well?

    townhomes also drive up the cost of sfhs (regular buyers bidding with developer and contractor teams), and ballard is acting like marin county. i'd prefer to end up in marin thank you very much.
  • Rachel
    RE: Dogs
    I am not a dog hater, but since I do not have one, I would prefer not to see my dues go to any sort of dog amenity. If there is space for a dog run, I would much rather it be used for people.

    RE: Tubs
    Justin and I much prefer a shower to a tub.
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