Comments on: Reader e-mail – showers, dogs, azul, press, townhomes in ballard http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/ Mon, 15 Mar 2010 11:12:33 +0000 http://wordpress.org/?v=2.9.2 hourly 1 By: Chris http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-10628 Chris Fri, 29 Jun 2007 17:04:50 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-10628 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. 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.

]]> By: Dean Guske http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-10570 Dean Guske Fri, 29 Jun 2007 04:52:15 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-10570 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. 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.

]]> By: jcricket http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9900 jcricket Sat, 23 Jun 2007 21:02:32 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9900 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. 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.

]]> By: jdp http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9899 jdp Sat, 23 Jun 2007 20:52:00 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9899 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- 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’

]]> By: Phil http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9802 Phil Sat, 23 Jun 2007 01:11:07 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9802 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:

“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.

]]> By: jdp http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9790 jdp Fri, 22 Jun 2007 23:04:19 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9790 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. 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.

]]> By: jcricket http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9784 jcricket Fri, 22 Jun 2007 21:32:14 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9784 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. 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.

]]> By: EconE http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9778 EconE Fri, 22 Jun 2007 21:24:33 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9778 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! 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!

]]> By: Chris http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9773 Chris Fri, 22 Jun 2007 20:26:32 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9773 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 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

]]> By: Matt Goyer http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/comment-page-1/#comment-9772 Matt Goyer Fri, 22 Jun 2007 19:50:48 +0000 http://www.urbnlivn.com/2007/06/19/reader-e-mail-showers-dogs-azul-press-townhomes-in-ballard/#comment-9772 EconE, go crazy in the forums. We'd love to have you inject some life there! EconE, go crazy in the forums. We’d love to have you inject some life there!

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