Lost In The Denny Triangle

The unaccounted for:

That adds up to over 900 housing units in projects that have been put on hold or canceled. For some perspective on that number, see here and here.

The current survivor list::

  • The Olivian: (shown above): 27 stories, 224 apartments, under construction.
  • Olive8: 39 stories, 231 condo units (at 455 feet, will be the tallest residential tower in Seattle), under construction.
  • Kinects (1823 Minor Ave):40 stories, 340 apartments, has not yet broken ground.
  • Howell and Terry (1800 Terry): 30 stories, 275+ units, has not yet broken ground (reportedly was put up for sale back in Feb 2008, no current info).
  • Icon Tower: 32 stories, 283 condo units, has not yet broken ground (may switch to apartments).
  • Steward and Minor: 29 stories, 168 condo units, 150-room hotel (project plans are being reconsidered).

These two stayed afloat by converting from condos to apartments:

  • 1200 Stewart: two 36-story towers, 500 units, 800 parking stalls (switched to apartments).
  • Aspira (Stewart and Terry): 37 stories, 325 apartments, 6000 sf retail, 355 parking stalls, under construction.

And two more have recently jumped in:

That’s over 2300 housing units, not including another 300 or so that would come with the two recently proposed projects. If anyone out there has info contradicting the above survivor list, please leave a comment.

(Thanks to Ben over at The Seattle Condo Blog for much of the above info.)

Unlike the irrationally exuberant housing market, the office market in Denny Triangle has avoided a major smack-down. Projects currently under construction:

  • West 8th (2001 8th Ave): 28 stories, ~500,000 sf office, 32,000 sf retail, 452 parking stalls, developed by Touchstone (photo above).
  • 1918 8th (8th and Stewart): 34 stories, ~650,000 sf office, 6400 sf retail, 584 parking stalls, developed by Schnitzer West (core in photo below).
  • 818 Stewart: 14 stories, ~240,000 sf office, ~300 parking stalls, developed by Schnitzer West, construction nearly complete (on right in photo below).



Noisetank History

Noisetank’s greatest moment came back in 2005 when, during an NPR Fresh Air interview, Terry Gross asked Paul Anka about “one last thing in the annals of Paul Anka lore, and this is a website that you probably really hate…” (starts at 20:55): The Guys Get Shirts had become an internet phenomenon.

The Noisetank IT Department has been unable to confirm whether the recent uptick in site visits is due to the rebroadcast of the Anka interview, or to the Seattle Weekly award for best new blog with the words “huge” and “ass” in the title.

Someplace, Somewhere…they’ve got it figured out

The answer seems rather obvious to me.

 

 

 

 

 

 

 

 

 

 

 

Bicycles Don’t Matter. No Really. They Don’t.

So then why do so many people get their panties in such a bunch about them?

But before going there… talk about Instant Karma: Yesterday I had the closest call I’ve ever had on my bike downtown. A Metro bus blew by me within inches, and when I confronted the driver about it at the next red light, he essentially admitted he was just “playing games” with me because he was annoyed that I had cut to the front of the line of traffic stopped at the previous light. Though some of you dear readers are no doubt brimming with glee over how I got what I deserved, I trust there are a few sane ones out there who recognize just how fucked up that bus driver’s response was. I annoyed him so he seriously threatened my life; sort of like if I called him a poopy head and he put a loaded gun to my head and pulled the trigger halfway. This person should have his driving privileges revoked. Period. (I filed a complaint with Metro — it will be interesting to see how it is handled.)

Back to the point: Bicycles have but the tiniest impact on most urbanites’ lives. But judging by the way some people spew the bile (google “slog” and “bikes”), you’d think bikes were holding the entire city hostage.

The impact that bikes have on traffic flow is negligible. The damage that bicycles do to people and property is negligible. The objective reality is that pretty much the worst bicycles do is that they annoy people.

Perspective all right: As I was writing this late last night I heard a volley of gunshots go off a couple blocks away from my house followed by three or four police cruisers screaming down 23rd Ave. That, and the social conditions that led to it, is something worth being concerned about.

I mean really people, are bicycles riding on sidewalks really that big of a source of anxiety in your lives? Does my riding up to the front of a line of cars stopped at a red light have any significant consequence, other than annoyance?

Meanwhile cars kill something like 40,000 people per year in the U.S. And maim who knows how many times more. And destroy a few bazillion dollars of property.

And while it’s no doubt true that people sometimes have annoying interactions with bicycles, the frequency with which it happens has got to be low in comparison to the onslaught of daily annoyances faced by the typical urbanite. There just aren’t that many bikes out there.

I am baffled by those who express the same level of contempt for cyclists that break the rules of the road as they do for drivers that break the rules of the road. In the latter instance, someone might end up crushed on the pavement, while in the former, perhaps someone might get, well, really annoyed.  It’s awfully curious how these folks (including many cyclists) suddenly become sticklers for the letter of the law when it comes to bikes. But you can be sure that all but the purest saints among them have either jaywalked, or smoked pot, or committed some other trivial victimless crime.

Which brings us to the “we’ll only earn their respect if we set a good example” argument. Yes, there is some truth in that, but here again I find it remarkable how so many cyclists seem to believe it’s so important for all cyclists to strictly adhere to this saintly standard. Did cyclists in Europe have to prove they were all perfectly behaved at all times before their governments invested in serious cycling infrastructure? No, I think not. That’s because the Europeans are smart enough to focus on what matters: the support of cycling for the overall health of their cities — not trivialities such as a bike rolling through a stop sign.

And what also repels me from the “respect” argument is that it is based on — and therefore helps to propagate — the twisted attitude that drivers are doing cyclists a huge favor by merely putting up with their presence on the roads.  In other words, you cyclists best be kissing our asses, and maybe we’ll be good enough not to mow you down.  First of all, as I already pointed out, bikes have a miniscule impact on cars and people in the city.  But more importantly, the truth is that every person who opts to travel by bike instead of by car is doing a favor for everyone in the city, including drivers.  Cue up the indignant cries that I am claiming cyclists are superior moral beings.  Whatever.  The fact that travel by bike is good for the planet is objective, verifiable, quantifiable truth. 

I would like to propose a new strategy:  Cyclists ought to break the rules of the road at every opportunity that doesn’t comprimise their, or others’ safety.  Then, over time, drivers would begin to get used to it, and ultimately they would realize that, hey, you know what, it really isn’t such a big deal when, for example, a bike runs a red light after stopping to verify there is no cross traffic.  And then we can all move on, agreeing that in terms of the multidude of problems facing the modern city, bikes are like flies buzzing around the head of Godzilla.  That is, they don’t matter.

Nobody out there has anything to say about all this, do they?

Call Me A Critical Masshole

(warning: echo-chamber post forthcoming)

Erica Barnett nailed it: “Cyclists are angry for a reason.” As I wrote back when hugeasscity was still an innocent babe, I appreciate the frustration that feeds the Critical Mass gestalt. And this is an appreciation that you cannot gain until you’ve spent a lot of time biking around the city. I’ve been bike commuting downtown every day for many years, and rare is the day that I don’t see at least one car do something careless. Too many drivers are not taking responsibility for the deadly machines they are controlling, and my risk goes up because of it. Any normal person faced with this situation day after day would become angry.

Cycling advocates worry too much about Critical Mass straining the relationship between cars and cyclists. Does anyone actually believe that a backlash against Critical Mass could cause the City of Seattle’s leadership to reverse position on the need for policy changes that promote cycling? No, of course not, because the City’s leaders understand the importance of planning to create a more sustainable city, and from that perspective, Critical Mass is an insignificant blip.

But what Critical Mass does do that matters is build solidarity in the cycling community and empower people to demand better conditions for cycling. And I’m down with that. Maybe I’ll even go on a Critical Mass ride one of these years…

Craigslist Brilliance

hipster fixie ‘the bumblebee’ you want this! – $800 (Capitol Hill)

Reply to: sale-781268604@craigslist.org
Date: 2008-08-03, 9:24AM PDT

Come one come all! Hipster kids behold: the Bumblebee. Ok so I never got around to painting it like a real bumblebee but you could.

This is your perfect ticket of acceptance into your local fixed gear scene.

  • Ever wanted to go to Linda’s, but didn’t have a fixie to park out front?
  • Ever wish you could ride up alongside the cute chick with tats and piercings and strike up a conversation on the road?
  • Ever wanted to be one of the cool kids doing tricks on the basketball court at Cal Anderson?
  • Trackstand outside the party with a PBR in one hand and a cigarette in the other?
  • Ever wanted to slam into the back of a car because you don’t have brakes? You should, more battle scars for the ladies to gaggle over.

This bike is a true attention grabber, and thats what riding a fixed gear bike is all about. You want to be (scene/seen) by the world! What could be more confirming of your pimp status than cruising down the street and seeing the heads turn..Getting a nod of approval from your local fixed gear allstars as you ride backwards on the basketball court..Someone will have already poured you a PBR at Linda’s by the time you lock up and go inside. You could even try your hand at fame and fortune by competing in mock athletic events such as Fast Fridays.

  • No-name steel 54cm frame & fork (has brake mounts)
  • Origin8 crank with 46 tooth Sugino Zen Messenger chainring
  • Surly 17 tooth cog
  • random beast chain
  • Soma steel toe cages with double straps
  • Velocity Deep-V rims with
    • Phil Wood low flange track hubs (these are sick)
    • DT Champion 2.0 spokes
    • front rim is machined if you want to puss out and use a brake

and of course the yellow star grips to match the rims. I’ll even throw in a pair of plain black grips for when you help your roommate build his fixie next weekend. The bike could use a new pair of tires, but these ones will get you laid a couple times until your dead-end job pays out enough to buy new ones. No, the Deep-V’s won’t look as cool as the HEDs (and now Zipps? what the fuck?) at Cal Anderson, but at least real cyclists will quietly dismiss you as a hipster instead of talking really loud about how your bike has a time trial wheel but will never go fast enough to take advantage of its aerodynamic design. This will be a perfect Tonka truck of bicycles until your gears drop.

So theres no better time than now – go pawn the Macbook your parents bought you for highschool graduation. Cash in your mountain of PBR cans at the recycling center. Go get the next size of ear gauges you’ve been procrastinating on. Cut off your jeans. Stop hiding your half-finished tattoo and scrape your pennies together to complete it. Make a unistrap backpack out of duct tape, PBR boxes, and flannels from Value Village. Cruise eBay for an Italian cycling cap. and most important of all, _BUY THIS BIKE!_

Cash only, $800 OBO. Call Jake (phone number deleted).

Update: To the people calling me all raged, I’m just making light of an amusing trend that I too participated in at one point. Pull your panties out of your asses and smile. Yes, the bike is actually for sale.

  • Location: Capitol Hill
  • it’s NOT ok to contact this poster with services or other commercial interests

PostingID: 781268604


Copyright © 2008 craigslist, inc. terms of use privacy policy feedback forum

Not Done With Medfield Yet


[ The coolest house in Medfield — and children are still allowed to live in it. ]

Medfield made the Boston Globe in a story headlined with “Welcome to Medfield, especially if you don’t have children.” Medfield, like many other similar small towns in Massachusetts, has been encouraging “over 55” developments because it costs so much for the town to operate the public schools.

I’m not sure which is a stronger indication of a moribund culture: the quarantining of children for economic reasons, or this.

We Saw The Howling Machines Of Death!

Nothing has more universal appeal than the most technologically advanced killing devices ever created. Except maybe donuts.

The scene at Mt. Baker beach, where every age, race, religion, political affiliation, and socioeconomic class joins as one to bask in the glory of the paramount failure of the human race. I brought my kids. It was awesome!

Lazy and Uninspired


[ Apropos of nothing, a scene from the Umoja Parade at 23rd and Cherry in the Central District ]

Is there anything interesting happening out there? Density this, sustainability that, bla bla bla. Can any of you readers out point us to something fresh and inspiring?

Summer laziness has set in, and I’m going to try a new approach: Why struggle to create original content when it’s so much easier to become part of the echo chamber? Just like Instapundit or Drudge.

Apologies in advance…

Home

It’s almost as if I just returned from the nuthouse: what a sight it was to see the street life around Pike/Pine.

So what if a man was shot and killed on the street three blocks from where I live in the Central District while I was away. Last February there was a murder in Medfield not a half a mile from where I stayed. And suburban murders are always way creepier.

The Nuthouse

This is Medfield State Hospital, located adjacent to the 1960s subdivision in which I grew up. If you stood where I took the photo in this post, turned around and took a short path through a narrow boundary of trees, you would come upon the scene above.

When I was a tween my friends and I used to sneak up there to gawk at the “tahds” in the “nuthouse.” The patients would be out in that fenced-in porch and maybe they would be muttering to themselves and pacing, or if we were lucky one of them might sing a weird song or yell swears at us. Better than video games!

Medfield State Hospital opened in 1896 in the heyday or creepy Victorian insane asylums. The number of patients peaked at 1500 in 1952, dropping to 147 patients in 2001, and finally closing in 2003.

The State is currently negotiating with the Town to set the parameters for a redevelopment of the site — a truly hugeass project for Medfield. The latest agreement calls for 440 units of housing, of which 259 will be affordable. The housing will be a mix of apartments, condos, and single-family homes, and some of the historic buildings will be saved.

Predictably, many residents are uneasy about all those affordable housing units, even though the project will push Medfield above the 10% threshold for the State’s Chapter 40B code. Chapter 40B allows affordable housing developers to circumvent local zoning if less than 10% of the jurisdiction’s housing is affordable, and it has been notorious for creating controversy in small towns.

Goodbye Nuthouse…

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Goodbye Medfield…

Old vs. New: Extreme Edition

Originally built in 1651 and last enlarged around 1850, Medfield’s Dwight-Derby House is one of the oldest intact houses in the U.S.

Built in 2005 for Extreme Makeover: Home Edition, this home features a miniature replica of Fenway Park’s “green monster” in the back yard.

I guess we’ve gotten better at garages over the past three and a half centuries.

Got Public Realm?

For a town that is so wealthy (median income = $98k, median home price = $525k) the downtown public realm of Medfield is remarkably shabby:

Here we are at the primary downtown crossroads. (Pretty much every small town in this region has at least one pizza house, and amazingly, they have withstood the competition of malls and chains for decades.) In case you were wondering, the flowers in the window boxes are fake.

The reason that the public realm is neglected is simple: nobody spends much time there. There is little reason to linger in this downtown. You park as close as possible, run in, pick up your pizza and take it home. There is no grocery store. Shopping for most other necessities is done at the mall.

In Medfield, life revolves around the private realm. The single-family home is an enclave; the focus on the private reinforces the neglect of the public, and vice-versa.

Inside the enclave, the backyard looks like this:

And the electronic entertainment center likewise sucks up any motivation the adults may have to leave the property and seek culture.

This trend toward isolation taxes community bonds as it taxes human sanity. But our instincts for socializing are strong, and surface in unexpected ways. The current social nucleus of Medfield may well be here:

Ben Franklin’s National Bird

Wild turkeys run rampant in Medfield.

Getting Radical in Medfield

Radical = Traditional Neighborhood Development.

This new project is the first of its kind in Medfield. The condo homes are on a scale similar to the housing in Seattle’s High Point neighborhood. Single family homes range from 2000 to 3000 sf, and there will also be duplexes (not yet built). The front yards are 12 feet deep; rear alleys provide access to garages; there is a large, central, shared green space.

It’s located about half a mile from Medfield’s downtown center, which puts it in the walkable category. However, the walk would be on a narrow sidewalk with no planting strip along a busy highway. The reality is that, at least in the near future, the people who live here will probably use their cars to do almost everything, just as the vast majority of Medfield residents do.

It’s encouraging to see the concept of higher density housing penetrating a town like Medfield that is so entrenched in the low-density, single-family tradition. And the people appear to be ready get “radical” — its a slow market but several have already sold. The dark blue unit in the photo below went for ~$820k.

Main Street

This is the sort of human-scale, pedestrian-oriented streetscape you’d expect to find in an older town like Medfield that was built prior to the age of the car. Unfortunately very little of the downtown has this urban form. Most of it feels more like this:

This is one of the two major crossroads in the downtown. Apparently there is so much pavement available it wasn’t even worth figuring out how to stripe parking spaces on the large expanse shown above.

Compared to the auto-age suburbs of Seattle (and most urban areas in the U.S. for that matter), older small towns like Medfield have much better potential to be remade into pedestrian-oriented centers. But given the low-density, car-oriented built form of the vast majority of the town, a transition to reduced car-dependence is hard to imagine. The New England suburbs may be prettier than most in the U.S., but the future scenario in a world of peak oil and drastic limits on greenhouse gas emissions is every bit as ugly.

Hazy Purple

These are the Charles River wetlands along the western border of Medfield. This is the same Charles River that flows through Boston. If not for these wetlands that can soak up massive amount of excess water from the river, Boston would be subject to serious flooding.

All that purple looks amazing, but its an invasive species: purple loosestrife.

Shutter Madness

As you tour around Medfield it would not be unreasonable to conclude that there must some kind of ordinance requiring shutters. I’d estimate that nine out of ten houses have them — no exaggeration — regardless of age.

The house in the photo above is probably something like 200 years old, and when it was built the shutters had a function: they could be closed to help keep out the weather. Not so anymore. Today’s shutters are tack-on decoration. But the people take full creative advantage of them — check out a sample of the color palette on exhibit in my 1960s subdivision:

This last one is in a newer development and is probably only about ten years old. Double height shutters rule! (And yes, that’s an antique saw mounted on the wall.)

As to why these useless pieces of architectural decoration are so prevalent in small New England towns, it’s simply modern tribalism. People are comfortable with the familiar. Builders believe, rightly, that their buyers expect shutters, and so shutters they deliver.

Greenhouse Gas Emissions Regulation in Massachusetts

In April 2008 the City of Seattle began requiring new development projects that trigger SEPA to perform a greenhouse gas (GHG) emissions inventory, and in May 2008 King County released a draft climate change ordinance that proposes requiring projects to reduce GHG emissions to 15% below “business as usual.”

But Massachusetts was there first, and on the statewide level. Back in October 2007 the State adopted GHG policy requiring projects that trigger MEPA (the Massachusetts SEPA equivalent) to perform emissions analysis, propose mitigation alternatives, and justify which mitigation alternatives are being rejected, though exact reduction targets are not specified.

Just recently the Massachusetts State Senate passed the Global Warming Solutions Act, and the bill is awaiting the decision of the Speaker of the House to send it to the floor for a vote in the House of Representatives. If passed, the bill will mandate the reduction of GHG emissions to 20% below 1990 levels by 2020, and 80% by 2050. This is within the range of reduction level that most global warming experts believe is necessary. In contrast, the State of Washington’s House Bill 2815 only calls for 50% reductions by 2050.

Methinks Massachusetts is showing signs of living up to its 18th century revolutionary reputation.

The Green Communities Act

Signed into law July 2, 2008 by Massachusetts governor Deval Patrick. The bill focuses on energy, promoting efficiency and renewables. Utilities will be required to purchase efficiency improvements that cost less than it does to generate equivalent power. And they will also be required to hit 25% renewable by 2025. No specific greenhouse gas emissions reductions are mandated, but the bill does give approval for the State to participate in the Regional Greenhouse Gas Initiative (akin to the Western Climate Initiative).

The State of Washington’s House Bill 2815 has some similarities to the Green Communities Act, but is much more explicit regarding greenhouse gas emissions. In the Boston area most of the electricity is generated by fossil fuels, so focusing on energy produced by utilities simultaneously addresses the region’s chief greenhouse gas emissions source.

Seattle has a national reputation for being green — I’ve heard it first hand from several people from the Boston area. I tell them it’s true that Seattle is making good progress on many fronts, but also that there is some hype. There are many other jurisdictions in the U.S. that are breaking new ground with green legislation such as the Green Communities Act. For example, Boston, Washington D.C, and Los Angeles have all recently passed legislation requiring new private development to meet LEED standards.