MetroSpokane

Camp Grandee - Spokane's original cottage housing

Cottage housing is cool.  There's no other way to put it.  Even Inland Business Catalyst is writing about it.  Even though cottage housing is now allowed widely throughout the city it's really nothing new.  Before the Interstate system the main highways through Spokane lured weary travelers with mini-cabin motels where the whole family could rack for a night or two and be on their way.  While many of these have been demo-ed over the years, a few are still around.

William McDonough on Mobius

We stopped off at the celebration for the fund raising milestone set by for the Mobius Science Center.  On his way to speak at Boise State University's Distinguished Lecture Series, William McDonough dropped by the celebration to say a few words about our center.  Mostly he delivered on his message of sustainability and the current state of the environment and world economy; an abridged version of a presentation he gave at TED some time back.  We could go on, but for a better understanding of his message (you'll better understand the correlation to the Mobius Science Center) watch the edited and abridged version of his TED presentation on YouTube above.  It's worth it.

Browne's Addition hole endangered; enter The Loveland Building

BROWNE'S ADDITION - It's been some time since we checked in on the Browne's Addition hole.  Located next to Cabin Coffee and The Elk, the empty foundation sat idle and open for a number of years and was finally sealed up last year.  Briefly an MLS listing popped up two years ago asking $1.6 million for a three story mixed use development, but that went away after a few months and little has been heard. 

Fast forward to today and word is that the project is back on and will be called the Loveland Building.  It'll be appropriately mixed-use likely sporting retail on the ground floor with residential up.  The rendering above is from the previous MLS listing oh-so-long-ago.  If true, regardless of how it looks it promises to add some commercial zest and desirable infill to the Browne's Addition nabe.

• Browne's Addition Hole - [GMAP]
  

Kendall Yards: Power lines grounded

Notice something missing from the above photo?  All seems quiet on the Kendall Yards front - too quiet.  When we happened by the site yesterday something was amiss.  What?  Where?  How?   Now just when in the hell did they do that? 

In a rather unceremonious manner a pretty significant milestone has been achieved on the site as the main Avista trunk line is no longer suspended across Monroe Street.  We're going to assume they've finally buried them with the only reminder being the freakishly large power poles that now more closely resemble a limbed ponderosa.

• Dirt begins moving on Monday [metrospokane]
• Controlled explosion goodness [metrospokane]

Touching Base: Pioneer Park Place getting torn up

Internal demo is underway at Pioneer Park Place the mod-looking mixed-income project on the lower South Hill.  Actual construction should begin shortly as final costs and specs are firmed up.  When all is said and done the project will be sportin' twenty-six condo units ranging from 600 to 1500 sqf.  The top floor is reserved for approximately three to four penthouse units.

Touching Base: Fuller Academic Center gets glassy

UNIVERSITY DISTRICT - Long pined after, the W.P. Fuller building finally became a Gonzaga asset last fall for $1.4 million.  Prior to that it sat idle after briefly housing an awkward public/farmers market, and playing host to one detached "Ultimate Bagel" sign which taunted nearby college students for what seemed like years.

Northwest Boulevard: Aesthetic gateway = investment?

COEUR D'ALENE - When you don't have an interstate bisecting your downtown and your city grows enough to fill in between, the development opportunities can get interesting.  Lest you think it's all condos in Couer d'Alene take a gander at Northwest Boulevard.  Revamped a few years back by the Lake City Development Authority, what was primarily a boring four-lane arterial into the downtown has been greatly improved aesthetically...with cool feathers.  The addition of sculptures, an extension of the Centennial trail, and gobs of attractive landscaping has made a difference to this gateway:  some significant office projects have cropped up and are filling in the gaps.

Bellerive...shhhh...it's sleeping

RIVERSTONE - If a quaint downtown isn't your thing then might we suggest a quaint riverfront home?  Black Rock's Bellerive is one of a few former woodmill sites that are being repurposed for some serious highlife and we're not talking the MGD kind.  These are all riverfront with a mix of detached, courtyard, and condo-style structures.  Phase I is 70 units and looks almost complete save the mixed-use structure under construction above.

Touching Base: Parkside Condos really isn't that orange

COEUR D'ALENE  - The latest addition to CDA's skyline is the Parkside Condos.  It's Miller Stauffer's second tower here, precluded by McEuen Terrace one block to the east.  This year's IronMan contestants will be doing a double take when they drive into town since it's completely visible from I-90, topping out well above the pine trees at a ginormous twenty stories.  Ground floor parking, 3 stories commercial/retail and the remaining 17 nothing but lux.  Suites are four to a floor and range from 1,900 to 3,900 sqf. 

609 Sherman-please enjoy our walls

[All this week we're heading east across the border where we'll be taking a look around the Coeur D'Alene area, checking in on projects and and bringing it all back to you.]

COEUR D'ALENE - After yesterday's charm-filled visit to the Ice Plant Townhomes today we migrate to the city's core.  What's 7 stories tall, consumes an entire lot, and has really ticked people off?  Here's a hint:  The Lofts at 609 Sherman.  Apparently designed for the year 2051 when all of Sherman will be lined with 70' buildings, the residential structure is just kind of there.  No retail on the ground floor means the opaque glass-block front gives little back to the street and sidewalk.  A major downer for a city with such a walkable downtown.  People of CDA The Lofts at 609 mean you no harm.  Tetris anyone?

• The Lofts at 609 Sherman - [Main Site]

More pics below>>>

Coeur d'Alene: Winter at the Ice Plant (Townhomes)

[All this week we're heading east across the border where we'll be taking a look around the Coeur D'Alene area, checking in on projects and and bringing it all back to you.]

COEUR D'ALENE - If uniformity is not your thing then the Ice Plant Townhomes might drive you nuts.  If you can look past it then one of the 24 nearly identical townhomes just might work for you.  From the sidewalk it's a nice looking project:  Neighborhood scale, lots of brick, exposed wood, and traditional dormers all show an attempt to fit into the neighborhood.  A quick look inside and there looks to be ample attention to quality there as well.

Sneak Peak: Manito Park Place bringin' some townhouse flavor

[Via Steven Meek Architects]

MANITO - We're not sure what happened to the Montrose, but these renderings for the appropriately named Manito Park Place Condominiums will just have to do.  Located on 20th and Grand [GMAP] you just might confuse them with Pioneer Park Place or Manito Court for that matter...but don't.  The Manito Park Place Condos are (conceptually) sportin' 27 units across 4 floors with loads of brick and possibly a little space for retail.  These renderings are by Steven Meek architects who designed another well known corner building you might recognize.  Units range from 900sqf-1800sqf.  No word on price, or construction date.

• Montrose Manito Park Place renderings [Steven Meek Architects-site]

More renderings below-->

Touching Base: Iron Bridge Condos now with windows

UNIVERSITY DISTRICT - As mentioned last week, to the untrained eye Trent and Hamilton looks sleepy and still recovering from the previous 100 year bender of railroad/industrial use.  Look a little closer though, and you'll see that it's a virtual hotbed of activity.  The Habitat parcel is on the market, portions of the old Bayou Building have been renovated for office space, and the rehab of the Iron Bridge may. finally. have. some. momentum. behind. it.  For grins top it all off with the Iron Bridge condos next door. 

Speaking of the I.B.C., a visit over there to check in on the happenings left this impression:  Huge Windows.  There's really nothing else to say.  OK, well there's the expected brick and massive wood beams that come with it being a ~100 year old building, 22 foot ceilings, and if you're interested only four of the 12 units are reserved.  Even if you're not check out the surprisingly functional and informative website.  Shells start at $250K.

More pics below --->

Armed Forces & Aerospace Museum - Who knew?

[NOTE: Embedded video was disabled on YouTube-you can view it via this link ] WEST PLAINS - OK, let's see a show of hands:  How many of you out there were aware we're in the process of fund raising for a new museum...ahem...an aerospace museum?  That's what we thought.  We'd heard bits and pieces but only recently saw the sweet 3D video-clip on YouTube of what the place might look like, and we like what we see.  It's to be located on the West Plains adjacent to I-90 at the intersection of Electric Ave & Geiger Blvd [GMAP]. If you've ever driven by the Spruce Goose down in McMinville, OR you'll understand why.

The complex is big measuring in at around 123,000-square-feet when all phases are completed, and will have loads of glass that should help display the thirty-two suspended and parked aircraft from the collection.  One that won't be 'under-roof' will be the massive B-52 parked out in front of the building.  Still, it should make for a pretty memorable landmark for visitors entering Spokane from the West (e.g. "...and take the exit after the big plane...").  To date only $1.3 million of the $5.8 million Phase I cost has been raised.  The project overall is expected to run upwards of $30 million when complete.  It's also expected to attract between 50,000 and 100,000 visitors annually according to the Journal of Biz.  If you're interested in seeing  what local players have kicked in to help this thing get built you can view the list [pdf].  If you're interested in having your name added feel free to donate.

• Spokane Armed Forces and Aerospace Museum [main site]
• Aerospace Museum Worth the Hard Effort [JOB]
• Backers of aerospace museum prepare for takeoff [SR]

Ashplace Cottages: A Northside answer to innovative infill

NORTHWEST NEIGHBORHOOD - If The Abbey wasn't quite your location or your thing the Ashplace Cottages just might do the trick.  Located across the street from Drumheller Springs on the bluff overlooking the city, this is some smart infill and quite possibly the first of it's kind in Spokane. 

Ashplace Cottages (floorplans and sample house above) will sport nine units on just over an acre of land.  Each unit will have it's own private landscaped area, front on a shared open space, and will be no bigger than 1,000 sqf. per the zoning code that encourages this type of infill.  A key element is that parking is also centralized and deemphasized from the individual homes which are meant to reflect the existing neighborhood design.  The focus of the project is to offer decreased square footage for higher-quality finishes thereby keeping the costs down.  The units will go for around $169K and include two beds and two baths.  Building is expected to begin in March and three of the homes should be done by mid-to-late summer. 

Long a popular infill option in Seattle and Portland, it's nice to see some innovative (and attainable) housing starting to hit the market in Spokane.

• The Abbey: Density everyone should love [MetroSpokane]
• Ashplace Cottages [GMAP]
• Listing Agent [Windermere]

Floorplans: Joel Lofts Upstairs

All appears quiet on the condo-front at Joel Lofts.  We're not sure if they're just laying low until the buying season rolls back around or if they're just waiting to see if the local market has a pulse.  Still, a less than marginal website is up and has eight units listed on the 3rd floor ranging in price from $212K-$304K with two reserved.  Parking makes up part of the 1st floor as does Churchill's and another retail bay. 

• Lofts at Joel's Floorplans, elevations, and other bits and pieces - [spokanehome.org]
• Lofts at Joel's - [GMAP]

The Abbey: Density everyone should love

Examples of well designed infill development are few and far between as we've illustrated here and here.  Especially in the Perry nabe where they've suffered more than their fair share of off-the-shelf, Anywhere, WA designs over the past couple years.  Well suffer no more; The Perry District is getting what appears to be some well deserved quality infill up on 15th and Ivory.  Welcome, The Abbey.

On a basalt and pine strewn 26,000 sqf lot the six roomy homes will share a common garden-grounds area, and each will have their own private garden patios.  Oh, did we mention it'll all be done with a green bent to it?  Green buzzwords include passive solar gain, SIPs construction, and lots of recycled and renewable materials. Perhaps the most shocking aspect is that they actually look to fit into the surrounding neighborhood in terms of scale, site plan, and design [gasp]. The location is pretty sweet, providing easy access to transit, bike lanes, and a stone's throw to a neighborhood center.  See?  Density doesn't have to be a dirty word.

• Your Floorplan & Elevation fix after the leap [pdf]>>>
• The Abbey - 15th and Ivory [GMAP]

For Sale: Pioneer Park Place Condos hit the MLS

What to do with an old convalescent home on the lower South Hill?  How about some affordable condos?  Community Frameworks, an affordable housing developer, is bringing the vacant 1950s structure kicking and screaming into the current century with a complete remake.  Renderings of the building at 424 W. 7th Ave. show ample glass, more windows, and balconies to take advantage of the view north towards downtown.  Four floors with what looks like 6-7 units per.  The two bed one bath listed is asking $206K, while the 1 bed-1 bath is seen wanting $152K.  Lower South has a pulse people.

• Listing: Pioneer Park Place Condos [MLS-Windermere]

Question: Can low income housing and innovative design coexist?

Over in the Chief Garry neighborhood Habitat for Humanity is putting the finishing touches on one of their recent "Blitz Build" projects.  The idea is to construct a project in a rapid time frame (usually weeks).  This project was a nine unit development.  Habitat is one of our favorite charitable organizations and worthy of support.  The question is, looking at this project can the goals of low income housing be achieved with innovative and compassionate design?  Are they completely separate and unattainable outcomes?

Samuel Mockbee approached the same question in rural Hale County, Alabama starting back in 1993.  As a professor of architecture his 'rural studio' brought architecture students to the county to design and build homes for needy residents in what is one of the poorest areas in the country.  The designs are innovative, push the envelope, are built very cheaply, but they're also 'noble', as he put it.

This discussion is a fine line to be walking.  But given that there is a tent city not four blocks from here, it's a timely topic.  The need for low income housing is essential, but visiting the site yesterday and seeing how it turns it's back on the neighborhood, how it isolates rather than integrates into it, makes us wonder what the outcome will be in 5, 10, or 20 years from now.

MetroSpokane Sneak Peek: FOX Theater Unveiled

Be sure and GET FLASH...

The last time we were in the FOX was just prior to the start of the restoration work.  The upstairs theater walls had been removed and for the first time we were looking at the space as it had been designed in 1931.  So when we heard that on Saturday night a reception for donors was taking place we had to be there to see for ourselves the results of these past few years of restoration work.

We were floored by what we discovered.  In no uncertain terms the restoration of this theater is staggeringly beautiful.  From the art deco murals to the jaw-dropping sunburst light fixture the space is amazing.  For anyone who is a fan of architecture, Spokane's history, or even if your only connection is a $1 movie you saw there in 1998, you must see what a gift our city has been given by way of this restoration...and then donate.  Here's to Spokane, turning the corner.

• Event - Community Day at The FOX - Sunday November 18th - 12PM - 7PM
  

2007 Spokane's Best Vacant Lots - Got Dirt?

[Image courtesy of mrpain via Flickr ]

Once again it's time for our annual Best Vacant Lots edition of Metro(Spokane) where we highlight the best vacant lots our CBD has to offer.  We're happy to report that on two of the lots we profiled over the last two years there has been some activity.  First, Kendall Yards, profiled in 2005's edition is finally turning basalt dirt-a no brainer there.  However, last year's edition had us looking at vacant corner lots, and while not much has happened on any of them at least one is for sale - NE corner of Division and Riverside!

This year though we look at that rarest of vacant lots in the CBD - the vacant dirt lot.  What?  Dirt lots in the CBD?  You had better believe it, and they are beauties.  Here is the criteria we used in our flawless analysis:

• The lot(s) must have been vacant for at least 5 years
• The lot(s) must exist in Spokane's CBD
• Can't have been nominated previously
• The lot(s) must be less than 1 acre
• The lot(s) must be dirt

We've identified our top three collections of parcels in no particular order, so let's go!  Leave your thoughts in the comments section below.

NOMO First Look: YMCA/YWCA Central

NORTH MONROE - Though it isn't available on their website, ALSC does have floorplans and a video playing at YMCA's downtown location showing what the new combined Central YMCA/YWCA will look like.  Located on the site of the former Big Bros Bingo Building (how's that for alliteration?) at 930 N. Monroe, the two story complex will be...large...consuming much of the 3.5 acres between Monroe and Lincoln.  Video renderings reveal a rooftop event garden, a large glass entry, and what appears to be a better street-side than the current building.  Can't say we'll miss the big baby-blue bingo hall.

Gasoline Alley Country Club...wha?

All sorts of interesting projects are popping up in the West Plains.  Take the Gasoline Alley Country Club for example.  Starting at a mere $80K you can buy a deeded non-residential car-condo to store your vintage auto.  According to the website, the club will be:

"an immediate time travel to those fabulous 50's in America-the days of cool rides, rock n' roll, malt shops, and a true sense of community...The community will be developed in the 'town square' design, with a community center replicating the 50's malt shop at the center with each condo garage facing the malt shop."

Located out near the airport, units begin at 24'x28'.  Why stay in the city when you can pretend? 
[Poodle skirt not included]

Kendall Yards - Controlled Explosion Goodness

For the past two years the big development story around here has been all Kendall Yards, all the time.  First came the cleanup, but only recently the dirt started moving for site prep and in a big way.  Beginning last week, much of the 'former' basalt outcropping was systematically dismantled.  To ease the task, a little TNT was used to get out some of the more stubborn stuff.  The video above was taken from what appears to be the vantage point of the health building.  Wait for the slo-mo replay at the end.  Those Black Rock folks mean business.

• Video: Controlled Explosion at Kendall Yards

Conversion Bliss: Manito Court

There's a particular style of apartments that sprouted up in established neighborhoods across the city during the 1970's.  Cladded in a beige rock-like sheathing with bulbous patios, teardowns of existing housing must have been an inexpensive option.  Now after 30+ years they're getting a new lease on life as condo-conversions.  The latest one we've spotted, Manito Court, is on Grand Avenue four blocks south of (your guessed it) Manito Park.  There's a frenzy of remodeling activity going on here as all fourteen units appear to be getting the ol' 'fix-it-flip-it updates'.  The new landscaping is so fresh you can see the seams in the freshly laid lawn.  Passing by, an interesting integrated stainless-steel sign/waterfeature makes it clear you've arrived at Manito Court.  Perhaps the most perplexing additions are the new gated entrances, which mean your car will be safe as you pull into your reserved spot in...the carport?

Kennedy Apartments-Suddenly Ruby St. looks a little better

So how do you help revitalize a tough part of town along one of the busiest arterials in the City? 

1. Drop a few million on a new residential apartment building
2. Invite 225 upperclass-men/women to live there
3. Sit back and watch it happen

What was once Colonial Bowl has been reborn as the Kennedy Apartments-after a fire setback the opening.  Slated for occupation this fall, the presence of hundreds of new students is going to give new life to a neighborhood that is home to a great collection of warehouses.  The building also boasts a Gonzaga bookstore and a cafe on the street level.

Big-Box lessons from Bozeman...

During a recent stop in Bozeman on the way to Billings, MT last week it became clear that not all big-box stores are created equal.  In Spokane and surrounding environs, the typical blah cinder-block wonder under an acre of roof is where we've set the bar.  It's no wonder that the Home Depots in North Spokane and East Sprague in the City of Spokane Valley look remarkably similar.  Set low expectations (all of North Division, the 'Y', and East Sprague), and you'll rarely exceed them. 

According to Bob Gibbs of Gibbs Planning Group, when a big-box developer comes to town they generally have four designs (A,B,C, and D) ranging from unique (or sensitive to local character) to Anywhere, USA, and they are ready to build one of those.  Which one gets built depends heavily upon how much push back the company receives from local residents and officials about design and it's importance.  Retail Consultant Bob Gibbs says as much:  “Cities need to have high design standards for signage, lighting and building design and be willing to enforce those standards,” says Gibbs."

Enclosed malls dead...the future is topless

[Dead Mall courtesy:  CLUI & Steve Rowell]

Malls are evolving.  The old model, last implemented in Spokane Valley in 1997 and refreshed in Northtown in the past few years, is dead.  The future for malls is topless as in "lifestyle centers" and "towncenters" where the offering is not only shopping and dining, but also housing and public areas.  It's all open air baby.

South Perry getting its (in)fill...

In and around South Perry a good amount of infill development has been ocurring on previously vacant lots. Most of the infill so far has been two-family in flavor.  Bringing more people to the neighborhood and buildings on the tax roles is excellent news in our opinion.  South Perry has loads of potential and continues to get better all the time.

Kendall Yards - Dirt Begins Moving on Monday

"It's kind of like preparing to swim the English Channel. We've planned and we've prepared, but today we're jumping in, and now we have to swim this mother."

Marshall Chesrown on what starting the construction phase of a project the size of Kendall Yards is like.

Yesterday the formal ground breaking for Kendall Yards took place and if you missed it, you missed a good one.  Hundreds of people braved crossing Monroe Street at Ide Avenue and gathered around the massive white tent.  Outside, renderings of the development, including some new views of the Phase 1 portion of the project (Monroe to Maple).

Ground breaking in a big way at Kendall Yards Site

Per the Friends of the Falls Site, it appears that Black Rock Development will be having a ground-breaking ceremony today for Kendall Yards.  Considering the heavy equipment they have sitting on site, the big white tent, and the trees, they may be bypassing the golden shovels and construction hats for something with a little more umph!  Nothing like a Komatsu Crawler Excavator or a bulldozer to get the blood flowing.  Let the fun begin.