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A hole in Seattle's downtown development

The stalled Triad condominium project has left a gaping void across from City Hall. Has downtown development lost its cachet?
That giant hole across from City Hall? It's not the only one in downtown.

That giant hole across from City Hall? It's not the only one in downtown. Credit: pDuchamp/Flickr

In the last six months, a considerable amount of ink has been spilled over the plight of Bertha, our famously busted tunnel borer. Due to an unexpected circumstance, I found myself within a few yards of Bertha several weeks ago, gawking at the hole being scooped out in front of the buried behemoth. A clutch of beefy cranes were, just this morning, tending to Bertha like an oversize pit crew. Looks like it will be at least a year before her teeth are fixed and she's ready to chew. 

Five blocks up the hill at Cherry and Fourth Avenue, another big excavation has been stalled for several years. Not a tunnel, but a development site. Six years ago, the Triad Development Company was set to erect a 30-story office building topped with condominiums and a large public space on property owned by the City of Seattle. Then the Recession hit.

Downtown commercial vacancy rates soared, banks stopped financing condo construction and the project was toast. By then, Triad had spent well over $1 million on its plans and a much-valued city permit.

The City has been sympathetic to the circumstances of bad timing. City officials allowed Triad to extend their mutual agreement to build the project until the end of 2015. Of course, that’s not all that far off, given what goes into finding tenants to pre-lease the space and the lengthy process of getting financing. In the meantime, the block-long site sits surrounded by plywood walls, frequently festooned with temporary artwork. 

From time to time, the site's James Street gate has been open and it seemed like something was happening. Not so. The City was simply making the property available to other users on a short term basis. The contractor renovating King Street Station used it as a staging area.

Having a full block in downtown basically boarded up during a period of rapid development seems rather bizarre. Less than a dozen blocks to the north, cranes are swirling around in a complete frenzy of high-rise construction. Yet, this prime block seems to languish.

Brett Allen of Triad blames those pesky banks. Despite the booming commercial real estate market and the rapid rise of rental apartment towers, banks still snap their checkbooks shut whenever someone proposes condos. One Seattle developer is having to use his own money to build a condominium project, a practice almost unheard of in the world of U.S. real estate.

Allen is actively wooing offshore money, including Chinese investors, who are not tied to the convoluted U.S. financing system. So far, no bites. But he remains hopeful that there will be a deal soon; after all, Seattle is in the national spotlight as one of the most dynamic urban centers in the country.

Just a block from Triad's hole in the ground is another site awaiting a major development project. The Daniels Development Company's plan for a tower at Fifth and Columbia was knocked flat by the Recession as well. And now, a couple blocks down the hill, Greg Smith has ambitious plans for a super tall tower at Second and Columbia.

Is there really a demand for three high rise office buildings in the same area?

Possibly one. Maybe two. But three? Unlikely. It's going to be a game of who gets to go first, with more than one loser in that contest. It's very hard to get financing for a building without large tenants that have committed to occupy the space and pay the rent. Seattle’s boom has been largely driven by the space that Amazon has been gobbling up at an insane pace. But things are gradually changing and other companies are looking to relocate or expand.

The question is will they look for opportunities in Seattle’s traditional downtown core, or will they gravitate towards the shiny and new in other parts of town?


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Comments:

Posted Wed, Jun 25, 7:59 a.m. Inappropriate

Opportubnities? Citty?

Spell check, please.

CP

Posted Wed, Jun 25, 1:36 p.m. Inappropriate

The FIRE industries this neighborhood has traditionally relied on aren't growing much, but there seems to be a constant inflow of new-economy and creative firms.

Any big public/private speculative job will be tough. You have to promise a lot to win it. Then the promises become a big hurdle that makes the project more difficult to move forward. It might be smart for cities to deal with their excess sites this way, but it only works easily in a great economy. Sometimes things work out better if they just sell the site outright, even if the tradeoff is less control. Of course, if Triad finds financing or a tenant, the residential part is a slam dunk and it would be great to have public space in such a key spot.

The south CBD has been moving more slowly than the north, but it's making progress. For starters, a number of existing office buildings have been getting fuller. If 5th & Columbia starts this summer, that's another hotel. Pioneer Square and the waterfront are already showing signs of a north-type boom period.

mhays

Posted Thu, Jun 26, 9:58 a.m. Inappropriate

You forgot to mention the new Rainier tower! Soon to be the city's second tallest. They seem to be pushing that through before anyone else has a chance, and if anyone can get the financing it's the UW.

idiot206

Posted Thu, Jun 26, 2:44 p.m. Inappropriate

Yup, development is basically controlled by big finance. Remember those folks who brought the world economy down? Or 1%-ers who can just self-finance. No-it is not your neighborly architect or construction company. Remember to follow the money.

Posted Sat, Jun 28, 2:24 p.m. Inappropriate

The new "open" Waterfront could be a game changer for housing and retail developments in south Downtown, particularly along First and Western, but also further east.

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