Four new luxury lofts join downtown residential roster above Nudo and Fire

Four new luxury housing units have been added above Nudo and Fire on West Sprague in downtown Spokane. (PHOTO: Tony Roslund/HDG Architecture)

In terms of number of units, it’s not a very large addition, but four luxury, high-design new housing units have been added above Nudo and Fire at 820 W Sprague in downtown Spokane.

On paper, this development might not seem notable, especially due to its small size and luxury price tag. But it seemed worthy of sharing, mainly due to its beautiful design. Architects and interior designers at HDG Architecture have crafted a luxurious set of modern, airy spaces which exude all of the sophistication you would expect of a big city, without losing the authenticity, character, and charm of Spokane. And of course, this being HDG, there are some special flourishes which befit their status as one of our region’s most recognizable design firms.

Jump after the break for more photos and details.

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College Avenue Apartments quietly rise just north of Kendall Yards

College Avenue Apartments, designed by Spokane-based HDG Architecture, will include 27 new apartment units. (PHOTO: HDG Architecture)

Just north of Kendall Yards, a new apartment building, the College Avenue Apartments, is rising out of a former vacant lot. Located on the 1300 block of College Avenue, this high-design building will feature 27 apartment units totaling roughly 33,000 square feet. Designers at HDG Architecture say that a strict budget resulted in a clean, simple design for this wood-framed development. And indeed, constructing the building to the street and including bike racks and other pedestrian-oriented amenities will certainly be appreciated in this urban environment.

We visited the site on Sunday, and have construction progress photos below.

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Could Spokane land Amazon’s second headquarters?

Over the past decade, South Lake Union in Seattle has developed into essentially an entire neighborhood centered primarily around Amazon and its employees. With the announcement that the e-commerce firm would like to set up a second headquarters, could Spokane be a competitive option? (PHOTO: Wikimedia Commons)

Yesterday morning, Amazon announced that it would seek proposals from communities for a second headquarters, roughly equal in size to its South Lake Union campus, to be developed somewhere in North America. The e-commerce giant, which recently completed its purchase of natural grocer Whole Foods Market, intends to spend as much as $5 billion to develop a 50,000-employee campus outside of its Seattle base. In an unusual move, instead of searching privately for a suitable location, the company has opened a formal Request for Proposals from interested communities.

Naturally, communities from Los Angeles to Baltimore have already started throwing their hats into the ring for the massive investment. As is typical, this got us thinking. Could Spokane launch a credible bid?

First, let’s look at Amazon’s high-level requirements.

The firm is looking for collaborative bids from metro areas, and has a preference for areas with more than one million people, a stable business environment, strong talent attraction, and big thinking. While Spokane does not meet the first criteria (the Spokane-Coeur d’Alene Combined Statistical Area has a population of about 700,000, and that stretches “metro area” to breaking point), arguments can be made that the other requirements can be met. The Spokane area certainly has a history of big thinking, having boldly pushed for and hosted a World’s Fair in 1974, against all odds. Its beautiful natural environment, strong quality of life and recreational opportunities, and low cost of living are certainly attractive assets. And observers say Spokane’s economy stays relatively stable even during recessions. Area leaders from Coeur d’Alene to Spokane cite business satisfaction as a major priority.

Next, let’s dig deeper. Amazon cites a number of priorities and key decision drivers in selecting a site location.

  • Site and Building Location. Amazon keeps it relatively vague, looking only for “the best buildings available”––whether redevelopment site, public-private partnership, or a greenfield area. In Spokane, while a decade ago Kendall Yards would have been a stellar choice, today we could focus on the South University District. With a new pedestrian bridge under construction, abundant vacant and redevelopable property, and a new Avista project in development, this area has the makings of a great urban neighborhood. If the property acquisition and consolidation can be properly managed, it has the potential and space––Amazon or not––to become our South Lake Union.
  • Capital and Operating Costs. Spokane has a leg up on the larger communities: comparatively, it’s quite cheap. Our energy costs are below the national average, and building costs are low compared to coastal cities. Washington State is generally more expensive than other states, so any bid would require a state-level partnership.
  • Incentives. Spokane has a basket of limited incentives it can offer, but localities are generally constrained in Washington State, and without a port district we have very few powerful options. Meanwhile, any successful bid would have to win out over incentive-rich states like Texas and Georgia. So for Spokane to have a competitive application, it would have to leverage state-level partnerships and potentially even legislative action.
  • Labor Force. 50,000 employees is a lot––especially somewhere like Spokane. Is our labor force workable for a high-tech firm like Amazon? At present, probably not, although our education system has strong points between WSU, EWU, Whitworth, Gonzaga, and UI. To balance out this broadly negative point, combined with Spokane’s relatively small size, Spokane could latch onto a statewide proposal in cooperation with cities like Seattle, Bellevue, and Tacoma and instantly gain access to a wider talent pool which craves Spokane’s lower cost of living and strong quality of life.
  • Logistics. Spokane has all the basics––easy access via I-90, a major rail hub, and abundant direct flights across the West Coast to Seattle, the Bay Area, and other locales. We’d lose points on lacking nonstop flights to the East Coast, including New York and Washington, D.C.
  • Time to Operations. Revamping the Avista Development proposal for the South Landing of the pedestrian bridge could be a way to expedite construction. Given that Amazon wants at least 500,000 square feet for Phase I, additional property would need to be assembled and entitled, which would take additional time.
  • Community Cultural Fit. We’d gain points on our universities and commitment to education, as well as our history of big thinking. We’d lose points on workforce and cultural diversity, and we’d probably lose a few points on business climate among elected officials. While most would be nominally on-board, some fringe elements (see: Matt Shea, Spokane Valley City Council) could raise questions.
  • Quality of Life. We’ve touched this already. It’s great!

So would Spokane be able to put together a competitive proposal on its own, with cities like San Jose, Los Angeles, Chicago, and Baltimore in the running? Probably not.

But a statewide proposal focused on expanding and retaining Amazon, potentially leveraging sites in Seattle, Bellevue, Tacoma, Vancouver (WA), and Spokane, could be difficult to beat. This would allow the Washington State government to assist in incentives and by utilizing tools not available to localities. It would also distribute the benefits of any such development across the state rather than concentrating them in already-prosperous areas, like Seattle. Anchored by strong transportation infrastructure, such as the expanded Seattle transit system, an expanded I-90, and potentially even statewide high speed rail, even residents outside of Amazon employees or Amazon-adjacent employees could see considerable benefits.

In Spokane, this could mean a smaller campus of 10,000 – 25,000 people in the South University District, with the remaining employees split among localities across the state. Bellevue (which recently received a major Amazon expansion), Everett, Tacoma, Vancouver (WA), and Seattle are all credible choices.

Is it bold? No doubt. It throws out the rules of the Amazon RFP process, creating a campus structure for Amazon more like a state university system (for example, WSU has locations in Pullman, Spokane, Everett, the Tri-Cities, and Vancouver) than a tech company. But it’s sufficiently creative and interesting that it wouldn’t be tossed out of hand.

Is it unthinkable? No, it isn’t.

If our area economic development officials are watching the hoopla over Amazon HQ #2 with envy, looking on as communities with more than a million people excitedly launch bids, they should hop on the phone with communities like Seattle, Bellevue, and Tacoma. They should call up the Washington Department of Commerce and our state legislators. Amazon is an important firm to our state, no matter how you feel about it, and the HQ #2 process puts all of that at risk. What better way to double down than to collaborate with communities across the state?

SHARE YOUR THOUGHTS: What do you think? Should Spokane launch a bid for the new Amazon headquarters, either on its own or with partners from across the state? How important is Amazon to the statewide economy? Do you see it on the level of Boeing or Microsoft? In Spokane, where would you put a new Amazon campus? Share your thoughts on Facebook, on Twitter, in the comments below, or in person. We love to hear from you!

Spokane’s latest Comprehensive Plan punts on major land use issues, guts Complete Streets

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Last year, Seattle City Council voted to approve Seattle 2035, that city’s largest Comprehensive Plan update in decades. The document has been cited as a bold, visionary model for other regions. (PHOTO: City of Seattle via The Urbanist)
Last year, Seattle adopted a bold, transformative Comprehensive Plan they called Seattle 2035. In addition to recommitting to a growth strategy that places most new housing and jobs in mixed-use urban villages, Seattle’s new Comprehensive Plan makes transit-oriented development near future Link light rail stations a policy priority and begins a transition toward parking maximums and the use of new, more relevant, and transit- and pedestrian-focused metrics to evaluate new projects. In many ways, despite taking nearly two years to write and pass, the document expresses a strong, cohesive vision for Seattle’s future––one that recognizes its status as a city that will welcome 120,000 residents by 2035. It also adopts racial and social justice standards that have already become a national model.

Spokane is not Seattle, but it too has been revising its Comprehensive Plan through what it calls the Shaping Spokane process. In fact, the City is at the tail end of the process, and City Council is expected to vote on the update next week. Unlike Seattle 2035, however, despite four years of deliberations––almost twice the time it took Seattle to write a model Comprehensive Plan––the Spokane equivalent, Shaping Spokane, punts on most of the major development and planning issues facing our city. And in at least one case––that of our hard-won Complete Streets ordinance––it does critical damage.

THE GOOD

First, let’s acknowledge that the Shaping Spokane plan does some good things. For example, it adopts a housing policy which clarifies existing rules on accessory dwelling units (ADUs), encourages mixed-income housing opportunities where possible, and clarifies existing language on housing quality. The document even includes an “affordable housing requirement” policy which essentially encourages the City to develop a mandatory inclusionary zoning program. Many pieces of the Transportation chapter contain strong endorsements of public transit and frequent transit in particular.

THE BAD

First, let’s note that this is not a full-scale update; city staff call it a “mid-cycle revision,” and a more in-depth process will have to wait until the next update. But given that this revision took four years, I would have expected stronger progress from City Hall. As has been typical of recent Spokane history, the Shaping Spokane document does not set out many major steps toward implementation, preferring instead the passive route of “whatever happens, happens.”

Centers and Corridors, for example, have languished despite being Spokane’s attempt at pedestrian-oriented urban districts. Jim Frank of Greenstone, the developer of Kendall Yards, has famously said that the type of development underway in that urban district would not be possible without the Kendall Yards Planned Unit Development agreement. Indeed, some developments flout the zoning guidelines to such an astonishing degree that casual observers have to wonder whether developers think they’re getting away with some clever ruse. The Target in Southgate, the first implementation of Centers and Corridors on a greenfield development, is a sea of surface parking surrounding a single use––big-box retail. And another development on the KXLY site across Regal is set to get underway soon. Are our City’s planners considering these high-profile land use planning failures when writing Shaping Spokane?

Shaping Spokane doesn’t make a serious effort to place Spokane at the forefront of livable cities across the country. No major actionable objectives and metrics for success (i.e. 100,000 sq. ft. of new affordable housing development) on core issues. No real talk of parking maximums, of reductions of parking requirements which make projects exorbitantly more expensive for little real benefit. No changes that could make affordable rental housing easier and less costly to build. No discussion of municipal fiber, despite much of our city lacking access to affordable internet service due to the Comcast monopoly. No big push for policy aimed at the future of transporation technology (driverless vehicles). Nothing aimed at reducing setback requirements, no major updates to the development code. No bold pushes––they’ll have to wait until the mid-2020s(!), by which time we’ll be well behind our peer cities.

Perhaps most critically, under the guise of economic development, the Comprehensive Plan attempts to gut our hard-won Complete Streets ordinance. Under the Shaping Spokane plan, City staff would be allowed to essentially submit projects at their sole discretion to the 6-Year Street Program, where they would jump the list over other qualifying street projects and would not be subject to Complete Streets requirements. Under this Comprehensive Plan update, City staff vaguely assert that “[these projects] will typically address only the most pressing transportation elements first with other integrated elements added over time.” In other words, features like sidewalks, transit elements, and bike lanes would not be constructed as part of a “Roadway of Significance”––they’d be added at a later date.

The only problem? Shaping Spokane sets out no metrics or guidelines for this provision’s use. The wording is so vague that nearly any project with some form of economic benefit (the provision does not set a dollar amount or number of jobs such investment would support) could be named a Roadway of Significance, and there would be no timetable for full build-out of Complete Streets elements. Even if current City staff may care about sidewalks and bike lanes, and fully intend to construct them at later dates for these projects, we don’t know what future City staff would do. The Comprehensive Plan is meant to transcend staffing changes and personnel moves. That means that effectively, this provision could eliminate Complete Streets––and all the sidewalks, bike lanes, transit stops, and ADA curb cut-outs it requires––entirely. It is so poorly written that the only solution that would completely eliminate the risk of abuse on the part of City staff would be to strike it entirely.

MOVING FORWARD

So here’s what you can you do to voice your concerns with this process, express a desire for a bolder, more comprehensive strategy in the next Plan Update, and support Complete Streets/oppose “Roadways of Significance.”

  1. Attend the next City Council meeting. The Comprehensive Plan update hearing will take place Monday, June 19th at 6:00pm PT in the City Council Chambers at City Hall. Attend the meeting, voice your concerns, and speak your mind with Council.
  2. Email City Council with your thoughts. Locate your City Councilmember here. Share your thoughts on this Comprehensive Plan update––in particular consider the gutting of Complete Streets in this draft.

Shaping Spokane will pass in its current form if there is no major opposition from the public. But we hope that you will consider attending the Council meeting or emailing your Councilmember––at the very minimum to eliminate the absurd “Roadways of Significance” provisions in this Comprehensive Plan update.

At the end of the day, most of Shaping Spokane is status quo for Spokane, which isn’t a tragedy. But it is a major abdication of regional leadership and a significant missed opportunity to lead the way into a more urban, walkable, and mixed-use future. If we don’t step up soon, and lead the way on sustainable planning, affordable housing, walkable urban districts, and convenient transportation, we will continue to watch other cities pass us by––and sadly, we will fall further and further behind.

SHARE YOUR THOUGHTS: What do you think? Is this Comprehensive Plan a step backward or forward for Spokane? Do you think we should be thinking more boldly about the future of our city? Do you think we need updates to Centers and Corridors or to Complete Streets? Share your thoughts in the comments below, on Facebook, on Twitter, or in person. We love to hear from you!

Stellar adaptive reuse of the former Wonder Bread Building proposed

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Wonder Spokane, LLC has proposed a massive adaptive reuse of the former Wonder Bread Building on the North Bank of the Spokane River. The proposal would add a mostly-glass third story to the building and inject a market hall into the first floor, with office space above.

Here’s one I just couldn’t wait until Monday to share. Wonder Spokane, LLC has proposed a stellar, game-changing adaptive reuse of the former Wonder Bread Building on the North Bank of the Spokane River. The 111,000 square foot former bakery sits at 821 W Mallon Ave, directly across from the Spokane Arena. At its peak, the plant produced 500,000 pounds of bread products each week, until it closed in 2000. Now the investors of Wonder Spokane, LLC, apparently led by Denver lawyer and businessman Pete Mounsey, believe the building can be a promising site for redevelopment, as they’ve applied to attend a Pre-Development Conference* with the City.

Their version of the Wonder Bread Building would see it completely transformed and restored, adding a partly-glass third story and other unique amenities. The first floor of the historic building would occupied by a market hall concept much larger than Spokane’s only other existing market hall, Saranac Commons. The second and third floors, meanwhile, would be occupied by leasable office space, with an event space and rooftop patio on the third floor. In addition to the redevelopment of the historic building, the developer proposes an attractive-looking parking garage with two completely separate retail spaces on the west (Lincoln St) side. The sum total of these investments would be a complete revitalization of the North Bank of the river and significantly more life on this crucial corridor connecting the Spokane Arena with Kendall Yards. We look forward to hearing more details as the developer shares its plans.

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Otis Hotel micro-apartments in early-stage development

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The former Otis Hotel building, along with the Commercial Building next door, is one of the final missing links in the redevelopment puzzle along the East End. A number of projects are proposed or underway in the growing downtown district. (PHOTO: historicspokane.org)

The former Otis Hotel, located at 110 S Madison in Spokane’s West End, has been vacant since 2007, when the low-income residents who then called the building home were evicted (often in not-so-great circumstances) to make way for a new condo development. Ultimately, that condo development failed in the recession, and ownership passed from investors to banks and back again.

Now, it again looks like a developer is exploring redeveloping the property. While at this point the developer is unknown, ZBA Architecture, which perhaps most famously served as the architect for the Community Building/Saranac remodel, has attended a Pre-Development Conference with City staff. The Otis Hotel project would remodel and modernize the former SRO units on the second through fifth floors into studio and one-bedroom apartments at a total construction cost estimated at $4.5 million. With floor plans ranging from 250 to 510 square feet, and ultimately as many as 100 apartments occupying the building, it’s safe to classify the project as a “micro-apartment” project. The first floor would likely see remodeled retail space.

Indeed, while the pre-development conference includes no construction timeline, and a Pre-Development Conference is not a building permit application, we should take this news as confirmation that there is significant interest in redeveloping the former Otis building.

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Major new mixed-use housing development proposed in the University District

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The developers behind the 940 North student housing building are back at it with the “University District Apartments” building, proposed for 230 N Division on the East End of downtown Spokane. The six-story building features significant architectural interest first-floor retail. (PHOTO: spokanepermits.com)

Last year, we heard that a developer was interested in constructing a 26-story condo tower at 230 N Division St, a former auto shop on a prominent site at the edge of the University District and the East End of downtown Spokane. The proposal seemed to be as serious as any in technical terms (planning documents featured relatively detailed architectural renderings), but unrealistic given the relative distance from the city’s central core and the not-altogether-great history of then-involved developer Lanzce Douglas.

Now, a new developer has submitted a Pre-Development Conference for a major development at that site. University Housing Partners of San Clemente, California already developed the already-popular 940 North project on Ruby. Now, the firm has proposed a six-story mixed-use project featuring five floors of housing aimed primarily at WSU Spokane and EWU Spokane students. The $20 million project would include 12,000 square feet of retail along both Spokane Falls Boulevard and Division Street, a critical factor in engaging the street level. 100 parking spots would be tucked behind the street as we suggested in our post on the original proposal for this site. And renderings (more after the break) feature significant architectural interest and color.

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A closer look at three important ways to improve the Jensen-Byrd District plan

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This is the site plan for the Jensen-Byrd District, as proposed by JB Development, a partnership between Wally Trace and McKinstry. A few changes would dramatically improve the development plan for the site, making it more inviting for the next fifty-plus years. (PHOTO: jensenbyrd.com)

When the Jensen-Byrd District plan was revealed in full for the first time last week, we rightfully noted the spectacular form and scale that the plan took. At 250,000 square feet, it’s the largest downtown Spokane development in nearly a generation. And by including space well-suited for high-tech and biotech companies, it could mark a turning point in Spokane’s overall economy.

But it’s important to note also that the site plan has some significant pain-points, challenges which we expect to be resolved before the developer is granted a building permit. It’s easy to forget that once a building is built, it’s likely to remain there for at the very minimum, fifty years (well, most of the time). That’s why we need to ensure that this development is held to a high standard: the University District is intended to drive Spokane’s economy in the 21st century and beyond. To create a place fit for the next fifty-plus years, we need to do better than the current plan. Here are some concrete steps to making that happen.

1. Create a better, more inviting, and more distinct north landing for the University District Pedestrian Bridge. In the current plan, a pedestrian crossing the bridge northbound will land facing the parking garage, where it’s unclear whether there will be a clear path forward to the Jensen-Byrd Building itself. At this landing, there should be some wayfinding information, as well as other active space, such as retail on the first floor of the parking garage. Imagine an inviting cafe or coffeehouse with outdoor seating and programmable space. There should also be an easy path through the parking garage to the Jensen-Byrd. (It appears that there may be an alleyway of some kind for this purpose; how could this alley be made more inviting for pedestrians? Overhead lights? Restaurant space a la Mizuna?)

2. Develop a phased master plan for the overall site, including development for the surface parking lots included in the current site plan. There’s zero justification for the surface parking lots to remain on the site plan, given the 450-space parking garage included in the first phase. This land would be better put to use in the interim as open space or public parkland; in the future, it should be developed to support the continued growth of the University District. As of now, however, we don’t know when or whether that will happen. This planning and building approval process should include specific planning for these sites.

3. Repave the section of Main Street in front of the Jensen-Byrd Building with brick, and close it to vehicles, to create a more inviting pedestrian landscape and a plaza of sorts for events and special occasions. Even if the street is not closed to vehicles, it would be more vibrant, more interesting, and more programmable if paved with brick. Imagine Friday food truck gardens or Saturday farmers’ markets on this site. Paved with brick, this could become a huge selling point to any potential tenant of the Jensen-Byrd District development.

Overall, these three changes could go a long way toward improving the Jensen-Byrd District plan. It’s unclear what degree of flexibility to public comment the developers will have, but it’s worth a shot. Fortunately, it’s likely that design review will be required for this project. We will share information on public comment when it becomes available.

In the meantime, your best bet to offer feedback for the project is to use the comment form on the development’s website. Be sure to select “other” for the contact category so it’s directed to the right people. Perhaps we can make a difference in improving this project.

SHARE YOUR THOUGHTS: Would these improvements help improve the Jensen-Byrd District plan to make it more future-proof and vibrant? Would you approve of a better connection from the Pedestrian Bridge, given the large amount of public funding going to that project? What about brick paving for Main Ave? Share your thoughts on Facebook, on Twitter, and in the comments below. We love to hear from you!

 

BREAKING: Massive 250,000 square foot Jensen-Byrd District promises adaptive reuse, space for tech/biotech companies

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If everything goes as planned, by 2018, the Jensen-Byrd Building in Spokane’s University District will grow into a mixed-use area of its own, featuring tech/biotech offices, retail, retaurants, and an athletic center over 250,000 square feet. (PHOTO: jensenbyrd.com)

 

Earlier this year, WSU Spokane awarded a contract for remodel and reuse of the Jensen-Byrd Building to a partnership of Seattle developer Wally Trace and the local office of design-build energy efficiency firm McKinstry. We knew that the partners had significant plans for the site, but now we’re getting our first look at the project.

And it’s absolutely spectacular.

Not content to simply remodel the historic Jensen-Byrd warehouse, JB Development will develop a massive, 250,000 square foot adaptive reuse of the main building and the Pacific Produce Building and construct a new 442-space parking garage, a 50,000 square foot retail and fitness center, and an 84,000 square foot mixed-use tech/biotech office building. The result will be what they are calling the Jensen-Byrd District. Aimed at tech and biotech companies, the buildings will feature the large floor plates, modern data connections, and retail amenities that large companies expect, but which don’t exist at this point in our city.

In other words, if marketed correctly, these two buildings could help Spokane land a major tech or biotech tenant. It’s a dream that’s been building for a while, with significant investment in the University District (including the Pedestrian Bridge, expected to be complete in 2018) in pursuit of attracting private companies. With the right targeted action and marketing, now we have a specific site that could accommodate those demanding tenants.

Jump after the break for more discussion and renderings.

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UPDATE: Land use shenanigans continue as annexation could bring another sea of surface parking to Southgate District

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The conceptual site plan for the South Regal Lumber site from South Regal Street includes a mess of car-oriented retail and another veritable sea of surface parking in an already saturated Southgate District. It’s neither mixed-use nor consistent with a vibrant urban neighborhood district. (PHOTO: Spokane Planning)

Last week, we posted about an absurd land-use situation in Indian Trail that could result in a 1,500-unit housing complex. The post went crazy-viral all over social media. Now we’re back with a similarly-absurd situation at the opposite end of our city, in the Southgate District.

Here, Spokane Housing Ventures, an affordable housing developer with a laudable goal to provide living space to lower-income folks, proposed to annex and re-zone a chunk of its property into the City of Spokane. Spokane Housing Ventures would develop its site into affordable units. Great!

But here’s the problem: the City Council expanded the annexation proposal to include the former South Regal Lumber property. Local developer Cyrus Vaughn would develop this area into several pads for car-oriented commercial spaces, such as fast-food restaurants and coffeeshops, medical offices, and a grocery store space likely focusing on organic products. (Important Update: Despite recent rumors that the proposed grocery might be Whole Foods, this would not square with that retailer’s recent trend toward smaller, more compact, more pedestrian-oriented stores. Whole Foods also tends to prefer more central locations within urban areas. Alternatively, it appears that the retailer in question is actually Natural Grocers, which has recently expanded into the Spokane market with a Northside store.)

In all respects, the Cyrus Vaughn project at the former South Regal Lumber property is a vehicle-oriented development. This despite the fact that the development is located just a block or two from a City of Spokane-designated District Center.

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