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Columbia City's Neighbor News |
new development proposed on Edmunds
A Columbia City architect and developer are proposing new townhomes for the corner of 39th Ave S and S Edmunds. Six new homes fronting on 39th, with parking at the rear from an alley entrance.
Take a look at the design packet. The design team is looking for flexibility to do things the Land Use Code might otherwise prevent, like moving the front doors closer to the sidewalk and putting open space on rooftop decks. That flexibility helps to fit with neighborhood character, but it also gives neighbors a chance to weigh in.
This is Administrative Design Review, which means a Design Review Board isn't involved and there won't be any public meetings. But you can comment on the application directly to City staff. The land use planner is Holly Godard.
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For once, I'm feeling kinda jazzed about new townhomes. Too often we get the standard six-packs with the lop-sided overhangs, the cattle-pen yards, and the driveway-dominated streetscape. I think this proposal fits that corner better, so I sent in these comments:
Rob Mohn just emailed me this:
Here's DPD's Early Design Guidance for this project.
Next the architect will file a permit application. I'm looking forward to seeing those drawings.
well I'm actually befuddled by this. Whether or not its a nice design, we seem to have unsold townhomes all over Columbia City—-why do we need more vacant properties? I actually went into the ones over by the Edmunds light rail station and was flabergasted by how tiny the rooms were. I can't imagine who would pay so much money for a townhome that wtih bedrooms so tiny, they barely held a double bed. And given how many are still sitting empty, I guess I'm not the only one wondering.
I like townhomes, I like compactness but it seems a shame to tear down a nice single family home just to build six more to sit empty.
That's a valid question, just not one we get to answer. Unless there's something to require the preservation of that little red house (and there isn't), then it's up to the owner. Like SDO says, I imagine they're looking ahead, thinking the residential real estate market is bound to pick up again someday.
How they design that new building — that's where we get to weigh in. And I do think good pedestrian design makes a difference in whether it draws in new neighbors.
I'm just as perplexed by today's price tags on so much schlocky new construction, especially considering how much of it stays vacant. I'd enjoy some insight into the balance sheets that drive it all — how long can a developer carry these homes before they eventually drop the prices?
I too like the design of this, and I echo the sentiment that those ugly, overhang 6-pack designs need to be shelved forever.
3monstermama - They're not being built to be vacant. If the developer is willing to get on the financial hook, and a bank is willing to lend them money, the expectation is that someone will buy them. Granted, a lot of stuff came onto the market when that market was really slow and things have stayed around longer than anyone involved would like. Don't think that it'll be that way forever. We've got a lot of people moving here that will need places to live. The excess supply will eventually go away. And it takes some time to go from design to occupancy - you start now to sell in 1.5-2 years.
I am the first to point out to folks that it seems many people want to move to Columbia City these days, even with the downturn, but I'm a little concerned at the amount of unsold real estate. We have people on our block doing improvements to their homes and financing is tough with property values so low. The glut in unsold property and the distressed sales are hurting equity and making it tough to get financing to make things in the neighborhood a little better.
The design is nice, and I am generally pro-density in areas like Columbia City. It increases the number of people on the street, walking, frequenting our great local businesses, etc. But the proposed increase in house stock is worrying during a time when it appears difficult to sell existing stock.
Luckily new developments won't be competing with existing stock, since it will be completed and sold in the future.