PB Elemental Designs Another Gem (Pictures)

Exterior  PB Elemental Designs Another Gem (Pictures)

My love affair with Pb Elemental continues. Check out this incredible design that was recently completed in the Leschi neighborhood of Seattle. According to design-milk.com, it was the makings of a Seattle couple that just couldn’t find what they were looking for. Instead of continuing their search, they bought a tear-down, contracted PB and Modern Shelter and ended up with a gem.

Whats not to love? It has a thoughtful floor-plan and incredible design elements. It comes with 3 bedrooms on 2 levels and a stunning interior. See the pictures below.

Art Stable

Art Stable Exterior Art Stable

Project: Art Stable
Neighborhood: South Lake Union

DESCRIPTION

Art Stable, developed by Point 32, is an urban vertical development in the South Lake Union neighborhood of Seattle. The name “art stable”, is a subtle reference to its previous use as a former horse stable.  Now the site brings a highly formable/adaptable live-work space.  The building is a artful illustration of re-newable design in an urban setting. Both sides of the building offer dramatic visuals including large commercial steel enclosed windows and hand-cranked doors that cover nearly 30% of the facade.  The award winning architect, Tom Kundig imagined the windows carrying on a warehousing tradition of a space that allowed over-sized furniture and art to be moved into the building.  Over-sized windows offer natural ventilation in each individual unit.

Units are designed to accommodate creativity.  Offered in a “shell” form, they are flexible in use and can be situated in many ways.  In addition they are zoned for both residential and commercial use.  According to the Olson Kundig, “the shell and core of the building are built to last over 100 years”.

The building also offers high-efficency energy systems. Geothermal loops were inserted into the building’s structural piles. The result is an innovative and highly efficient radiant heating/cooling system.  The building can also accommodate future use of Solar technology.  Art Stable received a 2011 AIA Housing Award and was named residential architect magazine’s 2011 Project of the Year.

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PICTURES

PROJECT INFO | UCS PROJECT GRADE

ART STABLEINFORMATIONUCS PROJECT GRADE GRADE
ADDRESS516 Yale Ave, Seattle LOCATION B
DEVELOPER Point 32AMENITIES C+
ARCHITECT Olson Kundig PRICE B+
BUILT 2010LUXURY A-
UNITS 6UNIT DECOR A

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Waterfront Landings

Waterfront Landings Exterior2 e1306283467807 Waterfront Landings

Project: Waterfront Landings
Neighborhood:  Downtown

DESCRIPTION

Waterfront Landings located near the Downtown Seattle waterfront is just blocks away from the Olympic Sculpture Park, The Piers, the Seattle Aquarium and Pike Place Market.  The project is comprised of three distinct buildings, The Viaggio(1900), The Lumiere(1950), and The Minato(2000).  Built by Intracorp Waterfront Landings offers studios, 1-bedrooms, 2 bedrooms units. Building amenities include a fitness facility, spa, meeting/party room, guest suite, business center,  rooftop with BBQ, onsite management and security.

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PICTURES

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WATERFRONT LANDING INFO

Waterfront Landings
Built in 1997
3 Buildings
5 Stories
234 Units
Cement/Concrete, Stucco, Wood Exeterior
Pets Are Subject To Restrictions

Banner Building

Banner Exterior e1305662997838 Banner Building

Project:  Banner Building
Neighborhood:  Belltown

DESCRIPTION

The award winning  Banner Building located at 80 Vine Street was built in 1994 and is comprised of 25 residential units with 5-6 commercial spaces.  Koryn Rolstad with the help of Weinstein Copeland Architects conceptualized a multi-use building that would offer live/work space.  Starting in 1991, Rolstad put a team together that would ultimately build one of the more unique structures that Seattle has ever seen.  This AIA award winning project offers residential units on 5 floors of the 7 story structure.

Rolstad has been very complimentary of her architect and partner in the project Ed Weinstein, saying:

“Ed understood what I wanted and made a building that was iconic and changed a neighborhood forever. It is still an amazing project and design – which is admired all over the US and Internationally – I would not have done this with out his visual and architectural language” **

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**sourced from StroupeCondoBlog

One Pacific Tower

One Pacific Tower Exterior  One Pacific Tower

Project: One Pacific Tower
Neighborhood: Belltown/Pike Place Market

DESCRIPTION

One Pacific Tower, built in 1994 is located at 2000 1st Ave just one block from Pike Place Market.

Designed by Curtis Beattie & Associates and developed by Vyzis Development Company, One Pacific Tower was thoughtfully conceived to take advantage of the incredible views that the neighborhood has to offer. It stands 27 stories with 75 units.  Amenities include indoor pool, hot-tub, outdoor terrace, club room, gym and 24 hour concierge. All homes face west maximizing big views over Elliot Bay and beyond.  Floor plans include, studios, one bed , two bed and three bedroom plans.

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Luxury Condo Rental At Olive 8

Olive8 1800 Views  Luxury Condo Rental At Olive 8

Project:  Olive 8
Neighborhood:  Downtown

Check out this new rental listing on the 18th floor at Olive 8. It is on the NW corner of the building with pretty incredible views.  The asking is $4,295 per month.

Unit features include:

  • 2 bed, 2 bath with gas fireplace
  • 1,600sf
  • Floor to ceiling glass
  • Stainless steel gas range and appliances
  • Slab granite counters
  • Custom lighting
  • Stunning views
  • Polished hardwood flooring
  • Custom walk-in closets
  • Master suite
  • Marbled bathrooms w/5 piece bath

I actually like this floor plan quite a bit.  Love the kitchen, the open layout taking advantage of the views and can’t beat the large deck overlooking the city.

Olive 8 1800 views 1 Luxury Condo Rental At Olive 8

CONDOS FOR SALE | DOWNTOWN SEATTLE

Arbor Place Tower

19703 19 Arbor Place Tower

Project: Arbor Place Tower
Neighborhood:  Belltown

DESCRIPTION:

Arbor Place Tower is located in the heart of Belltown at 2nd and Vine. With a Walkscore of 100, little is left to be desired in this 27 story concrete and steel structure. Arbor Place Tower was originally built as luxury apartments and was eventually converted in condominiums by Intracorp (developer of The Vine, Avenue One & The Parc).  Arbor Place Tower has been a popular Belltown tower for years. Built in 1989, this luxurious concrete and steel structure is 23 residential floors of 1 bed, 2 bed and penthouse units. There are four stories of retail and office space and underground parking that services the building.

The best attributes of Arbor Place Tower are the views from most units, the amenities and the stunning rooftop decks.  Amenities include a 24 hour concierge, fitness studio, home-owners lounge, indoor pool, sauna, spa and multiple levels of sun-decks and view-terraces.

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PICTURES:

19703 7 Sky 150x150 Arbor Place Tower 19703 6 Sky 150x150 Arbor Place Tower 19703 5 Sky 150x150 Arbor Place Tower

19703 4 Sky 150x150 Arbor Place Tower 19703 3 Sky 150x150 Arbor Place Tower 19703 2 Sky 150x150 Arbor Place Tower

19703 18 150x150 Arbor Place Tower 19703 17 150x150 Arbor Place Tower 19703 19 150x150 Arbor Place Tower

WALKSCORE:

Just Sold, W1105, View Unit at 2200 Westlake

JUST SOLD

Just Sold 2200 Westlake e1302029988359 Just Sold, W1105, View Unit at 2200 Westlake

900 Lenora St, w1105, Seattle
$286,500
1 bedroom | 1 bath
South Lake Union

we assisted both buyer and seller in this transaction

West facing views of the city, Puget Sound, mountains and more!  Custom finishes, hardwood floors, big windows and phenomenal views. 2200 Westlake is part of Vulcan Real Estate’s master vision of a complete in-city urban village. Amenity package includes, business center, 24 hour concierge, fitness facility, community room, grand lobby, game-room, terrace, sun-deck and high-security.

Learn More About 2200 Westlake:  Project Details

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Jeff J Reynolds 206.794.1118
jreynolds@urbanimg.com

UCS Just Sold, W1105, View Unit at 2200 Westlake

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910 Lenora6 150x150 Just Sold, W1105, View Unit at 2200 Westlake Needle.view  150x150 Just Sold, W1105, View Unit at 2200 Westlake Exterior2 150x150 Just Sold, W1105, View Unit at 2200 Westlake 910 Lenora10 150x150 Just Sold, W1105, View Unit at 2200 Westlake 134 150x150 Just Sold, W1105, View Unit at 2200 Westlake 131 150x150 Just Sold, W1105, View Unit at 2200 Westlake SouthLUT 150x150 Just Sold, W1105, View Unit at 2200 Westlake 087 150x150 Just Sold, W1105, View Unit at 2200 Westlake 149 150x150 Just Sold, W1105, View Unit at 2200 Westlake 088 150x150 Just Sold, W1105, View Unit at 2200 Westlake

How Amazon.com Changed A Condo Auction

Amazon Gallery Office Tower How Amazon.com Changed A Condo Auction

It has been reported that the Gallery “Auction” that turned into a one-day sales event ended with 8 sales averaging discounts of $.88 cents on the dollar.  The developers website has called it a “Successful One Day Event”.  The success of the event is a matter of opinion.  I think what is much more fascinating is the last minute change to the auction format.  News broke Friday, March 4th, that the auction format was changed to a “Buy Now” sales event.  So the day before the auction, prospective buyers had to re-think their strategy if they were going to purchase a unit at the 13 story, 233 unit building.  From personal experience, there are weeks of preparation that goes into pre-auction prep.  It takes time to tour the units, commit to the financials and to prepare for the potential outcome of a bidding war with other competitors.  So why did they change the format the day before the auction?

The easy consideration is that the “demand” simply wasn’t there for a successful event. As I mentioned and cautioned in a post in early February this was truly a sale of 25 studios.  Open one bedrooms are really just studios; period.  Demand was always going to be an issue as this type of floor plan does not work for everyone.  I don’t really believe that the “demand” was the only reason for the 11th hour change in format.

I think the biggest contributor was the 460,000 square foot lease signed by Amazon.com.  It was press released on Friday/Saturday and was highly covered by major news sources over the weekend including CNBC, Yahoo business, Business Wire and many other national and local publications.  So what does an office tower, Amazon.com and the Gallery have in common?  Schnitzer West is the developer owner of both the 1918 office tower and the 233 unit Gallery Condominiums.  Even if demand was the biggest issue, being flush with cash on a lease that nearly occupies the whole 36 story structure built in 2009 doesn’t hurt.  In fact the Amazon lease alone was nearly 70% of the entire building.  It sat near empty for months and months.

At the end of the day, in my opinion that lease gave the developer confidence to sit on the 35 units.  Instead of selling them at $.70 cents on the dollar they can let the demand of the market absorb them over time.  It was a business decision.  With all the new employment coming to South Lake Union, it’s probably a pretty safe bet.

 

1521 Penthouse, Yes Please.

1521 Private deck 1521 Penthouse, Yes Please.
This unit is stunning.  It sits 38 floors above the city at Downtown Seattle’s 1521 Second Ave.  In May of 2009 this unit sold for $4,962,820. Now, listed at $4,499,999, it can be yours.

UNIT FEATURES

  • Top floor
  • Spacious plan
  • Floor to ceiling glass
  • 180 degree views (Sound, city and mountains)
  • Private roof terrace w/spa, grill & fireplace
  • Light Oak, Imported Granite, Limestone & porcelain
  • Designed by the acclaimed Susan Marinello
  • 3 parking spaces

TAXES, HOA DUES

  • Taxes for 2010 were $44,494
  • HOA Dues are $1,592

PICTURES

1521 Private deck 150x150 1521 Penthouse, Yes Please. 1521 Penthouse Exterior1 150x150 1521 Penthouse, Yes Please. 1521 Kitchen1 150x150 1521 Penthouse, Yes Please. 1521 Kitchen South 150x150 1521 Penthouse, Yes Please. 1521 West Facing 150x150 1521 Penthouse, Yes Please. 1521 Penthouse 150x150 1521 Penthouse, Yes Please. 1521 Penthouse Living 150x150 1521 Penthouse, Yes Please. 1521 Penthouse Stadium 150x150 1521 Penthouse, Yes Please. 1521 Master Suite 150x150 1521 Penthouse, Yes Please. 1521 Penthouse West Guest 150x150 1521 Penthouse, Yes Please. 1521 walk in 150x150 1521 Penthouse, Yes Please. 1521 Private skydeck 150x150 1521 Penthouse, Yes Please.

FLOORPLAN

floorplan k 38 1521 Penthouse, Yes Please.

A big thank you to Jade Attar for providing access to these pictures.

Just Listed | 14th Floor View Condo

JUST LISTED IN BELLEVUE

Bellevue Towers Exterior Just Listed | 14th Floor View Condo

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UNIT QUICK FACTS
Price $495,800
1427sf
2 bed, 2bath

BUILDING QUICK FACTS
Built in 1995
24hr Concierge
Fitness facility
Owners lounge
Terrace
In-door pool
Sauna
Storage
Secured parking

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Jeff J Reynolds 206.794.1118
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Urban LOGO1 Just Listed | 14th Floor View Condo

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Gallery Now Offering A 3% Buyer Bonus For Upcoming Auction

top header image text Gallery Now Offering A 3% Buyer Bonus For Upcoming Auction

As the upcoming auction at Gallery looms, another sales incentive has been announced (3% buyer bonus).   I looked into the fine print and their disclosure says Buyers must qualify, other restrictions may apply. See Auction Information Center for details.

With over 25 units to sell I can understand the urgency to ensure all units are sold.  I’m anxious to see how the traffic of this auction compares to other events in the past.  As you may recall, this auction will feature only 0pen 1 bedrooms (studios).

Here are some previous posts to get you up to speed:

Gallery Press Release

A Sale Of 25 Studios

Click here to view active listings, previous solds and to read more about Gallery.

Jeff Active Listings2 Gallery Now Offering A 3% Buyer Bonus For Upcoming Auction Jeff Sold Listings2 Gallery Now Offering A 3% Buyer Bonus For Upcoming Auction More Details Button Gallery Now Offering A 3% Buyer Bonus For Upcoming Auction

UNITS FOR SALE AT THE UPCOMING AUCTION:

Untitled1 735x1024 Gallery Now Offering A 3% Buyer Bonus For Upcoming Auction

Remarkable Unit At Cristalla Once Listed at $2,095,000 Now $1,395,000

Cristalla 1909 Living Remarkable Unit At Cristalla Once Listed at $2,095,000 Now $1,395,000
Project:  Cristalla
Neighborhood: Downtown

This phenomenal west facing unit at Cristalla Condominiums was once listed at $2,095,000 in 2007.  Now listed at $1,395,000 it offers remarkable views, great updating and a spacious interior.  This 19th floor unit features scandinavian birch floors, 17th century acid etched steel frame doors, honed absolute black granite and views that leave you speechless. Glass/metal cabinets. Showcase kitchen.

Photos & listing information courtesy of Wendy Lister.

UNIT FEATURES :

  • 19th floor
  • 1,588sf
  • 2 bedroom, 2 bath
  • Incredible updating

PROJECT AMENITIES :

  • 24 hour concierge
  • On-site managment
  • Pool
  • Sauna, wet and dry
  • Owners Lounge
  • Screening Room
  • Mutiple View Decks
  • Workout facility

View listings for sale, for rent or schedule a tour:

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CRISTALLA WALKSCORE


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Questions and Answers From Chris Pardo of PB Elemental

medano elemental 002 Questions and Answers From Chris Pardo of PB Elemental

Most of us have seen their work.  PB Elemental, founded in 2004, have simply been a staple in Seattle modern architecture and development for the last 6 years. I admire their work, social strategy and their vision for the future.  When I called Chris Pardo (co-founder) about a question and answer series he immediately obliged.  I was thrilled to get started.  The purpose is to share with all of you, a little bit more about what makes he and his firm so interesting.  We touched on design inspiration, the sustainability movement and the future of modern architecture.  Bottom line, Seattle and the other states and countries that these guys are working in are better off then they were before.  Enjoy a look at their collection of work and see below for a fun, dynamic and fascinating Q & A series. It makes it easy to understand why PB Elemental is so special.

What inspired you to create PB Elemental? Why do you have such a passion for modern design?

Dave Biddle and myself were attending the University of Washington’s master program when we met. We immediately disliked one another, but after spending the next few quarters working on group projects we found a connection. That connection was a love for building things, doing them are own way and making them big. Dave was notorious for instead of submitting the required drawings in studio he would build a model of how the structure would be built. I instead would create every drawing I could think of to explain my building and would fill the entire wall with drawings and of course a huge model. We found that our design inspirations/leanings were very similar, both of us were highly influenced by Scandinavian and Japanese architects. The two styles both place a high value on purity of design and honesty in materials, meaning that you design materials to act as they should naturally. Minimalism is hiding details and traditional design is to create ornament, what we sought was to create design that was not ordained by ornament but still had heart and be utilitarian. After all, buildings are meant to be used, but to be used in two primary users; the inhabitant and the viewer. The inhabitant needs a space that functions for his program but also a space that inspires him, the viewer experiences the building in another way, as sculpture. Every building is truly a piece of sculpture in the urban landscape, it just happens to be utilitarian sculpture. So thought needs to be given to what both of the primary users needs are and how to have them relate and translate in a consistent design. This desire to create utilitarian sculpture inspired us when we were discussing our thesis, why design something fake when we can make something real that embodies our design philosophy. So we decided to have one of our designs built as our thesis. That was easier said than done, we ended up tying up land that was unbuildable (once we learned wetland codes), but we found another property in the Central District of Seattle with $500 down. We then designed and permitted the homes for the parcel and approached about eight banks, finally we found one that bought off on our ideas and saw the potential, so with zero down (those where the days) we were able to get the lone to develop the property. That’s when we learned reality, we had a number of contractors bid our our project, everyone came in above $200 a sqft. Our budget was just over $125 a sqft so we were in a bad spot, either walk away and tell the bank we can’t make it happen or? We decided to get our general contractors licences and build it ourselves, so that’s what we did and that was the beginning of our firm Pb elemental. After completing the first homes we had already moved on to designing for other developers and clients.

Where do you think “built green” or the sustainable movement is headed?

I think there is a lot of confusion in the general public and within the Field of what “green” or sustainability really means. The basic definition is ”the capacity to endure”. In the early 70′s sustainability became a large movement, architects latched onto the idea as buildings create a large portion of the waste and usage by human beings. This movement was primarily a reaction to the energy crisis, once it was averted the subject fell from the public radar. It is no longer a movement it is a need. We can no longer move forward in society in any aspect without understanding the consequences. Sustainability/Green should be more than just a marketing ploy and points system, it should and in our case be an essential component when the ink hits the paper. The capacity to endure speaks of life-cycle, a building designed with forethought on day lighting and ventilation will naturally consume less energy. A building that is built from high quality materials and designed to be functional with multiple uses will have a longer life span, that is the ultimate sustainability. With the growth of our population along with our expanded technological advances the “movement’ is headed to integrate into every aspect of our life, but it will become just another part of our daily routine/expectations.

What has been your favorite project you have ever worked on?

When designing I imagine myself in each home/business and it consumes me. So it is difficult to say what my favorite project was to work on, each one has it’s own challenges and unique program. We have been fortunate to be exposed to all building types from single family homes, condos, restaurants to hotels and office buildings. It is always fun working in new locations and on various scales at the same time, I believe it gives you a more rounded perspective on design as a whole.

What makes you different from you competitors?

I think what sets us apart is not only our design style but our background in building/construction. Nothing is as effective learning tool as doing, it’s like riding a motorcycle, once you are on it you learn all the intricacies to make it fly. Our knowledge of how things actually get build has allowed us the opportunity to offer modern design to a larger market of clients who could never afford it before. We also work throughout the country (World) so have gained a larger perspective on what makes place, what context is and how people live.

What are your future goals for you and your company?

We are always progressing our designs through research and exposure to new materials, fashion, industrial design, furniture and media. In the future we plan on continuing to expand our projects in both physical location but also design. We currently have projects in five states and three countries, each one with a unique set of challenges. My personal goal is to complete a hotel, during the boom were designing a number of hotels but have not had the opportunity to see them to fruition.

Have you ever contemplated working on condominium design?

We are currently designing two condo projects, one in Oklahoma City and the other In Cabo San Lucas Mexico. The Lake Park condos we designed are actually available on the market now in the Kennydale/Renton area. I forsee additional condo design work in the future as financing begins to open back up for developers.

There are number of different ways to connect with PB Elemental:

Website

Facebook

Blog

Why The Fairview Condo Auction Could Fail

Condo.Auction.FairviewatHarbourPointe1 Why The Fairview Condo Auction Could Fail

Many of you are aware of the Fairview Auction today in Mukilteo.  I’m not as confident about this auction as I have been about others in the past.  I don’t believe the appetite for condos in Mukilteo is nearly as strong as they will need it to be in order to have real success with todays offering.  With that being said, it is an exciting day for buyers, the developer and the lender.

A few considerations:

THE PROS

THE CONS

  • A riskier purchase with the condo market still seeing declines
  • I’ve heard the project doesn’t have garbage shutes.  Walking garbage down to the dumpsters seems like a nuisance
  • This is truely a condo project in a residential market.  Much of Harbour Pointe is upscale residential homes; not multi-family.
  • The Walkscore; See below



Windermere Real Estate/East, Inc.
3933 Lake Washington Blvd NE #100 Kirkland Wa 98033
www.UrbanCondoSpaces.com
Seek. Live. Urban.