A couple of days ago we reported that home prices in Queen Anne were on the rise compared to numbers last year. And though the average sale prices of homes in Queen Anne and Magnolia in January 2010 rose 9.1 percent from January 2009 numbers, Zillow is suggesting that there may be a looming “double-dip” in home values.
At least from Seattle’s perspective, we’re not listed as one of most likely candidates for another drop in value, but data from Zillow’s Home Value Index indicates if you bought anytime in the last couple of years, your home is probably worth a little less than when you bought it.
Here’s a chart showing the change in values over the last five years.
According to Zillow, here are some toplevel findings:
Decreasing Home Values: Home values changed -5.8% to a Zillow Home Value Index of $300,400. Values also fell in the short-term, changing -0.5% from November to December. The Zillow Home Value Index measures the value of all homes, not just those that sold in a particular period.
Homes with Negative equity: 22 percent of all owners of single-family homes with mortgages were underwater at the end of Q4.
Foreclosure re-sales: 19.5 percent of all sales in December were foreclosure re-sales (REO sales). Nationally, foreclosure re-sales made up 20.3 percent of all sales.
Homes sold for a loss: 18.5% of all homes sold in December sold for a loss.
I’m not a real estate analyst, so I’ll point to the SeattlePI for more information.
Here’s a look at values over the past 10 years in the same neighborhoods:
Continued High Negative Equity and Home Value Declines
Put a Damper on an Encouraging 2009
Despite Some Areas Experiencing Flattening or Reversal of Home Value Declines Last Year,
One in Five Markets Now Showing Signs of a Possible Double Dip in Home Values,
According to Q4 2009 Zillow® Real Estate Market Reports
Key facts:
Negative equity remains high at 21 percent of all single family homes with mortgages, but was flat quarter-over-quarter.
U.S. home values fell 5 percent year-over-year, and declined 0.5 percent quarter-over-quarter, marking the 12th consecutive quarter of year-over-year declines.
In one in five, or 29 of the 143 markets tracked by Zillow, home values have flattened or have begun to decrease again after showing at least five consecutive monthly increases during 2009 – early signs of a what could become a “double dip.”
SEATTLE – Feb. 10, 2010 — Home values across the country declined again in the fourth quarter of 2009, as the Zillow Home Value Index[i] fell 5 percent year-over-year, and -0.5 percent quarter-over-quarter, to $186,200. That marked the 12th consecutive quarter of year-over-year declines, according to the fourth quarter Zillow Real Estate Market Reports.
Despite home value declines seen across most of the country throughout 2009, some markets experienced what appeared to be a bottom in home value declines, or even increases in home values during the year. However, the fourth quarter of the year brought signs that the fledgling recovery of home values in many of these markets is slowing again. If the declines are sustained, the result will be a “double dip[iii]” in home values, defined as two periods of sustained declines in home values separated by a brief period of stabilization or recovery.
One in five, or 29 of the 143 markets tracked by Zillow, showed at least five consecutive month-over-month increases in home values during 2009 before beginning to flatten or fall again in the second part of the year. These markets include the Boston metropolitan statistical area (MSA), the Atlanta MSA and the San Diego MSA.
Home values in an additional 29 markets, including the Los Angeles and New York MSAs, increased on a month-over-month basis each month throughout the fourth quarter. However, the rate of increase slowed from November to December in 21 of those markets, and several appear likely to experience several months of sustained decline in early 2010.
The percent of single family homes with mortgages in negative equity was essentially flat from the third to the fourth quarter, changing from 21 percent in Q3 to 21.4 percent in Q4. This comes after a decrease in negative equity from the second quarter’s 23 percent.
The number of homeowners losing their homes to foreclosure[iv] across the country reached a peak in December, with more than one in every thousand homes being foreclosed – a number not reached since Zillow began recording national foreclosure data in 2000.
“While we have seen strong stabilization in home values during 2009, there are clear signs that they will turn more negative in the near-term,” said Zillow Chief Economist Stan Humphries. “What we saw in mid-2009 was a brief respite from a larger market correction that has not yet run its course. The good news is that, for those markets that will see a double dip in home values before reaching a definitive bottom, this second dip will not be a return to the magnitude of depreciation seen earlier, but rather will look more like a modest aftershock of the earlier downturn.
“The recent stabilization owed a lot to policy support in the form of tax credits, lower interest rates and increased Federal Housing Administration lending. The remaining correction in home values we’ll see in the first half of this year is a function of market fundamentals, such as the increasing flow of foreclosures, high levels of inventory in the market and a probable decrease in demand as the impact of the tax credit wanes and mortgage rates rise. While the next few months are likely to bring further home value declines in most markets, we do expect to see a national bottom in home prices by the middle of this year. Thereafter, home values are likely to bounce along the bottom with real appreciation remaining negligible for some time.”
Foreclosure re-sales[v] across the country remained high, making up more than one-fifth (20.3 percent) of all U.S. home sales in December. Foreclosure re-sales also made up the majority of sales in several MSAs, including
the Merced, Calif. MSA (68.3 percent), the Las Vegas MSA (64 percent) and the Modesto, Calif. MSA (62 percent). Additionally, 28.5 percent of home sales nationwide sold for less than what the seller originally paid.
Several markets across the country showed positive longer-term appreciation. Home values increased year-over-year in 27 of 143 markets and remained flat in 15.
The Boston MSA was the largest area with year-over-year appreciation, despite its more recent downturn in home values. The area’s Zillow Home Value Index rose 1.9 percent in 2009. Home values in the Boston area rose for eight months in 2009, which outweighed the recent declines.
Markets in Double Dip/Markets Showing Signs of Impending Double Dip
The full national report, in its interactive format, is available at www.zillow.com/local-info on Wednesday, Feb. 10. Additionally, in most areas data is available at the state, metro, county, city, ZIP and neighborhood level.
About Zillow.com®
Zillow.com is an online real estate marketplace where homeowners, buyers, sellers, renters, real estate agents and mortgage professionals find and share vital information about homes and mortgages. Launched in early 2006 with Zestimate® home values and data on millions of U.S. homes, Zillow has since added homes for sale and homes for rent, a directory of real estate and lending professionals, Zillow Advice and Zillow Mortgage Marketplace. One of the most-visited U.S. real estate Web sites, with more than eight million unique visitors per month, Zillow’s goal is to help people become smarter about homes and real estate in every stage of their lives — home buying, selling, renting, remodeling and financing. The company is headquartered in Seattle and has raised $87 million in funding.
Zillow.com, Zillow and Zestimate are registered trademarks of Zillow, Inc.
[i] The Zillow Home Value Index is the median Zestimate valuation for a given geographic area on a given day and includes the value of all single-family residences, condominiums and cooperatives, regardless of whether they sold within a given period. The Home Value Index at the national level is calculated using a weighted average of the median home value for each county and includes data from 440 metropolitan statistical areas. It is expressed in dollars and is for a particular geographic region.
[ii] The data in Zillow’s Real Estate Market Reports is aggregated from public sources by a number of data providers for 143 Metropolitan Statistical Areas dating back to 1996. Mortgage and home loan data is typically recorded in each county and publicly available through a county recorder’s office.
[iii] A market is defined as having a double-dip in home values if the following four conditions are met: 1) The market experiences five or more consecutive months of monthly home value depreciation and the annualized depreciation rate over this period is greater than 1 percent; 2) prior to this period described in (1), the market experienced five or more consecutive months of monthly home value appreciation and the annualized appreciation rate over this period was greater than 1%; 3) prior to this period described in (2), the market experienced five or more consecutive months of monthly home value depreciation and the annualized depreciation rate over this period was greater than 1%; and 4) the time span from the peak between (1) and (2) and the trough between (2) and (3) is 12 months or less.
[iv] Foreclosures are defined as a Trustee’s Deed Upon Sale or equivalent transaction.
[v] Foreclosure re-sales capture mostly sales of bank-owned (REO) homes. It measures sales of homes that were foreclosed on in the previous 12 months.
El Diablo will be having more live (and best of all, free) entertainment this weekend, with shows lined up for both tonight, Friday, February 12 and tomorrow, Saturday, February 13. Shows start at 8 p.m. each night. Swing by tonight for Gillian Tart and Seth Hayden, Until it Breaks and Kevin Murphy (from The Moondoggies’). Tomorrow night: Brad Benefield (from the Seattle Jazz Guitar Collective). El Diablo is located at 1811 Queen Anne Ave N.
The Department of Planning and Development has set a Design Review Board meeting for next month to make a recommendation on a proposed seven-story apartment building at 151 John St. The project would have 41-units and 24 parking spaces located both at and below grade. The DRB meeting will be held at 6:30 p.m. on Wednesday, March 3, at the Queen Anne Community Center, located at 1901 First Ave W, in Room 3. The applicant asked for the meeting, where they will present information about the proposed building design. The public is invited to comment on the proposal, after which the DRB members will offer a recommendation to the Director of DPD. For more information click here.
The semifinals for EMP|SFM’s 9th annual Sound Off!, the largest underage battle of the bands in the Pacific Northwest, kick off this weekend with four area bands. First up are (Sui-Generis) from Kennewick, Apache Chief from Tacoma, Candysound from Burlington, and Sea Fever from right here in Seattle, competing on Saturday, February 13.
Semifinalists will continue to head it off for the next two Saturdays in a row. Check out the competitors here:
The finals will be on Saturday, March 7. Check out the prizes here. Doors open at 7 p.m. every week, and the shows start at 8 p.m. Tickets are $7 for students and EMP|SFM members, and $10 for the general public. Tickets can be purchased at the EMP|SFM box office, or by calling 206-770-2702. Details here.
Think back twenty years. What was the world, and your life, like then? Things have changed a lot haven’t they. Life is more stressed – more gadget-driven, etc. If you’re old enough, go back another twenty. What do you see now? A lot of changes in that period also. And another twenty?
Such is the premise of Ancient Futures, which chronicles the change of one of the most remote places in the world, Ladakh, an arid and mountainous region that has the highest altitude of any inhabited place on the planet.
What the Guild has to say about the film:
Our roads and our technology were very slow to arrive here – and until they did these people had lived full and self-sufficient lives for centuries.
The movie is beautiful, infuriating, and a must-see all at the same time. You will come away with a deeper understanding and insight into the root causes, and solutions, for the problems of your own society – and have a deeper respect for the ‘developing’ world.
There is a famous saying: ‘Those that fail to study history are destined to repeat it’. This movie is a microcosm of the changes in our modern society. Watch it.
Last year Rose Thornton, a University of Washington graduate and filmmaker, mapped out a rough idea for a green makeover TV show in her head. Now, one year later, the 23-year-old has founded Regeneration Productions, and will walk down the green carpet at Seattle Center’s Fisher Paviliontonight for the pilot premiere of her new show, Mission: Sustainable.
Described as Queer Eye for the Straight Guy meets What Not to Wear “for green lifestyles,” each episode will follow a new person who has been nominated for a “sustainability makeover” by friends and family. Three green consultants will be selected to give a customized makeover based on the participant’s wants, desires and way of life.
The crew filmed the pilot for just $1,000, and then raised another $5,000 in two weeks with the help of volunteers who contributed their time and effort – all in the hopes of getting Mission: Sustainable on the air.
“This event is more than a show premiere; it’s a testament to taking risks, facing fears and making dreams come true,” Thornton said in a press release last week. “Today, with the support of dozens of volunteers and generous donations from our show partners, event sponsors and individual donors, we’re about to showcase an event that will expose more people to the ideals and practice of urban sustainability.”
Last month Regeneration Productions screened a rough cut of the pilot in Eugene, Oregon, where they were met with enthusiasm. “We had a few people come up to us after screenings with tears in their eyes saying, ‘This show needs to get on TV, now!’ Right then, we knew we accomplished our goal of inspiring, educating and entertaining. Next stop Seattle, then the networks,” said director Jon Sumple, also Thornton’s business partner at ReGeneration Productions.
After tonight’s event, which is being screened for free and is already full, Thornton and Sumple are going to hunt for cable networks that may be able to become home to Mission: Sustainable permanently. Thornton encourages anyone interested in supporting the project to contact her for more information on how to get involved.
“The road ahead is going to be challenging,” she said. “This is a show about Seattle initially, yet it’s for the benefit of the entire planet…if the media and our supporters in the Pacific Northwest yell loud enough, we’re pretty sure Hollywood is going to hear about the little show that could.”
The 45-minute pilot premiere will begin at 7 p.m. tonight. For more information on the project, see the Mission: Sustainablewebsite. You can contact Thornton directly at 206-335-5370 or rose@mission-sustainable.com.
The Department of Planning and Development is asking for public comment on a project that would link the edge of Lower Queen Anne to the waterfront via a pedestrian and bicycle overpass. The proposed overpass would be 10 feet wide and 932 feet long, beginning on the western side of 3rd Ave W, crossing Elliott Ave W, continuing along W Thomas St to the Burlington Northern Railway, and then south down a ramp to Myrtle Edwards Park.
This photo, provided by DPD for illustrative purpose, depicts the general path the overpass would take. The public are asked to submit comments on this proposal, which will be accepted through Tuesday, March 9. For more information or to comment on the project, click here.
This project is being run through SDOT. I’m still waiting to hear back from them on the details of the project, and will post an update soon.
Google is looking for communities to test ultra-high speed broadband service, and they’re calling for public officials and residents to send in nominations. And when they say “ultra-high speed” they’re talking more than 1 gigabit per second–about 100 times faster than most people get now, according to Google.
Interested in having the service tested in Queen Anne? Get more information and post a nomination here.
Update: Mayor McGinn has announced that Seattle will be responding to Google’s request for community nominations for ultra-high speed broadband service!
Google’s vision of a fiber-to-the-home network with open access is very similar to McGinn’s plan to connect every home and business in Seattle with a fiber broadband network. McGinn has already created an internal city government task force of utility and technology leaders to create a plan for realizing this plan. That task force will also prepare a response to Google’s RFI.
You may have noticed a shiny new building on Denny and 2nd Ave N recently. It’s the new home of First Church, the historic First United Methodist Church of Seattle.
We are Seattle’s oldest church, founded in 1853, two years after the Denny party first landed at Alki to homestead Seattle. The first worship service was held in a log cabin, and was attended by the entire population of Seattle — 30 people in all. The church survived the great Seattle Fire of 1889, and it grew dramatically during the prosperous years surrounding the 1897 Gold Rush.
Since 1910, First Church has congregated at their historic building on 5th and Marion downtown. However, the old building’s slow decay alongside damage incurred during the 2000 earthquake necessitated their relocation. First Church opened the doors to their new building at the beginning of the month. Read more about the new First Church at the Seattle PI.
One of our readers noticed that the swing set in Upper Kinnear Park has been taken down. Concerned that the city might not put the set back together, Nicole B. wrote,
Street parking just north of the swing set at Kinnear Parking is off limits today. I assumed it was for street cleaning. This morning I noticed the swing set was taken apart and down and a bulldozer moving dirt around. I sure hope they are just prepping for spring with new dirt and sand and not getting rid of the swing set for good.
According to Pam Alspaugh, Parks Landscape Architect, the city is replacing the old swing set with a new 10-foot set and changing out the sand underneath it for wood chips (or “wood fiber safety surfacing”) in order to comply with playground equipment safety standards. Parks and Recreation said they’ve been planing the replacement for a while, and regret not informing the community sooner.
As for how long the project will take, Pam says Kinnear Park will should have a newer, safer swing set soon.
It shouldn’t take more than a couple of weeks, depending on how fast we can get the safety surfacing delivered. It is a 10′ high swing, because we knew the community wouldn’t want a smaller one.
(Thanks to Nicole B. for the tip!)
Update 2/11/2010: Parks and Recreation says the new swing set should be installed and open for use by Friday, February 26.
Whole Foods is hosting Chocolate Fest, a store-wide tasting event, tomorrow, Thursday, February 11 from 5 to 7 p.m. at three of its Seattle locations, including the Interbay store, at 2001 15th Ave W. Interested parties can purchase passports to explore the store full of chocolate concoctions for $5. All proceeds from the event will be going to Heroes for Homeless, a local non-profit dedicated to assisting homeless people living on the streets of Seattle find safe and organized shelter.
Both the Queen Anne Pool and Queen Anne Community Center will be closed on Friday, February 12 for one of the ten departmental unpaid furlough days this year, as well as on Monday, February 15 for Presidents’ Day. This year Seattle city departments were forced to take furlough days due to budget cuts. All city departments will be closed on Monday for Presidents’ Day. In addition, Department of Neighborhoods offices will be taking their furlough day on Tuesday, February 16. Though the community center will be closed on Friday, child care and late night programs will continue to operate. See the full schedule of citywide furlough days here.
Our sister-site MyBallard is reporting that Captain Phil Harris of the Discovery Channel TV show Deadliest Catch passed away last night, after suffering from a stroke on January 30 while off-loading from the Cornelia Marie in Alaska.
Many were surprised by his seemingly sudden death—according a blog post on the ship’s website last Saturday, Captain Phil was “talking to friends and family today; showing his greatest progress.”
Captain Phil has been a Ballard regular since operating his first vessel out of Fishermen’s Terminal when he was just 21 years old (he was the youngest person to ever captain a boat in the Bering Sea). Read the full story and find out how to send condolences to his friends and family here.
Early yesterday morning vandals targeted Counterbalance Park in lower Queen Anne, tagging both concrete park walls with bold, red graffiti. Though half of the vandalism has since been removed and the remainder is expected to be cleaned off today, many readers have also noticed a string of new tags around the neighborhood.
Reader Sarah Monley snapped a picture of this tag, which seems to match the one sprawled over Counterbalance Park yesterday, at 419 Queen Anne Ave N while walking home from work yesterday afternoon.
“Looks like BTM was busy last night,” she wrote.
I came across a series of similar tags this morning on walls and sidewalk halfway up the hill on both Queen Anne Avenue and 1st Ave W between Aloha and Prospect. One also had the letters “BTM” in it.
One reader commented on yesterday’s story, wondering if posting pictures of tags may encourage the behavior. SPG wrote,
Although it’s nice to know what’s going on, do we really need to have the actual tags written up in the article? It would be much better if the story just showed a part of the tag without showing the whole thing. That way the tagger who is looking for attention doesn’t get it and the community is still served with accurate news reporting. The best deterrent to tagging is to remove the tag immediately so that the tagger gets no recognition or credit for their effort. If every tag disappeared within a day there would be little incentive to keep tagging. By running a photo of the full tag the tagger gets even more credit for their vandalism and more incentive to do it again even after the actual tag is scrubbed off.
Though we will not post every picture of graffiti on the hill, we will continue to report on tags around the neighborhood and will be keeping a record of where tags are spotted and what each looks like in order to raise community awareness and help prevent future acts of vandalism. If you notice more vandalism around the neighborhood, please note the location in the comments below or email details and pictures to tips@queenanneview.com.
Watch out for extra traffic on the top of the hill this morning. City crews are working on the stop light and Metro bus wires at the corner of Queen Anne Ave N and Boston St., blocking off part of the west side of the street.
No word yet on when they’ll be done, but if you’re in a hurry this morning, you might want to avoid this intersection.
The average sale price of homes in Queen Anne/Magnolia rose 9.1% last month – from $550,000 to $600,000 – compared to January 2009. Our news partners, the Seattle Times, reports that home prices throughout the city of Seattle also rose for the first time in nearly two years, though prices in the rest of King County have continued to fall.
While prices rose 3.8 percent overall in Seattle in January, they fell 6.5 percent on the Eastside, 8.5 percent in Southeast King County, 11.1 percent in North King County and 11.2 percent in Southwest King County.
The report measures sales in the combined Magnolia/Queen Anne area and finds that there were 43 homes sold in January 2010 compared to 19 homes sold in January 2009. There were 70 homes listed for sale in January 2010 compared to 96 listed for sale the same time period a year ago. From the Seattle Times:
Zillow.com, the online real-estate marketplace and database, says its research through November indicates homes in Seattle generally have depreciated less than suburban homes since the market’s 2007 peak.
“It’s a bull’s-eye pattern — concentric circles,” said Stan Humphries, Zillow’s chief economist.
Seattle and many other central cities are faring better, he said, because many buyers are willing to pay a premium to live closer to work and such urban amenities as theaters, concerts and parks.
Sassy Fit, a mobile personal training business that serves clients in their homes and public parks, just opened their first studio on the east side of Queen Anne, at 1616 8th Ave N, in the Unionbay building off Westlake.
SassyFit personal trainer and marketing director, Bri Cooper, says the studio will be running three-week “boot camp” programs in the new building to celebrate the opening, and will continue outdoor group workouts when the weather warms up a bit.
Once it gets nice out we spend a lot of time in Gas Works park and on Queen Anne hill!
For more information on Sassy Fit and and their programs, check out their website. Welcome to the hill!
It’s Special Election Day in King County, and according to the election office only 27.4 percent of the ballots dispersed countywide have been returned. For Seattle residents, two of the most talked-about items on the docket this year are the Capital and Operations levies for Seattle Public Schools (Propositions 1 and 2 on the ballot). Together the levies would secure $712.7 million for area schools, funding proponents say SPS needs for renovation projects, maintenance work, academic programs and technology, to name a few. Seattle usually votes in support of school levies. However, this year opponents say the cost of the levies is too high and the economy is too unstable to make these levies a viable use of funds.
If you still need to fill out your ballot, here’s a little background on both sides of the levies debate.
Supporters, including non-profit Schools First, which has been campaigning to raise awareness of the levies and earn votes, say the levies are critical to sustaining current academic programs for schools across the district, as well as many necessary maintenance projects for schools in buildings that are run down and on the wait list for a remodel. Currently levy funding makes up 23 percent of Seattle Public Schools operations budget and 100 percent of the capital improvements budget.
According to Sharon Rodgers, spokesperson for Schools First Seattle, the two levies would fund “literally hundreds of projects” throughout the district – everything from energy efficiency upgrades, to maintenance maintenance projects and teacher support. She said that in the past the levies have been spent for additional programs such as after school activities and student organizations, however, due to district-wide budget cuts, the money now goes almost entirely to necessities, such as books and funding a 6th period class for high school students.
When asked what would happen if the levies weren’t to pass, she said this: “I can’t even imagine what would happen…The district would have to make very, very tough decisions–drastic cuts. Imagine having to cut a quarter of the operating budget of the city schools. Especially given the tough economic times, I don’t know what the budget will look like for schools coming down from the state, but we anticipate that there will be cuts. So to have cuts due to not passing the levy on top of cuts from the state, it really would be devastating to the school system. The last time we lost an operating levy was back in the 1970s, and the people who were in the school system at that time tell me it was really devastating and that it was really hard for the students.”
Proponents, however, have taken a hard stand against the levies, arguing that the Capital levy “does not address the maintenance issue in any significant way,” and will cost taxpayers “more later” because many of the school buildings are over 50 years old and are currently not being properly maintained by the district. The statement against Prop 1 in the voter’s handbooks reads: “Giving the district more money while they are not maintaining our buildings only enables bad practices. Demand accountability of our tax dollars and proper upkeep for our school buildings.”
Regarding the Operations levy, they call the Prop 2 an “especially harmful governmental action,” saying that the district’s new Student Assignment Plan will “take away school choice, split communities, and segregate schools.” Supporters of the levies argue that the continued support for a quarter of the district’s current operations budget would strengthen neighborhood schools.
Check the election site for more information on Prop 1 and Prop 2. Read up on the other ballot measures for today’s election here. Special election ballots must be postmarked or dropped off at one of the two remaining drop boxes today, Tuesday, February 9, in order to count. Ballots can be dropped off until 8 p.m. at either the King County Administration Building (500 Fourth Ave. in downtown Seattle), at King County Elections Headquarters (9010 East Marginal Way S. in Tukwila), or at one of the county’s three accessible voting centers, including one at Seattle’s Union Station 401 S. Jackson St. If you can’t make it to a drop box, the Queen Anne Post Office, located at 415 1st Ave N, is open until 6 p.m.
Several readers have written in asking about movie crews seen filming at Mt. Pleasant Cemetery this morning. According to the cemetery they were filming a scene for the remake of 1960s era Korean film “Late Autumn,” which has been spotted shooting all over town, including in Ballard and Fremont, for the past month.
According to Variety, the film is a remake of Lee Man-hee’s 1966 drama “Full Autumn” and stars Wei Tang (”Lust, Caution”) and Bin Hyeon. The story follows a woman (Tang) who is released from prison to attend her mother’s funeral, along the way meeting an escort (Hyeon) who is on the run from a jealous husband. Filming is expected to wrap in early February. The movie is set to release at the 2010 Cannes Film Festival in May. You can read more about the film on the PI’s Big Blog.
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The Department of Planning and Development has set a Design Review Board meeting for next month to make a recommendation on a proposed seven-story apartment building at 
The semifinals for 
Last year Rose Thornton, a 
The Department of Planning and Development is asking for public comment on a project that would link the edge of Lower Queen Anne to the waterfront via a pedestrian and bicycle overpass. The proposed overpass would be 10 feet wide and 932 feet long, beginning on the western side of 3rd Ave W, 
You may have noticed a shiny new building on Denny and 2nd Ave N recently. It’s the new home of 
