Maybe those concerned about the largest development ever in Pike/Pine can learn something from the community members who spoke up about one of the smallest recent developments on the Hill. Wednesday night, both projects go in front of the East Design Review Board. For the 1020 E Union project, Wednesday will be its first exposure to the Seattle public design process. Meanwhile, the four-story 1406 E Republican project had a rough go of it in its first attempt to pass by the board — it’s been pulled back for a second Early Design Guidance session to address concerns raised by community members and the design board that the development’s plan didn’t do enough to fit into the neighborhood it is envisioned to be part of:
Along with the Board’s desire to see a scheme that better recognizes the neighborhood context, the massing of the proposal should begin to step back in height near the site’s edges where there are adjacent properties. Other techniques to reduce the building scale should also be considered.
The full notes from the February 1st session discussing 1406 E Republican are here (PDF). The 36-unit residential project from new development firm Revolve and architect schack A+D didn’t get a warm reception.
Height, Bulk and Scale
• Buildings to the east will be in shade due to the proposal. (mentioned several times)
• The proposal is out of scale with the neighborhood.
• The structure is too monolithic.
• The size and scale of the project is too large. Reduce the building height to three floors.
Neighborhood Character & Context
• Photos presented by the applicant do not accurately reflect the neighborhood. The speaker displayed his own photographic study.
• The building’s character ignores its context.
• The structure will dominate and change the neighborhood character.
• The height of the walls and the central courtyard close off the neighborhood around it.
• The whole building is unfriendly to the neighbors who have lived here many years.
• It is inaccurate to state that this proposal is in character with the neighborhood.
• Bring the design of the building into harmony with other buildings in the neighborhood.
• The neighborhood has witnessed a significant increase in children and families
It didn’t help that the board also had to ask for a solar study and needed to remind the developer of the need for adhering to two Capitol Hill design guidelines:
1) create substantial courtyard style open space that is visually accessible to the public view and
2) set back upper floors to provide solar access to the sidewalk and/or neighboring properties. New concept schemes will need to address these issues.
Did Revolve get it right this time? You can see their revised proposal document here (PDF).
We told you about the other project slated to come before the design review board last week — Largest development yet planned for backside of Pike/Pine
Project: 1020 E Union St map
Review Meeting: 6:30pm Seattle University Casey Commons map 901 12th Ave 5th Floor 500E Review Phase: EDG–Early Design Guidance Project Number: 3013040 permit status | notice Planner: Lisa Rutzick
In the meantime, we know at least one major community group — PPUNC, Pike Pine Urban Neighborhood Council — met to discuss the project and its presence at Wednesday night’s review.
Check ou the CHS comments for a preview of what the public might have to say Wednesday about the Alliance Realty Partners. CHS plans to be there for coverage. What are you planning to say? You can check out the design proposal document and our report here.