The East Design Review Board has two Capitol Hill projects on its hands Wednesday night as the public gets its first look at a new project on E Madison (that will replace a really old Victorian that first must pass through the landmarks board) and the most complete look yet at the mixed-use project coming to the northeast corner of 12th and Pike (replacing one of the oldest, “organic” mixed-use projects in the neighborhood that was already rejected by the landmarks board). It’s a landmark night in Capitol Hill design review… kind of.
1200 E Pike
The path to development at 12th and Pike has been a long, winding road. Purchased by a real estate investment trust in 2007 for $3.2 million and already rejected as an official city landmark, the 1900-era building at 1200 E Pike will be completely razed to make way for a six story project with 88 living units, 3,000 square feet of street-level retail and underground parking for 38 vehicles.
The Seattle landmarks board cited “integrity” issues when deeming the structure unfit for protection status noting the significant amount of changes it has undergone both inside and out since first erected in 1903. Developers decided not to attempt to utilize the city’s preservation incentives to include any portion of the existing structure in the new plans.
Wednesday night, the board will get its second and likely final look at the project. In March, the board was mostly satisfied with the Ankrom-Moisan massing though there was some criticism of the proposed structure’s bulk. In the meanwhile, its plan for “fin walls” has been rejected in the latest update. The Pike Pine Urban Neighborhood Council also weighed in with it support. Zoning departure requests were limited to a proposal related to the building’s driveway. In other words, the project was a clear go for this week’s recommendation session — and unveiling its proposed design.
Developers Tarragon say the project’s architecture should follow “massing pattern/setback of existing building” while creating “interplay between public and private outdoor spaces.” The final design adds a theme of “stage” and “junction,” according to the developers — including “corner expression” and “display” for the bustling intersection of 12th and Pike. Finishings will include metal plate panels, wood siding and perforated mesh screens, according to the plan submitted for the review.
1523 E Madison
Whereas its Design Review companion has already had its to-be-demolished forebearer rejected as an official Seattle landmark, a new lofts project planned for 1523 E Madison still has a historical review to look forward to along with Wednesday night’s initial examination of its design.
The Mad Flats project from developer Johnson Carr and architects Janette will create 55 “efficiency dwelling units,” 3 live work units at street level plus 800 square feet of commercial space on a parcel near 15th and Madison.
But first, a *very* old Victorian that has been used as offices in recent times will need to take a pass through the Seattle Landmarks Preservation Board to see if the 1893-ish building qualifies for protections that would put a stop to the flats plan as envisioned:
This proposal is addressing a need for affordable housing within the city’s urban neighborhoods. Labeled “workforce housing” by many, the objective is to provide an opportunity for those with limited income or with needs for a safe, simple, efficient living environment, to find residence within our urban centers. This achieves several objectives such as reduced commuting and encouraging live-where-you work opportunities; keeping people and their contributions in the city rather than outlying suburbs; all the while utilizing the cities pre-established systems. Our commitment to the neighborhood, great design, and the health and well-being of our residents has resulted in several exciting up and coming communities throughout Seattle.
It seems unlikely the old Victorian has a chance:
The building was constructed in c. 1893-1898 as a two-story single family residence. Original construction permit files were not available. The building appears to have been constructed as a vernacular style of the Victorian era, with some features such as a Queen Anne style window and patterned shingles, but no distinctive architectural elements identified with high-style architecture. The original house was also relatively small and most likely intended for a working class family. The earliest known owner and occupant of the house was Herbert R. Schmidt. Schmidt purchased the house in 1926 and resided there with his wife Antonia. Schmidt was a department manager for the Dagg-Derneden Co, shirt manufacturers located at 163 Jackson Street in Pioneer Square. Schmidt owned the house and resided there until at least 1966, at which time he was retired from his own Custom Shirt Shop.
The landmarks hearing comes next Wednesday, August 21st. If recent actions are any indication, the heavily modified building won’t stand in the way of the planned development.
Before we get to the landmarks end of things, the East Design Review Board will render its first judgements on the proposed project’s merits and special requests. “This site is small and has challenging geometry but its location overcomes these characteristics,” the developer promises. The preferred massing scheme includes a “prominent urban feature” at 16th and Madison that will establish “a strong urban corner” and provide “adaptability from live/work to commercial use.” We don’t know what that means! But we look forward to seeing it fleshed out when this one comes back with a final design in a few months.
Design Proposal (13.3 MB)
Review Meeting: August 14, 6:30 PM Seattle University 824 12th Ave Admissions & Alumni Community Room Review Phase: EDG–Early Design Guidance Project Number: 3014989 permit status | notice Planner: Shelley Bolser