This upcoming Wednesday there will be an Early Design Guidance Meeting for the mixed-use apartment complex proposed for Thomas and Broadway (details below). The site includes the properties that house Cafe Septieme, Noah's Bagels, Pho 900, Bank of America, the Capitol Hill Chamber of Commerce, and the Broadway Farmer's Market, among others and will have approximately 24,000 sqft of commercial space, 235 residential units, and about 250-275 parking spaces. The project is being developed by SRM Development and the Merrill Gardens Company, a family-owned, Seattle-based company behind the Merrill Gardens Retirement Communities throughout the United States (and most recently at U-Village).

The project is pretty standard in terms of new Capitol Hill development. Ground floor retail will front Broadway and wrap around Thomas St with upper floors consisting of mainly studios and one bedrooms, with a few 2 bedrooms interspersed. The building will drop from 65ft along Broadway to 40ft along 10th Ave and 7 Live/Work units will front the ground floor of 10th. Since it is early in the design process there are no official designs for the facade but the proposal does include a few sketches of possibilities. In talks, SRM Representative Andy Loos has repeatedly mentioned Brix as something similar in scope and design.

First Floor Plan

While all the existing buildings will be demolished, Loos said that current commercial tenants have been contacted and offered space when construction was complete. Bank of America has already agreed to return to the new building and are currently looking for a temporary location in the vicinity. No others have confirmed. Loos also said that the Capitol Hill Chamber of Commerce would "certainly be welcome" when construction was completed but the Chamber's Jack Hilovsky said that they are looking for a new location for when their lease is up next Fall and don't have plans to return at this time.

The most intriguing part of the proposal is a community space that would be available to tenants as well as community groups and organizations. While nothing has been confirmed (entrance location, square footage, included equipment, etc.) I am told that Merrill Gardens incorporated a similar space in their U-Village development.

Idea for 10th Ave Entrance

The least intriguing part is the parking. Even though the site will be less than one block from the new light rail station, the First Hill Streetcar, and bus routes 8,9,43,49, and 60 and is zoned with no parking requirements, the developers are still proposing more than 250 parking spots. I asked Loos if there was any chance that the parking could be reduced. His reply:

We have discussed the parking spaces and will do further review to determine how many we will provide.  We certainly don’t want to be under-parked since finding spaces on the street in Capitol Hill is virtually impossible today and if our residents were to have to find street parking in order to park their cars we’d be adding to an already significant parking problem.  There could be a segment of the residents that have cars but choose to use public transportation anyway.  They will still need a parking space even though they don’t use their car every day…we want to be able to accommodate them.  We certainly don’t want to build parking spaces that

I guess you can't win them all.

Project: 230 Broadway E  map

Review Meeting:	November 18, 6:30 pm
	SU Alumni Relations & Admissions Building
	824 12th Ave  map
	Meeting Room
Review Phase:	EDG--Early Design Guidance past reviews
Project Number:	3009249 permit status | notice
Planner: Lisa Rutzik

The new face of the poster-covered Sunset Electric building is slowly coming to light. Wednesday night's Early Design Guidance meeting at the new Seattle U AA building was the second in a long process to develop the property where the brick building has stood since 1916. As the first development project to go through the city's design review process under Pike/Pine's new conservation overlay district, the Sunset represents a test for the city and the Capitol Hill community of how to best redevelop the area without losing the historical character of the neighborhood.

If you haven't been following the process, here's a quick run-down of developer Pryde + Johnson's stated plans for the historic building:

• Retain and restore the existing two-story facade and use as retail space.
• Create a 7 story structure, building on top of the historic area, and filling 5 floors with 92 units.
• LEED Silver certified
• 20% Workforce Housing
• 36 Stalls of underground parking.

Wednesday night's meeting unveiled a revamped design for the project as Pryde + Johnson has brought in a new architecture firm on the project.

"The new concept will save the existing character, but not imitate it," said Dwayne Kohler, of Kohler Architects, Wednesday night. 

A detailed description of the project can be found here,  with a link to the full design proposal here.

(Photo: Lucas Anderson/Neighborlogs.com)

Community members responding to the proposal at the meeting had both praise and criticism for the designers. Capitol Hill resident Dennis Saxman was concerned with the height of the building, describing a towering 7-story building amongst its currently smaller neighbors. Saxman, like many others, was concerned about the use of the garage as a parking space instead of an art or community space. However, Saxman, a well known neighborhood watch dog, said the proposal was "One of the most responsive designs I've ever seen...and I don't say that easily." 

Others agreed on the need to reconsider the parking situation, looking ahead to long term uses of the building. "I hope that the space would be able to be adapted in the future for a better use," one attendee said. The Review Board agreed with this sentiment, but Rutzick noted that the parking issues (which Kohler stated was a "marketing, leasing, and financing" issue) were to be discussed during Environmental Review sessions.

The design board's final recommendations included a closer look at both the parking situation and the relationship between the old and new parts of the new development, as well as further investigation into the center courtyard that divides the residential portion of the building: Will it be just a rain catcher, a dark tunnel, a compromise of privacy, or just benefit those on the first floor?

According to City of Seattle project planner Lisa Rutzick, the next steps for the project are for the architect and the developer to continue to evolve the design in response to the Capitol Hill Design Board’s guidance and develop the plans for the Master Use Permit application. The next official step is to submit the Master Use Permit application to the city's Department of Planning and Development, which will initiate DPD’s formal review of the zoning, environmental and design issues. Once all of these reviews have occurred and requirements from DPD are responded to by the developer, the Design Review Recommendation meeting will occur. And that's how a development project is born in Seattle.

As the first project to be considered under the new Pike/Pine conservation overlay district ordinance, the project is setting a precedence for future, similar buildings, Rutzick said at the meeting. 

In exchange for preserving and enhancing the historic building, the developers are allowed to build the structure higher, while still complimenting the original design. Yet debate arose over whether the new design is too similar to the nearly century old look of the first two stories. The board did not want a cheap look-alike stacked atop the old building, and had support from some audience members. "Build something that is of its time, that is not imitating some other era," one citizen said.

There's a big news event in between then and now that might make you forget about it -- but here's an early reminder about Wednesday night's meeting of the Capitol Hill Design Board to review the latest plans for the 1530 11th Ave project. We've covered the redevelopment planning process of the old brick building that was once a factory and part of Capitol Hill's early auto industry. Wednesday's meeting is a chance for the design board to weigh in on the plans for the development and for the community to have a say in the process.

Here are some thoughts and questions from the CHS comments about the project:

joshmahar: I think the additional parking in lieu of arts and culture space would be a travesty and must be stopped.

kstinebeck: agree that the double height commercial space should be in 11th. In reality, because of the grade up to 12th, there is no reason this feature should be wasted on Pine. I personally don't mind metal siding as long as the bottom of the building speaks to the top.

mmariano: The new design proposal is (currently) very unfortunate. Look a block away to a good addition to a historic building - the old Packard building is respectfully restored and the addition is true to the year it was built. Replicating the historic parapet of Sunset Electric and other faux historic details do not make a good building in its entirety. Hopefully the Design Review Board meeting will be well attended by the community.

Finish Tag: Very frustrating to see a complete lack of options on this project. Basically the Applicant is saying (to the Board and to the neighbors), "Thanks, but we don't need your input." The Design Review Board still expects to weigh in on options for SOME aspect of the building at a second EDG, if not the massing. This packet looks like a Recommendation meeting packet, just without the colors. They were asked to come back for a second GUIDANCE meeting for a reason.

CapHillMax: So while we are talking about preservation, does anyone not see the folly of plopping a residential building right on a street that is full of bars, late-night restaurants and clubs?

Dennis Saxman: This would only be considered preservation in George Orwell's 1984

Project: 1530 11th Ave map

Design Proposal available (3.65 MB)

Review Meeting:	November 4, 6:30 pm
	S U Alumni Relations & Admissions Buildings
	824 12th Ave map
	Meeting Room
Review Phase:	EDG--Early Design Guidance past reviews
Project Number:	3010451 permit status | notice
Planner:	Lisa Rutzick

Design reviews begin Wednesday for the expansion of the Belroy apartment  building at 711 Bellevue Ave.  E.   The development proposed by Point 32 and Weinstein Architects not only refurbishes the original 1931 building but replaces four existing two story houses with three modern apartments.  

Weinstein and Point 32 held several meetings with Capitol hill residents to present their initial plan, discussing among other things, the amount of open space remaining for residents of the existing building, and the scale of the three proposed structures; two three story apartments match the scale of the existing building, one Northern building requires a variance.  

View Larger Map

Wednesday's meeting at 6:30 at the Seattle University Alumni building, 824 12th Ave is the first opportunity for public comment.   For many in the neighborhood the new construction is a test for a stretch of the hill which contains some of the best -- and most dismal -- urban design the neighborhood has to...

I'm sure I don't have to tell you, but we are lucky enough to live in one of the most incredible neighborhoods in Seattle. It is a place where creative new buildings, such as Capitol Hill Housing's award winning Broadway Crossing and 'starchitect' Tom Kundig's 1111 E. Pike intermingle with pieces of history such as the Oddfellows Building, Holy Names Academy, and even Seattle's oldest standing home. It is a place where innovative businesses such as  iLike  and Cafe Vita make waves on the national scene, and where global chains are replaced by local Mexican eateries. Jimi Hendrix is memorialized here, Bruce Lee was buried here, and President Obama even lived up here as a baby. Oh, did I mention we are also the densest part of Seattle, if not the entire Pacific Northwest (Canada excluded)?

Unlike the rather empty tracts of land along MLK, the Sound Transit Link Light Rail Station currently under construction on Capitol Hill will be at the heart of one of the most culturally, artistically, historically, and culinarily rich areas in all of the Puget Sound region. Also unlike ST's past projects, they decided to actually purchase the land above the station and they have asked us, the community for input on what to do with it.

The four hour design charrette this Saturday, paid for and hosted by the Capitol Hill Chamber of Commerce and the TOD Stakeholders Group, is a chance for everyone in the community to open their minds and envision the most grandiose possibilities for the 3 acres of asphalt along Broadway. Not only is it a chance to share ideas and listen to others but sketch artists will be on hand to help people actually try and conceptualize what some of these possibilities will look like. At the end of the year the results of this design charrette will be presented to Sound Transit, who will presumably use the ideas generated here to decide what to build in the future.

The Capitol Hill light rail station site (Image: Sound Transit)

Want to see an extension of Cal Anderson park that meanders into a public plaza for the Broadway Farmer's Market? Maybe you dream of a wonderful community center with views of downtown and Mt. Rainer? Perhaps you envision a beautiful icon, visible from all over Seattle, with the architectural integrity to be placed next to the Space Needle and the Central Library on Seattle postcards? Well this is your chance to share such ideas and actually have them incorporated into reality.

Earlier this week the Capitol Hill Community Council's Planning and Policy Committee met to discuss the Broadway TOD*. The most common thread among us was the desire to have the development on this site stand for hundreds of years to come, for these buildings to be a timeless example of world class architecture, the likes of the Pompidou or the Louvre in Paris. With Sound Transit owning the property and the city open to land use changes, the community is able to go far beyond the standard mixed-use developments and actually envision something that will fundamentally enhance our already amazing neighborhood. But the key here is the community; we need to show Sound Transit and the City just how important this site is to us. Coming to the Design Charrette this Saturday is a perfect opportunity to show your support and participation.

Inspiration? (Image: Transbay Transit Center)

While it was sad to see some of the old buildings come down, we have been given an unprecedented opportunity. We now have 3 acres of land in one of Seattle's greatest neighborhoods to play with. It is like we have been given an empty canvas and all the tools and paints we could ever dream of and told to do what we want. But again, the only way this will work is if we, as a community, are active and involved. We need to prove to Sound Transit and the City that this isn't your typical development site, but that this project has the potential to tie all of Capitol Hill's greatest pieces together in a once-in-a-lifetime achievement of urban expression. Capitol Hill is one of Seattle's greatest neighborhoods, but it could be one of the world's greatest neighborhoods. Its up to you, so sign up for the Design Charrette now!

Broadway Design Charrette

Saturday, September 12th, 2009, 1-5pm

SU A&A Building, 12th and Marion [map]

* If you too would like to be a part of the Planning and Policy Committee send an email to chcc.planning@gmail.com and we'll put you on the email list and keep you up to date on all things planning on Capitol Hill.

Nearly a dozen members of the community showed up Wednesday night at the second design review for 1111 E. Union – a building which has been a long time moving towards it’s arrival at the crossroads of 12th, Union and Madison.  Runberg Architecture group made a lengthy presentation of changes to their initial design including shifting and narrowing the driveway, and moving the entrances and pedestrian spaces to Union, away from Madison. 

While there was no love on display for the demise of the Under Arms apartments currently occupying the site, there was also an unusual unanimity of disdain for the proposed apartments on the prominent corner.  Both the city design review panelists and the neighbors scolded the drab color scheme of assorted greys, the array of siding materials, discordance with the adjacent architecture and the general scattered massing of the large building.  One commenter from a nearby condo did venture to say he liked the color, notably the only compliment the design received.

Ironically, the...

The Pike/Pine Conservation District was designed to preserve character. Hopefully the developer and architects behind the first development project to go through the city's Early Design Guidance process with the new zoning in place have preserved enough character to make it through the process.

The result of Wednesday night's EDG meeting to discuss the redevelopment of the old Sun Electric building at 11th and Pine? Another EDG meeting -- date TBD but at least we know the next one will probably be closer to the Hill.

Following a presentation of the project by Clayton Smith of architectural firm GGLO, Wednesday night's discussion of the Capitol Hill Design Board pivoted around these two issues:

• How to allow the developer to build high enough to preserve two floors of commercial space and leave more of the current character of the building intact?
• What are the developer's strategies to achieve better integration of the preserved building and the new structure

The presence of the new conservation zoning in the...

(Photo: Lucas Anderson/Neighborlogs.com)

Wednesday night's early design guidance meeting for the redevelopment of the Sun Electric building at 11th and Pine will be the first public test of the developer's plans and the new environment for development in the area created by the Pike/Pine Conservation District.

If it happens. A rumor making the rounds says Wednesday night's meeting may be postponed. We're digging into it, of course. In the meantime, here is what is at stake.

UPDATE: Rumor dismissed. Lisa Rutzick of the city's Department of Planning and Development says the meeting is on and the rumor is false.

Project: 1530 11th Ave   map

Design Proposal available (6.00 MB)

Review Meeting:	6:30 PM
	Seattle Vocational Institute map
	2120 S Jackson St
	102/103
Review Phase:	EDG--Early Design Guidance past reviews
Project Number:	3010451 permit status | notice
Planner:	Lisa Rutzick

Here is recent CHS coverage of the project:

• Document reveals developer's plans to reshape 11th at Pine
• Driver of new Pike/Pine development zone weighs in on project that will put rules to test
• Zoning changes to preserve Pike/Pine, open up First Hill development move forward
• Liz Dunn commentary on the project's review process:

I think it’s imperative that as  many folks turn up as possible for this.  I have heard that the owner intends to keep the existing structure and build on top, to get the density bonus.   This is great only IF this is done in an architecturally appropriate way.   I think we need to be very careful and very vocal about this, based on other examples we have seen.

Finally, here's the part of the municipal code that defines the early design guidance process and purpose. We'll see what concerns get 'identified' tonight.

A. A preapplication conference is required for all projects subject to design review, unless waived by the Director, as described at Section 23.76.008.

B. Early Design Guidance Public Meeting.

1. Following a preapplication conference, and site visits by Design Review Board members assigned to review a proposed project, an early design guidance public meeting with the Design Review Board shall be held.

2. The purpose of the early design guidance public meeting shall be to identify concerns about the site and the proposed project, review the design guidelines applicable to the site, determine neighborhood priorities among the design guidelines, and explore design concepts and/or options.

3. At the early design guidance public meeting, the project proponents shall present the following information:

a. An initial site analysis addressing site opportunities and constraints, the use of all adjacent buildings, and the zoning of the site and adjacent properties; and

b. A drawing of existing site conditions, indicating topography of the site and the location of structures and prominent landscape elements on or abutting the site (including but not limited to all trees six (6) inches or greater in diameter measured four and one half (4 1/2) feet above the ground, with species indicated); and

c. Photos showing the facades of adjacent development, trees on the site, general streetscape character and territorial or other views from the site, if any; and

d. A zoning envelope study which includes a perspective drawing; and

e. A description of the proponent's objectives with regard to site development.

4. The proponent is encouraged, but not required, to bring one (1) or more development concepts or alternatives to indicate possible design options for the site.

C. Guidelines Priorities.

1. Based on the concerns expressed at the early design guidance public meeting or in writing to the Design Review Board, the Board shall identify any guidelines that may not be applicable to the site and identify those guidelines of highest priority to the neighborhood. The Board shall incorporate any community consensus regarding design, expressed at the meeting into its guideline priorities, to the extent the consensus is consistent with the design guidelines and reasonable in light of the facts of the proposed development.

2. The Director shall distribute a copy of the guideline priorities applicable to the development to all those who attended the early design guidance public meeting, to those who sent in comments or otherwise requested notification, and to the project proponent.

3. The project proponent is encouraged to meet with the Board and the public for early resolution of design issues, and may hold additional optional meetings with the public or the Board. The Director may require the proponent to meet with the Board if the Director believes that such a meeting may help to resolve design issues.

There is one important thing we haven't been able to post about in regards to the mixed-use project being planned for the old Sun Electric building at the corner of Pine and 11th Ave.

No, not talking about No Guilt Boy.

Talking about the actual design proposal that will be discussed, debated and dissected at next week's design guidance meeting. Up to now, the PDF of developer Pryde + Johnson early design proposal hasn't been available. But after pestering the Department of Planning and Development for a week, they posted the document this afternoon. Here is a look at the four design proposals on the board.

You can review the entire document attached to this post. Three of the four designs include preserving "the character structure" while only Plan B (on the left) calls for the old brick factory building to be completely torn down. You'll also note that the three preservation plans take advantage of the new zoning rules that will allow for a taller structure.

 Plan A
96 units (+1-) on 6 levels over 1 level of commercial space.
36 (+/-) structured parking spaces on 1 underground level.

• -Preserves character structure.
• -New construction to maximum height of 75 feet allowed by new Pike/Pine Conservation Overlay District.
• -Residential entry on 11th Avenue.
• -Parking access from 11th Avenue (not desirable for pedestrian traffic).
• -Private courtyard at Level 2, oriented to South interior lot line.
• -No setbacks, reinforces street edge and corner of 11th & E Pine.
• -Maximizes views to park.

Plan B
75 units (+/-) on 5 levels over 1 level of commercial space
36 (+1-) structured parking spaces on 1 underground level .

• -Character structure to be demolished.
• -New construction to maximum height of 69 feet with Directors approval.
• -Resldential entry on 11th Avenue.
• -Parking access from 11th Avenue (not desirable for pedestrian traffic).
• -Private courtyard at Level 2, oriented to park .
• -One story commercial at corner.
• -Over half of the units face the private alley or interior lot line (resulting in compromised Views).

Plan C (PREFERRED)
96 units (+/-) on 6 levels over 1 level of commercial space
4 structured parking spaces at street level.
1 level of underground workspace in existing basement available for arts / cultural uses.

• -Preferred option.
• -Preserves character structure.
• -New construction to maximum height of 75 feet allowed by new Pike/Pine Conservation Overlay District.
• -Residential entry on 11th Avenue.
• -Parking/service access from private alley at rear (optimizes pedestrian environment).
• -Private courtyard at Level 2 adjacent to alley (optimizes residential views and daylight)
• -Massing holds street edge on both frontages (opportunity for comer emphasis)

Plan D
-74 units (+/-) on 6 levels over 1 level of commercial space
-4 structured parking spaces at street level.
-1 level of underground workspace in existing basement available for arts I cultural uses.

• -Preserves character structure.
• - New construction to maximum height of 75 feet allowed by new Pike/Pine Conservation Overlay District.
• -Residential entry on 11thAvenue.
• -Parking/service access from private alley at rear (optimizes pedestrian environment).
• -Private courtyard at Level 2 adjacent to alley (diminished in size) .
• -Private terraces on Level 3 along frontages.
• -Massing of new structure separated visually from existing facade

Here's a diagram from the document that will give you some sense of what preservation will entail. In short, the plan is for a façade.

The plan also calls for sustainable development strategies outlined here:

Well that was fast. It was only a little over a week ago when we found out about this project (previous coverage here) and its already up for Design Review on August 19th. Just to recap the new building will be a 6-story residence with 84 apartments and "artist lofts" (What makes them specifically for artists will certainly be a question at the Review) And of course ground floor retail. Two interesting things about the project: the original facade will remain and their will only be 4 parking spaces.

This will be an Early Design Guidance meeting, which means that its your best chance to give your opinion and influence the project. While I'm excited to see what the developers, Pryde + Johnson, will do with it, I also think its important that the community keeps a close eye on the process. The location and history of this project mean it will undoubtedly be one of the most high profile projects on the Hill and will play a big part in defining Pike/Pine's future character. It also comes in the wake of the City Council'...

Runberg Architects has released images of the design for the new 105-unit apartment complex planned for the triangle at Union and Madison (see my previous post about the project here). The project across the street from the Ferrari dealership and the current home of Buzz Stop Espresso, a paint store and the Undrearm Apartments, among others, is slated to break ground next summer, the Daily Journal of Commerce reports. At this time DPD has not schedule the next Design Review meeting for the project.

View Larger Map

Happy with your parks?  Recent land development?  Affordability?  Seattle neighborhoods are ten years into a long term plan - on the hill, goals range from building Cal Anderson Park to beautifying the North end of Broadway and maintaining the neighborhood character.  

You have until July 6 to go here: http://www.seattle.gov/planningcommission/ to fill out a quick questionnaire and let the city know what worked and where their energy and money needs to go now. 

Here are three steps to completing the feedback.

1. Watch the video here about the neighborhood plan process that has been presented at each of the public open houses
2. Review the 4 page draft status report for your neighborhood – it outlines the neighborhood’s vision and key strategies and provides information about public investments, housing, employment and demographics. Here is a link to the Capitol Hill status report, the Pike/Pine report and a CHS write-up on both.
3. Provide your comments using the city's questionnaire<...

Despite one of the nicest pre-summer evenings of the year last night’s meeting of the design review board actually drew 15 people beyond those who had to be there. The meeting, to discuss the proposed development for 1222 East Madison Street, was potentially the last chance to consider the development before it received the board’s recommendation and takes the next step toward permitting. CHS discussed the 1222 project previously here.

The project is slated for the lot where the Precision Tune now sits. It’s located immediately east of the Trace Lofts and just south of the Elysian Brewery. On the north side, it abuts a parking lot that could itself be developed in the future. As Josh noted the other day, the plan calls for a six-story, mixed-use structure with street-level retail and underground parking. The breakdown goes like this: 104 units, 51 parking spaces and 6,000 square-feet of commercial space. The units are mostly studio apartments, with a few larger units having “open bedrooms,” meaning a room that can be separated with a sliding door.

Baylis architect Kevin Cleary described an updated building that incorporated suggestions from last year’s design review board meeting. He pointed to the updated building’s smaller retail spaces, a relocation of the automobile entrance along 13th Avenue, a recessed entry at the corner of 13th and Madison and adding rhythm and articulation to the building as elements reflected in the new design.

In the end, a divided board did not grant its recommendation despite saying much in praise of the project. But concerns over the 13th/Madison corner compelled the board to request the developers address that aspect of the design and present an update at a future public hearing. Specifically, the board didn’t like the concave entry and asked the developer to look at more asymmetrical and different shapes.

Other issues the developers need to address include the auto entrance on 13th Avenue as well as how that entrance interacts with services such as garbage pick-up. And the board requested the developers reexamine the materials used and shape of the concrete awning above the main entrance (see to architect’s graphic and note the awning above “1222”).

Developer Kevin Wallace of Wallace Properties said he was hoping to receive the board’s recommendation last night. While not pleased with the decision, he asked that the board move as quickly as possible to schedule the additional hearing. The board made no specific promises but said it would expedite the process; the next hearing could take place in roughly two weeks. Meeting notices will be sent out once a date is established.

A few thoughts in closing. Wallace said that the project’s goal is to create “workforce” housing. When asked just what that meant, he said it meant housing that would be affordable to those making the county’s median income or less. For a single earner, the median income in King County is just less than $54,000 a year. While reminding that the building has yet to be built, Wallace said that rents in the neighborhood of $1,200/month were likely.

Also, the hearing lacked anything approaching drama, which is one way of saying that there were no diatribes of disgust at the proposal, no forceful opposition, no irate or hostile tirades. The few comments offered were largely positive. I’ve also been to design hearings where the board recommended projects despite voicing greater objections and more lengthy concerns.

One last thing that comes to mind is that this is a project where the developer seems intent on actually going forward as quickly as possible. This is notable given the current state of the economy and how that effects, say, the stalled project at 500 block of East Pine Street. Wallace expressed concern on several occasions about the difficulties obtaining financing and his eagerness to try to break ground soon. When I asked what soon meant, he said, “We hope to be in the ground in November. But financing is tricky these days.”

Sorry I'm a little late on this one, I was exploring the urban wonder that is Portland and I've got to say, they have done some pretty fabulous stuff (see Pearl District and MAX). Anyway, here in our little neck of the woods, Wallace Properties has a new building planned for 1222 E. Madison St, just East of Trace Lofts.

View Larger Map

The design is for a 6-story, 104-unit complex with about 6,000sq ft of retail and 51 parking spaces within the structure. The architects are Bellevue-based Baylis Architects. I can't say it's a standout project but it seems nice. Earlier I was worried that keeping the parking within the structure would inevitably make it ugly, but they massed the garage in the back of the building so it's hidden from the street. Also, the limited parking will hopefully keep these units affordable (they claim in the proposal that this will be workforce housing). Due to earlier feedback they also shrunk the retail spaces, allowing for between four and six different spots. Check out the full proposal...

It's a busy night for the CHS Calendar. CHS sponsor Vino Verite is having a tasting featuring California wines. There's flamenco guitar at CHS Sponsor Tidbit Bistro. And the Capitol Hill Community Council is holding a candidates' night in advance of June elections.

There is also a party at one of the Hill's more unique new businesses. We first told you about interior design shop Hermitage in this post: 2 new Cap Hill businesses open beyond Broadway. We circled back with owner Jennifer June to ask her about tonight's party and to find out more about her freshly transplanted business.

First, tell us about tonight's Semaphore Launch Party. What are you planning, who on Capitol Hill should come?
Semaphore is the debuting furniture collection from local design studio Piano Nobile.  As friends of ours, Dawn (owner of LiT) and I offered to open our shop to them for their launch party.  It’s actually a nice fit for the shop as the furniture (named after the method of communication by flags) bends and folds in graceful origami shapes, often looking like paper.

There will be wine and snacks. Also the Hermitage will have new wallpaper panels on display, including one people can color in themselves!  It should be a lovely evening for anyone interested in beautiful design.

How do the businesses Hermitage and LiT fit together?
We’re both young businesses trying to take an old tradition and shape it into something more modern. When people hear the word wallpaper they often associate it with suffocating floral patterns in their grandmother’s home.  The same goes for lampshades. This isn’t the case anymore. There are now a myriad of patterns available and they are not all flowery.  We are also very interested in working directly with the public because traditionally our services have only been available to the trade.

What's it like having a shop in Capitol Hill's Fancy Pants neighborhood? It's leafy and there are giant homes. Do you own a mansion? A leaf blower?I commute from Phinney Ridge where I live in a rented duplex and have no aspirations to own a leaf blower.  But I do like trees and beautiful homes.  It’s nice walking through the neighborhoods on my way to work.

Any decorating advice for budget minded style in these challenging times?
Thinking about your home environment is not just an occupation for the wealthy.  With all these design resources now available in print and on the web, it’s easier for people to get ideas about making their home a more comfortable place to be. I’m a huge advocate of DIY and have a ton of single roll projects I suggest to people on a budget.  The idea is to bring more pattern & color into your home. It’s far more telling of your taste and distinction while activating the senses in a way paint fails to do.

Louise Body wallpaper

Will Hermitage be part of the new Blitz Capitol Hill Arts Walk?
Maybe. I haven’t been approached by anyone to participate.  I guess I need to look into this.

All of our friends leave Capitol Hill for Portland. You went the other way. Why Capitol Hill?
Everyone asks me that.  Portland is a fantastic place to start a business. You have tons of community support, affordable rent, and creative energy that allow you to get on your feet.  But once you get going it’s hard to sustain the business because, after all, Portland is a small town in many ways.  So I guess I came to Seattle for the opportunity, to be in a new and more diverse design community.  I do miss Portland, though. It really is a nice place to live.

Graphic design, music, and FREE: three of my favorite things are at the intersection of 10th and Pike tonight.  (Ice cream is not a favorite of mine. That means more for you.)

Sasquatch Poster Show

Check out the latest in graphic design for music posters at this one-night only show at Sole Repair. This is the second year for the Sasquatch poster show and features works from 70-plus designers and artists.  Based on  last year,  expect many of the artists and designers to be hanging out and happy to chat up with you. Get there early enough to indulge in a free sample of Molly Moon's  newest ice cream flavor, Sasquatch (natch).  gallery of the 2009 posters is also available on the Sasquatch Music Festival site.  Sole Repair, 1001 East Pike. 5:00 - 10:00 pm.

VH1 Save the Music benefit featuring DJ AM, Matt and Kim, Drop the Lime 

What's not to love about the VH1 Save the Music Foundation? Cheers for music education in public schools. The Save the Music benefit lineups in San Fran and Los Angeles are a bit better (Ghostland Observatory, James Murphy), but hey, Drop the LIme is worth trying to get in. He's been to Seattle at least 3 times in the last year (that I can think of). Seattle must be good to him. I caught a bit of the DJ AM / Travis Barker collaboration at Coachella Music Fest this year. It was definitely Barker's drums that made the set good, though. DJ AM tended to play cuts that went on a little too long and without much of himself added. (And yes,  it's that DJ AM, the one-time fiancee to Nicole Richie. What? You don't read the mags at the hair salon?) This show is DJ AM all by himself, so I'm not promising anything good will come from his segment. Expect Drop the Lime to be off the hook.

Although the VH1 Save the Music show is free, guaranteed admission requires registration onto a list, which has been closed for several days already. However, hang around and someone with an extra slot might help you out, or you can sit at a Pike Street Fish Fry table outside and listen while nom-nom-ing on delish fried veggies with chili mayo dipping sauce.  Neumos, doors at 8:00pm.

In honor of the late Jane Jacobs (NYC + Toronto urban activist), and in the spirit of the “sidewalk ballet” she wrote about in her book The Death and Life of Great American Cities, Seattle will join other cities across North America with a "Jane's Walk" in Capitol Hill-Pike/Pine this Saturday, May 2nd at 2pm at the head of the fountain.  This is geared toward noticing the little things that make a neighborhood special…it’s NOT an architectural tour!  Hopefully it spurs others to do a tour in their neighborhood next year. 

>;http://www.janeswalkusa.org/janes-walk-seattle for more information about the walk and Jane Jacobs.

Observations, anecdotes and takeaways from last night's Capitol Hill Housing annual meeting and forum -- The Future of 12th Ave:

• Who was there: Besides Cap Hill's usual suspects, there was a mix of developers, architects, city employees, plus a few business owners and residents. Around 150 packed into the Northwest Film Forum's main theater for the meeting. I also counted at least three media types, myself included. The Stranger and the Daily Journal of Commerce also sent reps.
• The panel:
  Michael Killoren, Director; Seattle Office of Arts and Cultural Affairs
  Liz Dunn, Pike/Pine Property Owner and Developer, Director; The National Trust for Historic Preservation Green Lab
  Elizabeth Linke, Property Owner; Northwest Film Forum and 1621 12th Ave. Buildings
  Kate Stineback, Housing & Community Developer; 12th Avenue Initiative, Capitol Hill Housing
  Michael Kerns, Associate Vice President for Facilities; Seattle University
  Tenaya Wright, President; Squire Park Community Council
• My quick, totally shallow assessment of each contribution: Killoren: Out of touch, Dunn: Wanted to say more, Linke: Wanted to say less, Stineback: Knew her stuff, Kerns: Poker player, Wright: Had more to say but knows panels aren't the best communication format for deeper discussion.
• First question to the panel came from a CHS discussion of what we'd like to know about the future of 12th (made me very proud!): Is there another area in the city like 12th we can look at for comparison and ideas of what to and not to do? The panelists and the crowd started buzzing but nobody had an immediate answer. "Telling," said moderator C.R. Douglas. The panel finally offered up Columbia City citing the area's historical preservation work.
• Recurring question not really answered: How do you achieve development that preserves local businesses and reflects the neighborhood?
• Anti-Ballard line of the night: Panelist Elizabeth Linke, Ballard resident and owner of 12th Ave's CHAC building that will soon house Velocity dance studio, described new Ballard developments as slums and says what has happened there drives her to preserve Hill arts.
• Issue for the future: How to improve pedestrian experience at 12th and Madison.
• The East Precinct parking lot development that Capitol Hill Housing is pushing forward sounds like it will hinge on the cost of building parking spaces. A 'structured parking stall' -- a parking space within a structure like an underground garage -- costs around $35,000, Kate Stineback said. Here's a doc I smuggled out (in my sneakers arpparently -- sorry for the wrinkles!):
  
  

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• More Linke: When asked how landowners can help preserve arts on the Hill as she has, Linke said, "I don't have an answer. It's very difficult to make ends meet when you are trying to help organizations and make a profit."
• TDR count: Transfer of development rights programs come up pretty frequently in discussions around development these days. The panel contained itself to pretty much only one discussion of TDRs on the night. Nice work.

• What I mean by out of touch: City's director of Office of Arts and Cultural Affairs Michael Killoren said he thinks a transfer of development rights program will be part of the solutions the City Council puts in place when it votes on Pike/Pine zoning overlay legislation later this spring. City staff have already said it won't be.
• Liz Dunn said she won't rent to national chains. Her tenants must be local and independent. Better longterm value, she says.
• Stuff to follow up on: Dunn was asked about the former 1200 Bistro location and said she'd heard "somebody in the neighborhood" had wanted to buy it and restore it to its "1930s glory" and get the city to give the building landmark status.
• Storage is the key to your future: Seattle University's Michael Kerns said what happens to the location currently occupied by the storage business at 12th and Madison is the most important development issue in Seattle University's future. "We have to get that one right," he said, but would only offer a prediction of something happening on the SU land where the business is located "within the next 5 to 6 years." Kerns said the development will likely be a mixed-use project. "Let's just say that storage will not be the ultimate use for that site."

The next step in the process to overhaul the zoning rules for development in Capitol Hill's Pike/Pine neighborhood will be taken Tuesday afternoon with a City Council "brown bag" discussion featuring councilmembers Tom Rasmussen, Sally Clark and Tim Burgess and stakeholders from the neighborhood. You can read the details of the city's Pike/Pine Conservation Overlay District here. As we reported earlier this month, a group of community stakeholders has been unsatisfied with the plan and asked for the opportunity to discuss improvements. That discussion starts Tuesday.

You can watch the proceedings on the City Council's video page or swing downtown and attend the session in person. Don't forget to bring your "brown bag" lunch.

The "brown bag" agenda:

1. Chair’s Report
(5 minutes)
2. Introduction to the Pike/Pine Conservation Overlay District
Workplan
Presenters: Dennis Meier, Department of Planning & Development;
Rebecca Herzfeld, Council Central Staff
(5 minutes)
3. Discussion of ideas, opportunities, and...

What if the city spends months on a plan to save Pike/Pine and Pike/Pine doesn't like the plan?

Wednesday's City Council meeting will feature a presentation on the Pike/Pine Overlay Plan, an effort to change zoning rules for the area to preserve its architecture and 'character.' But the Pike/Pine Urban Neighborhood Council says the plan doesn't go far enough -- and is calling for an immediate moratorium on demolition in the neighborhood until it does.

In a letter to Tom Rasmussen, the councilmember spearheading the preservation effort, P/PUNC lays out what the group feels is missing from the current plan:

•  A cap on lot size for new development. The incentives alone are not enough to discourage developers from amassing huge development sites, which can have a strong and negative impact on neighborhood character. Limiting what happens on buildings 35 feet in the air, as the revised proposal from the City recommends, has no real value at street level, which is where the real “feel” of the district is experienced.
• Prescriptive authority by the City on existing buildings. “Green” building experts agree: the number one thing developers can do to build sustainably is to preserve (or add to) existing structures. Existing buildings are the essential ingredient in preserving neighborhood character in Pike/Pine.
• Transfer of Development Rights. Until the City can provide this mechanism in our neighborhood, property owners will have limited ability to preserve buildings in a way that competes with the potential profits in demolition. This is the primary vehicle for real “teeth” in helping the private market do the right thing: save old buildings.  This is a market-driven economy, and without ways to financially compensate owners for giving away an asset, mere incentives won't do the trick

You can read the entire letter here. P/PUNC have also have included a letter from Pike/Pine super-developer Liz Dunn. Dunn makes the case for a TDR program -- transfer of development rights.

There is an important connection between Pike-Pine's old buildings and its unique economic value. Old buildings can support lower rents, attract a variety of unique retailers, restaurants and arts users, and in turn attract people to visit from outside the neighborhood and attract additional residents (and additional local businesses) to want to establish themselves in the neighborhood.  My project with Scott Shapiro at Melrose & Pike is attracting some very desirable tenants who would NOT be interested in space in a new building.  From the city and state's perspective, the traffic generated by such unique neighborhoods means higher sales tax. Locally-owned businesses tend to pay higher wages than chain stores and their profits get spent or invested in the local economy rather than being sent back to the head office of a national chain on the other side of the country. 

Nevertheless, it is hard to preserve these buildings given the recent run-up in land prices.  Scarcity of land is attracting developers from elsewhere, with no long-term vested interest in the neighborhood, pushing land prices through the roof.  More aggressive building and energy codes make it increasingly difficult to change the type of occupancy of an old auto repair building into a shop or restaurant. The city is working on making building and energy codes friendlier to old buildings, and it will be part of my job at the Green Lab to work with them on this.  There are other incentives and 'breaks' that need to be considered at the city, county and state level (tax credits, property tax breaks, sales tax breaks on renovation?) etc. that we should be pushing for.  But transfer of development rights (TDR) is the only mechanism that I know of to adequately level the playing field for a short building in a taller zone. 

Fead more about TDR programs here in this Cornell University write-up.

It's unlikely a moratorium on demolition in the neighborhood would have immediate impact. Most activity in the area is already well past the demolition phase or still in early design phase. Here's a look at recent demolition application activity from the city's DPD map:

As you can see, there's nothing -- currently -- going on in the Pike/Pine area.

Questions and calls out to councilmember Rasmussen's office and the city's planning departments. More from Rasmussen and the city planners behind the plan when I get it.

We like to announce a new up & coming design collective, JOIN: Design Seattle. We are combining all of our forces to build a stronger design community in Seattle showcasing North American Designs.  We are excited to present our next event, and our first juried show:
JOIN and Ouch My Eye are seeking submissions for Ctrl+Alt+Design slated for June 12th, 2009. The juried show will primarily focus on showcasing work by emerging American designers working in the areas of furniture, lighting, soft goods and home accessories. You can get more details about the show and apply, here. Now is a good time to turn your ideas in your sketch book into a real thing. It's free, so you just gotta make it happen!

We're looking forward to see all the submissions!  Deadline is MAY, 8, 2009. So feel free to apply and spread the word to any desingers out there, too!

Please check out JOIN blog to get updates and see past shows.
Please contact Jamie Iacoli with any questions at:
press [at] joinDesignSeattle [dot] com.

Two people who will play major roles in the way new Capitol Hill developments look and fit into the streets around them are about to be appointed by the City Council. Given the importance of the city's design review board process, we thought you might like to meet them.

First, some background on the boards. There are seven design review boards in Seattle. The board that reviews Capitol Hill projects also will cover work on First Hill and in the CD. The boards are responsible for working with developers to ensure projects meet zoning requirements and community guidelines. This process plays out most publicly in the design review meetings for projects where the latest plans are discussed publicly before the board and then approved or sent back for refinements. The board positions are volunteer and the term lasts 2 years, at which point a member may be reappointed. You can read more about the boards here.

Here are the Capitol Hill review board members sticking around for another year: Evan Bourquard, a project...

A busy night for you community organizers out there.

• First, Seattle City Councilmembers Sally Clark and Tom Rasmussen will meet with citizens and take a short tour of the future site of the Summit at John park project tonight. If you're interested in talking to them about the project, swing by Shinka Tea on Olive at 5:30p. You might recall the project requires more than $100,000 in funds from 'the community' to be completed as designed. Slog wrote about the challenges the park faces here.
• Meanwhile, there is a Capitol Hill design review double header tonight including a second session going over the latest plans for the building envisioned to take the space of B&O Espresso and a mixed-use apartment building being planned for 12th and Pine near the fire station. Here is the CHS coverage of projects being discussed. That crazy party starts at 6:30p at Seattle Central room 3211.

Did you dig cheesecake's Barcelona-inspired vision of the pedestrian paradise Pike could be?

From the CHS comments, this guy is organizing the first steps in making it reality:

There is enough development on Capitol Hill and the period between design review and project completion can be so long that it is easy to lose track of what these gigantic cranes are up to.

You've probably noticed that the project across from Brix is starting to take shape now that construction has risen above the massive pit. Here's a reminder of what's coming in the massive lot -- 60+ feet of mixed-use retail, apartments and ground-level townhome units -- after another year of construction:

Mixed-use at 523 Broadway Ave E

You can check out more of the design details here (pdf).

I had a quick chat with Exxel Pacific project manager David Huber about status of the project. He says the construction should be complete by September 2010 with the larger north section likely to be ready earlier that summer. Amazing how long it still takes to complete projects of this scale. 2010 is far enough off that we'll have to do another update or three to remind what's coming.

For another write-up on the project, check out...