Wednesday night, the East Design Review Board will take on a decidedly retro Pike/Pine project — big, bulky and without any of those confusing “preservation” elements that muck up criticisms of so many of its Pike, Pine and Union contemporaries.
601 E Pike
Intracorp is responsible for a roster of Seattle-area developments incredibly consistent in their uniformity of look, feel and business optimization. Wednesday, the developer will bring its plans for a new mixed-use building on the property where the auxiliary garage for the former E Pike Mercedes dealership stands today. The main dealership building across the street, you might recall, is slated to be transformed into this seven-story preservation-incentivized project in coming months.
Intracorp’s Pike at Belmont project is a smaller investment:
The applicant proposes a mixed-use building that provides quality housing and small-scale retail in a growing Capitol Hill neighborhood. Continue reading
Conklin in 2010 (Image: CHS)
The central core of Pike/Pine is undergoing some changes big and small as the holidays roll onto Capitol Hill. Here is a rundown of the moves, overhauls, developments and demolitions underway on a two-block stretch of E Pike. We’ll let you decide if each is yet another harbinger of “the death of Capitol Hill” or merely part of the ebb and flow of a neighborhood.
- Super Genius Tattoo: A key component of the E Pike scene since 2003, Seattle tattoo super daddy Damon Conklin is moving his shop around the corner onto 10th Ave into the former Atlas Clothing space. The word was on the street in recent weeks — the signs announcing the move (“next to Moe Bar“) are now up. We’re checking in with Conklin to learn more about his decision to move the tattoo parlor. In 2010, CHS talked with him about his work and his planned overhaul of the E Pike shop.We’re also checking in with Conklin’s (soon to be former) landlords. A local real estate investment company bought the Winston Apartments building home to Super Genius, several residents, the Hot House and the Wildrose in early 2012 for $4.6 million. The new owners said at the time their intention was to continue to manage the building as its previous, longtime owner had while making some cosmetic and infrastructure improvements to the 1905-era structure.
(Image: Blue C)
Boom Noodle turning Blue C Pike: In February, CHS reported on the corporation behind the Boom Noodle and Blue C restaurant chains putting its energy behind the sushi and not the noodle end of their equation. At the time, the plan was for 12th/Pike’s Boom to carry on while the company set out to make Blue C the next big thing. But a big construction project permitted for the 12/Pike restaurant had us speculating that the company may have pulled the plug on the Boom idea altogether in favor of its newfangled Kaisho izakaya concept.
Art needs space, and in a place like Seattle, that space is exceedingly hard to come by. This week, dozens of artists, venue owners, and developers put the art space conundrum in their sight to, as one attendee put it, prevent the “roach-like scuttling” of artists every time an old building gets torn down.
Squared Feet 2013 was a day-long symposium held Monday in three Capitol Hill venues, organized by the City’s Office of Arts and Culture and the office’s newly hired Cultural Space Liaison, Matthew Richter.
During the first session of the day at the Seattle University’s Lee Center for the Arts , representatives from arts organizations gave “rapid fire” spiels on their space needs.
Researcher Anne Gadwa Nicodemus gave the day’s keynote address at the Northwest Film Forum. According to event organizers, Nicodemus wrote the definitive paper on “creative placemaking.” She said arts organizations looking for space should work to change the paradigm from “‘yes sir could I have some more,’ to thinking about what assets you bring to the table.”
In October, CHS reported that the City of Seattle was “seeking feedback” on new rules proposed to regulate microhousing and expose the developments to the public design review process.
A group of community organizations has, indeed, provided its feedback — in the form of an appeal that seeks to reverse a recent decision to move the proposals forward and halt any in-progress microhousing development.
The “authorized representative” on the formal appeal of the Department of Planning and Development decision is Capitol Hill resident and land use activist Dennis Saxman. CHS has reported on Saxman and Hill-based group Reasonable Density Seattle’s push for more restrictive rules for boarding house-style projects in which developers are free from existing design and environmental reviews that typically would be triggered by standard apartment construction. Microhousing developers and density advocates say the more open standards are necessary in neighborhoods like Capitol HIll where open affordable apartments are nearly impossible to find. Continue reading
A rowhouse development is next. “No access to existing residence, it is DANGEROUS!” the real estate listing for the old, amazing, and too-far-gone to save house at 339 16th Ave E read (Image: CHS)
A small explosion of new rowhouses and townhome developments is in the works around Capitol Hill, and two familiar names are involved in quite a few of them. Capitol Hill architect Bradley Khouri and developer Graham Black are pairing up on at least two projects of the type on Capitol Hill, and individually involved in at least five total.
“We have seen an increase in the number of lowrise development resulting from latent demand and an improving economy in Seattle,” Khouri said in an email to CHS. “Capitol Hill is one of the more desirable locations for obvious reasons.”
Update (5:20 PM): The East District Council has added a discussion of townhome regulations to the agenda for their next meeting, which is Monday at 6 PM in the Cal Anderson Shelter House. Representatives from the Department of Planning and Development will be available to answer questions.
There are at least nine rowhouse or townhouse projects currently planned for development in and around Capitol Hill. One of the largest will be at 16th and Harrison, slated to replace one of the most amazing (and dilapidated) houses in the neighborhood. Graham’s development company gProperties purchased the existing house for $1.3 million. King County has no record of when the house was built.
Project 339 (Image: workshop ad)
The new development, dubbed Project 339, is a three-story, eight unit row house complex that features a community courtyard surrounded on three sides by the development. The half-block wide project, designed by architecture firm workshop ad, will include covered parking in the rear of the building and private roof decks. The project will go in just across the alley from the back of the Bagel Deli on 15th.
Capitol Hill-area townhouse and rowhouse permits — 2011 to 2013 and beyond. A year by year look at the trend is below (Source: Seattle DPD)
One of the neighborhood’s more unique start-ups is about to lose home-field advantage on Capitol Hill.
Employees of sports energy drink Golazo have been busy on the Capitol Hill social network saying goodbye to their unique offices/indoor soccer playroom on E Pike. CHS reported on the company’s “temporary” headquarters in the old BMW facility near E Pike and Harvard three years ago this week. Along the way, the company, created by Cranium founder Richard Tait and the Garage’s Alex Rosenast, continued to grow its place in the burgeoning alternative sports drink marketplace. Continue reading
Six stories everywhere you look (Image: CHS)
Artist rendition of the planned “Memory Care Deck” – Fresh air, walking and sunshine will brighten your day. Our secured Memory Care floor of Aegis on Madison was uniquely designed to offer a second-level outdoor deck that will bring back the feelings of yesteryear. The façade of an old-fashioned neighborhood will surround the deck including a vintage car parked at the local garage, mailboxes, benches, and the doorsteps of classic NW homes. Residents can walk and reminisce about “the good old days” here.
Believe it or not, E Madison has quite a bit to offer an assisted living community. Aegis Living is slated to open its newest facility in January at 22nd and Madison — called Aegis on Madison — and general manager Rob Liebreich said the company couldn’t be happier with the location.
“There’s been a transition in this area has really picked up in terms of its reputation and desirability,” Liebreich said. “Five years back we probably wouldn’t have built this community where we’re building it now.” Continue reading
You can’t afford a house on Capitol Hill. How about a condominium?
From a sheer price standpoint, the Hill’s condos are more affordable than its houses. Of the 41 Capitol Hill condo’s listed on Redfin.com, the median price is $325,000, compared to a $1.1 million median price for single family houses in the same area. Most of the condos are clustered along Melrose’s condo-row and the western bank of Capitol Hill, which offer some of the best views in the neighborhood.
According to Condo broker James Stroupe’s numbers, there are 83 condos currently on the market in Capitol Hill that range from $84K to $4.7 million. However, 65 of those are pending. With no new condos coming on line, that means having cash on hand is king for condo shoppers. Stroupe tells CHS that a recent Capitol Hill condo sale only offers from cash buyers were even considered. Continue reading
Or, at least, we can tell you why the brokerage listing them believes the properties are worth more than $5 million.
As CHS reports on the numbers behind single family home affordability on Capitol Hill, here’s another factor impacting the market on the supply side of things. Two 1906-built homes on Bellevue Ave E that have somehow survived for years in the middle of an area zoned for midrise apartment buildings have been listed for sale as a potential 15,000 square-foot development site. That potential, broker Hendricks-Berkadia apparently believes, makes the land worth millions of dollars.
Address: 123 & 127 Bellevue Avenue East, Seattle, WA 98102
Size: 15,679 Sq. Ft.
744900-0070 5,400 Sq. Ft.
744900-0065 10,279 Sq. Ft.
MR Zoning: 4.25 FAR
66,636 Sq. Ft. Allowable FAR On-Site
56,640 Sq. Ft. Rentable
No plans are on file yet for the properties that were on the market and had an offer review deadline reportedly in August. The demolition of the old houses won’t help single family home affordability. Many are hoping that any new apartment units will eventually help stem the tide for renters.
Images: King County Records
Rents in Capitol Hill are among the highest in the Seattle, and they don’t appear to be falling anytime soon. The average rent for a Capitol Hill/Eastlake apartment in September was $1,278, according to analysis from local real estate experts Dupre+Scott. Of course that number includes “efficiency” units and gets significantly higher as you add bedrooms and a private bathroom.
The trend has pushed affordability to the forefront in this year’s local election. City council candidate Kshama Sawant has made rent control one of the cornerstones of her campaign.
“Market rate housing is becoming increasingly expensive, in keeping with a minority of higher-salary people moving into the city,” she wrote in an email to CHS. “Low-income and middle-income people are being forced to move out into the farther reaches of the city or outside city limits, and have to commute long distances for their city jobs.”
But is rent control in Seattle possible? Sawant says a mass push at the city level could spark a debate in the state legislature to repeal the statewide ban. Others aren’t as sure. Continue reading
The Hewitt-designed “workforce” apartment building and retail space destined for the former “wildflower lot” behind Broadway’s massive Joule complex won’t be quite as colorful as those flowers. But its finishes, according to the latest renderings prepared for Wednesday night’s session of the East Design Review Board, won’t be as drab as many of its contemporary Capitol Hill mixed-use projects.
CHS first reported on the development last March as we learned of the plans to take the long-empty lot in the 500 block of Harvard Ave E and build a seven-story, 75-unit, “affordable” apartment project.
The Harvard Ave E land is owned by Greg Stein who acquired the parcels as part of a since dissolved partnership for $1.85 million in 2001. In 2010, CHS noted the impressive field of wildflowers – and weeds — that had cropped up and covered the 515 Harvard Ave E lot. Continue reading
Legacy provided CHS with this rendering with the stipulation that we include a clear label — “Conceptual Rendering: Materials, Shape, Construction type are subject to change/Design Review”
There’s more going on with The Stranger building at E Pine and 11th Ave than we originally reported. CHS has learned that the preliminary plans for a development we documented here – The Stranger building next for Capitol Hill mixed-use redevelopment plans — are much more ambitious in size and scope than originally reported. Meanwhile, an effort to overhaul the neighborhood’s preservation incentives for developers even as the ruleset faces a test in front of the city’s hearing examiner is moving forward.
Representatives for longtime owners of the old REI buildings that now house the alternative weekly and Value Village met last week with the Pike/Pine Urban Neighborhood Council to describe their early concepts for a mixed-use development that will incorporate the two old structures and the adjacent southern parking lot and create an ambitious 11th Ave office development smack in the heart of the neighborhood.
Legacy provided CHS with this rendering of the concept and the following statement on the planned project:
Legacy’s vision is to create a true mixed-use project with office, ground floor retail, as well as residential components. Continue reading