(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.