The Hill’s development future faces a design double header Wednesday as two projects, one slated to be the tallest building in Pike/Pine and one set to expand the services offered by an important 16th Ave nonprofit, take another step forward with the Capitol Hill Design Review Board. The reviews will also be the first activity by the Review Board since the public unveiling of an update to Pike/Pine’s historical preservation rules. In that update is broader authority for the board to discuss elements of height, bulk and scale and, while nothing has passed yet, the direction for the design review process appears to be a broader discussion.
The most significant of the two reviews in terms of both where it is in the process and the scope of the project is the .
We recently reported that the project was still a go despite a shake-up that resulted in a new architect coming on board. Developer Pryde + Johnson has tabbed Weber Thompson to own drafting the redevelopment of the 1926 former auto paint shop and garage. The building is a textbook example of Pike/Pine’s Auto Row history and is slated to become a significant mixed-used development in the heart of perhaps the most economically and culturally thriving area of Capitol Hill. Publicola notes that the building will be the tallest in Pike/Pine when completed thanks to extra height the developer received in exchange for preserving the facade of the old garage and factory.
The project has already passed through the Early Design Guidance steps of the Department of Planning and Development’s design process and will now have its first recommendations session to fine tune the plan. CHS examined the revamped plans for the project here:
On the more public-facing side of the building design, there are also a few important changes. Rather than both commercial and residential entries facing 11th, all of the 11th Avenue facade will be commercial, with the residential entry moved to Pine. Reibman said this created a clearer delineation between the residential and commercial uses and was also a better complement to the current commercial vitality along 11th Avenue. The upper facade has been updated to be more “historically honest” as Reibman put it. Rather than replicate the old garage, the building will take its cues from other buildings of the time that were closer to it in size and scale. The materials will be cast iron with more windows than the original proposal. “When I looked at the old proposal it looked a little heavy to me, we’ve tried to fix that with lighter elements,” Reibman explained.
Project: 3010451 Address: 1530 11TH AVE Area: Downtown/Central Zone: ARTERIAL WITHIN 100 FT., NEIGHBOR CMRCL 3-65′ PEDESTRIAN, PIKE/PINE OVERLAY DISTRICT, URBAN VILLAGE OVERLAY, ZONING SPECIAL ST. WITHIN 100 FT. Contact: JEFF REIBMAN Contact phone: (206)344-5700 x256 Planner: Lisa Rutzick Planner phone: (206)386-9049 Conditions: The Director of DPD is convening the Design Review Board for its recommendations.
PROJECT DESCRIPTION
The proposal is to allow a new six-story building with 92 residential units above 6,276 sq. ft. ground level retail and four live-work units (3,800 sq. ft.). Review includes 14,400 sq. ft. demolition of existing two-story building. The building facade will be retained. Parking for 36 vehicles will be provided below grade.
PROCESS
The applicant has applied for Design Review related development of this site. At the Design Review Board meeting the applicant will present information about the design and how it responds to the Design Review Guideline priorities established at the Early Design Guidance Board meeting on August 5, 2009 and 2nd Early Design Guidance Board meeting on November 4, 2009, regarding this site. The public may offer comments regarding the proposed design; and the Design Review Board members will offer to the Director of the Department of Planning and Development their recommendations regarding the design.
MEETING
Date: Wednesday, July 21, 2010
Time: 06:30 p.m.
Location: Seattle University
Alumni Relations and Admissions Building
Meeting Room
824 12th Avenue
Meanwhile, second on the bill Wednesday night will be a follow-up design review for the project to expand Jewish Family Services’ 16th Ave offices. Powered by a $500,000 federal stimulus grant, the project will create a new 19,000 square foot expansion building on the parking lot adjacent to JFS’s current offices at .
Project: 3007628 Address: 1601 16TH AVE Area: Downtown/Central Zone: ARTERIAL WITHIN 100 FT., NEIGHBORHOOD COMMERCIAL 3-65′, SCENIC VIEW WITHIN 500 FT., STEEP SLOPE (>=40%), URBAN VILLAGE OVERLAY Contact: KEVIN TABARI Contact phone: (206)443-8606 x128 Planner: Bruce Rips Planner phone: (206)615-1392 Conditions: The Director of DPD is convening the Design Review Board for a 2ndrecommendation meeting.
PROJECT DESCRIPTION
The proposal is for a three-story, 20,000 sq. ft. office building with parking for 24 vehicles located in an at-grade garage. A 710 sq. ft. portion of existing structure to be demolished.
MEETING
Date: Wednesday, July 21, 2010
Location: Seattle University
Alumni Relations and Admissions Building
Meeting Room
824 12th Avenue
92 residential units and 36 parking spaces? Is that correct? Does everyone get a free bike from Velo across the street upon move in, or does parking/traffic become worse?
I was thining the exact same thing! I know we’re trying to discourage a car culture this close to mass transit developments, but there are both residential units here AND businesses. 36 spaces doesn’t seem to be nearly enough and I bet you it’s the developer trying to reduce costs.
Hey CHS, do you know the guidelines/equations, or where to find them, as to how many parking spaces the city requires per unit in new construction? This one seems woefully low…
What’s the big deal? It’s just a building that’s more suited for residents who choose not to have a car. I lived for five years in a building with 76 units and the only person who got to park there was the resident manager.
I don’t own a car and haven’t had one for 6 years. I get around just fine. But I don’t think it’s good planning to build new construction, with as many as 92-184 (double occupancy) tenants or owners, in addition to businesses, without providing adequate parking in the most densely populated neighborhood of the city. While many of us don’t rely on cars, the vast majority of Seattle residents still do—and we need to keep cars off the street when possible. Just an opinion.
Curiousity got the best of me, so after a bit of searching…
(If this is the applicable ordinance, and I don’t know if it is, shouldn’t this building have at LEAST 112 parking spaces? 92 units total: 60 units at 1.2 spaces, and an additional 1.25 units for the additional 36 units, per the info below.)
Seattle City Ordinance Number: 122935 Section 23.54.015PARKING FOR RESIDENTIAL USES
Multifamily structures, except as provided in Sections B or C of this chart(1) (((2))) Lots containing:2–10 dwelling units: 1.1 spaces for each dwelling unit11–30 dwelling units: 1.15 spaces for each dwelling unit31–60 dwelling units: 1.2 spaces for each dwelling unitMore than 60 dwelling units: 1.25 spaces for each dwelling unitIn addition, for all multifamily structures whose average gross floor area per dwelling unit, excluding decks and all portions of a structure shared by multiple dwelling units, exceeds 500 square feet, an additional .0002 spaces per square foot in excess of 500 shall be required up to a maximum additional .15 spaces per dwelling unit; andWhen at least 50 percent of the dwelling units in a multifamily structure have 3 bedrooms, an additional .25 spaces per bedroom for each unit with 3 bedrooms; andWhen a multifamily structure contains a dwelling unit with 4 or more bedrooms, an additional .25 spaces per bedroom for each unit with 4 or more bedrooms
sorry..the math is right, but I meant to say additional 32 spaces…
ok, enough time spent on this! ;0)
i believe that this is one of those projects that is exempt from parking because it is in an urban village center. the thinking being that this site is a block from a million bus lines and the soon-to-be streetcar as well as light rail in 2016. i know it is hard to imagine now, but if there is anywhere in the city that i would want less parking stalls, this would be it.
I’m all for public transit and all, I ride the bus every day and don’t own a car. However, I’m so glad I bought my Pike/Pine unit WITH a parking spot. At this rate, the parking will soon be worth more than my 1 bedroom.
On the other hand, while I’ll miss the poster walls, it will be exciting to have this property become a vital building.
Actually this project is proposing 32 parking spaces more than what is required—and 32 more than I would care to see in one of the most pedestrian-oriented areas in Seattle. Do we really want to devote more space and resources to cars in PikePine? Besides promoting more traffic and slowing bus service, all those parking spaces you beg for cost money that the developer isn’t going to pay for out of their own generosity. Instead, it’s the people who live in the building and the neighborhood that end up paying.
Regarding city requirements, seattlekps was in the correct section of the SMC, but didn’t read the entire code section or even the portion they quoted “except as provided in Sections B or C of this chart”. Since this project is within the PP Urban Center, there are no parking requirements for the residential uses. Further up the same section are parking requirement exclusions for non-residential uses in pedestrian designated areas (section D) that pretty much exclude any bar/cafe/restaurant and retail space the developer wants to put in here. So all that math for naught.
Mid the change in parking regs …. remember many disabled need special vans and vehicles. Their needs and rights need to be considered. If you must own a special van, and want to buy or be a tenant, you will need parking.
And you arn’t going to be riding the latest wild country bike.
How easy we forget the all the factors that limit mobility ….