The architectural schemes for the two Capitol Hill developments slated to come before the East Design Review Board Wednesday night are united by their failures. Given the amount of money at play and factors like investment fund “end dates,” you don’t see a lot of architects and developers allowing their projects to be held back but both the 4-story E Republican apartments and the 6-story “Taco Time” building destined to rise across from the Bullitt Center on E Madison have been on the remedial design review track. Wednesday, they’ll look to move a little closer to graduation.
1420 E Madison
You know it as the Taco Time project. After tearing down their fast food restaurant that stood on the site and seeking a buyer to develop the contaminated property, the family behind the Taco Time chain of restaurants held onto their E Madison land and are moving forward with a plan to create a six-story, 70-unit building on the site. Yes, TT fans, the fast food restaurant will likely one day re-open in the building.
Project: 1420 E. Madison St map
Design Proposal available (7.1 MB)
Review Meeting: April 17, 8:00 Seattle Vocational Institute 2120 S. Jackson St. map #401 Review Phase: EDG–Early Design Guidance past reviews Project Number: 3013776 permit status | notice Planner: Shelley Bolser
But first Capitol Hill architect Roger H. Newell needs to get his design through the preliminary round of the process. The project made its first run in January as the review board sat back, folded their arms and decided that the massing concept wasn’t quite worthy of the high profile, high visibility real estate across from the greenest commercial building in the world. Wednesday, it’s back to the drawing board with a newly fleshed out concept that Newell and the Tonkin family hope will live up to the building’s location and be sensitive to the old apartment building to the north.
[mappress mapid=”38″]
1406 E Republican
The 4-story entrant on Wednesday’s review docket from new development firm Revolve and architect schack A+D got on track after being held back last year. The 36-unit residential project with underground parking for 22 vehicles is now ready for what could be its final step in the process and comes to the table for its fourth review with a fleshed out design showing the project’s proposed finishes and modifications including an increased upper level setback to try to minimize the building’s profile.
Public comment throughout the project’s design review journey has been rough on the development as it sits in one of those transition zones between single-family and multifamily zoning. “Too big” and “does not fit into the neighborhood” summarizes the feedback (PDF).
It’s unlikely the design board will do anything about those four stories the zone allows — but it’s possible there might be yet more to be done to address requested zoning departures and the board’s previous recommendations. If so, neighbors would get a fifth opportunity to kick the project around just in case the first four weren’t enough.
Project: 1406 E Republcian St mapDesign Proposal available (2.7 MB)
Review Meeting: April 17, 6:30 PM Seattle Vocational Institute 2120 S. Jackson St. map #401 Review Phase: Recommendation past reviews Project Number: 3012837 permit status | notice Planner: Bruce Rips
They actually review designs here? Seriously, Seattle has some of the blandest architecture I have ever seen! What gives? I have recently been to Phoenix, Tucson, LA and San Francisco, all of them exceed this town for creating some truly attractive, unique buildings. Its like developers in this city only care about how many units they can cram into one spot. Horrifically they tear down beautiful historic homes (2 near me in the last month)and replace them with dreary slabs that take up the entire lot. It also concerns me that many of these new bread boxes have no parking garages. Is it realistic to assume that none of these new residents will have cars? Isnt parking difficult enough around here? Lets face it, despite pretensions of being a “green” city, Seattle is run by developers.
cool story, bro
Seriously Phoenix Tucson? That’s pretty damn laughable. I do agree though they review designs here. It’s actually part of why they’re so bland. Our design review board will make them change anything slight edgy, so architects gave up on even trying. I do think some of the new designs are a lite better though. The taco time building is ugly, but I like the 4 story one.
I agree that Seattle doesn’t provide architects and developers with enough incentives to actually invest in beautiful, environmentally friendly projects. If the city fails to provide developers with clear economic incentives to invest extra time and capital in legacy projects – like perhaps allowing higher building height limits if a project qualifies as a legacy project (architecturally superior and environmentally friendly)- developers will continue to focus on easy designs that maximize profits. It would be nice if design review actually had the power to reward exceptional projects.
I passed over all the architecture business because OMG YAY I LOVE TACO TIME.
This plus La carta de oaxaca coming to capitol hill is the BEST
I rarely comment on building design because I feel I have pretty bad taste in the field but holy FUCK that Taco Time building is bland. Ugh.
The E Republican proposal is basically across the street from a 11 story building so a 4 story isn’t terribly out of place. For the sake of those living around this proposed development, I’m sure a little breathing room will be appreciated. I walk by this site every day and imagine the loss of light for the mid-centry town homes on the North and apartments to the East. The 4th floor setbacks will help some I guess.
I do agree, the TT building is blah. At least it’s on a busy street and should go unnoticed.
Comparing Phoenix and Tucson architecture to Seattle’s is laughable. Seattle has some architectural marvels. Maybe not every building is a Koolhaas but we are ecologically minded. The city requires parking considerations for the new buildings going up. The Taco Time building is bland but so is Taco Time.
Jacob, plenty of crap architecture in both places, specifically referring to new multi-unit housing an highrises I saw in Phoenix and Tucson last month (when were you there last?) Taste is subjective, but no city has a monopoly on eco-minded building. BTW, I dont like Phoenix or Tucson as much as Seattle, but think we can do MUCH better in design. As for Parking considerations, I am referring to three new buildings in my neighborhood (one on 14th, one on 10, and the Apodments on John and 13th) that have NO underground or surface parking.