1020 e_unionppunc edg letter

8/2/2019 1020 E_unionppunc Edg Letter

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PIKE PINE URBAN NEIGHBORHOOD COUNCIL21 March, 2012

To: Lisa RutzickPlanner, Seattle DPDCc: Diane Sugimura, Director Seattle DPD

Dennis Meier DPD staff, Rebecca Herzfeld Council Central Staff,Seattle City Councilmembers Rasmussen, Conlin, Clark, Burgess, Bagshaw, Godden,Harrell, Licata, OBrien,

Re: Project No. 3013040, 1020 East Union StreetEarly Design Guidance March 21, 2012Dear Ms. Rutzick,

We the undersigned, members of Pike Pine Urban Neighborhood Council, haveserious concerns about the Design Proposal for 1020 East Union Early DesignGuidance (EDG) as indicated in the developers preferred option in the EDG packetcurrently available on the City of Seattle web site. The one-acre site, comprised of

seven parcels fronting on three streets, presents a significant opportunity in thisdistrict to explore the combination of preservation with the substantial addition ofnew density on the same site in a profitable way. This project sets a majorprecedent for interpretation and application of the conservation overlay in Pike/Pine.

We urge the Design Review Board to require the Development Team to return for asecond EDG meeting with (three) alternative massing proposals addressing optionsfor greater preservation of the character structures on the site. There is a nearbyprecedent for requiring a second EDG: 1406 East Republican, Project No. 3012837,is returning for its second EDG review regarding massing and scale at its site. (Thismeeting will in fact take place immediately after tonights review of 1020 E. Union.)1020 East Union is a much larger project, and it is sited within a Conservation

Overlay district.

PPUNC, community stakeholders and City staff have invested many years of workinto the Pike/Pine Conservation Overlay and related legislation. We know the intentof the neighborhood in developing this legislation. We dont find this proposeddevelopment to be consistent with the desired results of the legislation. We believethere are reasonable alternatives to advance some of these objectives, and we urgethe Board to require the developer and design team to explore them. PPUNC isavailable and willing to discuss options with the development team prior to itssubmitting a revised EDG packet.

First and foremost, we are concerned about the proposed demolition of three of fourcharacter structures on the site with only token retention of the faade of one

building. Code sections 23.41.014.B.3.f and 23.41.014.B.4 relating to DesignReview and the Pike/Pine Conservation Overlay District established in Section23.73.004, require thatif a character structure is located on the same lot as a proposed project, theapplicant shall provide at least one alternative development concept that maintainsthe character structure's key architectural and structural elements and the integrityof the character structure. We would like to see a serious exploration ofalternatives for conserving not only the proposed structure, but also the PravdaBuilding and the Madison Park Annex Building at a second EDG meeting.
http://clerk.ci.seattle.wa.us/~scripts/nph-brs.exe?d=CODE&s1=23.73.004.snum.&Sect5=CODE1&Sect6=HITOFF&l=20&p=1&u=%2F~public%2Fcode1.htm&r=1&f=L3%3B1%3B23.73.004.SNUM.http://clerk.ci.seattle.wa.us/~scripts/nph-brs.exe?d=CODE&s1=23.73.004.snum.&Sect5=CODE1&Sect6=HITOFF&l=20&p=1&u=%2F~public%2Fcode1.htm&r=1&f=L3%3B1%3B23.73.004.SNUM.


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Awarding a residential density bonus to the developer for the entire site, based onthe current proposal, without a more in depth look at potentially conserving at leastone entire building seems out of proportion to the scale of the neighborhood. Theintent of the Conservation Overlay is to conserve as many of the character buildingsin the district as possible and to retain preserve the Auto Row granularity of scale

that exists in the neighborhood. Any pre-1940s building in the district contributes toits character and is potentially worthy of retention. The Listed Character Buildingsidentified by the Department of Neighborhoods survey are buildings that have beendeemed worthy of higher scrutiny. The list does not imply that the community hasdetermined the rest of the character structures are not desirable for retention.

With respect to the developers argument that retaining the existing buildings willwork at cross-purposes with creating a pedestrian-friendly environment: Theneighborhood is full of successfully rehabbed buildings with retail that isnt level withthe sidewalk, to wit Elliott Bay Books, Oddfellows Caf, Trace Lofts with Rex andHigh Five, and Melrose Market, among others. The Madison Park Group Buildingcalled out for faade conservation has high windows along the Union St Faade, infact higher than the Pravda windows, and a basement above grade just like the

Pravda Building which is called out for demolition. These facades of these buildingscould be altered for example window openings enlarged and steps inserted in away that both retains character and functions very well for restaurant and retailuses, and there potentially could be other active street level uses with communityapproval.

The facades of the existing buildings running along E. Union from 10th to 11th, arepart of the current neighborhood character, despite the designers implying in theEDG packet that this frontage would be unforgiving. At the same time, thedevelopers propose a truly unforgiving blank faade, one-block wide (from 10th 11th) and seven-stories high, on the North side of the project for the rest of theneighborhood to gaze out upon. The proposed massing overwhelms the retained

character faade of the Madison Park Group building, in spite of the proponentsstated desire not to do so.

The full-block blank wall proposed for the north faade of the development isunprecedented in the Pike-Pine Neighborhood. The developers assumptions aboutpotential future development to the north of this site are unrealistic, and theneighboring property owner to the North is willing to work with this developer tofacilitate a different approach. There are no immediate plans to redevelop theproperty adjoining to the North, mid-block, and the properties facing Pike Street onthe North frontage of the block have recently been conserved and will not be re-developed in the near future.

Please require the design team to relate their proposal drawings to existing

conditions on and around the site, rather than to a hypothetical developmentenvelope. A better example for the North Faade would be the South elevations ofthe buildings along the South Side of the 1100 block of East Pike see photos inattached image packet..

The required 40-foot spacing between towers above 35 feet is subject to departurewith community support, particularly if it allows development which could conservecharacter structures. The project proponents should explore these alternatives,


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pulling the development away from character structures with the goal of rehabbingmore of them.

Finally, with respect to pedestrian vitality under the design guidelines - thedevelopers reference the desire for small boutique retail yet they propose 2000square foot spaces. In an urban setting, small tends to be 500 1500 square feet

allowing for tiny upstart businesses to flourish.

The developer will have a much more successful project by taking the time to workwith the neighborhood on design and preservation goals. This project feels fast-tracked without due consideration to its setting.

In summary, we urge you to ask the proponents back for a second Early DesignGuidance meeting and encourage them to work with PPUNC residents, propertyowners, business people and developers invested in the neighborhood to develop aproposal which meets the goals of the Conservation Overlay. It is this communitysinvestment which makes the neighborhood such a desirable place to develop.

Thank you for your consideration,

Pike Pine Urban Neighborhood CouncilContact Catherine Hillenbrand, [email protected] 206.325.3048

Chip Ragen, Ragen Associates LLCCatherine Hillenbrand, resident and property ownerBradford G. Augustine, CCIM, CPM, Madrona Real Estatejohn feit | schemata workshop inc.Michael J. Malone, Hunters CapitalMichael Oaksmith, Hunters CapitalJill Cronauer, Hunters CapitalLiz Dunn, Dunn & Hobbes, LLC

Rebecca Frestedt, Capitol Hill ResidentAnne Michelson, Anne Michelson Properties, Crescent Down WorksMichael Wells, Executive Director, Capitol Hill Chamber of Commerce
mailto:[email protected]:[email protected]

1020 e_unionppunc edg letter

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