Tuesday, October 6, 2015

To: Garry Papers, Senior Land Use Planner, City of Seattle From: John Feit, Chair PPUNC RE: WSCC Expansion, DPD #3020176, 3018096, and 3020177

The design suffers most notably from the following characteristics:

1. It is overly proud of its largeness. Why, for instance, is there a need to express both Large and Extra Large elements (pg. 28) along Boren when there is already a plethora of these attributes? As the main elevation facing Capitol Hill, I can assure the Board that the majority of our residents want anything but additional Largeness from this project we would have told the applicant otherwise had they bothered to inquire. Furthermore, the Boren elevation being covered with plantings or appliqu falls woefully short in mitigating its bulk what is needed are meaningful street-level points of engagement between pedestrian and building;

2. After more than I cursory glance one cannot help but notice that the plans, sections, and massing have change remarkably little since the last EDG and certainly not enough to be commensurate with the guidance given. True, the previously positive attributes of the project have been strengthened but those in need of the most help have waned;

3. A pathologic over-expression of building tectonics: hanging masses, 200 foot plus columns, and sheer walls of glazing. The applicant should take note of its august neighbor to the south whose similar program that of housing a large assembly space only modestly avails itself to the pedestrian. While additional texture along Pine Street and facing the Paramount is welcomed it is overwhelmed by the mass of the escalator looming above and is lost within a tangle of structure;

4. The insistent location of service functions to the buildings perimeter, including: elevator shafts, exit stairs, parking and loading areas, storage rooms, and other unidentified program. For the unwary passer-by, one is afforded the opportunity to view speed-ramps, elevator counter wights, and perhaps a janitors closet at too great a frequency in an urban, pedestrian environment. This condition is especially detrimental along Olive Street and must be addressed.

Moving forward, we feel the following would help the project succeed:

1. A more critical eye to the arrangement of the buildings program and for the applicant to propose a building truly 5th Generation and a one not nearly as laden by precedents of this building type;

PPUNC Capitol Hill

The Pike|Pine Urban Neighborhood Council

2. An expansion or reconsideration of the secondary uses of the building. It is true that any given street can support only so much retail until a saturation point reached. How about other, hybrid secondary uses, such as: hotel space, office space, childcare, housing, or civic uses such as satellite police precent, light rail stop, or micro-branch library all active uses that would help enliven the building and mitigate its bulk;

3. A building and urban design that acknowledges its adjacency to Seattles densest and most vibrant neighborhood and one that learns from the architectural character and public realm that have made Capitol Hill the center of our citys urban life. There is no need for the CCX to be a monument its very nature assures that; instead, the applicants focus should be on the projects being an empowering neighbor and mending the surrounding, shattered urban fabric.

Given the integrity and talent of the applicant team we are confident the above shortcomings can be overcome. Until that time avails itself, we respectfully request the Board to ask the applicant back for an additional EDG.

PPUNC Capitol Hill