Landmark Nomination 1200 East Pike Street Seattle

BOLA Architecture + Planning

Seattle June 2011

Landmark Nomination 1200 East Pike Street

Seattle June 2011

CONTENTS Landmarks Nomination Form (1 page) 1. Introduction Background Research Local and National Landmarks Seattle's Landmarks Preservation Ordinance 2. Property Data 3. Historical Context and Significance Development of Capitol Hill's Pike-Pine Corridor Early History, Owners, and Occupants of the Building Mixed-Use Buildings 4. Architectural Description Neighborhood Context The Site Building Exterior Building Interior Documented Changes to the Building 5. Bibliography and Sources 6. Photographs and Graphics 1

4 5

12 13

Cover: Photos from 1909 (top left), 1912 (top right), 1959 (middle), and 2011 (bottom).

BOLA Architecture + Planning

159 Western Avenue West, Suite 486 Seattle, Washington 98119 206.447.4749

Name (common, present, or historic): Pike Street Apartments Year built: 1903 and ca. 1911 Street and number: 1200 East Pike Street Assessor's file no.: 6003000310 Legal description: West 88 feet of Lot 1 and west 88 feet of the south 20 feet of Lot 2, all in Block 11, Addition to the City of Seattle, as laid off by D.T. Denny, guardian of the estate of J.H. Nagle (commonly known as Nagle's Addition to the City of Seattle), according to the plat thereof, recorded in Volume 1 of Plats, Page 153, in King County, Washington; Except the south 8 feet of said portion of Lot 1 heretofore condemned in King County Superior Court cause number 61303 for the widening of East Pike Street, as provided by Ordinance number 16415 of the City of Seattle; and except the west 7 feet of said portion of Lots 1 and 2 heretofore condemned in King County Superior Court cause number 61476 for widening of 12th Avenue as provided by Ordinance number 17972 of the City of Seattle. Plat name: Nagle's Addition Block: 11 Lot: 1 & 2

Present owner: 1200 Pike LLC Owner's address: c/o Tarragon LLC 1302 Puyallup Street Sumner, WA 98390 Present use: Apartments / commercial Original owner: Frank G. Winquist Original Use: Apartments / commercial Architect: Unknown Builder: Unknown SEE ATTACHED for physical description, statement of significance, and photographs Submitted by: Charlie Laboda, Tarragon LLC Address: 1201 3rd Avenue, suite 3710 Seattle, WA 98101 Phone: (253) 447-3023 Date: July 20, 2011 Reviewed (historic preservation officer): Date:

Landmark Nomination 1200 East Pike Street Seattle

BOLA Architecture + Planning June 2011 1. INTRODUCTION Background A landmark nomination report on the building at 1200 East Pike Street was prepared previously at the request of the property owner, 1200 Pike LLC. At the request of the Landmarks Preservation Board, consideration of the nomination was deferred in March 2008. The owner has decided to go forward to have the building's status as a local landmark determined by the Board, and this report has been revised and updated for this purpose. The mixed-use building is located near the south end of Seattle's Capitol Hill neighborhood, on the northeast corner of East Pike Street and 12th Avenue. This area is near the eastern edge of the Pike-Pine Corridor. This report includes data about the property, a historic context statement, and an architectural description. The report summarizes the neighborhood's historic development, the building's construction history, and former property owners and occupants. A bibliography is provided at the end of the report, followed by historic and contemporary images. Tax records are attached. Research Research was undertaken and the earlier nomination was developed by Susan Boyle and Sonja Sokol Frsz of BOLA Architecture + Planning, between July and December 2007. Updates and revisions were undertaken in June 2011. Sources for historic research materials included: City of Seattle Department of Planning and Development (DPD) microfilm permit and drawing records, and Department of Neighborhoods survey reports and Historical Site Inventory database Property information from King County Parcel Viewer and historic property records and tax rolls from Puget Sound Regional Archives Historic photos from the collections of the City of Seattle Municipal Archives, University of Washington Libraries Special Collections, and Museum of History and Industry Polk Directories, Kroll maps, Sanborn insurance maps, Baist real estate maps, and the Northwest index from the Seattle Room of Seattle's Central Public Library

Research included examination of these materials, as well as site visits to view the neighborhood context, site features, building exteriors, and interior spaces. These visits included photography to document the building's remaining original design features and current conditions.

1200 East Pike Street BOLA Architecture + Planning Local and National Landmarks

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Designated historic landmarks are those properties that have been recognized locally, regionally, or nationally as important resources to the community, city, state, or nation. Official recognition may be provided by listing in the State or National Registers of Historic Places or locally by the City's designation of the property as a historic landmark. The City of Seattle's landmarks process is a multi-part proceeding of three sequential steps involving the Landmarks Preservation Board: 1) submission of a nomination and its review and approval by the Board 2) a designation by the Board 3) negotiation of controls and incentives by the property owner and the Board staff A final step in Seattle's landmarks process is approval of the designation by an ordinance passed by the City Council. These steps occur with public hearings that allow for input from the property owner, the applicant, the public, and other interested parties. Seattle's landmark process is quasi-judicial, with the Board making a ruling rather than serving as an advisory body to another commission, department or agency. Under this ordinance, an estimated 400 individual properties have become designated landmarks in the City of Seattle. Several hundred other properties are designated by their presence within one of the City's seven special review districts or historic districts, which include the Harvard-Belmont, Ballard Avenue, Pioneer Square, Columbia City, Pike Place Market, International, and Fort Lawton Districts. Designated landmark properties in Seattle include individual buildings and structures, building assemblies, landscapes, and objects. In contrast to the National Register or landmark designation in some jurisdictions, the City of Seattle's process does not require owner consent. Seattle's Landmarks Preservation Ordinance The City of Seattle's Landmarks Preservation Ordinance (SMC 25.12.350) requires a property to be more than 25 years old and "have significant character, interest or value, as part of the development, heritage or cultural characteristics of the City, State or Nation." The standard calling for significant character may be described as a standard of integrity. Integrity is a term used to indicate that sufficient original building fabric is present to convey the historical and architectural significance of the property. Seattle's landmarks ordinance also requires a property meet one or more of six designation criteria: Criterion A. Criterion B. Criterion C. It is the location of, or is associated in a significant way with, a historic event which has had a significant effect on the community, city, state, or nation. It is associated in a significant way with the life of a person important in the history of the city, state, or nation. It is associated in a significant way with a significant aspect of the cultural, political, or economic heritage of the community, city, state or nation.

1200 East Pike Street BOLA Architecture + Planning Criterion D. Criterion E. Criterion F.

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It embodies the distinctive visible characteristics of an architectural style, period, or a method of construction. It is an outstanding work of a designer or builder. Because of its prominence of spatial location, contrasts of siting, age, or scale, it is an easily identifiable visual feature of its neighborhood or the city and contributes to the distinctive quality or identity of such neighborhood or the city.

1200 East Pike Street BOLA Architecture + Planning 2. PROPERTY DATA Historic Name: Current Name: Original / Later Use: Present Use: Current Address: Site Location: Date of Construction: Tax ID Number: Plat/Block/Lot: Legal Description: Pike Street Apartments N/A

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Apartments / apartments above with commercial at ground level Apartments, commercial 1200 East Pike Street Seattle, Washington 98122 Northeast corner of the intersection of East Pike Street and 12th Avenue, in the Pike-Pine area of Capitol Hill 1903 and ca. 1911 6003000310 Nagle's Addition, Block 11, Lots 1 & 2 West 88 feet of Lot 1 and west 88 feet of the south 20 feet of Lot 2, all in Block 11, Addition to the City of Seattle, as laid off by D.T. Denny, guardian of the estate of J.H. Nagle (commonly known as Nagle's Addition to the City of Seattle), according to the plat thereof, recorded in Volume 1 of Plats, Page 153, in King County, Washington; Except the south 8 feet of said portion of Lot 1 heretofore condemned in King County Superior Court cause number 61303 for the widening of East Pike Street, as provided by Ordinance number 16415 of the City of Seattle; and except the west 7 feet of said portion of Lots 1 and 2 heretofore condemned in King County Superior Court cause number 61476 for widening of 12th Avenue as provided by Ordinance number 17972 of the City of Seattle. Unknown, possibly Frank G. Winquist Unknown 5,832 SF / 0.13 acres 18,516 GSF / 12,258 net SF (per King County Parcel Viewer) Frank G. Winquist / Gittelsohn family; Emil Gaupholm 1200 Pike LLC Charlie Laboda, Senior Development Manager Tarragon LLC 1201 Third Avenue, Suite 3710 Seattle, WA 98101 tel. (253) 447-3023

Original Designer: Original Builder: Site Area: Building Size: Original / Later Owners: Present Owner: Owner's Representative:

1200 East Pike Street BOLA Architecture + Planning 3. HISTORICAL CONTEXT AND SIGNIFICANCE Development of Capitol Hill's Pike-Pine Corridor

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Capitol Hill developed initially as an urban residential area in the 1880s and grew as such after electric trolley lines were established. Nearby Broadway Avenue was one of the earliest trolley routes on the hill, when a line was extended along it from Beacon Hill and First Hill in 1891. The street was relatively level and was paved in 1903, after which time it quickly became a favorite route for cyclists, and later for motorists. Neighborhood commerce grew along the early north-south trolley routes with stores, cafes, small hotels and service businesses appearing in a linear fashion along Broadway, 15th, and 19th Avenues. Much of the residential development in the area of southwest Capitol Hill and eastern First Hill took the form of modest, middle-income houses, townhouses and boarding houses; while the upper ridge of Capitol Hill, from 15th to 17th Avenues, and along the west slope of First Hill were known for more spacious, upper middle-class houses and mansions. Small, wood-frame commercial buildings were often constructed along the street in front yards of early dwellings as commercial development took hold along city arterials. Most of these were later supplanted by purpose-built commercial structures and apartment buildings located along sidewalks. The area around the southwest edge of Capitol Hill and north end of First Hill developed as the city's earliest auto row (Dorpat, "Auto Row Beginnings"). This area has become known as the "Pike-Pine Corridor," but it also includes the areas between Boren and 14th Avenues, such as 10th, 11th, and 12th Avenues; Boylston, Melrose, Union, and Madison Streets; and Broadway Avenue. The 1910 Polk Directory identifies a number of local vehicle distribution companies in this immediate area, including several on Pike Street. This was a noteworthy arterial in that it was the first improved east-west route from the Public Market to reach the plateau of Capitol Hill's Broadway Avenue. First paved in 1907, there were three trolley lines that climbed the gentler grade along Pike Street by 1912. By this date, Broadway had evolved as auto row. Pike and Pine Streets, along with other nearby streets, became lined with distributors, motorcar showrooms, paint and upholstery shops, service garages (of general and specific types, such as brake and carburetor repair shops, and ball bearing manufacturers), parts stores, and fuel stations (Dorpat, "Thumbnail History", and Sheridan). Residential development in the area also changed during the decades following 1900. Traditionally, there were few residences along Pike or Pine Streets. However, after 1900 several large mixed-use retail/apartment buildings were constructed, such as the ca. 1909 Wintonia, at 1431 Minor Avenue at the corner of Pike Street. Buildings such as this one featured retail spaces at grade, with ample display windows along the commercial streets. Like many of the later apartment buildings on Capitol Hill constructed through the 1930s, they were masonry or masonry-clad structures. Historic photos also show that there were many early wood-frame and wood-clad multi-family dwellings in the southern Capitol Hill area, including apartment buildings and row houses. These were primarily Victorian and Italianate style structures, characterized by asymmetrical massing, verticality, and ornate decorative detailing. Early History, Owners, and Occupants of the Building Examination of King County Real Property Assessment and Tax Rolls for the years 1896, 1900, and 1905 indicates property ownership along with land and improvement values. In 1896, a Mrs. Mary Costello owned the entire subject block (Block 11, Nagle's Addition). At that time, no constructed

1200 East Pike Street BOLA Architecture + Planning

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improvements were noted on the block. In 1900, Mrs. Costello owned only the western half of the block, and still no improvements were assessed for the block. By 1905, the whole block had been subdivided and sold to various owners. The subject property, consisting of the west 88' of Lot 1 along with the south 20' of the west 88' of Lot 2, was assessed to [N.?] Winquist. At that time, the assessed land value was $690, and for the first time an assessed improvement value was also recorded$6,000. Property taxes were paid by F.G. Winquist and John Davis & Company. A building permit dated March 13, 1903 was granted to F.G. Winquist for a project at 1200-1206 East Pike Street. The permit was for a two-story, wood-frame apartment house measuring 50' by 76', with six chimneys and four fireplaces, at an estimated construction cost of $7,000. No original or early building plans are on file at DPD, but permit information corresponds with the two-story wood-frame apartment building on site as shown in a 1909 photograph, as well as with property improvement data recorded in the tax rolls by 1905. It is unclear whether Winquist filed the plans and obtained the building permit simply as the owner, or as the designer and/or builder as well. No other information has been discovered that refers to an original architect or contractor. In the 1905 Polk Directory, Frank G. Winquist's occupation is identified as "plasterer." His home address at that time was 624 E. Lynn Street, where he had lived two years earlier when he filed for a permit for the subject building. It therefore appears he built the apartments purely as an investment; records indicate he did not reside in the building. Supporting this conclusion is the name of the other taxpayer noted in the 1905 tax rollsJohn Davis & Company. This firm is identified in the 1905 city directory as dealing in "Real Estate, Mortgage Loans, Fire Insurance, Management of Estates, Rents & Interest Collected." (In 1910, when Winquist no longer owned the subject building, he was listed in the Polk Directory as the proprietor of the Beaumont, a Capitol Hill apartment building at 1512 Summit.) In the 1910 tax roll, W. Gittelsohn was listed as the property owner. The Polk Directory of that year has only one similar entry, for Etta Gittelsohn, widow of Wolfe. She lived at 152-15th Avenue, the same as Wolfe's home address in the 1905 directory. (No occupation is specified for either Wolfe or Etta Gittelsohn. The 1910 directory shows two children at the home addressthe daughter was a student and the son a salesman.) Thus it appears that the Gittelsohns also may have owned the apartment house as an investment property. At some point between 1908 and 1910, Pike Street was widened by 10'from a right-of-way width of 66' to 76'. A comparison of Baist Real Estate Maps from 1908 and 1912 show that 8' was taken from the north side of the street (the southern edge of the subject property), and 2' from the south side of the street. The 1910 tax roll cites the legal description of the property as "the west 88' of Lot 1, less portion for street [emphasis added], along with the south 20' of the west 88' of Lot 2." Photos from 1909 and 1912 show that the original, two-story frame apartment house was in fact lifted and moved back (north) from Pike Street for its widening, and that a commercial level was subsequently constructed as a one-story base at the new grade level, ca. 1911. The Gittelsohn family appears to have been the property owner at the time the commercial story was added, and into the mid 1930s. As of 1927, Gittelsohn was also listed on the property record card as the owner of another property, 1316-1322 East Pike, a block to the east. On a 1936 permit application for storefront repair at 1200 East Pike, Henry Broderick is listed as owner. Broderick was a Seattle civic leader and prominent businessman, having founded his own real estate firm in 1908 and serving as its president for nearly 60 years, until 1965. It appears that the subject property was in Broderick's portfolio rather briefly, as tax records indicate that Emil Gaupholm bought the building in 1944. Gaupholm appears to have owned the building at least into the 1970s. In 1946, he obtained a building permit to "remodel storeroom and convert into office and apartment." This project

1200 East Pike Street BOLA Architecture + Planning

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created a dwelling at the east end of the first-floor commercial space, where Gaupholm lived at least until 1975, according to Polk Directories. The six apartments in the original wood-frame building were cited as "Pike Street Apartments" in Polk Directories, and were addressed as 1208 East Pike Street until the addition of the seventh dwelling unit in 1946. After that, Gaupholm's apartment was addressed as 1208, and the Pike Street Apartments were addressed as 1210 East Pike. Polk Directories indicate that the apartments were occupied by various single men and women, living alone, rather than by married couples or families with children. Tenants or occupants in the four commercial spaces tended initially to be building materials suppliers or other light industrial or service businesses. Examples include plumbers, printers, electric cable suppliers, and a gunsmith. By 1938, the corner space at 1200 East Pike held the A & B Coffee Shop, which was listed in Polk Directories at least until 1967. The location remained a restaurant, becoming Emil's Caf until at least 1990. The corner restaurant was expanded in 1998 to include the adjacent commercial space to the east. The combined corner space has been occupied by Chao Bistro for the last two years. Mixed-Use Buildings The building is a two-part hybrid, mixed-use structure that indicates some of the history of its construction and residential and commercial uses. There are many examples of early 20th-century houses or multi-family dwellings with later one-story frontal additions that contain commercial spaces. Examples in proximity to the subject property include two buildings within a block of the subject site, a ca. 1906 four-plex with street-frontage commercial at 1316-1320 East Pike Street and a smaller ca. 1905 single-family residence with similar commercial space at 1310 East Pike Street. Examples can be found on 12th and Broadway Avenues on Capitol Hill, on University and Brooklyn Avenues in the University District, along Rainier Avenue South and other commercial arterials in some of Seattle's other older neighborhoods such as Fremont and Hillman City, and where older houses have been changed to accommodate commercial uses. Upper floors may be visible from the street or set back so far as to be virtually invisible from the street, as is the case with the nearby building at 1310 East Pike Street, or may be easily viewed as in the case of the former house and restaurant at 1924 Eastlake Avenue East. A well known visible example of a hybrid building, and one with significant history, is the two-story Wayne Apartments in Belltown, at 2224-2228 2nd Avenue near Bell Street. The residential portion dates from the pre-regrade era of 1890, while the one-story commercial structure that serves as its base was constructed after the early regrade ca. 1911. Low-scale, mixed-use buildings today also include a type of reverse hybrid, where new residential units are above former single-story, commercial structures. An example of this variation on Capitol Hill is at 1002 East Prospect Street where wood-framed condominiums were built in 2003 over a single-story, masonry building. Historically, mixed-use hybrid buildings resulted from small-scale unplanned, incremental construction as property owners took efforts to extend the useful life and financial return on real estate during periods when land values and density increased. These types of buildings were built in Seattle from ca. 1910 until the Depression halted most new construction. By the time of post-war development, ideas about segregating dwelling, business, manufacturing, and recreation, and corresponding zoning regulations, resulted in a decline in mixed-use building. More recently, mixed-use development has regained favor in neighborhood urban centers, as exemplified by nearby new, taller mixed-use buildings construction in the Pike-Pine Corridor and along 12th Avenue.

1200 East Pike Street BOLA Architecture + Planning 4. ARCHITECTURAL DESCRIPTION Neighborhood Context

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The 1200 East Pike property is sited in an increasingly dense area of south Capitol Hill, among other mixed-use, residential and commercial buildings of varied ages. A surface parking lot is located immediately east of the building. Four other buildings occupy the balance of the block along 12th Avenue, to the north of the subject building: 1510-12th Avenue, a 1906 two-story, wood-framed mixeduse four-plex; a three-story masonry building north of 1510, which is used as a mini-storage warehouse (address unavailable from Parcel Viewer); 1522-12th Avenue, a one-story masonry building (formerly Dawson's Plumbing) constructed in 1922 and currently undergoing alterations for change of use as a restaurant; and the Packard Building at 1205 East Pine Street, a six-story, mixed-used building that incorporates the north and west faades of a 1910 two-story commercial building. West, across 12th Avenue from the subject building, is a two-story, extensively altered 1916 masonry building at 1122 East Pike; and a 1927 one-story masonry building, at 1515-12th occupied by the Northwest Film Forum. South across East Pike from the subject building is a two-story, masonry building constructed in 1920, at 1205 East Pike Street. South of that structure, recent development has resulted in the six-story Trace Lofts building (2007). Kitty-corner from the subject building, at 1121 East Pike, is the new (2007) six-story Agnes Lofts building with mixed retail and 24 residential units. Current zoning is NC3P-65 (Neighborhood Commercial 3 with a 65' height limit and a pedestrian overlay designation). The subject property is also located in the Pike/Pine Conservation Overlay District (SMC 23.73). Other nearby blocks are also zoned Neighborhood Commercial, while blocks farther to the northeast and southeast are zoned for multi-family use, Low-Rise 3. The Site The site consists of a rectangular parcel, approximately 81' by 72' or 5,832 square feet, located on the northeast corner of the intersection of East Pike Street and 12th Avenue. Paved sidewalks separate the building from the roadbeds. The site slopes down slightly from east to west. The building has an E-shaped footprint, formed by two narrow light wells that open to the north. The primary south faade of the building is set at the sidewalk of East Pike Street, with the west faade along the sidewalk of 12th Avenue; these faades extend to the property lines. The north side of the first story is set back approximately 5' from the neighboring building at 1510-12th Avenue, while the space above is partially filled with wood-framed stairs and porches. Directly east of the subject building is a paved parking lot, which is on a separate tax parcel but under the same ownership as the subject building. Building Exterior The three-story building is something of a hybrid, composed of a first-story commercial base with an older two-story, six-unit apartment house above. The building totals 18,516 gross square feet and 11,804 net square feet (per King County Parcel Viewer). The two-story, wood-frame apartment house was built first, in 1903, and then lifted and moved back by 1910, for the widening of Pike Street. At that time, the brick commercial base was added at the first level. The primary faade faces south onto East Pike Street, and the faades of the apartment portion are set back from the property line an estimated 12' on the south and 5' on the east. The commercial portion of the structure occupies the balance of the lot with zero lot line coverage on three sides and a narrow north setback.

1200 East Pike Street BOLA Architecture + Planning

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The residential portion of the structure was originally a simple, Victorian-era Queen Anne-style apartment house finished with wood clapboard and wood shingles. The cross-gabled building featured gabled porches on the south faade and an octagonal tower element at the southwest corner. Tuscan columns were used as porch piers at the first level, with smaller, tripled colonettes as second-story porch supports. Four, two-story bay windowstwo on the south faade and one each on the west and east provided additional architectural interest. Windows were one-over-one-light, double-hung wood sash. The attic story of the tower had 12-light, fixed wood windows on all exposed sides. Gable ends and the attic level of the tower were shingled. The roof was wood-shingled, and brick chimneys were corbelled. Steps rose from the sidewalk to the entry porches on the south facade, and each of three porches served two apartments. Each of the six units had its own entry door; there was no common area or lobby. At each pair of entrance doors, one served a first-floor unit and the other opened into a stairway to access a second-floor unit. A 1909 photo also shows what appears to be a daylight basement apartment, accessed by its own street-level door on the west facade. Records indicate that the following year, the two main stories were lifted and moved back to allow for the widening of Pike Street. After the street widening, a brick commercial structure was constructed at the new grade level, forming a base for the two stories of apartments. The setback of the apartment house allowed for a deck over the roof of the commercial portion of the building on the south and east sides. Access from the sidewalk level was provided by a flight of stairs at the east end of the first-floor commercial level off Pike Street. Original finishes of the commercial base consisted of glazed wood storefronts with a 3'-deep, angled, recessed central entrance at three shop spaces. The southwest corner entrance was defined by a simple supporting column at the corner, and the entrance recessed behind it. A multi-light transom was located above each storefront, and a denticulated cornice ran along the length of the south faade and the one storefront bay of the west faade. Between each storefront there was a brick pier, with a scroll at the top that descended from the cornice. The brick wall on the west faade rose an estimated 12' to 18' tall from grade, to accommodate the slope of the site. A 1912 photo shows three small, square windows at the upper portion of the brick wall, and two separate doors near the north end of the west faade. A larger, plate glass storefront-level window was later inserted, as evident in a 1937 tax assessor's photo. This 1937 tax record photo indicates that while the building had retained most of its original exterior features, it did not appear to be in good condition. The property record card noted "poor" condition for the exterior, interior, and foundation. At that time, the storefronts were described as wood sash with plate glass and wood bulkheads. Alterations to divide the easternmost commercial space into an apartment and a very small commercial area were carried out in 1946. A new storefront was inserted at that time, consisting of two recessed angled walls with a door on each wallone to serve the apartment and the other to serve the remaining commercial space. Roman brick veneer and a nine-light storefront window identify the change as a postwar, Modern-style alteration. A 1959 tax record photo shows further modifications had been made to the building by that time. Asphalt composition "faux brick" siding was applied over the original wood clapboard and wood shingle finishes, and original trim was removed. The Tuscan columns and colonettes, as well as the wood balustrades, were removed from the apartment porches and replaced with plain wood brackets and simple rails. The original corner tower roof, an eight-sided conical shape, was removed and replaced with a flat roof. The cross-gabled roof, originally wood-shingled, was re-roofed with composition shingles and the

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corbelled chimneys were shortened. A metal fire escape was added at the easternmost gable end on the primary south faade. At the commercial level, flat signboards were installed at the transom level, replacing or obscuring the original multi-light transoms. Presently, additional changes to the building exterior are visible. The west, south, and east faades of the building are clad with painted cedar siding, with a deeper 9 +/-" exposure. Original wood windows have been replaced with anodized aluminum windows. Windows have been added at the east faade commercial level, presumably when the apartment was created there in 1946. Other, newer windows of various sizes and types have been inserted. The west faade at grade has no public entries into the commercial spaces, but contains service entries and a gate which leads to stairs and the upper-level back porches along the north property line. The north faade is brick at the first story, with some of the 1950s composition cladding remaining on the upper apartment portion. Some of the windows in the two lightwells appear to retain the original, one-over-one-light, double-hung wood sash. Open, wood-framed porches and stairs project from the north faade, with translucent, corrugated fiberglass panels at the roof level. A board-formed concrete foundation wall is also visible on the north side. The commercial storefronts also show some changes. The southwest corner storefront appears newer, though it retains the original entry layout and corner column. The center two storefronts feature the original configuration, each with a central recessed entry, and they may retain original storefront display windows. The easternmost storefront was altered in 1946, as described previously. Original storefront divided-light transoms have been covered or removed, and large, fixed awnings have been attached at the transom level. The original denticulated cornice has been covered, altered, or removed, as have the decorative scrolls that were placed originally between each storefront. Changes since 2008 include new mechanical work to properly exhaust from the restaurant kitchen in the corner commercial space. A large duct runs vertically in the western lightwell to reach the new exhaust fan on the roof. A ladder to a small rooftop deck provides access for servicing the mechanical unit. Building Interior The 1937 tax record provides some information about the building interior at that time. Rooms were plastered and painted, with firm trim and fir floors. Ceiling heights were cited as: basement, 12'; first floor [commercial], 15'; second floor, 9'; and third floor, 9'. One apartmentthe westernmost, second-floor unit (first level of the apartment house portion)was made available to tour in November 2007, and it provides the basis for the following interior description. The two-bedroom apartment retains wood flooring, original wood trim, and painted plaster walls and ceilings in most rooms. Character-providing features include Doric columns between the entryway from the front room, and a fireplace with carved wood surround in the front room. The kitchen and bathroom have been remodeled and have newer finishes and fixtures. Original panel-type pocket doors separate the living room and dining room, and a butler's pantry is located between the dining room and kitchen. The interior commercial spaces have been remodeled extensively to accommodate tenants, including contemporary laminate flooring in the restaurant bar area and carpet in other spaces. Some walls appear to be painted plaster, while new partition walls appear to be typical stud construction.

1200 East Pike Street BOLA Architecture + Planning Documented Changes to the Building

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Observable changes to the building have been described in the text above. Additionally, permit records and some drawings from DPD microfiche files indicate the following alterations: Date 1903 1905 1935 1936 1946 1962 1968 1968 1977 1982 1990 1998 2001 2001 2005 2009 2009 2009 2009 Description Build 2-story frame apartment house, 50' by 76', $7,000 Construct racks for drying on roof of sheds Erect billboard, 10' by 25' Repair storefront same as original construction, $165 Remodel storeroom and convert into office & apartment per plan (architect John I. Mattson) Construct retaining wall for parking lot Alter portion of 1st floor restaurant Sign Repairs Repair and replace non-structural members & foundation to existing apartment/restaurant building Sign Alter Sammie Sue's Diner (combined two westernmost commercial spaces) Six projecting awnings per plan One corner-mounted, projecting wall sign per plan Establish sidewalk caf adjacent to existing restaurant Install 3 electric forced air wall heaters Replace existing exhaust duct and make-up area fans to existing system Wire new make-up air fan/gas heater in kitchen and new exhaust fan on rooftop Construct access ladder to roof per site, roof plan

1200 East Pike Street BOLA Architecture + Planning 5. BIBLIOGRAPHY AND SOURCES

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Baist, G. Wm, H. V. Baist, and Wm. E. Baist. Baist's Real Estate Atlas of Surveys of Seattle, Wash. Complete in One Volume. Philadelphia: G.W. Baist, 1908 and 1912. Barnett, Erica. "The Death of Pike/Pine." The Stranger, November 11, 2006, p. 22-25. BOLA Architecture + Planning. "1205 East Pine Street." City of Seattle Landmark Nomination, June 2007. City of Seattle: Department of Neighborhoods, Historical Site Inventory database. Department of Planning and Development, Microfilm Library, permit records and drawings. Municipal Archives, Digital Photograph Collection. http://clerk.ci.seattle.wa.us/~public/phot1.htm. Dorpat, Paul. "Auto Row Beginnings." Seattle Times Pacific Northwest Magazine, September 7, 2003. http://seattletimes.nwsource.com/pacificnw/2003/0907/nowthen.html. _____. "Seattle Neighborhoods: Capitol Hill Thumbnail History." HistoryLink essay, May 7, 2001. _____. "Seattle Neighborhoods: First Hill Thumbnail History." HistoryLink essay, March 14, 2001. Fenton, Joseph. Hybrid Buildings. New York: Pamphlet Architecture, 1985. HistoryLink, the Online Encyclopedia to Washington State History. www.historylink.org. King County Parcel Viewer website. http://www5.metrokc.gov/parcelviewer/viewer. King County Real Property Assessment and Tax Rolls, 1896, 1900, 1905, 1910. (Available at Puget Sound Regional Archives, Bellevue Community College.) King County Tax Assessor's Records for Nagle's Addition, Block 11, Lots 1 & 2. (Available at Puget Sound Regional Archives, Bellevue Community College.) Kroll Map Company Inc. "Kroll Maps of Seattle." Seattle: 1912 - 1920, 1940 - 1960, and ca. 2000. Nyberg, Folke and Victor Steinbrueck. First Hill: An Inventory of Buildings and Urban Design Resources. Seattle: Historic Seattle, 1975. Ochsner, Jeffrey Karl, ed. Shaping Seattle Architecture: A Historical Guide to the Architects, 2nd ed. Seattle: University of Washington Press, 1998. R. L. Polk and Company. Polk's Directory to the City of Seattle. Seattle: 1905, 1908, 1910, 1928, 1938, 1943-44, 1948-49, 1957, 1967, 1975, 1985, 1989-90. Sheridan, Mimi. "Historic Property Survey Report: Seattle's Commercial Districts." Prepared for the City of Seattle, Department of Neighborhoods, November 2002. University of Washington Libraries, Manuscripts & Special Collections. Digital photograph collection. http://db.lib.washington.edu/photos/.

1200 East Pike Street BOLA Architecture + Planning 6. PHOTOGRAPHS AND GRAPHICS

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Note: Some images in this report have been selected from cited sources and repositories. Many of these are copyrighted, and are used with strict permission for use in this document only. Copyright holders do not permit reproduction or reuse for any other purpose. Unless otherwise noted, contemporary photos are by BOLA and date from June 2011. The following three maps show a portion of the neighborhood over time. (Kroll Map Company.) Dating from 1912 to circa 2002, they suggest the area's physical development, and show the mix of residential and smaller-scale commercial buildings. The subject site is outlined in orange.

Excerpt from a Kroll Map, 1912 - 1920.

Excerpt from a Kroll Map, 1940 - 1960.

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Excerpt from a Kroll map, ca. 2002.

A current aerial view of the property, marked in red, and surrounding area. (Google Maps, June 2011.)

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Current site plan. (Johnson Architecture & Planning, June 2011.)

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This view from 1909 shows the apartment house as originally constructed, before Pike Street was widened. The primary south faade and southern portion of the west faade are visible. (University of Washington Special Collections, neg. no. Lee 72.)

This similar view from 1912 shows the building after Pike had been widened. The main portion of the apartment house was raised and set back, and a commercial base was constructed at the new grade level. (UW Special Collections, neg. no. UW1077.)

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Tax record photos from 1937 (top) and 1959 (bottom) show the primary south faade and west faade of the building. Comparison of these two views, both looking northeast, evidence changes to the building including recladding, removal of wood trim, removal of porch columns and balustrades, removal and flattening of the tower roof, insertion of a new storefront at the east end of the south facade, and insertion of panels over the storefront transoms. (Puget Sound Regional Archives.)

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Three photos show the context of the building. Top: Looking northeast up 12th Avenue. Middle: Looking northwest down East Pike Street. Bottom: Looking east along East Pike Street; the subject building is just visible at the far left edge.

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View looking northeast toward the primary south and west faades.

View looking northwest across East Pike Street, showing east and south faades.

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Two views of the primary south faade. Awnings largely obscure the storefronts.

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View looking northeast across 12th Avenue, showing the west facade.

Detail views of the residential front porches.

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Three views of the east faade, from across the street and from the adjacent parking lot. Windows have been inserted at the grade level to provide natural light to an apartment unit. It appears the brick has been painted with a non-breathable paint, trapping moisture. As a result, the paint is bubbling and peeling, and the brick is spalling, flaking, and disintegrating.

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A view looking southeast across 12th Avenue shows a portion of the north faade and the west faade.

View looking southwest at the north and east faades of the building, from the adjacent parking lot.

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Closer views of the north side of the building, also showing the brick commercial level and the concrete foundation. Above: A view into the west lightwell, which now contains a mechanical duct. The wood clapboard is visible in the lightwell, as is some of the 1950s "brick" asphalt siding (left edge of photo).

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Views of the corner storefront and along the primary south faade.

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Above left: Another view of the corner storefront. Above: Detail showing loss of denticulated cornice, scrolls, and transom bands. Left: The remodeled storefront (1946) with apartment entry at the east end.

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Interior views in the Chao Bistro show bar and restaurant areas.

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Left: A view north down the corridor in the apartment at the east end of the commercial level. Below: Inside the western, upstairs apartment. Looking northeast from the front room toward the entryway. Note Doric columns, original wood paneled doors, and wood trim. (Interior apartment photos date from 2007.)

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Three views in the western apartment: the bay window and fireplace in the front room, and the remodeled kitchen at the northwest corner of the unit. The wood flooring, wood trim, and fireplace surround in the front room appear to be original.

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There are two other hybrid mixed-use buildings on the block to the east of the subject building. Top and below left: A building at 1316-1320 East Pike Street is shown here in the 1937 tax record photo and in a contemporary view. The commercial story was likely added to this 1906 fourplex in the same manner as with 1200 East Pike due to the widening of Pike Street. Below right: At 1310 East Pike Street is a smaller 1905 single-family residence with a similar commercial space at grade.

Above left: At 2224 2nd Avenue in Belltown, the two-story Wayne Apartments date from ca. 1890, before the Denny Regrade. The commercial base was constructed in 1911. Above right: 1924 Eastlake Avenue East. Left: At 1002 East Prospect on Capitol Hill, these wood-frame condominiums were built in 2003 over the existing one-story masonry building.