ANA COSTA

JOHN PAUL FROST

EVAN MOSES JAYNE

JIAO MEI

JUSTIN TRAN

ASSIGNMENT 04

URBAN FORM
ANALYSIS
AREA 02
URBDP 505/405: The Urban Form
Instructor: Manish Chalana, Ph.D.
Teaching Assistant: Shuang Wu

Autumn/2019
2 urban form
CONTENTS
* 5 STUDY AREA
* 7 UNIQUE DISTRICTS
* 9 HISTORICAL DEVELOPMENT
* 21 MAPS & ANALYSYS
* 22 ZONING & TOPOGRAPHY

* 23 LAND USE

* 24 OVERLAY DISTRICTS

* 25PARKS

* 26 03 LAND USES

* 27 PARCEL COUNT

* 28 PARCELS & BUILDINGS

* 30 OPEN-AIR PARKING LOTS

* 31 PARKING GARAGES

* 32 STREET PARKING

* 34 STREETS & CROSSWALKS

* 35 BIKE PATHS & SIDEWALKS

* 36 BUS ROUTES & STOPS

* 37 BUILT FORM

* 52 MENTAL MAPS
* 54REFERENCES

urban form 3
LIST O F F I G U R ES
* 5 STUDY AREA IN CONTEXT * 31 PARKING GARAGES

* 6CONTEXT * 32 STREET PARKING

* 6ACCESS * 33INFOGRAPHIC

* 7 UNIQUE DISTRICTS * 34 STREETS & CROSSWALKS

* 8PIKE/PINE * 35 BIKE PATHS & SIDEWALKS

* 8 SOUTH CAPITOL HILL * 36 BUS ROUTES & STOPS

* 8 CENTRAL DISTRICT * 37 BUILDINGS IN FIRST HILL

* 8 FIRST HILL * 38 BUILDING TYPOLOGY TABLE

* 8 INSTITUTIONAL DISTRICTS * 41 CAPITOL HILL URBAN CENTER VILLAGE

* 12 BROADWAY HIGH SCHOOL * 42 VISUAL STRUCTURE

* 12 BROADWAY AND E HARRISON STREET * 43 1520 13TH AVE

* 12 SEATTLE UNIVERSITY * 43 1601 BROADWAY

* 13SWANSONIA * 44 PONY - 1221 E MADISON ST.

* 13 RACIAL COVENANT * 45 STREET FACADE ON BROADWAY

* 15 I-5 CONSTRUCTION * 44 BROADWAY OVERHEAD

* 16 LINCOLN PARK RESERVOIR * 46 1024 MINOR AVE

* 18 ERA LIGHT COMMERCIAL DEVELOPMENT * 46 12TH AVE ARTS

* 19 PIKE/PINE STUDY * 46 MADISON ST. AND BOYLSTON AVE.

* 20 BROADWAY COMMERCIAL STRIP * 47 VIEW OF MULTIFAMILY HOUSING

* 21 BUILDINGS AND STAIRS * 48 928 13TH AVE

* 22 ZONING & TOPOGRAPHY * 48 CLASSIC SINGLE-FAMILY HOME TYPES

* 23 LAND USE * 49 SINGLE FAMILY EXAMPLE

* 24 OVERLAY DISTRICTS * 50 901 12TH AVE

* 25PARKS * 50 1221 MADISON ST

* 26 03 LAND USES * 51 PLYMOUTH PILLARS PARK

* 27 PARCEL COUNT TABLE * 52 MENTAL MAP 1

* 28 PARCELS & BUILDINGS * 53 MENTAL MAP 2

* 29 AERIAL VIEW OF STUDY AREA * 53 MENTAL MAP 3


* 30 OPEN-AIR PARKING LOTS

4 urban form
 ST UDY A R E A
IN THE CONTEXT OF
OTHER NEIGHBORHOODS

The half-mile radius surrounding 10th

Avenue and East Pine Street includes south
Seattle Metro Area

Capitol Hill, First Hill, and the western edge

of the Central District. It occupies a central
location in the city of Seattle and its greater
metropolitan region. The bulk of the Central
District lies to its east; Yesler Terrace lies to its
south; north Capitol Hill – and the University
District beyond that – lie to its north; and the
Downtown central business district lies to its west. Its proximity
to residential neighborhoods within the city as well as the central
business district has made this area attractive to renters and
homebuyers as well as visitors. Indeed, Curbed Seattle describes
Capitol Hill and First Hill as, “extremely popular dense, walkable
neighborhoods with fantastic transit access1.”
Seattle Municipal Area

Specifically, Seattle’s road network, the interstate system,

and local public transportation agencies offer strong connections
to the city and the greater metropolitan area. For bikers and
drivers, East Madison Street, the only street in Seattle to connect
its western boundary, Elliot Bay, to its eastern boundary Lake
Washington, bisects the area. Additionally, Broadway and 12th
Avenue serve as north-south thoroughfares, and East Pine Street
and East Pike Street provide direct access to downtown. For
those wanting to get out of town, north-south I5, a part of the
national interstate system, has on-ramps at Olive Way and East
Denny Way. Finally, for those relying on public transportation,
Sound Transit has a Link Light Rail station at Broadway Avenue
Study Area

East and East John Street, and King County Metro runs eight
different bus routes and a streetcar network through the area2.
The half-mile radius surrounding 10th Avenue and East Pine
Street holds a central location in Seattle and benefits from strong
connections to the surrounding region.
1  Sarah Ann Lloyd, “Curbed Cup Elite Eight: (4) First Hill vs. (5) Capitol Hill,” Curbed
Seattle, December 20, 2017
2  King County Metro, Metro Transit System: Central Area, Seattle: King County
Metro, 2019.

CONTEXT 5
 CONTE XT
South Denny
Lake Capitol Hill Blaine
Union

Madrona
Downtown
Central
District Leschi

ACCES S

Study Area boundaries

Pine Street
Pike Street
12th Ave
I-5
Broadway Ave. E
Link Light Rail
Bus routes and stops N

6 STUDY AREA
 U N I Q UE DI STR I CTS
WITHIN THE STUDY AREA

South Capitol Hill

Institutional
District -
Pike / Pine Seattle Central
College

Central
District
First Hill

Institutional
District -
Seattle
University

N Study Area boundaries

The study area includes four distinct neighborhoods as well as several

institutional special districts.

UNIQUE DISTRICTS 7
 PIKE / PINE
Pike/Pine, the first neighborhood,
occupies the northwest portion
of the map. Mixed-use buildings
that house a thriving restaurant
and nightlife scene define its
form.
SOUTH CAPITOL HILL
To the east, across Broadway
Avenue East, sits south Capitol
Hill, the second neighborhood.
More residential, smaller historic
multi-family buildings and single-
family homes give it its character.
CENTRAL DISTRICT
Across Madison, to the south, sits
the western edge of the Central
District, the third neighborhood.
While its form bears much in
common with south Capitol Hill,
busy East Madison Street forms
a stark barrier between the two
neighborhoods.

FIRST HILL
Finally, First Hill, the fourth
neighborhood, sits in the
southwest corner of the map,
where the grid orientation
changes. High-rise multi-family/
mixed use buildings and hospitals
define its form.
INSTITUTIONAL
DISTRICTS
In addition to distinct neighborhoods, institutional
special districts break up the area. These include
universities and hospitals. In terms of universities,
Seattle Central College – with its brick plaza and
greens pace – sits on Broadway Avenue East
and East Pine Street, and the much larger Seattle
University occupies the southernmost section of
the map.

Looking at hospitals, Kaiser Permanente’s campus

sits on 15th Avenue and East John Street, while
several hospitals own buildings interspersed with
non-institutional buildings on First Hill. Although
the study area only has a half-mile radius, many
different districts define its form.

8 UNIQUE DISTRICTS
 H I STOR I CA L
D E V ELOPM E NT
OF THE STUDY AREA

Gentrification has become a burning and its power to include and exclude
issue in the half-mile radius surrounding communities – has dominated the
10th Avenue and East Pine Street. area’s history.
Crosscut, The Stranger, and The Seattle
Since the latter half of the nineteenth
Times, have all published articles
century, periods of morphological
lamenting its changing character,
change have articulated who was
and the area’s City Council member,
welcome in south Capitol Hill, First
Kshama Sawant, even based a portion
Hill, and the western edge of Central
of her recent re-election campaign
District. Loosely, these periods run
on fighting this gentrification3. This
from the 1890s to the 1940s, the
issue has reached fever pitch today.
1960s through the 1970s, and the
However, a changing urban form –
1980s through the 1990s.
3  Agueda Pacheco Flores, “What Will Capitol Hill Be If It Loses Neighbours?” Crosscut, January 10,
2019;
Dan Savage, “Doing Something Real about Gentrification and Displacement,” The Stranger, May 22,
2017; “Cultures Clash as Gentrification Engulfs Capitol Hill,” The Seattle Times, March 13, 2015;
Kshama Sawant, “Fighting Gentrification on Capitol Hill,” Re-Elect Kshama Sawant. https://www.
kshamasawant.org/fighting_gentrification (accessed November 28, 2019).

1890 S - 1940 S

From the turn-of-the-century to the
decade following World War II, growth
defined south Capitol Hill, First Hill,
and the western edge of the Central
District. This growth signaled the
area’s opening up to white middle
class homeowners and a burgeoning
automotive industry. However,
this growth was not open to all. It
depended on the displacement of
native populations and the exclusion of
communities of color.
4  Peter Blecha, “East Madison Street (Seattle),” HistoryLink, November 17, 2019.
The area had a rich history prior
to its middle class growth. Originally,
native communities collected spring
water near the peak of First Hill, and
a trail connecting what settlers would
name Lake Washington and Elliot Bay
ran roughly along the path of Madison
Street4. However, starting in the
1850s, long before the area became a
middle class haven, settlers privatized
native land, and in 1864, they
established a planked wagon road along

HISTORICAL DEVELOPMENT 9
 Madison Street5. By the 1880s, they
had cleared the forest atop First Hill,
and the peak became home to Seattle’s
original rich and powerful. They lived in
palatial Tudor, neo-colonial, Edwardian,
and Victorian mansions. While a few
still stand in pockets between high-
rises and hospital complexes, most have
disappeared over the years6. Settlers
had displaced native populations to
create an elite enclave. However, the
area’s exclusivity would not last long.
Real estate speculators would
open up the area to the middle
class. According to Seattle historian
Jacqueline B. Williams, entrepreneurs
like James B. Moore – who would later
give Capitol Hill its name – and Captain
William Renton believed they turn a
profit by converting Seattle’s hilltops
into middle class neighborhoods.7
In the 1880s to 1890s, they paved
sidewalks, installed water and sewer
mains, and planted streetlights and
telephone poles to create ready-for-
construction parcels and lure in buyers.8
However, the area’s middle
class population only took hold when
streetcar companies established
routes through the area. Streetcars
would play a vital role in the area
until their conversion to trolleybuses
in 19409. According to Williams,
early landholders saw streetcars as
“adjuncts to speculation.” When lines
opened around the turn-of-the-
5  Blecha
6  Folk Nyburg and Victor Steinbrueck, First Hill: An Inventory of Buildings and Urban Design Resources
(Seattle: Historic Seattle, 1975).
7  Jacqueline B. Williams, The Hill with a Future (Seattle: CPK Ink, 2001), 11-14.
8  Williams, 14-16.
9  Williams, 44.
10 Williams, 85-86.
11  Folke Nyburg and Victor Steinbrueck, Capitol Hill: An Inventory of Buildings and Urban Design Resourc-
es (Seattle: Historic Seattle, 1975).
12  Williams, 33-34.
13  Williams, 151.
14  Paul Dorpat, “Capitol Hill, Part 1 – Thumbnail History,” HistoryLink, May 7, 2001.
10 HISTORICAL DEVELOPMENT
century, connecting the area to the
commercial center downtown via James
and Pike, the newly parceled land
became an attractive streetcar suburb.
Homebuyers flocked to the area for its
separation from the crowded central
city and its location around the newly
constructed Lincoln Park (which would
later become Bobby Morris and then
Cal Anderson Park)10. On newly
connected parcels, they built kit Classic
Box, Colonial, and Bungalow homes.11
Many of these remain standing north of
Pine Street, alongside three to five story
brick apartment buildings that provided
housing for those with more modest
means.12
Not only did streetcar
construction spur residential
development. It encouraged commercial
development, as well. Williams explains
that storefronts saved shoppers a
trip downtown: “The proximity of
neighborhood stores acted as a magnet,
pulling in shoppers who previously had
to shop downtown.”13 In particular,
Broadway developed into a strip of
single-story mom-and-pop stores,
theaters (which would eventually
become movie theaters), and markets.
In 1902, a brick and stone high school,
Seattle High School, would even open
on the corner of Broadway and Pine.14
Today, one of its buildings still stands
as a part of Seattle Central Community
College.
 Light business would dominate
commercial spaces in the area until
the automotive businesses moved in.
Broadway Motors opened in 1905.15
By the 1920s, Pike/Pine earned the
name, “auto row.” There, repair shops,
vehicle showrooms, and parts dealers
opened up shop in multi-story brick
warehouses. They featured auto-
themed exterior molding and large glass
windows to help dealers show off their
cars. Today, although nearly all of the
automotive businesses have relocated
to the suburbs, many of their structures
remain standing.16 They now house
restaurants, nightclubs, and lofts.
By the 1920s, a rooted middle
class neighborhood and auto row had
sprouted up around 10th Avenue East
and Pine Street. As evinced by the
diverse array of period churches one
finds today, many sects of Christianity
called the area home. However,
the Catholic community stood out.
Journalist and Seattle University gender
studies professor Gary Atkins points
out, by the 1920s, “Renton and Capitol
Hills had become the symbolic center
[for] the city’s Catholic community.”17
Seattle University’s Madison and
Broadway campus stands as an
example of this. According to a history
Seattle University published in 1991,
the Rocky Mountain Society of Jesus
founded the school as a Jesuit high
school in 1891, building a three story
tall brick and stone building to house
the first students.18 As the school
15  Williams, 154.
16  April 1991 Pike/Pine Planning Study, (Seattle: Capitol Hill Chamber of Commerce et al.), 76-77.
17  Gary Atkins, Gay Seattle (Seattle: University of Washington Press, 2003), 274.
18  Walt Crowley, Seattle University: A Century of Jesuit Education (Seattle: Seattle University, 1991), 23-
25.
19  Crowley, 35.
20  Crowley, 45.
21  Crowley, 51.
22  Crowley, 69-70.
23  Crowley, 67.
24  Catherine Silva, “Capitol Hill Racial Restrictions,” The Seattle Civil Rights and Labor History Project,
grew, it incorporated into a 4-year
college, Seattle College, in 1898, and
in 1911, it regarded its early campus to
construct more buildings.19 Although
Seattle College moved its campus to
north Capitol Hill during the 1920s, it
returned to its original site in 1931, as
Seattle University.20 Throughout the
thirties, the University rented houses
in the neighboring western Central
District to cope with its growing size.21
However, with the end of the Great
Depression, the University began
constructing mid-century modern
academic buildings and closing off
formerly residential streets.22 By the
1950s, the school had become a
popular working class alternative to
the then more expensive University of
Washington.23
While the Catholic minority
established a welcoming home
near 10th Avenue East and Pine
Street, other minority communities
experienced exclusion. For example,
according to the Seattle Civil Rights and
Labor History Project, in 1927, a group
of white Capitol Hill homeowners led a
campaign to rewrite property deeds to
keep people of color from purchasing
homes in the area. In the end, the
restrictive covenant comprised 183
blocks and 958 lots, barring people
of color from living north of Madison
Street. Although these covenants
would lose their legal power, they
contributed to Seattle’s persistent racial
segregation.24
HISTORICAL DEVELOPMENT 11
 By the 1940s, the area around
10th Avenue and East Pine Street
had grown into a white middle class
neighborhood. North of Pine Street,
two story wooden homes stood
alongside brick apartment buildings
and mom and pop shops. Toward
downtown, auto show rooms attracted
shoppers from across the city. Finally,
First Hill hosted a expanding university
and a growing number of hospitals.
While streetcars, kit homes, and
affordable apartment complexes made
the area affordable to some, racial
covenants and land dispossession
excluded others.

https://depts.washington.edu/civilr/covenants_capitol-hill.htm (accessed November 26, 2019).

Broadway and E
Harrison Street,
showing light commercial
buildings and streetcar
tracks25

25  Dorpat.

Broadway High School

opened in 1902.
Today, it stands as Seattle
Central Community
College at 170126

26  Dorpat.

Today, Seattle University’s

first building, constructed
in 1891, houses the
University’s College of
Nursing at 901 12th
Avenue27

27  Crowley, 24.

12 HISTORICAL DEVELOPMENT
 An example of Pre-
War multi-family
housing, the Swansonia,
constructed in 1925,
stands at 1017 E
Harrison St.28

28  Photo taken by author.

Red zone highlighting area impacted by racial covenant of 1927.29

29  Silva; King County, King County Parcels/Parcel Area, Seattle: King County GIS Center, 2019; King County, Street Address/
ST Address Line, Seattle: King County GIS Center, 2019

HISTORICAL DEVELOPMENT 13
 1960 S - 1970 S

If growth defined the 1890s to 1940s Capitol Hill, cutting it off from Eastlake,
for the area around 10th Avenue and bisecting First Hill. In total I5
East and Pine Street, financial decline cleared 4,500 parcels of land in Seattle,
defined the 1960s and 1970s. An displacing thousands.32 Today, I5
increasingly suburban-centric economy stands as a firm and audible barrier that
and the Boeing Bust lured capitol separates First Hill and Pike/Pine from
out of the area, causing the existing downtown.
built form to deteriorate. However,
A nationwide trend toward
influx also defined the era. As the
suburbanization and a worsening
area became more affordable, new
economy further destabilized the area.
communities that did not fit the white
According to urban historians Sam Bass
middle-class mold moved in. They
Warner and Andrew H. Whittemore,
reorganized existing structures and
“the building of freeways by federal
built new ones to suit their needs.
planners after 1956 eliminated the
Destruction kicked the area
centrality of downtowns” in American
into the 1960s. Starting in 1956, the
cities.33 Capital followed the middle
federal government embarked on a
class to the suburbs. Further weakening
plan to connect the west coast from
urban areas, a 1973 energy crisis
north to south with interstate 5. As
triggered a nationwide recession, and in
soon as Seattleites learned that the
Seattle, Boeing laid off around 60% of
route planned to tear through Seattle,
its workforce – 60,000 employees – in
residents of threatened neighborhoods
1971.34 Seattle, like all American cities,
gathered to voice their opposition. In
had lost much of its economic vitality.
September of 1961, residents of First
Accordingly, with economic decline and
Hill came together to protest the city.30
an exodus to the suburbs, HistoryLink
They already faced displacement from
reports that much of the area’s grand
First Hill’s collection of hospitals, which
homes “had fallen into disrepair
expanded its footprint 53% from 1962
and could be bought for a relative
to 1975.31 In the end, the protests did
pittance.”35 Similarly, in a 1975 historic
little. In February, 1965, the Seattle to
inventory, Historic Seattle lamented
Everett portion of I5 opened, and the
that the mom-and-pop stores that had
new interstate wound its way down
given the neighborhood its unique
30  Paula Becker, “First Hill Neighborhood Objects to the Seattle Freeway Route at a Public Hearing on
September 13, 1961,” HistoryLink, March 30, 2003.
31   Folk Nyburg and Victor Steinbrueck, First Hill: An Inventory of Buildings and Urban Design Resources
(Seattle: Historic Seattle, 1975).
32  “These 7 Photos Reveal How I5 Tore through Old Seattle,” The Seattle Times, January 2, 2016
33  Sam Bass Warner and Andrew H. Whittmore, American Urban Form: A Representative History (Cam-
bridge: MIT Press, 2012), 119.
34  “Boeing Bust of 1971,” National Public Radio, May 15, 2001
35  Dorpat

14 HISTORICAL DEVELOPMENT
character had gone out of business. In
their place, drive-in businesses, chain
retailers, and parking lots sprung up,
giving the area a “plastic, impersonal
character.”36 As economic activity
moved to the suburbs, the area’s built
form fell into disrepair, and inexpensive
parking-oriented architecture replaced
original structures. Preservationists
argued that the architectural beauty
that defined the areas in its founding
years had dulled.
Nevertheless, this contraction
spurred growth of a new kind. A decline
in the area’s perceived prestige led
to a decline in the area’s rents. This
allowed communities who did not fit
the white, middle-class mold to move
in. Framing the Boeing Bust as a door
opening, UW history doctoral student
Kevin McKenna explains, “the large
homes that had once belonged to
large Catholic families were subdivided
or shared as communal living spaces,
and apartments depreciated in value,
attracting many artists, hippies, and
gay Seattleites.”37 HistoryLink adds,
the auto row businesses “were broken
36  Folke Nyburg and Victor Steinbrueck, Capitol Hill: An Inventory of Buildings and Urban Design Re-
sources (Seattle: Historic Seattle, 1975).
37  Kevin McKenna, “Safer Sex: Gay Politics and the Remaking of Liberalism in Seattle, 1966-1995,” PhD
Dissertation, University of Washington, 2017.
38  Dorpat
up… providing space for artists.
[Additionally,] small ethnic restaurants
opened in profusion, together with
head shops, clothing stores, and other
businesses catering to primarily to the
young.”38 Due to the Boeing Bust and
a suburbanizing metropolitan area, the
area adopted a younger, more diverse
identity.
Again, a change in the urban
form rearticulated who could thrive in
the area. Although it fell into disrepair
and had to compete with more “plastic,
impersonal” buildings, much of the
area’s built form remained intact
throughout the 1960s and 1970s. As
single-family homes and automotive
businesses became less viable in
the urban core, their large spaces
subdivided themselves. This allowed
a new younger and more diverse
population to move in and repurpose
the existing spaces.
I5 construction near
Pike, Pine, and Olive39
39  “These 7 Photos Reveal
How I5 Tore through Old
Seattle”
HISTORICAL DEVELOPMENT 15
 Aerial view of Lincoln
Park Reservoir and
Bobby Morris Playing
Field (today Cal
Anderson Park) in 1970
– urban tissue shows a
landscape dominated
by midrise buildings and
parking lots.40

40  Aerial of Capitol Hill, 1970,

Seattle Municipal Archives.

16 HISTORICAL DEVELOPMENT
 1980 S - 1990 S

The next juncture arrived in the 1980s. identity.

Economically, the area rebounded
This push toward privately controlled
with restored activity first appearing
development and branding reflected
on Broadway. In 1977, the Seattle
nationwide trends. According to City
Post-Intelligencer described Broadway
University of New York sociology
as a “deteriorating… Main Street
professor Sharon Zukin, across the
U.S.A.”41 However, by 1980, The
U.S., city maintenance funds tumbled
Seattle Times wrote, “No one simply
throughout the austerity of the late
walks into the Broadway bars. They
1970s and 1980s. As a result, privately
make appearances.” Indeed, as Atkins
owned business improvement districts
elaborates, the struggling retail corridor
emerged as a mechanism to maintain
had become home to upscale “shops
and beautify public space.44 On top
selling Cuisinart food processors and
of this, Atkins adds that queer and
restaurants decorating themselves
minority communities began to form
with hanging ferns.42 With brightening
business improvement districts to
storefronts and new businesses
legitimize themselves and provide
catering to upscale clientele, many
community support during a time
believed Broadway had entered a
of diminishing social programs.45
renaissance.
Following the economic tumult of the
Prosperous LGBTQ+ business 1960s and 1970s, local queer business
owners that had resettled in the area owners believed they could harness the
in the 1970’s drove this development. power of the market to remake the area
Notably, McKenna points out that, and stake a claim on the city.
in 1981, neighborhood gay business
The April 1991 Pike/Pine
owner Paul Gjefle founded the
Planning Study testifies to the influence
Greater Seattle Business Association
queer business owners had on the
– an LGBTQ+ business association
area’s redevelopment. Although the
– and used his influence to launch
planning study elicited input from
the Broadway Business Improve
diverse stakeholders throughout the
Association. He envisioned the area
area, McKenna points out that the
becoming the commercial center for
Greater Seattle Business Association,
Seattle’s queer communities, much like
the Broadway Business Improvement
Castro Street in San Francisco.43 He
Area, and the increasingly intertwined
wanted to cement the area’s queer
41  Atkins, 261.
42  Atkins, 262.
43  McKenna, 108-110
44  Sharon Zukin, Naked City: The Death and Life of Authentic Urban Spaces (Oxford: Oxford University
Press, 2009), 139-140.
45  Atkins, 259-260.

HISTORICAL DEVELOPMENT 17
 Capitol Hill Chamber of Commerce While many saw the
played leading roles in its authorship.46 neighborhood as rebounding, others
felt it was becoming less accessible.
The planning report described the Ironically, the queer business leaders
neighborhood’s current state and that drove much of the era’s rebirth
objectives moving forward. It painted made the area more out of reach for
a picture of neighborhood dominated large portions of the queer community.
by auto row structures – 70% of the In response to the area’s revitalization,
building stock had stood there since one lesbian activist objected, “The rich
1930.47 While automotive businesses white pricks are trying to move lesbians
had declined by 79% since 1980, and other poor women and men out
performance arts studios, restaurants, of Seattle.”51 McKenna ultimately
and retail – often supporting the queer concludes that this era’s development
community – had moved in.48 The “had negative consequences for
study recognized these artists and working-class and homeless Seattleites,
businesses as integral to the community disproportionately queer and people
and that they needed affordable of color.”52 This trend would continue
rents to thrive. However, most of into the 1990s and into the new
its goals centered around attracting millennium. UW urban planning
more business to the corridor. 49 professor Manish Chalana argues that
Specifically, it called for more parking, recent upzoning and the creation of a
additional cooperation with the police conservation overlay district has only
to deter crime, mandatory ground floor resulted in architectural facadism and
storefronts, and historic preservation.50 gentrification.53 Like era’s past, formal
The April 1991 Pike/Pine Planning changes to the area laid out who
Study saw the district as an asset. It just could and could not count themselves
wanted to enhance what it saw as its welcome in the area.
finest qualities.
46  McKenna, 127.
47  April 1991 Pike/Pine Planning Study, v.x1
48  April 1991 Pike/Pine Planning Study, 70-71
49  April 1991 Pike/Pine Planning Study, ix.
50  April 1991 Pike/Pine Planning Study, ix, 78-79
51  Atkins, 263.
52  McKenna, 107
53  Manish Chalana, “Balancing History and Development in Seattle’s Pike/Pine Neighborhood Conserva-
tion District,” Journal of the American Planning Association, 82, no. 2 (2016) 182-184.

Era light commercial

development, still
housing businesses at
209-215 Broadway E54

54  Photo taken by author.

18 HISTORICAL DEVELOPMENT

CONCLUSION
Many communities have called
southern Capitol Hill, First Hill, and the
western edge of the Central District
home. As they moved in, they built new
or re-appropriated existing structures
to accommodate their needs. Middle
class settlers built kit homes for their
growing families. In later years, younger,
lower income city dwellers would break
them up into apartments to save on
Rent. The automotive industry built
Pike/Pine Study
showing residential
and commercial sites
of renovation 1980-
198955
55  April 1991 Pike/Pine Plan-
ning Study, 10; King County,
King County Parcels/Parcel
Area, Seattle: King County GIS
Center, 2019; King County,
Street Address/ST Address
Line, Seattle: King County GIS
Center, 2019.
great showrooms. As the industry
moved to the suburbs, the structures
lived on as art studios, eventually
trendy restaurants, shops, and loft
apartments. Consequently, as the built
form changed, it signaled who could
and could not belong in the half-mile
radius around 10th Avenue and East
Pine Street.
HISTORICAL DEVELOPMENT 19
Map of southern portion of Broadway commercial strip compiled from GIS base data and 1928,
1960, and 1995 Kroll King County Atlases. As the years progressed, the amount of single-family
buildings diminished, and the urban grain became lower56

56  King County, King County Parcels/Parcel Area, Seattle: King County GIS Center, 2019; King County, Street Address/ST
Address Line, Seattle: King County GIS Center, 2019; Kroll Map Inc., Atlas of King County, Kroll Map Inc., 1928; Kroll Map Inc.,
Atlas of King County, Kroll Map Inc., 1960; Kroll Map Inc., Atlas of King County, Kroll Map Inc., 1995.

20 HISTORICAL DEVELOPMENT
 M AP S & A NA LYSYS
OF THE STUDY AREA

LAND USE & TOPOGRAPHY

This map57 shows the different zones present in E John Street, parts of 15th Avenue, and E
our study area. There are four: Neighborhood Madison Street. These areas have moderately
Commercial, Lowrise Multi-Family, High-Density and large-sized pedestrian-oriented shopping
Multi-Family, and Major Institutions. areas that provide a range of goods and
services to the surrounding neighborhood
Neighborhood Commercial is a mixed-use and sometimes a larger community or region.
zone where both residential and commercial Compatible uses include housing and offices.
development are allowed. It incorporates the
Pike/Pine area, Broadway Avenue, E Olive Way, Our study area counts with several major
57  King County, King County Parcels/Parcel Area, Seattle: King County GIS Center, 2019; King County, Street Address/ST Ad-
dress Line, Seattle: King County GIS Center, 2019; United States Geological Survey, Contours for Seattle, Washington; City of
Seattle, Seattle Open Data..

MAPS & ANALYSIS 21

 institutions, including the Seattle
University, Seattle Central College, and
Kaiser Permanente. Hospitals dominate
First Hill. This First Hill institutional
zone includes an assisted living
community and an apartment building
with affordable units.
Lowrise Multi-Family are predominant
in the eastern half of our study area.
These areas are typically associated
with good transit service along arterial
streets near commercial zones. High-
Density Multi-Family exists more in the
western section.
Regarding topography, the elevation
increases from East to West.

ZONI NG &
TOPOG RA PHY

Study Area boundaries N

22 MAPS & ANALYSIS

 L AND US E

Recreation and leisure

Study Area boundaries N

Multi-family is the Parks, banks, and lodging 16% of residential land

most dominant use, are the least dominant, is zoned for detached
representing 56.4% with 0.2% and 0.3% of single-family homes,
homes a
of the parcels in the the parcels in the region, rate significantly lower
region. respectively. than the Seattle’s 81%.

MAPS & ANALYSIS 23

 OV E R LAY
D I STR I CTS

Study Area boundaries

This map shows the two Overlay Districts Development section, this region has had
located in our study area.58 The Pike/Pine significant cultural value and many of its long-
Conservation Overlay District was created to term residents have been facing the challenge
maintain and enhance the character of the of gentrification for several years. There is also
neighborhood. Strategies to achieve these a small section on Broadway Avenue where
goals include: (i) encouraging creative ways to additional 25 ft of height is permitted.
preserve existing buildings, (ii) supporting small
businesses, and (iii) preserving neighborhood
character. As shown in the Historical
58  King County, King County Parcels/Parcel Area, Seattle: King County GIS Center, 2019; King County, Street Address/ST
Address Line, Seattle: King County GIS Center, 2019; City of Seattle, Seattle Open Data.

24 MAPS & ANALYSIS

 PA R K S

Study Area boundaries N

As shown in the map, there are nine parks in a landmark.60 It is easily identifiable and serves
our study area.59 All of them, with the exception as a point of orientation. Also worth of note is
of Cal Anderson, have small dimensions, Plymouth Pillars Park. Its long, narrow design
potentially serving mostly the residents from provides a panoramic view of downtown.
their immediate surroundings. Cal Anderson, on The park’s four pillars are a gift from nearby
the other hand, is one of the largest parcels in Plymouth Church and turn the park into a
our study area, counting with a circumference landmark and a node at the intersection of
of about 2/3 of a mile. According to Kevin Boren Ave. and Pike St.
Lynch’s definition, Cal Anderson can be seen as
59  King County, King County Parcels/Parcel Area, Seattle: King County GIS Center, 2019; King County, Street Address/ST
Address Line, Seattle: King County GIS Center, 2019; City of Seattle, Seattle Open Data.
60  Kevin Lynch, The Image of the City (Boston: MIT Press, 1960), 41.

MAPS & ANALYSIS 25

 0 3 L A ND US ES

N Study Area boundaries

Mixed-Uses: Mixed-use buildings are mostly located in areas

2.99%
of the parcels in the
Study Area are vacant.
They can be found around
Broadway Avenue, on the
Seattle University campus, and
punctually across the study
area.
zoned as Neighborhood Commercial, which allows for both
residential and commercial development. They are concentrated
in the Pike/Pike corridor, on Broadway Avenue, and in First Hill.
These uses can be found in parcels of all sizes.
Retail: Similar to mixed-use, retail is also mostly found in
the Pike/Pike corridor and on Broadway Avenue, with a few
exceptions scattered across the area. In contrast with mixed-
used parcels, retail ones are mostly small.

26 MAPS & ANALYSIS

 PAR CE L COUNT

Use Parcel
Count

Vacant 35

Mixed-Use 89

Retail 71

Multi-Family 964

Single-Family 185

School 30

Parking 88

Park 4

Industrial 10

Historic 5

Church 17

Medical / Health 11

Offices 53

Recreation and leisure 27

Grocery and convenience stores 10

Public utility 6

Warehouse 10

Lodging 5

Bank 5

Others / No use associated 85

MAPS & ANALYSIS 27

 PARCELS & BUILDINGS

PA RCE LS &
B U I LD I NG S

Study Area boundaries N

28 MAPS & ANALYSIS

 Pike/Pine

Housing
Seattle
University

Mixed-Use Institutional Residential

Due to the variety of uses present in the area,
and to its palimpsest-like features, a wide range
and distribution patterns of parcels.61
In the eastern side of our study area, which
incorporates parts of Capitol Hill and the
Central District, small grid and zero-lot line
or narrow and deep lots are the predominant
residential form pattern. Dimensions range from
2500 to 8,000 sqft. They mostly coincide with
the lowrise residential zone, and, to a lower
extent, with high-density zoning. Hence, they
include a mix of both single- and multi-family
buildings. In terms of housing, First Hill and
the western part of Capitol Hill contain mostly
multi-family buildings. Residential parcels in
these areas are larger and filled with taller
apartment buildings, showing clear contrast with
the eastern side. Parcel areas typically range
from 15,000 to 38,000 sqft. As expected, high-
density zoning covers these areas.
As previously mentioned, our study area
contains several major institutions: Seattle
University, Seattle Central College, and Kaiser
61  Map source: King County, King County Parcels/Parcel Area, Seattle: King County GIS Center, 2019; King County, Street
Address/ST Address Line, Seattle: King County GIS Center, 2019; City of Seattle, Seattle Open Data.
Permanente. These typically occupy large
parcels, having a prominent presence. Seattle
University has many open areas and pedestrian-
friendly, organic walkways. Its buildings are
large and distributed throughout the campus.
Seattle University contains buildings with large
footprints, around 4 stories, and placed next to
small open areas. Similarly, Kaiser Permanente
occupies a large footprint with 4- to 6-story
buildings. Parcel area varies from 90,000 to
137,000 sqft.
As aforementioned, mixed-use parcels have a
variety of sizes, going from long and narrow to
having major dimensions. Parcel area ranges
from 3,500 to 37,000 sqft.The Lyric, at the
corner of E Thomas St. and Broadway Ave. is
an example of a parcel that occupies more than
half of a block, occupied with a building of large
footprint and six stories. On the other hand,
smaller mixed buildings and parcels can also be
found. That’s the case of a 2-story building on
12th Avenue, where a small residence and key-
making business share a long and narrow parcel.

MAPS & ANALYSIS 29

 PARKING INFRASTRUCTURE

O PE N-A I R
PA RK I NG LOTS

Study Area boundaries N

Size of dot indicates parking capacity. Source: Seattle Parking Map

30 MAPS & ANALYSIS

 PAR K I NG
GA RAG ES

Study Area boundaries N

Dot size indicates parking capacity. Source: Seattle Parking Map

MAPS & ANALYSIS 31

 STR E E T
PAR K I NG

Study Area boundaries N

Map of area streets that allow public parking – one single green line indicates one side of a street.
Source: Seattle Parking Map.

32 MAPS & ANALYSIS

MAPS & ANALYSIS 33
Source: Seattle Parking Map, Seattle: Seattle Department of Transportation, 2018.
 CIRCULATION NETWORK

ST R E E TS &
C R O S SWA LK S

Study Area boundaries N

Map of area’s multi-modal circulation network. Source: Cadmapper, Seattle.

34 MAPS & ANALYSIS

 B I K E PATHS &
S I D E WA LK S

Study Area boundaries N

Source: King County GIS Center, 2019

MAPS & ANALYSIS 35

 B U S R OUTES
& STOPS

Study Area boundaries

Source: King County GIS Center, 2019

36 MAPS & ANALYSIS

B U I LT FOR M
TYPOLOGIES

STUDY AREA 37
 Type Image * Example Intensity/ Scale Characteristics
Use

38 BUILT FORM
Neighborhood/Commercial Broadway High Large buildings, Dominated by storefronts,
intensity low to midrise, buildings made for retail
tightly clustered and commercial services,
Mixed use, together, typically older buildings,
commercial
frequent construction underway for
(retail, food,
community) intersections newer buildings. Designed
and for heavy foot and
residential Fine grain vehicular traffic, buildings
define the street edge

Midrise Multi-Family E Olive St. Medium Large high build- Mix of old and new
and Belmont ings, typically architectural style and
intensity materials, dominant
Ave 4-7 stories, mix residential space although
of wide and slim, there is space for offices.
Typically has large open
Residential, spaced out
area surrounding the
potentially building with room for
Medium/fine street parking and garages
mixed-use grain Grid pattern with other
office space multi-family

Lowrise Multi-Family E Denny Way Low to Smaller wide Mostly older buildings,
and Harvard medium buildings, usually older materials and more
Ave intensity
under 4 stories, dated style. Spaced out
Residential space between
from each other with
buildings
smaller lots. Close to large
streets and public transit,
most have no garage
parking
 Type Image Example Intensity/ Scale Characteristics
Use

Highrise Multi-Family Minor Ave Medium to Tallest buildings Mix of old and new
and Madison medium high compared to buildings, buildings stand
intensity surrounding out from nearby ones due
St. builders, 7+ to height difference. Much
stories, slimmer more open spaces around
Residential, more often
First Hill than not, more building, streets are far
potentially from building designed
mixed-use space between
buildings mostly for vehicular traffic
office space
Medium grain Grid pattern with other
multi-family

Lowrise Single-Family 13th Ave, Low intensity Small buildings, Predominantly lower,
typically no taller older buildings, with some
14th Ave, Residential
than 3 stories, newer developments
15th Ave, etc. being built. Mostly
buildings have
pedestrian traffic here,
lots between
streets are narrower and
them
sometimes one way

Coarse grain Not usually a grid,

variance of roadway

Major Institution Seattle U, Low to Varies from low- Wide variance of

Swedish medium rise buildings at buildings, both old and
Medical Seattle Central
Center, Se- intensity to high-rise at new ones found at the
attle Central Swedish Medical, different locations,
Community Residential distinct from sur-
College rounding build- buildings grouped
ings, large plots together in broader
First Hill
Coarse grain Capitol Hill, designed
for pedestrians only,
pathways not made for
vehicles

BUILT FORM 39
 Type Image Example Intensity/ Scale Characteristics
Use

40 BUILT FORM
Parks and Open Spaces Cal Anderson Medium to Little to no Wide open space,
high intensity buildings, pathways for pedestrians,
Park buildings no no vehicular traffic,
Community higher than 2
gathering sectioned off from
stories, wide
spots, public residential and commercial
use open area with
clear separation areas, little buildings but
from surrounding still some built forms in
built forms the area to guide people

* Photos taken by authors

 CAP ITOL H ILL U RBAN
CENTE R V ILLAG E

Source: Office of Planning and Community Development, Capitol Hill Design Guidelines,
Seattle: City of Seattle, 2013.

BUILT FORM 41
 VI S UA L
ST RUCTUR E

Source: Folke Nyburg and Victor Steinbrueck, Capitol Hill: An Inventory of Buildings and Urban
Design Resources (Seattle: Historic Seattle, 1975).

42 BUILT FORM
 NEIGHBORHOOD/COMMERCIAL
The main commercial street of Capitol
Hill, Broadway, is home to a variety
of storefronts. A mix of age and
architectural style, Broadway contains
many street level businesses meant
for pedestrians. With building facades
as well as amenities that are attractive
for pedestrian foot traffic, Broadway
is an inviting place for people to
come and shop. The buildings here
are fairly intensive in their land use
and there is movement towards more
sustainable land use.62 While the
majority of buildings are older in their
architectural style and material, there is
a considerable amount of construction
underway that will feature newer more
sustainable building styles. There is also
the presence of buildings that were
formerly commercial spaces, but now
have different uses as time went on.
An example of that are auto part stores
that could formerly be considered as
part of an auto row on Capitol Hill but
has since been repurposed for more
modern use.

62  City of Seattle Office of Planning and Community and Development. “Capitol Hill Design Guideline
Update. http://www.seattle.gov/Documents/Departments/OPCD/OngoingInitiatives/CapitolHillDesign-
Guidelines/2018.05.24_CapitolHill_DG_Package_CapitolHill_DG.pdf (accessed November 29, 2019).

1520 13th Ave

Former
auto row,
commercial63

63  Photo Taken by
Author

1601
Broadway,
Seattle

Construction
underway on
Broadway64

64  Office of
Planning and
Community
Development.

BUILT FORM 43
 Pony - 1221 E
Madison St

Famous gay bar

Example of the
street façade
on Broadway

Broadway
overhead

44 BUILT FORM
 MULTI-FAMILY
Throughout Capitol Hill and into
First Hill, there are many multi-family
developments. The low-rise multi-
family are usually older in style and
material, having been some of the first
multi-family dwellings constructed in
Capitol Hill. As a result, the buildings
are more spaced out and public
transportation is closer in proximity to
these buildings.
As time went on, the midrise multi-
family dwelling came about. With a
mixture of old and new architectural
style, the midrise became the most
common multi-family dwelling in the
area. They have the capacity for many
families to live in one building, so the
streets surrounding these buildings
have more traffic than the low-rise
counterpart, both in foot traffic and
vehicular traffic. As a result, streets
surrounding the midrise buildings
are larger to accommodate for street
parking, with some of the newer
midrise buildings having a parking
garage for residents. The midrise
buildings have large lots and open
spaces around the buildings designed
for residents to use. A famous example
of a modern midrise building is the
12th Ave Arts building. Intended as a
mixed-use building for the performing
65  Urban Land Institute, “12th Avenue Arts, “ ULI Case Studies, November 11, 2019.
arts, 12th Ave Arts is an affordable
housing solution designed to preserve
the artistic nature of Capitol Hill as
rising prices threaten to force out
artists in the community.65
A natural progression of the midrise
is the high-rise, although they differ
in several ways. The high-rise towers
stand out in comparison to the
surrounding buildings in a way the
midrise does not. As seen below,
the high-rise towers can range from
older in material and style to a more
contemporary one. In First Hill, building
materials range from wood frame to
brick to newer steel and concrete
buildings. Highrise towers are spread
similarly to midrise and low-rise
buildings, in that they can be found
arranged in grid patterns in relation to
the street. Highrise towers also feature
fewer open spaces around the building,
the edge of the building is closer to the
street in comparison to the midrise. A
function the midrise and the high-rise
share is that they can be mixed use, as
in the case of the midrise at 12th Ave
Arts. They can feature office spaces and
even some small retail shops on the
ground floors.
BUILT FORM 45
 1024 Minor
Ave

Juxtaposition
of old and new
style

12th Ave Arts

Midrise
building, mixed
used

Madison St. and

Boylston Ave

High rise
prominent in
skyline66

66  Photos taken by
the authors

46 BUILT FORM

SINGLE FAMILY
The low-rise single-family houses of
Capitol Hill are quite common outside
the urban center that is Broadway.
Single-family homes are clustered in
residential neighborhoods, quite distant
from the commercial zones. This is
reflected in the traffic patterns of the
neighborhood, there is considerably
less foot traffic to be found here
compared to the commercial zones and
the multifamily housing neighborhoods.
The streets are not designed in such a
vehicle friendly pattern as the streets
by the multi-family homes, the roads
Potential
overhead view
of multifamily
housing67
67  Screenshots taken
by author
here can be narrower than main streets
and sometimes one-way streets. Recent
trends in architecture have resulted in
the construction of newer buildings
that are a departure in architectural
style from the houses of old. These
newer buildings features materials that
are a far cry from traditional brick and
are built narrower and higher, perhaps
as a response to the environment and
laws regulating construction of new
houses.
BUILT FORM 47
 928 13th Ave

New
architecture
alongside old
68

68  Photos taken by
the authors

Classic
single-family
home types
previously
common in
Capitol Hill69
69  Folke Nyburg
and Victor Stein-
brueck, Capitol Hill:
An Inventory of
Buildings and Urban
Design Resources
(Seattle: Historic
Seattle, 1975).

48 BUILT FORM

MAJOR INSTITUTIONS
Several major institutions can be found
within the boundaries of Capitol Hill.
Right on Broadway itself is Seattle
Central College. A local college, Seattle
Central features low-lying buildings
composed predominantly of brick
situated on a tight campus surrounded
by commercial stores typical of
Broadway. Another college in the area
is Seattle University, which has more
variety in buildings than Seattle Central.
Seattle University features higher
buildings with a mix of both old and
new buildings/architectural styles. The
Single family
example70
70  Folke Nyburg
and Victor Stein-
brueck, Capitol Hill:
An Inventory of
Buildings and Urban
Design Resources
(Seattle: Historic
Seattle, 1975).
campus of Seattle University is also
significantly larger, featuring multiple
pathways and open areas for student
and faculty use. Seattle University is
fairly insulated from broader Capitol
Hill, with a clear distinction as to
whether someone is on campus or off.
Both college campuses are designed
with the student in mind, so the flow
of traffic is mostly pedestrian and
vehicular traffic is a rarity, owing in part
due to the narrow paths and lack of
vehicles pathways. Across from Seattle
University is the Swedish Medical
BUILT FORM 49
 Center, a large complex that features
midrise and high-rise buildings. While
the two aforementioned colleges are
designed for education, land use of
Swedish Medical Center is for hospital
purposes. Roads here are typically
wider to accommodate for more
PARKS AND OPEN SPACES
The biggest and most prominent park
in Capitol Hill is the Cal Anderson
Park. It is a large park right next to
Broadway and the Light Rail station.
Due to its central spot in the heart of
Capitol Hill, Cal Anderson serves as a
50 BUILT FORM
vehicular traffic and buildings are taller
and wider to fit more people. While
the colleges are designed primarily for
pedestrian foot traffic, the streets and
pathways around the hospital seem
planned with vehicles in mind as well.
901 12th Ave,
Seattle, WA
98122
Seattle U
campus
1221 Madison
St, Seattle, WA
98104
Swedish
Medical71
71  Photos taken by
the authors
gathering place for the community. The
many smaller parks serve as gathering
spots for the local neighborhood/block
they are in. Focusing on Cal Anderson,
the built form here is minimal, but
its presence it felt. There are only a
few buildings in the boundaries of
the park, but the open areas feel very
engineered. The open areas loop
around the park and swing by points
of interests and the buildings, making
the pathways feel like you are being
guided by the built form. Cal Anderson
feels similar to Seattle University
mentioned before, in that it feels like a
small bubble inside the larger Capitol
Hill community. It is in the center of the
area next to Broadway yet it feels quiet
and tranquil.
Another park in the area is the
Plymouth Pillars Park. It is classified as
a park yet it feels very different from
Cal Anderson. Plymouth Pillars is very
small and features nearly no vegetation.
The attraction is not the open space/
fields but the four pillars standing out
in the open. It is quite a departure
from the surrounding area comprised
of commercial buildings. There is also
less activity here compared to Cal
Anderson, during our visit it was empty
save for a few people at the nearby dog
park.
Plymouth
Pillars Park72
72  Photos taken by
the authors
BUILT FORM 51
 ME NTA L M A PS
MADE BY TEAM MEMBERS

52 MENTAL MAPS
2

MENTAL MAPS 53
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STUDY AREA 55