OPEN DOORS &

CLOSED BLINDS
The Evolution of Seattles Pike/Pine Corridor

Patrick Kevin Murillo Cueto

Megan Herzog
URBDP 370: Reading the City
Spring 2015

Meet your tour guides

PATRICK KEVIN MURILLO CUETO

I am a 22 year old currently residing in
Seattle, Washington. I was born in the
Philippines and moved to the States at
the age of four. I am expecting to
graduate this June with a Bachelors of
Science in Civil Engineering. I am
continuing my education at Chicago,
Illinois with a Masters of Science in
Architectural Engineering with
an
emphasis on Structural Design. I hope to
work alongside architects and engineers
in the fast-expanding green buildings
industry.

MEGAN HERZOG
I am a 22-year-old native to the Pacific
Northwest, living in Seattle, WA. I am
majoring in Community, Environment &
Planning, with a minor in Urban
Ecological Design. I hope to join my
passions for design, the environment
and people to create a more sustainable
future. I plan to graduate from the
University of Washington in the Spring of
2015 and pursue a career at a local
design firm or non-profit, capitalizing on
my ability to work in a team and manage
projects

YOUR TASK

You have

You must

60

minutes

LOOK UP

destinations

LOOK DOWN

18

city blocks

LOOK NEAR

construction cranes

LOOK FAR

100

years of history

EXPLORE

ENGAGE

REFLECT

TAKE A TOUR

The magic of what makes this place so special is the

juxtaposition of rich and poor, commercial and
residential, the unorthodox and the conformist.

Inhale. Exhale. Leave your worries, planners and preconceptions at home. You have a minimum of 60
minutes to complete this tour and an entire world unfolding at your feet. You are now in Capitol Hill, a
district within the city of Seattle, WA. More importantly, you are standing at the summit of the
Pike/Pine corridor, looking West at nearly 20 city blocks with a fresh outlook on the world. During
your time here, we wish for you to fully immerse yourself in the space. Feel the concrete sidewalk
under your feet. Smell the roasted coffee beans wafting down the block. Let the sounds of
construction, traffic and music fill your ears. Look for clues. This place has a story to tell, along with
all of the people in it. Get a snack. And then ask your cashier how their day has been, how long they
have worked in the area, or a favorite memory that they have about Capitol Hill. Explore, engage,
reflect.
We have dictated six destinations to visit on your journey, all with a different function as a part of the
community. We encourage you to pause at each of these locations and stay until you are ready to
leave. Please wait a minimum of three minutes at each site. In this time, look for the juxtapositions of
the environment that has been built around you. What does it say? Please be aware of how you feel
in the space, your reactions to the actions around you and any new opinions formed.

A History of the Pike/Pine Corridor

Originally known as Broadway Hill (After the road that runs through most of the neighborhood), the
area has been home to one of the most demographically diverse populations in Seattle. Here, one
can find a robust gay community in amongst what was previously a largely Roman Catholic
population, and the poor among even the wealthiest Seattleites living in what is dubbed Millionaires
row.
This diversity has always been present since the the area was first developed. In 1890, the streets
represented a typical Seattle street: disorganized with mismatched porches, canopies and other
details. Even today, the neighborhood is a rather non-homogenous mix of different entities and
buildings. This is evident in the presence of buildings ranging from commercial to residential, single
to multi-story, and low to high income applications that span a broad range of architectural styles.
Early on in Seattles history, Pike and Pine have both been at the center for daily community life.
Apartments, shops, and many other establishments lined the two streets from the southernmost
extreme of Capitol Hill, all the way down to the Waterfront.

THE PAST

https://sherrlock.files.wordpress.com/2013/02/1-pike-street-east-fm-first-83-10-web1.jpg

The Future of the Pike/Pine Corridor

With property values and the cost of living in the area rapidly rising, a large proportion of permanent
residents have been forced to relocate. Large sections of this area have had conditions continually
deteriorating due to the increasingly hostile financial climate until the owners decide to sell their
properties to developers interested in capitalizing on the its proximity to downtown, Seattle Central
Community College, and the University of Washington.
The rapid influx of brand new developments primarily market themselves towards relatively affluent,
individuals who are interested more in the amenities of the neighborhood (the large numbers of
coffee shops, thriving nightlife, and proximity to downtown Seattle) than the established culture and
history of the neighborhood. These developments and their target residents do little in the way of
preserving or even acknowledging the neighborhoods character, and seek to superimpose a new,
more marketable image of the corridor over what was established.
This is present not only in the demographics of the neighborhood, but the architecture as well. It is no
longer uncommon to see brand new apartment complexes next to historical homes adjacent to a
construction project all occupying the same block. As time passes, more of these projects will finish,
and more historic sites will fall and be redeveloped.

THE FUTURE

http://www.capitolhillseattle.com/wp-content/uploads/2014/07/WCB-PikeMotors-02-NightView-01-1-600x300.jpg

YOUR LOCATION
http://international.aacc.nche.edu/ProfileCollegePictures/Photo_50a70e4e-defc-44e7-9f26-87c09b5bd14a.jpg

The Pike/Pine Corridor in the Capitol Hill neighborhood of Seattle, WA is a regulated space intended
to preserve the historic character of the existing pre-1940s structures that lined auto-row. Capitol Hill
is currently known for its booming bar scene and disreputable gentrification. It is pertinent in this
area to preserve the lively atmosphere and support small businesses. Architects and construction
teams must practice sustainable development for this to happen. Building with the future in mind,
this district will cater to both the immediate needs of the community and the long-term demands of
the environment. In the future, Capitol Hill will be a successful, high-density and mixed-use
neighborhood.

YOUR ROUTE
http://international.aacc.nche.edu/ProfileCollegePictures/Photo_50a70e4e-defc-44e7-9f26-87c09b5bd14a.jpg

START

FINISH

Your tour will begin and end at Metro bus stops. We advise that you take a Metro Bus #49 from
campus to the site, and get off on Broadway at Seattle Central Community College. The stop across
the street, in front of the Egyptian, will take you home. The journey in between is up to you. Follow our
instructions below but refer to this map if you get lost!

START

Take note of where you stand

You begin this tour standing in front of Seattle Central College. Look around you, and take in what
you see. On this tour, you will observe the people walking around you, take in the architecture, note
the scenery, listen to the ambient noise (or music), and engage yourself using all the senses
possible. Before you begin, you must however prime yourself for the experience. Every journey,
regardless of its purpose, has a beginning and an end.
For the best possible experience, you must first understand where you come from. Who are you - the
tourist taking this tour? What do you already know about this neighborhood? What do you think you
know about this neighborhood? What do you like? What dont you like? Would you like to live in this
neighborhood? How would you describe this neighborhood?
Answer those questions to form a starting point for your journey, and understand that your
preconceptions and opinions are formed based on your knowledge and experience as an outsider.
Then, try to separate this mode of thinking from your observations. Compare them from time to time.
As a tourist, figure out exactly where you started, and always take note of where youre at in your
journey.

1. SEATTLE CENTRAL CC
Your first stop at Seattle Central College will illuminate the most pervasive themes throughout the
neighborhood: preservation and diversity. As you look around, you should immediately notice four main
buildings: the large, brick clad Broadway Edison building, the Mitchell Activity Center and an attached
bookstore across the street, and the modern apartments directly adjacent to the bookstore. Proceeding south
slightly while viewing west the Broadway Performance Hall comes into sight. Notice the architecture, the
interaction between these buildings and their occupants, and the details unique to them. How many different
eras are represented? Is there a clear case of conservation? Which one do you like better as an outsider? Try
to find out what a long time local thinks about the different buildings.
Now add context: the Broadway Edison building and the Broadway Performance Hall occupy what used to be
Broadway High School. The main building was almost completely torn down after being acquired by Seattle
Central College, and replaced with the Broadway Edison building. Only a portion was rebuilt faithful to the
original as the Broadway Performance Hall. Ask yourself now: Which of these styles/buildings contribute to
the community? The history of the area? Thinking as a long-time local, what would you comment on these
buildings? Are the new buildings faithful at all to the history of the area? What do you think long-time locals
would think about the Broadway Edison Building? The modern apartments? The new modern additions to
Seattle Central?
As you walk through the tour, make a concerted attempt to identify the age of a given entity. Note very
carefully the characteristics of older, established areas: the materials used, the structure of details, the
appearance of details, its condition, and its relationship to its surroundings. Compare it to what you consider
to be recent or new developments. Ask yourself which most effectively contributes to the identity of the
neighborhood, and if there is a sense of preservation, whether or not it is effective. Lastly, note any and all
things related to construction and development as you tour.

1.
http://eduseek.com/cp/4670/agriculture/seattle_central_college_campus.jpg

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Compare

Here is an example of new development attempting to imitate the more

historic buildings in the neighborhood. Note the different use of tiles: the
older development has a functional use for the tiles, whereas the newer
development utilizes the tiles solely as decoration.
Which do you like better? Which captures the feel of the neighborhood better?
Which relates better to its surroundings?

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Compare

In this instance, notice that even the signage differs between older and newer
development. Generally, older signs tend to be much more conservative in
design and more serious in nature. Newer signs, much like the architecture of
the buildings they are mounted on, are much more bolder and demand the
attention of observers much more than their older counterparts.
Do you think the new signs, with respect to their older counterparts, improve,
detract, or simply change the feel of the neighborhood? Which do you prefer?

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Compare

The comparison of old versus new can even be extended to the use of green
spaces. While most older developments do have green spaces, they often
pale in comparison to the splendor of newer green spaces.
Is this a positive aspect of new development? Is this intended to improve the
neighborhood, or improve an owners property? Was it meant for locals to
enjoy, or to market the area to outsiders? How do the locals interact with
these green spaces?

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Compare

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2. BAUHAUS BOOKS & COFFEE

The second notable checkpoint you will visit on this tour is the well-known Bauhaus Books and Coffee Shop.
Look inside, and observe everything you can. Look with not only a purpose, but with a structure. Look first at
the building itself, note the large mural outside, its architecture, and the decorations inside. Note how it relates
to the built environment immediately outside. Describe to yourself the people who are in the cafe, both as
customers and employees - note the age and their apparent wealth. Would you describe this place as a
community center?
Named after the most famous design school in the world, the coffee shop was originally opened in 1993. The
location you are visiting is no longer the original location (the original location has been closed off to the
public, though is still viewable on the south side of Pine between Melrose and Bellevue), and is one of three
new locations for the coffee shop opened recently. The original has been lauded for its unique styling (utilizing
old, aged books and other vintage offerings displayed alongside art pieces on aged bookshelves), as well as
its uniquely, heavily tattooed customer base (which has been said to add to the atmosphere). The website
describes it as the spot to bring a book and tune out over a cup of coffee--and more recently, tune in with high
speed internet on your device of choice.
Viewing the coffee shop as you are now, ask yourself: Does this new location add to the character or identity
of the neighborhood? Can the new location still be described as a place of social gathering for the community
at large? Are the customers mostly youth, or are there older residents present as well? Does the location try to
stand out, or blend in?
If at all possible, try to visit the original site - which has been slated to be developed into a multi-story mixeduse apartment complex atop a single floor of commercial units. Do you think the older location adds more to
the cultural identity for the neighborhood, or is the development a welcome addition? As an outsider, do you
like the new development? Would a local resident?

2.
15

Compare

Compare the new Bauhaus building and the historic corner location. How well
do you think the owners did of retaining the original character of the shop? Do
you think they improved the shop? Does it still fit the character of the
neighborhood?

Original 1993 Location:

https://static1.squarespace.
com/static/53e7c19de4b0f490b900684e/t/543413bee4b0dbdd49fedb98/1412699100896/Bauhaus+Coffee+Seattle?format=750w

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Compare

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EXPLORE

Take a moment to be present

As youre exploring, be sure to take breaks as needed to briefly parse over your observations.
Organize your review highlighting the themes of old vs. new, how new development have either
added, or changed the character of the neighborhood, how the older developments have been
preserved, and where the actual character and identity of the neighborhood lie.
What trends have you been noticing? At this point, of the tour, do you feel that the new development
correctly assess and attempts to match the character of the neighborhood? At this point of the tour,
you should be able to identify, or start identifying whether or not the new developments display an
image of the neighborhood that is harmonious or dissonant with the older developments historical
image.
In order to answer this effectively, start looking at the relationship between the built environment, and
its inhabitants. Look for signs of life occupying the spaces provided by the development. If the new
developments have harmonious imagery to the historical sections, you should see signs that the
community has accepted it as such. If not, you may find evidence that a completely different
demographic occupying the space.
Pay attention to community postings, public art, the types and age of people frequenting different
establishments, and the general condition of the area. Do the newer developments differ significantly
from the more historic sections? Would you say that the new development has accurately captured
the image of the neighborhood? Or are they trying to superimpose a more desireable image?

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3. PLYMOUTH PILLARS PARK

The third significant checkpoint in this tour is the Plymouth Pillars Park - a small park with a lawn surrounding
four isolated columns, with benches and a small off-leash dog area. Just as before, assess the area and the
environment for how it structures social interaction. Identify its relationship with the surrounding areas, and
begin observing its physical characteristics. Note the materials used, the size of the space, the amount of
usable space, and the amount of usable space actually used. Now identify as much of what is old and what is
new that you can. Examine and compare the relationships between those entities and its environment - how
does the new developments relate to the environment? How do the old developments relate to the
environment? How do they relate to each other?
Now look at the people, and observe how they use the space. What are they using the space for? How many
people are using it? Who exactly is using the space? Are the people generally older, younger, well-to-do, poor,
scary, or friendly? Now try and formulate these observations into that of a cohesive image? Describe the
image of this area - does it match the image of the areas you previously visited? Do you think this image you
have in your mind historically accurate?
To provide you with context, this park was constructed in 1966 by the state department of transportation as
the I-5 freeway was being constructed. The 4 pillars are sourced from a church that was demolished near the
same time of the project (its original site was at 6th and University), and were installed and dedicated a year
after the park was constructed. In addition to the preservation of the columns, several large urns are displayed
as preservations from the old Music Hall Theater.
Do you think this is an appropriate form of preservation? Does the park fit with the identity of the
neighborhood, or does it stand out? Did the planners have a good sense of the image of the neighborhood?

3.
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COMPARE

Compare

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4. STARBUCKS RESERVE ROASTERY

The fourth destination, the Starbucks reserve roastery presents an interesting dichotomy of thinking with
respect to the neighborhoods image. Outside, clear attempts at preserving and restoring local architecture
and character is present. The buildings shell is restored from its previous use as an art store and a volvo
dealership, retaining most of its architectural details, while adding a few Starbucks unique twists. Outside, as a
homage to the numerous sidewalk exhibits and imprints in Capitol Hill showing people how to dance,
Starbucks has embedded coffee bean designs in the ground as an attempt to demonstrate its ability to
conform to the neighborhood. Inside however, is a large emporium of coffees of all kinds, with the roasting
and coffee producing machinery polished and set for display in a manner reminiscent of beer
brewery/restaurant combinations.
Clearly then, there is two conflicting ideas being pursued by Starbucks: blending in, and setting itself apart.
While indeed there are clear attempts to fit into the image set by the neighborhood in the exterior, the grandeur
and the purpose of the roastery is far from the communitys set of ideals, and marketed more towards
attracting customers and improving the publics perception of its corporation.
Examine the building, and after exploring it, try to determine its relationship with the environment around it. Are
there any clues that the roastery is connected to the community (i.e. community posts inside, local music acts
held, local products showcased. etc.)? Can you identify if the customers are predominantly outsiders, or local
residents? Are they generally younger, older, wealthier, or poor? Do you think Starbucks did an acceptable job
of matching the image of the neighborhood?
Compare this location with the earlier visited Bauhaus Coffee Shop - which do you think best represents or fits
the image of the neighborhood? Which do you think was aimed at locals, Which do you think was marketed
towards outsiders? Which contributes more to the identity of the neighborhood?

4.
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COMPARE
http://www.capitolhillseattle.com/2014/12/starbucks-reserve-roastery-and-tasting-room-opens-at-the-base-of-capitol-hill/screenshot-2014-04-06-at-9-42-47-pm-2/

Compare

Compare the previous use of the building, to what its being used for. Identify
the target market for both establishments, and then determine for yourself
whether or not this was indeed an improvement for not only the building, but
the whole neighborhood.

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5. MELROSE MARKET
Melrose Market can be considered to be an instance of restoration of an area inside the neighborhood. Built
from the shell of what was historically an automotive repair shop (and 6 other businesses at different points
of time), multiple stores occupy what was at one point, two separate buildings to provide what the owner
intended as a Pike Place alternative. In these stores, local produce and goods are offered, and several bars
and restaurants take advantage of local supply. The success of the establishment has been consistent, and
has been featured in the New York Times and other publications as a go-to spot for tourists.
While this is an exciting chapter in the preservation of the neighborhood, especially since it is used to further
local business interests rather than those of large corporate interests, take care to note the exact extent this
preserve the neighborhoods characters. Observe what kinds of goods are being sold, which are local goods
and which are not, and how much these goods are being sold for. Then observe the people shopping, working
and dining at the market. Are they the same people who live in the neighborhood, or are they from outside? Are
they wealthy, poor, young, or old?
Do you think this is a better attempt than Starbucks Reserve Roastery at preserving the neighborhood's
image? Is it worse? Does it preserve the neighborhoods image at all, or is it still superimposing its own more
desirable image on the surrounding areas? Is the market intended for the neighborhood residents to enjoy, or
is it for tourists to enjoy?
How does the market compare to the other stores you might have observed along the way? Do you like this as
an outsider? Would you like it as a resident?

5.
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Compare

Note the striking contrast between the relationship of outdoor furniture to its
environment. In most cases, historic pieces are often exposed to the
elements and allow interaction between itself and locals, while new pieces
are often sheltered.

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6. SERVICE BUILDING ON PIKE

The sixth notable stop isnt really much of a site as it currently stands, but it does exemplify a trend in
development. As youve seen previous examples, some of the newer development and newer projects have
been making concerted attempts at preserving some aspects of the neighborhood. This building pictured
below is one such example: many new apartment buildings have completely emptied out what was once
single story brick structures, and retained their architecture as they built above them. The net result is at eyelevel, the neighborhoods are kept partially intact, while everything else changes.
It seems then, that many developers currently developing the area do not make any significant efforts to
discriminate between preserving the visual image of the neighborhood and preserving the deeper image, or
the character of the neighborhood.
Ask yourself: When the development finishes, would locals be able to re inhabit the space? Was the
development intended for the improvement of the neighborhood, or to attract outsiders/expand the market? Is
the feel of the neighborhood actually retained? Is the image of the neighborhood preserved, or is the
development superimposing an image?
Finally, take a look around you. Note the number of projects currently ongoing. Note the construction noise,
the number of construction workers occupying the space, and how many vehicles are construction related.
Observe the difference in activity between the historical buildings and the construction sites.
What do you feel is happening to the character of the neighborhood? Do you think its possible that the
character can be retained after the development is finished? Or do you think the character of the neighborhood
is being erased?

6.
25

Compare

Compare the densities of the different apartment building developments

across time. Is there a general trend of density with respect to time?
What does that imply for the character of the neighborhood? Which is better?

26

Compare

Note the type of access typical for older and newer developments? For newer
and older developments, is the typical case centered around vehicle
ownership?
Foot
travel?
What do you think is best for the neighborhood?

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Compare

Also note that the security preferences for the older and newer developments
are radically different as well. While the crime rate hasnt shifted towards a
particular direction - it seems that the newer developments are significantly
more
well-provisioned
against
theft
and
burglary.
Is this an attempt to fit into the character of the neighborhood, or a distrust of
the locals? Is this intended to protect the neighborhood, add value to the
neighborhood, or is it intended for a different audience?

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FINISH

Look how far youve come

You finish the tour about a block from where you have started. The tour has come to an end
essentially where it has started. Take the time to reflect upon your journey, and determine how far
you have come. Do you feel as if you understand the neighborhood more intimately? Do you
understand how the themes of old vs new relate to the character of the neighborhood? Do you feel
as if your perception of what this neighborhood was has changed? Do you feel as if your perception
of development and restoration efforts has changed?
Through your touring, did you manage to pay attention to the sheer amounts of construction
occurring through the neighborhood? Could you say with confidence whether or not the
neighborhood is changing rapidly? Do you think this is a good thing, or is the development happening
too fast, too slow, or just right?
Would you still view the neighborhood as you did before you took the trip? If not, then this tour has
done its job in showing you the difference between viewing the neighborhood as an outsider, and
viewing this neighborhood as a local. Hopefully this newfound knowledge may greatly increase your
appreciation for the area and what it has to offer, as well as your appreciation for the neighborhood
as it stands right now before it changes into something else entirely.

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Thank you!

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REFERENCES

http://www.pike-pine.org/download/Pike-Pine-Renaissance-Design-Vision.pdf
http://www.historylink.org/index.cfm?DisplayPage=output.cfm&file_id=10502
http://www.historylink.org/index.cfm?DisplayPage=output.cfm&file_id=3204
http://www.seattle.gov/parks/park_detail.asp?ID=4000
http://www.capitolhillseattle.com/2014/12/starbucks-reserve-roastery-and-tasting-room-opens-atthe-base-of-capitol-hill/
http://www.nytimes.com/2010/08/15/travel/15headsup.html?_r=0
http://melrosemarketseattle.com/pdf/press/DJC_051811.pdf

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