On March 3, the Seattle Landmarks Board will consider nomination of the Northcliffe Apartments, located at 1119 Boren Avenue, for designation as a city landmark. The building represents a key preservation issue on First Hill; one that has been longstanding, and continues to provoke heated community debate. The Ames Building, located at Stewart Street and Second Avenue, will be considered for designation on April 7th. Both buildings might be considered "borderline landmarks."

Background on the Northcliffe

First Hill's Northcliffe Apartments is one of a collection of apartment buildings built in the first decades of the twentieth century. The nomination for the Northcliffe is related to Virginia Mason's plans to develop the site as an expansion of their facilities. These plans have drawn criticism from the community; acting chair of the First Hill Community Council, Debby Gibby, provides a first person perspective on the hospital's community relations in "Voices" this month.

The Northcliffe is one of three potential landmark buildings within Virginia Mason's campus, which has some community members concerned that they too are threatened with demolition. The Cassell Crag Apartments and the Inn at Virginia Mason are also within the hospital's boundaries.

The nomination suggests that the building is not the best example of the type - the apartment hotel - or a significant work by the architect, Daniel Huntington. Landmark buildings by Huntington include Lake Union Steam Plant, the Fremont Library, Fire Station No. 33 and Fire Station No. 2.

The description of the building within the nomination lays out alterations to the building, which have occurred steadily over time, mostly to interior spaces.

Though a little worn, the exterior appears pretty much as it did in the 1920s.

What are the issues here?

Advocates for the building's preservation (including Historic Seattle) are concerned about the cumulative impact of demolitions on First Hill. The Northcliffe is one of a corridor of medium-rise historic apartment buildings along Boren between Madison and Pine. These form a cohesive expression of Seattle's dense historic housing from a time when Seattle's apartment building boomed.

The First Hill neighborhood has lost much historic single family and multifamily housing since the 1960s. When the neighborhood was surveyed in the 1970s by Victor Steinbrueck and Folke Nyberg, they noted:

"During the past 13 years (survey copyrighted 1975), the land occupied by medical services has increased 53%, and hospital expansion plans indicate continued growth. This continuing expansion of medical institutions on First Hill is having a severely adverse impact on the residential community. New hospital construction has been responsible for the elimination of 270 existing residential units as well as for congesting the streets and disrupting the residential qualities of the community."

"In addition to the losses through expansion of medical services, freeway construction and the enforcement of the "Ozark" fire code has resulted in the removal of 1400 housing units. This has brought about a 55% reduction in housing units since 1960. Hospital expansion has not only directly contributed to the reduction in housing through demolition but has also restricted new apartment construction by increasing land prices with the development of this most significant medical center."

"Conflicting land use and loss of residential accommodation have resulted in other problems with appear to plague the area. Neighborhood residents are feeling increasingly less secure for their personal safety, and there is an erosion of neighborhood integrity with a drastically incompatible social mixture ranging from the lowest to the highest income brackets."

To combat this trend, First Hill residents sponsored a National Register nomination of a neighborhood residential district in 1980. This nomination did not stick due to objections from some of the neighborhood's more prominent families. The Northcliffe Apartments, not included in the Steinbrueck-Nyberg survey of a few years earlier, was included in the 1980 district nomination. Today, there are fewer candidates for such a thematic nomination, should one come forward.

The First Hill Community Council is preparing for the next round of Neighborhood Matching Grants for a neighborhood survey which could identify potential landmarks proactively so that nominations could be prepared without imminent threat, which is the case with the Northcliffe. Such as survey would also help evaluate the relative significance of buildings like the Northcliffe that represent a type of building significant to the story of the neighborhood, and the city.

On its own, the Northcliffe might be considered a "borderline landmark".

The Ames Building

The Ames Building is a two story terra cotta clad building at the corner of Stewart and Second Avenue. The property owner, Alhadeff Properties, has a track record with historic preservation - they were responsible for the renovation of the Coliseum Theater (Banana Republic) and the Broderick Building (one of the first buildings constructed after the Great Fire of 1889). They also built the Bay Theater in Ballard - an infill project that took its cues from its historic context.

Alhadeff is considering developing its property at Stewart and Second into a taller mixed use building, and has submitted a nomination for the Ames in anticipation of a future Master Use Permit for the property.

On February 18th of this year (2004), the Landmarks Preservation Board approved the nomination of the building, but will be considering just what would be designated at the April 7th landmarks board meeting. The board was not sure if the building warranted landmarks designation, but wanted to have the opportunity to tour the building before making a decision that could lead to it's demolition.

Some of the building's windows have been changed, but according to the nomination, "the building envelope is in good condition. It appears to be original with exception of exterior doors and storefront windows, and the trim band above it on the east side." Other windows have been altered to some degree, but the terra cotta has been well maintained.

The Landmarks Board will have to determine whether or not the building meets the city's criteria for landmark designation. This might be somewhat difficult because of the building's scale. Its significant as a part of Terra Cotta Seattle, but on its own, it might not have enough architectural significance to carry itself. The building's architect is significant - Charles Bebb, known for exceptional buildings like the Hoge, the Frye Apartment Hotel, Ballard's Fire Station, and the First Church of Christ Scientist. Is the Ames a significant work within Bebb's portfolio?

These questions make the landmarks decision somewhat difficult. Yet another borderline landmark.

As with the case of all buildings that almost make the cut, public comment is crucial. The Landmarks Board has to make decisions based on the information it receives - this includes testimony shared at the meeting or through letters or email.

If you are concerned about either of these buildings, please contact Beth Chave, the City of Seattle's Landmarks Coordinator by email at beth.chave@seattle.gov, by fax at 233-5142, or through the mail at 700 Third Avenue, Fourth Floor, Seattle, WA 98104.

View last month's Pending Landmarks article

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