DRAFT 160%

FEASIBILITY 1S WALKER STREET DEVELOPMENT

May 13, 2019for : AFRICATOWN COMMUNITY LANDTRUST

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project descriptionA 7-story multi-family building is proposed for the North Rainier neighborhood of Seattle at the southernmost tip of the Central Area. The proposed site is located on S. Walker St, a half block east of Rainier Avenue South.

The development site is 8,000 square feet with no alley. An adjacent 4,000 square foot corner lot lies to the east of the site. The corner lot may or may not be included as part of this project. This feasibility package shows development options with the corner lot and without the corner lot.

This feasiblity study investigates ‘highest and best use’ for the site. The site was recently upzoned to NC3-75(M), neighborhood commercial with a ‘medium’ mandatory housing affordability designation. We analyzed code impacts for the project by investigating two initial development options.

Project: Walker Street Development Multi-Family Apartments with an optional child care center

Project Address: 2423 and 2429 S. Walker St. Seattle, WA 98144

Owner / Developer: Africatown Community Land Trust South Walker LLC Contact: Muammar Hermanstyne mhermanstyne@gmail.com | 347-414-4492 Architect: SAGE Architectural Alliance Contact: Laurie Wilson, Principal Architect 1402-3rd Ave Suite 912 Seattle WA 98101 206-817-3870 laurie@SageArchAlliance.com

project location in Seattle

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findings project & zoning dataAddress: 2423 S. Walker St, Seattle, WA 98144 (west lot) 2429 S. Walker St, Seattle, WA 98144 (east lot) 2435 S. Walker St possible corner lot included

Parcel #: 1594600015 (west lot), 1594600010 (east lot) 1594600005 (corner lt)

Legal: Lot 2 and 3, Block A City Gardens, Vol. 10, Page 14, King County WA

Lot Area: 8,000 SF (80’ x 100’) 0.18 Acres

Corner Lot Area: 4,000 SF (40’ x 100’) 0.09 Acres

Zoning: NC3-75(M) - (C1-65 Prior Zone)

Adjacent Zoning: NC3-75(M) - East, West & South of site C2-75(M) - North of site

Overlay/Urban Village: North Rainier Hub Urban Village, SE Seattle Reinvestment Area

MHA Type: Medium

Incentive Zoning: No

Pedestrian or Future ‘P’: No

Incentive Zoning: No

Opportunity Zone: No

Critical Areas (ECA): Yes, Liquefaction Prone ECA5

Infiltation Evaluation: Required

Existing Use: Existing 1904, 2-Story Triplex Demolished (Main Lot) Existing 1914, 2-Story Duplex Demolished (Corner)

Proposed Use: Mixed-Use or Single Purpose Residential TBD

Street Designations: S Walker St – Collector Arterial, Rainer Av S Arterial within 100’

zoning map

recommendations• xxx

• Next Steps

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feasiblity options summary

option 1 option 2 other options

Two options were investigated for highest and best use in this study. These options are not a design, but rather a test case to assess the impacts of maximizing the number of units with all studios, or maximizing the size of units to allow 3-bedroom units and courtyard space at the ground floor. No parking for Options 1 and 2.

• Maximize the number of units

• All small studios

• Large Mass fills the site, little open space at the ground level

• no daycare

• trash chute

• stackable laundry in each unit

• Larger apartment units including five 3-Bedroom units

• No daycare in Phase 1. Daycare provided in Phase 2 Corner Lot Development

• No trash chute

• Features a thru-courtyard and bridge connecting Phases 1 and 2

• stackable laundry in each unit

• ‘L’ Shaped building to allow open space courtyard -- on the corner of 25th and S Walker or at the back of the lot facing 25th

• Phase 1 and 2 constructed at the same time

• Parking can alternately be included under the building at level B instead of walk up units at the back of the site

Walker

25th

Walker

25th Walker

25th

5

Walker

context - nearby amenities

in progressPHASE 2 CORNER LOT THE SITE

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the site - setbacks and buildable areas

contour map

site analysis + sun

add amenity +greenfactorcalcs

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the site - height limits

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o p t i o n 1 d e s c r i p t i o n

LIVEWORK UNITS 2STUDIOS 84TOTAL PHASE 1 UNIT COUNT: 86

REQUIRED BIKE PARKING 50 1 PER UNIT UP TO 50 UNITS36 0.75 PER UNIT OVER 50 UNITS4 0.05 PER UNIT SHORT TERM PARKING

TOTAL BIKE PARKING REQUIRED: 90 TOTAL BIKE PARKING PROVIDED: 94

MHA REQUIREMENTS FOR MARKET-RATE APARTMENTSZone: NC3-75 MMHA area designation per Map A for 23.58B.05: medium MHA area

MHA-C CommercialNot Applicable for this option - no commercial

MHA-R Residential Payment OptionPayment Calculation Amount for Medium (M) suffix zones: /SF

Total Phase 1 Residential and Livework Floor Area: GFATotal Phase 1 Payment Option Amount

Total Phase 2 Residential and Livework Floor Area: GFATotal Phase 2 Payment Option Amount

MHA-R Residential Performance Option - Affordable UnitsPerformance Calculation Amount for Medium (M) suffix zones:

Total Phase 1 Units: unitsTotal Phase 1 Affordable Units Required (60% AMI) affordable units

Total Phase 2 Units: unitsTotal Phase 2 Affordable Units Required (60% AMI) affordable units

SF: Square Feet GSF: Gross Square Feet GFA: Gross Floor Area FAR: Floor Area Ratio

Option 1 provides 86 apartments. 84 units are small efficiency dwelling units (SEDUs). Two units are Livework units facing S. Walker Street. No retail or daycare is provided. With the corner lot developed in Phase 2, 133 apartments can be achieved.

The small SEDU units range from 275 SF to 300 SF. Each unit has its own stackable laundry machine. The ground floor Livework units will require a tenant with a business license. Alternatively, street-level studio units (non-LiveWork) may be pursued, but will require a 10 foot setback from the street and a porch that is 4 feet above or below the sidewalk.

$14.50

42,151 $611,190

61,502 $891,779

6%

86 5

275 square feet430

133 8

square feet

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o p t i o n 1 a r e a sUNIT MIX - INTERNAL LOT ONLY (phase 1)LEVEL LIVEWORK STUDIO 1-BR 2-BR 3-BR TOTALB 3 31 2 3 52 TO 6 70 707 8 8TOTAL UNITS: 2 84 86%: 2% 98% 0% 0% 0% 100%

UNIT MIX WITH CORNER LOT (phase 1 and 2)LEVEL LIVEWORK STUDIO 1-BR 2-BR 3-BR TOTALB 3 31 5 3 82 TO 6 110 1107 12 12TOTAL UNITS: 5 128 133%: 4% 96% 0% 0% 0% 100%

FLOOR AREAS - INTERNAL LOT ONLY (phase 1)COMMERCIAL UNITS NON-RENTABLE + FLOOR GROSS SQ. FT. EFFICIENCY

LEVEL DAYCARE (SF) RENTABLE CIRCULATION (SF) AREA (FAR) AREA (GSF) RENTABLE/GSF)B 35%1 63%2 70%3 70%4 70%5 70%6 70%7 63%

66%TOTAL 66%8,000 SF lot x 5.5 FAR = maximum FAR

FLOOR AREAS - WITH CORNER LOT (phase 1 and 2)COMMERCIAL UNITS NON-RENTABLE + FLOOR GROSS SQ. FT. EFFICIENCY

LEVEL DAYCARE (SF) RENTABLE CIRCULATION (SF) AREA (FAR) AREA (GSF) RENTABLE/GSF)B 35%1 73%2 76%3 76%4 76%5 76%6 76%7 72%

TOTAL: 73%12,000 SF lot x 5.5 FAR = maximum FARSF: Square Feet GSF: Gross Square Feet FAR: Floor Area Ratio BR: Bedroom

42,151 44,212 TOTAL RESIDENTIAL :

6,165 5,735 3,740

6,165 6,165 6,165 6,165 3,912

5,875 5,875 3,691

42,151

2,437 2,103 1,832 1,832 1,832 1,832

3,565 5,520 5,875 5,875 5,875

15,142

1,832 1,442

15,142

1,303 3,632 4,333 4,333 4,333 4,333 4,333

29,070 2,470

29,070

00000000

- 44,212

0 1,303 2,437 3,565 3,740 2,103 7,562 7,917

0 7,105 2,220 8,955 9,325 9,325

0 7,105 2,220 8,955 9,325 9,325

0 7,105 2,220 8,955 9,325 5,884

- 46,898 17,268 61,502 64,166

44,000

66,000

0 4,256 1,628 5,600

0 7,105 2,220 8,955

0 7,105 2,220 8,955

0 5,814

FRONT FACING WALKER

FACING 25TH

PHASE 2

PHASE1

PHASE1

Walker

25th

Walker

25th

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option 1 - maximize studio units

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option 1 - maximize studio units

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o p t i o n 2 d e s c r i p t i o n

LIVEWORK UNITS 0STUDIOS 211-BEDROOM / OPEN 1-BEDROOM 132-BEDROOM 13-BEDROOM 5TOTAL PHASE 1 UNIT COUNT: 40

REQUIRED BIKE PARKING 50 1 PER UNIT UP TO 50 UNITS-10 0.75 PER UNIT OVER 50 UNITS

2 0.05 PER UNIT SHORT TERM PARKINGTOTAL BIKE PARKING REQUIRED: 42 TOTAL BIKE PARKING PROVIDED: 60 Phase 2 Daycare will likely require 3 to 4 bike parking spaces

MHA REQUIREMENTS FOR MARKET-RATE APARTMENTSZone: NC3-75 MMHA area designation per Map A for 23.58B.05: medium MHA area

MHA-C CommercialNot Applicable for this option - no commercial

MHA-R Residential Payment OptionPayment Calculation Amount for Medium (M) suffix zones: /SF

Total Phase 1 Residential and Livework Floor Area: GFATotal Phase 1 Payment Option Amount

Total Phase 2 Residential and Livework Floor Area: GFATotal Phase 2 Payment Option Amount

MHA-R Residential Performance Option - Affordable UnitsPerformance Calculation Amount for Medium (M) suffix zones:

Total Phase 1 Units: unitsTotal Phase 1 Affordable Units Required (60% AMI) affordable units

Total Phase 2 Units: unitsTotal Phase 2 Affordable Units Required (60% AMI) affordable units

Note - MHA amounts will change in the near future and may be higher, 2 units minimum requiredSF: Square Feet GSF: Gross Square Feet FAR: Floor Area Ratio BR: Bedroom

square feet550 square feet

$668,044

6%

40 2

60 4

$14.50

33,440 $484,880

46,072

40 units are provided in Option 2. This Option features a varied mix of units to show the reduced unit count with larger units. Daycare and an outdoor play area are provided on the corner lot in Phase 2, for a total of 60 apartment units in Phase 2.

Each unit has its own stackable laundry machine. The lower units are walk ups. A courtyard is provided to create more open amenity and landscape space. 45 units are likely possible if the 3-Bedroom units are omitted.

430 square feet

1,105 square feet680 square feet

280

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o p t i o n 2 a r e a sUNIT MIX - INTERNAL LOT ONLY (phase 1)LEVEL LIVEWORK STUDIO 1-BR 2-BR 3-BR TOTALB 3 31 1 1 22 TO 6 15 10 5 307 3 2 5TOTAL UNITS: 0 21 13 1 5 40%: 0% 53% 33% 3% 13% 100%

UNIT MIX WITH CORNER LOT (phase 1 and 2)LEVEL LIVEWORK STUDIO 1-BR 2-BR 3-BR TOTALB 5 51 1 1 22 TO 6 20 10 10 5 457 4 2 2 8TOTAL UNITS: 0 29 13 13 5 60%: 0% 48% 22% 22% 8% 100%

FLOOR AREAS - INTERNAL LOT ONLY (phase 1)COMMERCIAL UNITS NON-RENTABLE + FLOOR GROSS SQ. FT. EFFICIENCY

LEVEL DAYCARE (SF) RENTABLE CIRCULATION (SF) AREA (FAR) AREA (GSF) RENTABLE/GSF)B 90%1 28%2 72%3 72%4 72%5 72%6 72%7 63%

66%TOTAL: 66%8,000 SF lot x 5.5 FAR = maximum FAR

FLOOR AREAS - WITH CORNER LOT (phase 1 and 2)COMMERCIAL UNITS NON-RENTABLE + FLOOR GROSS SQ. FT. EFFICIENCY

LEVEL DAYCARE (SF) RENTABLE CIRCULATION (SF) AREA (FAR) AREA (GSF) RENTABLE/GSF)B 94%1 50%2 77%3 77%4 77%5 77%6 77%7 73%

73%TOTAL: 74%12,000 SF lot x 5.5 FAR = maximum FAR

2,015 35,175 13,140 48,087 50,330

34,870 TOTAL RESIDENTIAL :

TOTAL RESIDENTIAL : 35,175 46,072 48,315

66,000

23,080 11,790 33,440

0 4,040 1,525 5,260 5,565

0 5,370 1,600 6,635 6,970 0 5,370 1,600 6,635 6,970

0 5,370 1,600 6,635 6,970 0 5,370 1,600 6,635 6,970

2,015 1,360 3,415 6,627 6,790 0 5,370 1,600 6,635 6,970

44,000

0 2,925 200 3,025 3,125

0 2,220 1,300 3,360 3,520

- 23,080 11,790 33,440 34,870

0 3,550 1,375 4,735 4,925 0 3,550 1,375 4,735 4,925

0 3,550 1,375 4,735 4,925 0 3,550 1,375 4,735 4,925

0 1,360 3,415 4,585 4,775 0 3,550 1,375 4,735 4,925

0 1,750 200 1,820 1,950

FRONT FACING WALKER

FACING 25TH

PHASE 2

PHASE1

PHASE1

THRUCOURTYARD

Walker

25th

Walker

25th

PHASE 2DAYCARE

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option 2 - large units, courtyard, daycare

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option 2 - large units, courtyard, daycare

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other options

in progress

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STREET LEVEL 1OPTION 3 SKETCH

LEVEL 2 - 6OPTION 3 SKETCH

other options

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1 WEST FACING FACADE SHOWING EXISTING RETAINING WALL

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background info

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old boundary surveygeotech draft recommendations excerpt

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civil engineer draft recommendations

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side sewer permit map

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precedent imagesmaterial expression, courtyards and recessed apartment entry

use of brick facade, Compass Housing Seattle

varied courtyard facades

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precedent imagesstoops, porches and storefronts

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precedent imagesdaycare with outdoor play away from apartments - El Centro De La Raza, Seattle

The Treehouse, across the street from the site, lends cues for developing a contextual architectural vocabulary for the area

taking cues fromthe Treehouse andAfrofuturism

Impacts of tall and skinny