Magnolia Safeway EDG Packet

Magnolia Safeway
Site
2550 32nd
Avenue W
SECURIT Y
PROPERTIES
Applicant Team Early Design Guidance

Developer | Security Properties SDCI Number: 3034348-EG
Architect | Bumgardner XX.XX.XXXX
Landscape Architect |Communita Atelier
CONTENTS
Contents
PROJECT VISION�� 5 DESIGN PROPOSAL�� 33
Introduction�� 6 Site History�� 35
Living Building Pilot Overview�� 8 Living Building Pilot Program�� 36

Living Building Design Inspiration�� 38
COMMUNITY OUTREACH�� 9
Design Cues�� 40
Public Outreach Summary�� 10
Design Options Overview�� 44
September 17, 2019 Community Meeting�� 11
Massing Exploration�� 46
Garage Access Feedback�� 12
Design Guideline Responses�� 48
School Pedestrian Counts�� 13
Design Option Comparison�� 53
Online Community Engagement�� 14
Option 1 Parking Above Store�� 54
Option 2 SeaTac Ramp�� 60

CONTEXT ANALYSIS�� 15
Preferred Option 3 Access from 32nd�� 66
Project Data�� 16
Landscape Architecture Design Inspiration�� 73
Overall Development Objectives�� 17
Landscape Architecture Design Concepts�� 76
Access and Mobility�� 18
Preferred Design Sketch & Inspiration�� 78
Zoning Data�� 19
Maximum Zoning and Development Envelope�� 20

APPENDIX�� 79
Existing Site Plan�� 21
Proposed Truck Route and Loading Dock Location�� 80
Site and Adjacent Properties�� 22
Uphill Resident Views�� 81
Zoning and Land Use Vicinity Map�� 23
Mounger Pool Sun Study�� 84
Aerial Vicinity View�� 24
Rooftop Feature Zoning Data�� 85
Vicinity Mixed-Use and Multifamily Photos�� 25
Survey�� 86
Streetscape Site Photos�� 26
About Bumgardner�� 87
Alley Site Photos�� 28
Existing Site Conditions�� 30

PROJECT
VISION
Introduction
Security Properties is proposing to replace the neighborhood context with public features
PROJECT VISION
an aging 1955 Albertsons located in the that relate to the history and identity of the
Magnolia Village with a new Safeway grocery community.
store that will be part of a Living Building. It
will be the first mixed-use residential building
as part of the City of Seattle’s Living Building Connecting to the Magnolia Village
Pilot Program. Because it’s on a peninsula, Magnolia has
a secluded feel, but the Village is a pocket
of activity with small retailers, restraunts Living Building Challenge New Grocery Store
The grocery store will be located at street and seasonal activities from the Farmer’s Biophilic Design Diversity Housing Options
level with six stories of residential housing on Market, Summerfest, Fall Wine and Art
top, compliant with the City of Seattle Living Walk, to Winterfest. Designing open space
Natural Materials Merchant Economic Network
Building zoning codes and consistent with relationships that connect to the Village has
the presence of multifamily housing in the been a priority. Prominent project features
Magnolia Village and along 32nd Avenue such as an outdoor plaza, biophilic design,
West. This project will bring approximately and a midblock crosswalk are all intended to
138 new units to the Village, positively add to the public life of the Village.
adding to the diversity of housing options in
Magnolia.
As Magnolia Village grows, this design
emphasis will become important in creating
Emphasizing Positive Neighborhood not only an open space network but an
Attributes economic network for the merchants that Community Placemaking
Security Properties is an award winning, local encourages visitors to come, stroll and stay Health and Beauty
real estate development firm that has been awhile. Connection to History
responsible for iconic grocery store and
residential developments in Seattle such as
the Epicenter in Fremont (PCC), Ballard at the
Park (QFC), and Angeline in Columbia City
(PCC). Each are distinct, designed to reflect
6 MAGNOLIA SAFEWAY | EARLY DESIGN GUIDANCE 3034348-EG | XX.XX.20XX SECURITY PROPERTIES | BUMGARDNER
PROJECT VISION
SECURITY PROPERTIES | BUMGARDNER MAGNOLIA SAFEWAY | EARLY DESIGN GUIDANCE 3034348-EG | XX.XX.20XX 7
Living Building Pilot Overview
Emphasis on Natural Features and Form

PROJECT VISION
This packet will detail how Security Properties

studied the natural features of the site and
determined that the project could be designed as
part of the City of Seattle’s Living Building Pilot
Program. The topography of a 15’ foot grade
change from the highest point of the site to the
lowest point along 32nd Avenue West along with
significant groundwater runoff from the hillside
are an ideal duo for a form that replaces an
outmoded grocery store with a new building that
is forward thinking with lasting health and beauty.
LBP inspirational photo and caption
COMMUNITY
OUTREACH
Public Outreach Summary
Emphasizing positive neighborhood

attributes through design is a hallmark
• 1-meeting with the Magnolia Chamber
of Commerce Full Board “I’ve noticed a lack of vibrancy in Magnolia
of Security Properties and thoughtful
Village—in our retail core,” resident Roy
• 1:1 meeting(s) with property owner’s
community engagement is essential in uphill from the site with view photos
achieving that aim. taken for study
For more than nine months, the design team

• Coffee Meeting advertised on MyNext
Door
Kuroiwa said. “The density may not be there
has been meeting with Magnolia business,
civic and community members. These • August 22, 2019 direct mailing with
to support our businesses … I’d be OK with
COMMUNITY OUTREACH
discussions have significantly influenced design project information and community

meeting announcement
more density, properly planned.”
development in four key areas:
• Circulation and access to the parking • September 17, 2019 public meeting —Seattle Times, July 11, 2019
garage held at the Magnolia Public Library
• Appropriate distribution of the massing • Interactive project website with public
commenting section, still live and in use
• Connections to the Magnolia Village
https://spmagnoliavillage.com
• Deep, green sustainable design
• Project survey about access options
from October 1 – November 30, 2019, • Access to the building should not mix cars and • Green roof is preferable for homes uphill from
Community Outreach Summary https://spmagnoliavillage.com students walking along West Raye Street to the project
as of November 2019 Catharine Blaine School • Screening of the loading dock is a design
• Project updates in the Queen Anne-
Magnolia News • 32nd Avenue West needs another mid- priority for the adjacent neighbors across the
block crosswalk for park, pool and school alley
• 4-meetings with the Chamber of • Posts on Magnolia Community Council
pedestrian traffic • Mitigation of construction noise and dust is a
Commerce Executive Director, President Facebook Page, MyNext Door, Queen
and Executive Members Anne-Magnolia News Facebook Page • New crosswalk would help to connect the concern for the adjacent neighbors
project to the Village and Farmer’s Market • Storm and excess water drainage and flooding
• 2-meetings with the Magnolia
Community Council Land Use • Retain some surface parking for the grocery is a concern for adjacent neighbors along
Frequent Themes Expressed by
Committee store 32nd Avenue during and post construction
the Magnolia Community
• 2-meetings with adjacent property as of November 2019 • Improve upon the current ADA parking • Shade studies of the Monger Pool was
owners to the north • Mitigate delivery truck noise requested and studied
• 2-presentations at the Magnolia • Magnolia Village needs more areas for visitors • Concern about view impacts: individual view
• Current 1950 grocery store does not studies from uphill homes have been offered
Community Council General Meeting to sit and linger like a public plaza
meet the needs of the community and a to over 30-plus residents
• 2-meetings with the editor for the Queen new store is highly desired • Public plaza design should emphasize natural
Anne-Magnolia News elements that relate to Magnolia • Desire for deep green sustainable design that
• New residential housing in the Village can be modeled for future development in the
• 1-meeting with the Landscape Architects is important to the business district’s • Landscaping of the streetscape must be Magnolia Village
and members of the Magnolia Heritage economic health and vibrancy prominent and beautiful
Society
• Access to the building needs to be sited • Appropriate distribution of the upper level
• 1-meeting and site walk with the on 32nd Avenue West not the alley massing is key to the adjacent neighbors
Principal of Catherine Blaine School, K-8 across the alley and along 32nd Avenue West
September 17, 2019 Community Meeting
Twenty-eight residents attended a project meeting to learn more about the • Preferred garage access route Each attendee was given seven dots to place under
early design. After a project overview and Q+A, participants were asked to • Desired community amenities; and their preferred options and/or design elements.
inform the project team regarding:
• Design and materials.
COMMUNITY OUTREACH
with seating on 32nd Avenue
Garage Access Feedback
Catharine Blaine K-8 - 2550 34th Ave. W
The City of Seattle default code is to locate garage 2. Create New Open Space Available for LAWTON ELEMENTARY
WILLIAMS AVE W
32ND AVE W
entrances on an alley, if an alley exists. Several Public Life
28TH PL W
design options have been studied for deliberation Supports Priority Design Guidelines: CS1,
29TH AVE W
W THURMAN ST
W THURMA N S T
30TH AVE W 30TH AVE W
28TH AVE W
but considering the single-family homes on the east CS2, DC3, PL1 A. Network of Open Spaces W EMERSON ST
41ST AVE W
ARAPAHOE PL W
25T
RO
W EMERSON ST
33RD AVE W
40TH AVE W
W
BE
HP
side of the alley, City of Seattle Design Guidelines Locating the garage access on 32nd Avenue West
39TH AVE W
GIL
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RT
RUFFNER ST W
36TH AVE W
FF
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PL W EMERSON ST
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34TH AVE W
AY N OR
that support minimizing conflict between vehicles and provides for a public plaza that has been identified
W
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W
35TH AVE W
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non-motorists whenever possible and in support of as a community priority. The Magnolia Chamber
ST
W RUFFNER ST
W
EN W RUFFNER ST
EA
W M L AR W GROVER ST
38TH AVE W
K
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City of Seattle Design Guidelines that support adding of Commerce recently completed an 18-month
27TH AVE W
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24TH AVE W
W BERTONA ST W GROVER ST
AV
16TH AVE W
RN
37TH AVE W
ND
WHALLEY PL W
42
29TH AVE W
W BERTONA ST
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to pubic life through connectivity and open spaces, beautification planning process for the Village. A W BERTONA S T W BERTONA ST
30TH AVE W31ST AVE W
26TH AVE W
25TH AVE W
W BERTONA ST
21ST AVE W
40TH AVE W
COMMUNITY OUTREACH
43RD AVE W
the preferred garage access is on 32nd Avenue West. signature component is providing more bistro seating, W PROSPER ST
W DRAVUS S T
44TH AVE W
festival areas and flora and fauna beautification. W DRAVUS ST W DRAVUS ST
1. Consider the Context of the Alley Due to the grade change from the east to the west
LN W
W BARRETT ST
40TH AVE W
25TH AVE W
25TH AVE W
23RD AVE W
W BARRETT ST
16TH AVE W
29TH AVE W
39TH AVE W
Supports Priority Design Guidelines: CS2, side of the site, locating a garage entrance on the
PERKINS
W FULTON ST W BARRETT ST
32ND AVE W
W BARRETT ST
30TH AVE W
24TH AVE W
CS3, DC1 B. Vehicular Access and Circulation alley would significantly reduce if not eliminate the W FULTON ST W BARRETT ST
WEST VIEWMONT WAY W

W ARMOUR
MAGNOLIA
W ARMOUR S T
35TH AVE W
ST W ARMOUR ST
22ND AVE W
27TH AVE W
The west side of the alley is mixed-use with public plaza which aims to foster human interaction W ARMOUR S T
4 2ND AVE W
27 TH AVE W
20TH AVE W
AVE W
36TH AVE W
ST
commercial, residential and retail buildings as part and meet the goal of connectivity by adding project E W ARMOUR ST
25TH AVE W
Catharine Blaine K-8 - 2550 34th Ave. W
AY
37TH A VE W
A A
21ST AVE W
W RAYE ST
W R
W RAYE ST
of the Magnolia Village business district. The east related open space available for public use. W RAYE ST
38TH
PL CATHARINE BLAINE K-8W RAYE ST
RE T Magnolia
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OR
31ST AVE W
28TH AVE W
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side of the alley is lined with backyard and garage TF
LAWTON ELEMENTARY
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W RAYE ST
WILLIAMS AVE W
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entrances for the single-family homes that front 3. Support SDOT Safe School Crossing Map
32ND AVE W
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36TH A
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G M S W SMITH ST W SMITH ST
28TH PL W
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PIEDMONT PL W
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31st Avenue West. Locating all the grocery store & Specific School Request TA ON W SMITH ST
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KI W WHEELER ST
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W
29TH AVE W
W THURMAN ST
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and residential garage access parking on the alley Supports Priority Design Guidelines: DC1
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SFD 41
30TH AVE W 30TH AVE W
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would be an unfavorable impact on the single-family B. Vehicular Access and Circulation, DC2
W EMERSON ST
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33RD AVE W
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residences. WCatharine Blaine School is located across the street
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from NE the site. As a K-8 school, elementary students BL
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access Tthe school from 32nd Avenue West and
30TH AVE W
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W PLYMOUTH ST
35TH AVE W
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W HOWE ST
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ST
W RUFFNER ST
middle-school students access from 34th Avenue
W
EN W RUFFNER ST
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W GROVER ST
31ST AVE W
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29TH AVE W
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W HAYES ST MAGNOLIA BR MAGNOLIA BR WB
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21ST AVE W
40TH AVE W
W EATON ST
a crossing guard located at 32nd Avenue West and
43RD AVE W
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23RD AVE W
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W PROSPER ST W
West Raye Street. West Raye Street intersects with the W DRAVUS S T
44TH AVE W
W
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alley access to the site. W DRAVUS ST W DRAVUS ST W M A RINA
PL
W
MARINA
PA R K ING PL
LN W
W BARRETT ST
40TH AVE W
16TH AVE W
25TH AVE W
25TH AVE W
23RD AVE W
W BARRETT ST
16TH AVE W
29TH AVE W
39TH AVE W
PERKINS
32ND AVE W
W BARRETT ST
30TH AVE W
24TH AVE W
WEST VIEWMONT WAY W
W ARMOUR
MAGNOLIA 0 250 500 1,000 1,500 2,000 2,500
W ARMOUR S T
35TH AVE W
ST W ARMOUR ST 2019-2020 School Year
22ND AVE W
27TH AVE W
Feet
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W ARMOUR Conditions Walking and Biking Conditions Community Facilities
4 2ND AVE W
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27 TH AVE W
20TH AVE W
AVE W
36TH AVE W
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Crossing Guard Assignment* ¡ Overhead Crosswalk Sign
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25TH AVE W
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TF W S TALTA Protected Bike Lane Police Station
LN W HALLADAY ST
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©2019, THE CITY OF SEATTLE.
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Orthophoto Source: Pictometry 2007

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12 MAGNOLIA SAFEWAY | EARLY DESIGN GUIDANCE W3034348-EG | XX.XX.20XX SECURITY PROPERTIES | BUMGARDNER
EW
T AVE W
HOWE ST
W
VE W
W
BL W BLAINE ST
AY
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School Pedestrian Counts
10/15/19 School Peak Hour

Crossing Study
TranspoGroup did an analysis focused on
123 Peds
49 Peds
school related pedestrian crossings across CL
the alley access to the site. During the AM
Alley
school peak (8:30 a.m.-9:00 a.m.) there
were 37 pedestrian alley crossings within 15
minutes and 58 pedestrian alley crossings
COMMUNITY OUTREACH
within 30-minutes. During the PM school
peak (3:15 p.m. - 3:45 p.m.) there were 44
pedestrian alley crossings in 15-minutes and Existing
65 pedestrian alley crossings during the peak 3-Story Albertsons
30-minutes. This data is specific to the alley
Raye Street Parking Lot
crossing and only counted young children
Apartment
accompanied and not accompanied by an
adult. Data for the 32nd Avenue West and 3121
West Raye intersection was collected as well 32nd Ave W. SITE
and includes more pedestrian activity but
does not directly relate to the garage access
along the alley. Catharine Blaine School has ## Peds
specifically requested that the garage access
be sited on 32d Avenue West, not the alley. Combined AM & PM peak period
pedestrian count over 30-min period
* Width of arrow is graphic

representation of relative volume
342 Peds
3 Peds
CL
32nd Ave
SCHOOL/POOL
PARKING N
CL
Raye St
Online Community Engagement
COMMUNITY OUTREACH
Security Properties’ community engagement efforts Community engagement photo caption

have included an interactive website as well as
social media updates communicated in partnership
with the local community council.
CONTEXT
ANALYSIS
Project Data
Developer Security Properties Grocery Store 29,500 sq. ft.

Build to Suit Store Safeway Residential +/- 155,000 sq. ft.
Architect Bumgardner Residential Units 138
Landscape Architect Communita Atelier Public Plaza 3,168 sq. ft.
Contractor Excel Pacific Parking Stalls 224 total
Design Emphasis Biophilic • P1 Surface 19
Living Building Consultant Rushing • P2 105
Proposed Use Mixed-Use Residential • P3 100
Zoning NC2 55 (M)
Magnolia
SDCI Project # 3034348-EG
Site Area 41,200 sq. ft.
CONTEXT ANALYSIS
Overall Development Objectives
The development objectives for 2550 – 32nd Avenue West are to emphasize the connections
between the human, built and natural environments through the City of Seattle’s Living Building What if every single act of
Pilot Program. As a gateway to the Magnolia Village with a park, play fields, outdoor swimming
pool, community center and K-8 school across the street from the site, it’s an ideal location to design and construction
model the positive regenerative impacts that buildings can deliver through the Living Building
Challenge. The design proposal responds to the following considerations: made our communities a
healthier place?
• CS-2A(1), CS-3A(2):Replace an aging • DC-1B: Locate the garage access along
1950 grocery store with a new store 32nd Avenue in thoughtful response
and building that is forward thinking to the arrangement of current uses
with lasting health and beauty that and activities around the site to avoid
better serves the Magnolia community vehicle-pedestrian conflicts with school
and business district children and single-family homes along
• CS-2A(1): Provide housing above the the alley.
grocery store that supports community • CS-1B(1-2): Model deep green
and economic development goals for sustainable design as part of the City of
the Magnolia Village Seattle Living Building Pilot Program
• PL-1A(2), DC-3A(1): Add to the public • CS-2A(1), PL-1A(2), CS-3A(2), DC-
CONTEXT ANALYSIS
life of the Village by including a plaza 2B(1), DC-3A(1), CS-1B(1-2): Design
for community use with a new cross a Living Building that reflects the village
walk that leads to the park and Village context with public features that relate
hub, as requested by the community to the identity of Magnolia and history
• PL-1A(2), CS-2D(2): Include a of the site
crosswalk as a safe mid-block • DC-3A(1), CS-1B(1-2), PL-1A(2):
connection to the park, community Advance ecological landscaping in
center and pool; as requested by the areas that respond to the pedestrian
community presence of the building as part of
• CS-2D(1), CS-2D(2): Setback from biophilic design
both 32nd Avenue West and the alley • CS-2A(1), CS-3A(2): Feature the
to develop an appropriate distribution natural history of Magnolia in design
of the upper level massing objectives and attributes that connect
and contribute to the community
Access and Mobility
Key Tho
r nd
y ke
Pedestrian zone Ave
W
W Dravus St
School, pool, playfield
walk route
15 minute walk
Walking distances 0.75 mile
10 minute walk
W Armour St
Bus lines + stops 0.5 mile
Magnolia
Bike routes Elementary
Site
W McGraw St
28th Ave W
Smith St
Water 5 minute walk
0.25 mile
Raye St
Pool Site
CONTEXT ANALYSIS
Our Lady of
Pool
Fatima
Parks, schools, community center 32nd Ave W (60’ ROW)
Parish
School Playfield
Library Playfield
34th Ave W (100’ ROW)

Churches
Catharine Community
Blaine K-8 Center
Magnolia Public Beach
Branch Library
Discovery
Park
W
vd
Bl
lia
W Viewmont Way W
no
N
ag
M
Street Level Requirements
Zoning Data 32nd Ave W: Neighborhood Corridor Collector Arterial
Street Level Façade Setbacks:

23.47A.008.A.3
Zone: NC2-55 (M) Max 10’, unless a wider sidewalk, plaza, or other approved landscaping or open space is provided.
Minimum Street Level Non Residential Use Depth:

23.47A.008.B.3.a
30’ Average, 15’ Min.
Site address: Minimum Street Level Non Residential Flr To Flr Ht:
23.47A.008.B.3.b
2550 32nd Ave W 13’
Street Level Uses:

23.47A.008.D.1
Residential use many not occupy more than 20% of street facade facing a Principal Pedestrian Street
N Street Facing Residential Entry:

23.47A.008.D.2
At least one of the street-level street-facing facades containing a residential use shall have a visually
prominent pedestrian entry
Streets: 32nd Ave W: Neighborhood Corridor Collector Artierial Parking Location:

Maximum Use Size: Multi-purpose Retail 50,000 SF 23.47A.032B.1.C
23.47A.004 Parking to side of structure no more than 60’ wide allowed
CONTEXT ANALYSIS
Base Living Building Incentive Total
Height Limit: Parking Access:
23.47A.012 55’-0” 12’-6” 67’-6” 23.47A.032A.1, 23.47.032D.1
Access to parking shall be from the alley if the lot abuts an alley. If alley access is infeasible, the
F.A.R allowed: 3.75 25% Increase 4.6875
Director may allow street access. Access to off-street parking may be from a street if, due to the
23.47A.013
relationship of an alley to the street system, use of the alley for parking access would create a
Facade Modulation: Structures over 250’ long must have a portion 30’ wide setback a minimum of 15’ significant safety hazard as determined by the Director
23.47A.014D
Amenity Area: 5% of residential use gross floor area Parking:
23.47A.024.A Must be provided as exterior area 23.54.015.C.2 & D.2
Residential : 1 space per dwelling unit
Setbacks Front and Side: None required
Non Residential: Waiver for 1500 and remaining 1/500 sf is provided
Alley @ Single Family: Upper level setback required from lot line across alley from SF (one half of 20’ alley counts)
23.47A.014.B.3 >13’ -< 40’ - 15’ setback from CL of alley Continuous Overhead Weather Protection:
> 40’ - 3’ for every 10’ from CL of alley 23.47A.008
None required
Height from alley surface Setback from CL of 20’ alley Setback from Property line Alley Loading:
23.47A.014
0’-13’ 0 0 Allows use of 10’ of 20’ alley for loading
13’-40’ 15’ 5
40’-50’ 18’ 8’
50’-60’ 21’ 11’ How proposed development meets standards
60’-70’ 24’ 14’
All options are code compliant and meet all development standards.
Maximum Zoning and Development Envelope
cL
ey
All
NC2-55 PL
The maximum zoning for this site
PL is uniform along 32nd Avenue
PL West starting at West Raye
Street and the Magnolia Village
PL commercial area:
cL Al
ley NC2-55 (M) and NC2P – 55 (M)
PL
E ST
PL
W RAY PL
PL
CL
Top of Parapet
or Clerestory
at
c ks ily
tba am
Setback Per Se gle-F r
10’
e B3
23.47A.014D
14
’ Sin e p 014
n .
CONTEXT ANALYSIS
(For structures ’ Zo 47A

over 250’) 11 8’ .
RA T
23
YE
40’
15’
AP E
ST
30’ 5’
SI
T
N LE
13’
O G
E
Z IN
Y S
IL F
M S
FA 00
CL
0
32
5
N
D
AV
55
N
2-
E
C
W
CL
AL
LE
Y
SI
TE
M
AG
N
O SIT
LIA E
C
O
UR
T
AP
T
Existing Site Plan
CONTEXT ANALYSIS
N
Site and Adjacent Properties
3
1 2
*Note: LBP refers to additional height allowed by zoning code SITE SECTION KEY MAP
for projects compliant with the Living Building Pilot Program
3
1 2
SITE SECTION KEY MAP
LBP Code Compliant Height LBP Code Compliant Height Max Pitched
Roof Height
Code Compliant Height Code Compliant Height Max Allowable

Height per Code
lot Increase CL CL Living Building
CL Pilot Increase Max Pitched CL
Roof Height
Alley Current Albertsons 32nd Ave W 32nd Ave W Current Albertsons Alley
wable Per Code Max Height Allowable Per Code Max Allowable
Height per Code
32nd Beyond
CL CL CL
@ Raye
Current Albertsons 32nd Ave W 32nd Ave W Current Albertsons Alley Alley Beyond
EL: 186' - 0" @ Raye
EL: 176' - 0"
CONTEXT ANALYSIS
32nd Beyond PL NC2-55 (M) Zone PL PL SF-5000 Zone

PL PL
@ Raye
Elevation of Site Looking S Elevation of Site Looking N Alley Beyond
1 2 @ Raye
1" = 30'-0" 1" = 30'-0"
EL: 176' - 0"
LBP Code Compliant Height NC2-55 (M) Zone SF-5000 Zone
12' - 6"
PL PL PL Code Compliant
LBP PL Height
Elevation of Site Looking S Code Compliant Height Elevation of Site Looking N

1 2
1" = 30'-0" 1" = 30'-0" Code Compliant Height
CL Raye St. Apt.
W Raye St. Current Albertsons Magnolia
55' - 0"
Living Building Pilot Increase Court Apt.
12' - 6"
186' - 10 9/16" Living Building Pilot Increase
Max Allowable Height per Code Alley Beyond

Max Allowable Ht Per Code
32nd Ave W
.
Current Albertsons Magnolia
55' - 0"
Court Apt. 171' - 0" Average
186' - 10 9/16" Grade Varies
PL PL
Alley Beyond
Elevation of Site Looking E from 32nd Ave
3
1" = 30'-0"
32nd Ave W
Zoning and Land Use Vicinity Map
Nine block area surrounding the site
CONTEXT ANALYSIS
Key
Aerial Vicinity View
Nine block area surrounding the site
W Smith St
WM
W Raye St
t
ur S
cGr
rmo
aw
WA
St
30th Ave W
31st Ave W
CONTEXT ANALYSIS
Site
32nd Ave W
Vicinity Mixed-Use and Multifamily Photos
1 Magnolia Villager 2818 23nd Ave W 2 Bellagio 2425 33rd Ave W
CONTEXT ANALYSIS
3 Live/Work Townhouses
Magnolia
Albertsons
1
Streetscape Site Photos
CONTEXT ANALYSIS
.
St
N
ith
Sm
W
Key
.
St
N
ith
Sm
W
B1 B2
32nd Ave W
A2 A1
Site
Alley
B1 B2
32nd Ave W
St.
A2 A1
W
Ra
ith
Site
Sm
ye
St.
W
Alley
St.
W
Ra
ith
Sm
yeS
t.
Streetscape Site Photos (continued)
CONTEXT ANALYSIS
Alley Site Photos
C1 - C2
CL
Alley
CONTEXT ANALYSIS
CL
W Raye
Flat Roof
.
St
CMU
N
ith
Sm
Flat Roof
D1 - D2
W
Brick
Key
.
St
N
ith
Sm
W
32nd Ave W
Site
D1 D2
Alley
C2 C1
32nd Ave W
St.
W
Ra
ith
Site
Sm
ye
D1 CL
D2
S
W
t.
Alley W Smith
C2 C1
St.
Ra
ith
Sm
yeS
t.
Alley Site Photos (continued)
CL
Alley
743’ Long CL to CL
CONTEXT ANALYSIS
Site : 330’ Long East side of Alley CL
W Smith
Flat Roof
Brick
Flat Roof Site : 330’ Long
Brick
743’ Long CL to CL
West side of Alley CL
W Raye
Existing Site Conditions
View in Alley Facing North

CONTEXT ANALYSIS
View from 32nd Facing South View in Alley Facing South
Existing Site Conditions (continued)
View from Park
CONTEXT ANALYSIS
View from 32nd Ave Facing North
Facing East from Across 32nd
Intentionally Left Blank
CONTEXT ANALYSIS
DESIGN
PROPOSAL
Site
2550 32nd
Avenue W
DESIGN PROPOSAL
Site History
Magnolia is a peninsula and one of seven Discovery Park is the city’s largest The site of the existing Albertson’s store was once
significant hills in Seattle that the city was built around. It is naturalized park located along the northwest
surrounded by water by on three sides and until the construction bluff and shoreline of Puget Sound. It’s a dairy farm and a farm bog was located where Catharine Blaine School
of the Magnolia and Dravus Bridges in 1930-1931, it was beachfront and naturalized meadows and is now, across the street from the site. The valley which is now referred to as the
isolated from the rest of the city. woods are a valued community asset. village was home to over a dozen dairy farms.
Design cue: The ecological, educational and symbolic use Design cue: The building will Design cue: The public plaza will be designed with edible plants and
of water will be incorporated into the engineering, landscaping celebrate and model human connections to historical connections to the agricultural history of the site and today’s farm to
and public components of the project. nature through biophilic design. table emphasis. A cross walk is proposed from the public plaza to the park,
which is a direct connection to the Magnolia Farmers’ Market.
DESIGN PROPOSAL
Living Building Pilot Program
Security Properties is proposing a Living

Building for this site. When designing a new
• Energy Conservation: • Biophilic Design: incorporation • Holistic Design: design cues will
reduction of the building’s energy of site design elements that connect the be weighted to create environments that
building, we always begin with the character consumption by 25% below current community, shoppers and residents with optimize physical and psychological well-
of the neighborhood and its unique history. energy code requirements and no fossil the outdoors and nature. Benefits of being while also integrating features that
Magnolia is surrounded and historically fuels for heating water or interior spaces. biophilic design include reducing stress inspire beauty. For those who are familiar
connected to nature which will be an and honoring the connection to the with the Living Building Challeng, the
emphasis of our design. In addition, this adjacent park and natural spaces. performance areas/ petals chosen for this
project is well suited for the Living Building • Water Conservation: project are: Materials, Beauty, Health and
Pilot Program and the Magnolia community treatment of non-potable water on site for Happiness.
has lived with an outdated grocery store toilets, urinals, cooling towers, irrigation • Healthy and Intentionally
for years, so it’s an opportunity to deliver a and hose bibs. The project team is in due
new building that is forward thinking with diligence to explore how groundwater, Sourced Materials: use of
lasting health and beauty. Our specific Living captured rainwater, and/or graywater products that are locally sourced and not
Building design objectives are: from showers, lavatory sinks and clothes Red Listed in order to fight pollution and
washers can be used on-site for water protect human health.
conservation.
Materials, Beauty, Health + Happiness

DESIGN PROPOSAL
Living Building Pilot Program (continued)
A design priority for this project will be to

bridge the divide between natural and built
environments with an emphasis on biophilic
Place-Based Relationships
Designing with the historical and ecological
This project is an
design. We will be focusing on the following
principles of biophilic design:
relationships of Magnolia
opportunity to deliver
Environmental Features Evolved-Human Nature
a Living Building that
Using locally sourced materials with natural
characteristics
Relationships conserves resources,
Creating strong connections between
community, shoppers and residents with the
outdoors and nature
utilizes healthy
materials and sets a
Emphasis on Biophilic Design precedent for deeply
sustainable design
in the Magnolia
community.
DESIGN PROPOSAL
Living Building Design Inspiration Expressed Solar Panels
DESIGN PROPOSAL
Living Building Design Inspiration (continued) Green and Natural Forms
DESIGN PROPOSAL
Design Cues
Site Site Site Site
The design takes cues from the site’s urban design form, topography, 32nd Ave W 32nd Ave W 32nd Ave W 32nd Ave W
orientation, natural features and proximity to community facilities.
W McGraw St.
W McGraw St.
W McGraw St.
W McGraw St.
N N N N
Long North/South blocks vs. short East/ Southern sun exposure calls for south
Long North/South blocks vs. short East/ Southern sun exposure calls for south
West blocks. West blocks. facing courtyard. facing courtyard.
Site Site Site Site
32nd Ave W Site 32nd Ave W Site 32nd Ave W Site 32nd Ave W Site
32nd Ave W 32ndMagnolia
Ave W Playfield 32nd Ave W Magnolia Playfield 32nd Ave W
Mounger Pool The Village Mounger Pool The Village
W McGraw St.
W McGraw St.
W McGraw St.
W McGraw St.
Catherine Blaine School Retail Shops Catherine Blaine School Retail Shops
W McGraw St.
W McGraw St.
Community Center Community Center
W McGraw St.
W McGraw St.
N N N N
N N N N
Long North/South blocks vs. short East/ Long North/South blocks vs. short East/ Southern sun exposure calls for south Southern sun exposure calls for south
West blocks. West blocks. facing courtyard. facing courtyard.
Number and height of trees causes Number and height of trees causes Identifiable "Portals" to downtown. Identifiable "Portals" to downtown.
DESIGN PROPOSAL
reduced visibility from street to street. reduced visibility from street to street.
Long North/South blocks vs. The height and number Southern sun exposure The Magnolia Safeway’s proximity
short East/West blocks of trees reduces visibility calls for a south-facing to facilities and Magnolia Village
from street to street. courtyard. will be mutually beneficial for retail
businesses and the community.
Site Site Site Site

32nd Ave W 32nd Ave W Magnolia Playfield 32nd Ave W Magnolia Playfield 32nd Ave W
Mounger Pool The Village Mounger Pool The Village
Catherine Blaine School Retail ShopsCatherine Blaine School Retail Shops
W McGraw St.
W McGraw St.
Community Center Community Center

W McGraw St.
W McGraw St.
40 N MAGNOLIA
N SAFEWAY | EARLY DESIGN GUIDANCE
N 3034348-EG | XX.XX.20XX N SECURITY PROPERTIES | BUMGARDNER
Design Cues (continued)
Fred Meyer
NW 85th St
Janus Apts
Alley 1 2
* *
N
3rd Ave 1st Ave
NW NW
The Magnolia Safeway’s design

modulation relates to the single
family zone across the alley.
Developed by Security
1 Properties, Bumgardner’s design
*
response at Janus Apartments
(left) reflects a similar condition
where the mixed-use building
is modulated and scaled
appropriate to the single family
DESIGN PROPOSAL
homes across the alley.
1 2
* *
Design Cues (continued) Iconic Magnolia Materials
1920s
Contemporary Modern
Brick
esign Cues: Magnolia Single Family

Mid-Century
Modern
Mid–Century Modern Contemporary Modern
1877 5.0 Urban Analysis 19
1920s
DESIGN PROPOSAL
Brick
Magnolia Library
Mid-Century
Modern
Mid–Century Modern
1920s Brick
Design Cues (continued) Facade/Clerestory Inspiration
Reflective Lighter Color Materials Expressive Decks Interior View of Clerestory Windows
DESIGN PROPOSAL
Natural Light
LVL 2_1/16”
32nd Ave W
Design Options Overview

In developing a preferred option, Security Properties CL Y
LE
AL PL Two vehicle entry points have been
Alley
Res. Units
Alley
five massing studies
PL
explored with setbacks studied for garage access. The City of Seattle has
PL
relating to constituent interests. These studies along CL Y

LE
AL L
a default code option to locate all garage access
PL
P
Res.
off an alley. Due to the arrangement Units
Res. Units
of uses and
with shade analysis for the Mounger Pool resulted in a
preferred design with massing distribution that allows for PL activities on the site and in the neighborhood, there
a public plaza with natural sunlight on 32nd Avenue and N
is overwhelming support for the garage access to
an urban forest on L2 of the alley. The urban forest will C
L 3
2N
D
be on 32nd Avenue West. In addition, due to the
grade change on the site, access on 32nd Avenue is
AV
EW
use natural features and landscaping to contribute to
character of the neighborhood. the only option for including a community requested
CL Y
LE
the u public plaza.
AL PL
PL
PL
CL Y
LE
AL L
P
PL
PL
LVL 1_1/16”
N
32nd Ave W
C
L 3
2N
D
AV
EW
32nd Ave W
vehicle entry from alley
CL Y
the barbell
LE
AL PL
PL
PL
Alley Alley
CL Y
LE
AL L
P
PL
PL
C
L 3
2N
D
AV
EW
CL Y
max setback at alley
LE
AL PL
PL
PL
CL Y
LE
AL L
P
PL
PL
DESIGN PROPOSAL
N
LP1_1/16” s
C
L 3
2N
D
AV
EW
32nd Ave W
32nd Ave W
CL Y
LE
max setback at 32nd
AL PL
PL preferred vehicle entry from 32nd Ave W
PL
CL Y
LE
AL L
P
PL
PL
C
L 3
2N
D
AV
EW
preferred option
Design Options Overview (continued)
Three design options which include two
options with alley access as a default early design
requirement. The third and preferred option has access
along 32nd Avenue. The preferred option is supported by
Safeway, the Magnolia Chamber of Commerce, Magnolia
Community Council, Catharine Blaine School, and over
100 votes on a public survey; see addendum for survey
results.
option 1: parking above store
option 2: seatac ramp
preferred option 3: access from 32nd
DESIGN PROPOSAL
Massing Exploration
The U The Barbell Max Setback at Alley
Alley Alley Alley
15’
32nd Ave W 32nd Ave W 32nd Ave W

30’
10’ Voluntary Setback 10’ Voluntary Setback 10’ Voluntary Setback
N at abutting lots N at abutting lots N at abutting lots
(typ all options) (typ all options) (typ all options)
CL Y CL Y CL Y
LE LE LE
AL PL AL PL AL PL
PL PL PL
PL PL PL
CL Y CL Y CL Y
LE LE LE
AL L AL L AL L
P P P
PL PL PL
PL PL
PL
N N N
C
L 3 C
L 3 C
L 3
2N 2N 2N
D D D
AV AV AV
EW EW EW
DESIGN PROPOSAL
Explores a singular massing Explores double massing setbacks Explores the maximum
setback along 32nd Avenue along 32nd Avenue across the setback along the alley
across the street from public street from the public areas and
areas: park and pool along the alley
Massing Exploration (continued)
Max Setback at 32nd Preferred Option
Alley Alley
These illustrations
represent our design
explorations of the
32nd Ave W 32nd Ave W
residential massing
N
10’ Voluntary Setback
at abutting lots
10’ Voluntary Setback that led to the three
N
design options on the
at abutting lots
(typ all options) (typ all options)
CL Y
LE
AL PL
PL
CL Y
LE
AL PL
PL
following pages.
PL PL
CL Y CL Y
LE LE
AL L AL L
PL
P
PL
P All massings shown are
PL PL
code-compliant.
N N
C
L 3 C
L 3
2N 2N
D D
AV AV
EW EW
DESIGN PROPOSAL
Explores the maximum Explores an appropriate distribution of massing along 32nd
setback along 32nd Avenue Avenue and the alley which allows for a public plaza with natural
sunlight that connects to the Magnolia Village with a proposed
crosswalk and an urban forest on level 2 along the alley
Design Guideline Responses This project will be governed by the Seattle Design Guidelines.
CS2 Urban Pattern and Form: PL1 Connectivity: CS2 Urban Pattern and Form:
Strengthen the most desirable forms, characteristics, and patterns of Complement and contribute to the network of open spaces around Strengthen the most desirable forms, characteristics, and patterns of
the streets, block faces, and open spaces in the surrounding area. the site and the connections among them. the streets, block faces, and open spaces in the surrounding area.
A. Location in the City and Neighborhood: A. Network of Open Spaces: D. Height, Bulk, and Scale:
1. Sense of Place: Emphasize attributes that give Seattle, the 2. Adding to Public Life: Seek opportunities to foster human 1. Existing Development and Zoning: Review the height,
neighborhood, and/or the site its distinctive sense of place. interaction through an increase in the size and/or quality of bulk and scale of neighboring buildings as well as the scale
Design the building and open spaces to enhance areas where project-related open space available for public life. Consider of development anticipated by zoning for the area to
a strong identity already exists, and create a sense of place features such as widened sidewalks, recessed entries, curb determine an appropriate complement and or transition. Note
where the physical context is less established. Examples of bulbs, courtyards, plazas or through-block connections, along that existing buildings may or may not reflect the density allowed
neighborhood and/or site features that contributed to a sense with place-making elements such as trees, landscape, art, or by zoning or anticipated by applicable policies.
of place include patterns of streets or blocks, slopes, sites other amenities, in addition to the pedestrian amenities listed in
with prominent visibility, relationships to bodies of water PL1.B3.
or significant trees, natural areas, open spaces, iconic Response:
buildings or transportation junctions, and land seen as a
gateway to the community. Response: • This block and the blocks to the south were recently upzoned
to NC2-55. Across both streets and the alley the zoning is
• The proximity of a grocery store to a community center, park SF-5000.
Response: and swimming pool directly across the street provides a • None of the existing buildings reflect the density allowed by
unique opportunity to foster human interaction. zoning, or anticipated applicable policies.
• The site is both a part of the Magnolia Village in which a • The preferred option provides a pedestrian crosswalk with • The adjacent buildings on either side of this site are 3- and
strong identity exists and is a specific site, a 1953 grocery curb bulbouts as a badly needed connection between these 4-story apartment buildings that serve as transitions from
with surface parking where a sense of place does not exist. two sites. single-family to the NC2-55 of this site.
• The pattern of streets in Magnolia Village is composed of • The Preferred Option Plaza is designed to be a south-facing, • The Preferred Option shifts the bulk of the building, both
250’ long blocks, while this site is on a 747’ superblock. sunny, public gathering place immediately adjacent to a new vertically and horizontally to transition from adjacent
• The Preferred Option divides the superblock in two with both Safeway deli and coffee shop. buildings in a similar fashion to how they transition from
vehicle and pedestrian access. The proposed pedestrian single family.
crosswalk will provide a connection to a similar through-
block connection directly across the street in the Civic Zone,
made up of the Magnolia Playfield & Park, Community
DESIGN PROPOSAL
Center, and Catharine Blaine Elementary.

• The Preferred Option creates a sense of place by
incorporating a significant public plaza at the termination of
the proposed pedestrian crossing. This location presents an
opportunity for a new store to become a destination in the
often sleepy Magnolia Village, while the increase in residents
will help support Magnolia’s nearby commercial district and
add to the pedestrian presence in the civic zone.
Design Guideline Responses (continued)
CS2 Urban Pattern and Form: CS3 Architectural Context and Character:
Strengthen the most desirable forms, characteristics, and patterns of the Contribute to the architectural character of the neighborhood.
streets, block faces, and open spaces in the surrounding area.
A. Emphasizing Positive Neighborhood Attributes:
D. Height, Bulk, and Scale:
2. Contemporary Design: Explore how contemporary designs
2. Existing Site Features: Use changes in topography, site shape can contribute to the development of attractive new forms and
and vegetation or structures to help make a successful fit with architectural styles; as expressed through use of new materials or
adjacent properties; for example siting the greatest mass of the other means.
building on the lower part of the site or using an existing stand of
trees to buffer building height from a smaller neighboring building.
Response:
Response: • This project is pursuing City of Seattle Living Building Pilot
Program, which seeks to promote highly sustainable and energy
• There is 15’ of grade change within the site. efficient practices of design, construction and use. Georgia Institute of Technology – Innovative Sustainable Design
• Along 32nd Ave W the building steps down to reflect the increase • The requirements of this program will dictate designs, materials
in grade. and expressions that are contemporary, futuristic and thoughtful.
• To mitigate overall height, the grocery store is set approximately • The roof height of the Preferred Option provides the opportunity
4’-6’ below sidewalk grade. for this project to have solar access for photo-voltaic panels and
• A 100’ deciduous tree exists at the northeast corner of Raye and be a clear trend setting pilot.
32nd. • The shifted masses and open public plaza provide the opportunity
• The Preferred Option brings the building to the Property Line at for attractive new forms and architectural styles which will be
this corner where it’s height is buffered by the tree. enhanced as materials are selected as the project is refined.
• At the south end of the alley a stand of 100’ deciduous trees
exists.
• The Preferred Option sets the building back from the street and
10’ from the alley at this location where its height is buffered by
the stand of trees.
DESIGN PROPOSAL
• By setting this southern portion of the building back from 32nd
the proposed public plaza of the Preferred Option is open to light
and air.
DC2 Architectural Concept: DC3 Open Space Concept:

Residential
Develop an architectural concept that will result in a unified and Integrate open space design with the design of the building so that each Lobby
functional design that fits well on the site and within its surroundings. complements the other.
Ramp @5% Ramp @5%
Seasonal produce
B. Architectural and Facade Composition: A. Building-Open Space Relationship:
1. Facade Composition: Design all building facades--including 1. Interior/Exterior Fit: Develop an open space concept in Store Entrance D
alleys and visible roofs--considering the composition and conjunction with the architectural concept to ensure that interior and E
A
Ramp @8%
architectural expression of the building as a whole. Ensure that all exterior spaces relate well to each other and support the functions of
Cobble
facades are attractive and well-proportioned through the placement the development. Building overhang Plaza @169.00 C Bike kiosk
and detailing of all elements, including bays, fenestration, and Starbucks Kiosk B
materials and an patterns created by their arrangement. On sites Response: B
that abut an alley, design the alley facade and its connection to the Floral display platforms F
street carefully. At a minimum, consider wrapping the treatment of • The Preferred Option provides a southwest-facing open plaza,
the street-facing facade around the alley corner of the building. framed on two sides by the entry to the new Safeway and the F
Residential Lobby providing immediate access for shoppers and
Response: residents. Fruit trees
Evergreen 2.5” Caliper Prunus serrulata
• The Safeway plans to locate its deli and coffee shop immediately Magnolia tree, typ. ‘Amanogawa’ / Flowering cherry
• The existing architectural expression on the alley, which is shared adjacent to this plaza. 3 2 n d A v e W e s t Proposed curb bulb
by single family homes, is very different from the architectural • This project is pursuing City of Seattle Living Building Pilot at Midblock crossing
expression on 32nd Ave W, which is a commercial street. Program, which is utilizing the Health and Happiness Petal, which
• The Preferred Option presents a facade of 6-stories of residential mandates biophilic designs that will inform the design of this caption
use significantly modulated to feel residential on the alley side plaza.
shared by single family homes.
• On 32nd Ave W the Preferred Option presents a 20’ tall retail
facade designed to fit with future commercial development to the
south.
• Materials will be selected to ensure the two different facades
wrap corners and relate to each other while being different based
on the existing context.
DESIGN PROPOSAL
DC1: Project Uses and Activities CS1 Natural Systems and Site Features:
Optimize the arrangement of uses and activities on site. Use natural systems and features of the site and its surroundings as a
starting point for project design.
B. Vehicular Access and Circulation:
B. Sunlight and Natural Ventilation:
1. Access Location and Design: Choose locations for vehicular
access, service uses, and delivery areas that minimize conflict 1. Sun and Wind: Take advantage of solar exposure and natural
between vehicles and non-motorists wherever possible. Emphasize ventilation available on-site whenever possible. Use local wind
use of the sidewalk for pedestrians, and create safe and attractive patterns and solar gain as a means of reducing the need for
conditions for pedestrians, bicyclists, and drivers by: mechanical ventilation and heating where possible.
1. Using existing alleys for access, or where alley access is not 2. Daylight and Shading: Maximize daylight for interior and
feasible choosing a location for street access that is the least exterior spaces and minimize shading on adjacent sites through the
visually dominant and/or which offers opportunity for shared placement and/or design of structures on the site.
driveway use;
2. Where driveways and curb cuts are unavoidable, minimize Response:
the number and width as much as possible; and/or
3. Employing a multi-sensory approach to areas of potential • The Preferred Option with Safeway 4’-6’ below grade allows the
vehicle-pedestrian conflict such as garage exits/entrances. store to place shelving along 32nd Ave W and still have 15’ high
Design features may include contrasting or textured glass along 32nd Ave without being blocked by shelving. This
pavement, warning lights and sounds and similar safety will allow natural south and west facing light to penetrate deep
devices. into the space. Light shelf canopies will be utilized to reflect that
sunlight to the ceiling, allowing it to flow deeper into the space.
Response: • The height of the roof provides an opportunity to take advantage
of solar energy and heating for the building.
• The Safeway store, like all grocery stores, has needs for significant • The combination of residential and grocery store uses will allow a
large truck deliveries. All truck loading for the Safeway store will mechanical system which utilizes the excess heat of the store to be
take place off the alley where garbage trucks already pick up used by the residents.
garbage.
• This project is pursuing City of Seattle Living Building Pilot
• To avoid conflicts at the alley with pedestrians walking down Raye Program, which requires the project to reduce its energy usage
Street to the pool and school and with the single-family home by 25% largely through energy efficient design techniques and
DESIGN PROPOSAL
garages along the alley and with trucks the Preferred Option utilization of solar panels on the roof.
locates vehicle access off of 32nd Ave W.
• The Preferred Option provides curb bulbouts and a pedestrian
crosswalk to create safe and attractive conditions for pedestrians,
bicyclists and drivers along 32nd Ave W.
DESIGN PROPOSAL
Design Option Comparison
Option 1 Guideline PROS CONS
• CS-3A(2) • Cars can drive faster on 32nd Ave W • Smallest number of units
Parking • CS-2D(1) with no turning vehicles • Single-Family homes across alley look directly at
• CS-2D(2) • No vehicle/pedestrian conflects on unbroken wall of above-grade parking levels at L2/L3
Above 32nd Ave W • All Vehicles on single-family alley
• Opportunity for a small retail store at • conflicts between trucks & vehicles in alley
Store street level
• Access is code compliant
• 24 hr retail and residential use of alley creates headlight
pollution for single family residences
Option 2 Guideline PROS CONS

• CS-3A(2) • Cars can drive faster on 32nd with no • Public Plaza reduced with need for steep speed ramp
SeaTac • CS-2D(1) turning vehicles • Steep speed ramp reduces visibility, creating pedestrian
• CS-2D(2) • No vehicle/pedestrian conflicts on conflicts
Ramp • DC-2B(1)
32nd • Not feasible per Safeway
• Access is code compliant • All Vehicles on single family alley.
• DC-1B(1)
• DC-2D(2) • Conflicts between trucks & vehicles on alley
• 24hr retail and residential use of alley creates headlight
pollution for single family residence
Guideline PROS CONS

PREFERRED
DESIGN PROPOSAL
• DC-1B(1) • Large SW facing plaza • Potential pedestrian/vehicle conflicts @ midblock parking
Option 3 • CS-2A(1) • Most convenient for customers access (Situation already exists. Could be mitigated with
midblock pedestrian crossing to park across street
• CS-2D(1-2) • Best sight line for vehicles/safer for
Access • PL-1A(2) pedestrains • Director’s Rule required
• DC-2B(1) • Reduces impact on single family alley
from • CS-3A(2) • Minimize truck/vehicle conflicts
• DC-3A(1)
32nd • CS-1B(1-2)
Option 1 Parking Above Store Massing Concept
ALLEY
PLA
Electrical Vault Cistern/Utility
CE
Residential Storage
HO
Safeway
Other Retail
LDE
5'
R
6'
17 1'
17
E E E E '
174 172' E E 17
173'
32ND AVE W
L1 Plan (Street Level) L2 Plan (Alley Level)
PLA
CE
HO
DESIGN PROPOSAL
Res. Units
LDE Res. Units
R LVL 3_1/16” sc
L3 Plan L4 – L7 Plan (Residential Level)

N
54 MAGNOLIA SAFEWAY | EARLY DESIGN GUIDANCE 3034348-EG | XX.XX.20XX Alley SECURITY PROPERTIES | BUMGARDNER
Option 1 Parking Above Store (continued) Massing Concept
LBP CODE COMPLIANT

L8 ROOF N BLDG HT N
EL: 247’-8” EL: 247’-8”
RESIDENTIAL
L7 N
EL: 238’-0 3/4”
RESIDENTIAL
L6 N
EL: 228’-3”
RESIDENTIAL
L5 N
EL: 218’-5 1/4”
RESIDENTIAL
L4 N
EL: 208’-7 1/2”
PARKING
L3 N
DESIGN PROPOSAL
EL: 198’-9 3/4”
PARKING
L2 N
EL: 189’-0” AVG
GRADE N
SAFEWAY EL: 180’-2”
L1 STORE
ELEV LOBBY N
EL: 169’-0”
LP1 N
EL: 159’-0”
CL CL Section Looking North

32ND ALLEY
Through Store
Option 1 Parking Above Store (continued) Perspective Views
1 3
CL 32nd Ave W
View from Across 32nd Looking Southeast
2
DESIGN PROPOSAL
CL 32 nd Ave W
31st Ave W
C
L W Raye St
W Smith St
W Raye St
6
5
W
nd Ave
2
3 32nd Ave W CL 3
1 2 4
N
View from Magnolia Playfield Looking East View from 32nd Facing South
4 6
C
L 32 nd Ave W
View 32nd Looking North
CL
A
lle
y
View from Alley Looking South
DESIGN PROPOSAL
31st Ave W
y
lle
W Smith St
W Raye St
6
LA
5
C
3 32nd Ave W
1 2 4
N
View from Alley Looking North
C
L 3 2 nd A
ve W
Aerial View from 32nd Ave

DESIGN PROPOSAL
ey
CL All
Aerial View from Alley
Option 1 Parking Above Store (continued) Sun/Shadow Studies
March/September 21st June 21st December 21st
9 AM
12 PM
DESIGN PROPOSAL
3 PM
Res. Units
Res. Units
Res. Units
Res. Units
Option 2 SeaTac Ramp LVL 2_1/16” scale

Massing Concept
32nd Ave W
32nd Ave W
Alley Alley
Alley
Res. Units
Res. Units
LVL 1_1/16” scale
32nd Ave W 32nd Ave W
L1 Plan (Street Level) L2 Plan (Alley Level)

32nd Ave W
Alley
DESIGN PROPOSAL
Res. Units
Res. Units
LP1_1/16” scale
LVL 3_1/16” scale
32nd Ave W
L3 – L7 Plan (Residential Level) P1 Plan
N
Option 2 SeaTac Ramp (continued) Massing Concept
LBP CODE COMPLIANT

L8 ROOF S BLDG HT S
EL: 245’-6” EL: 245’-7”
RESIDENTIAL
L7 S
EL: 235’-0 1/4”
RESIDENTIAL
L6 S
EL: 225’-1 1/4”
RESIDENTIAL
L5 S
EL: 215’-2 1/4”
RESIDENTIAL
L4 S
EL: 205’-3 1/4”
RESIDENTIAL
L3 S
DESIGN PROPOSAL
EL: 195’-4 1/4”
RESIDENTIAL
L2 S
EL: 185’-5 1/4” AVG
GRADE S
L1 RES EL: 178’-1”
ELEV LOBBY S
EL: 170’-0”
PARKING
LP1 S
EL: 156’-6”
LP2 S
EL: 147’-6”
CL CL
32ND ALLEY
Option 2 SeaTac Ramp (continued) Perspective Views
1 3
CL 32nd Ave W
2
DESIGN PROPOSAL
CL 32 nd Ave W
31st Ave W
C
L W Raye St
W Smith St
W Raye St
6
5
W
nd Ave
2
3 32nd Ave W CL 3
1 2 4
N
4 6
C
L 32 nd Ave W
CL
A
lle
y
DESIGN PROPOSAL
31st Ave W
y
lle
W Smith St
W Raye St
6
LA
5
C
3 32nd Ave W
1 2 4
N
C
L 3 2 nd A
ve W

DESIGN PROPOSAL
ey
CL All
Option 2 SeaTac Ramp (continued) Sun/Shadow Studies
9 AM
12 PM
DESIGN PROPOSAL
3 PM
Res. Units
Res. Units
Res. Units
Preferred Option 3 Access from 32nd Massing Concept

LVL 2_1/16” scale
Alley
Alley
Res. Units
Res. Units
Res. Units
32nd Ave W
L1 Plan (Street Level) LVL 1_1/16” scale
L2 Plan (Alley Level)
32nd Ave W
Alley
DESIGN PROPOSAL
Res. Units
Res. Units
LP1_1/16” scale
L3 – L7 Plan (Residential Level) P1 Plan

N
LVL 3_1/16” scale
32nd Ave W
Preferred Option 3 Access from 32nd (continued) Massing Concept
LBP CODE COMPLIANT

L8 ROOF S BLDG HT S
EL: 245’-6” EL: 245’-7”
RESIDENTIAL
L7 S
EL: 235’-0 1/4”
RESIDENTIAL
L6 S
EL: 225’-1 1/4”
RESIDENTIAL
L5 S
EL: 215’-2 1/4”
RESIDENTIAL
L4 S
EL: 205’-3 1/4”
RESIDENTIAL
L3 S
DESIGN PROPOSAL
EL: 195’-4 1/4”
RESIDENTIAL
L2 S
EL: 185’-5 1/4” AVG
SAFEWAY (BEYOND) RESIDENTIAL GRADE S
L1 RES LOBBY EL: 178’-1”
ELEV LOBBY S
EL: 170’-0”
PARKING
LP1 S
EL: 156’-6”
PARKING
LP2 S
EL: 147’-6”
CL CL
32ND ALLEY
Preferred Option 3 Access from 32nd (continued) Perspective Views
1 3
CL 32nd Ave W
2
DESIGN PROPOSAL
CL 32 nd Ave W
31st Ave W
C
L W Raye St
W Smith St
W Raye St
6
5
W
nd Ave
2
3 32nd Ave W CL 3
1 2 4
N
4 6
C
L 32 nd Ave W
CL
A
lle
y
DESIGN PROPOSAL
31st Ave W
y
lle
W Smith St
W Raye St
6
LA
5
C
3 32nd Ave W
1 2 4
N
C
L 3 2 nd A
ve W

DESIGN PROPOSAL
ey
CL All
Preferred Option 3 Access from 32nd (continued) Sun/Shadow Studies
9 AM
12 PM
DESIGN PROPOSAL
3 PM
DESIGN PROPOSAL
Landscape Architecture Design Inspiration Magnolia Outdoor Rooms
Magnolia Garden Center Outside Seasonal Sale Street Sculptures
DESIGN PROPOSAL
Pink Salt Outside Dining
Landscape Architecture Design Inspiration (continued) Courtyards
DESIGN PROPOSAL
Landscape Architecture Design Inspiration (continued) Plaza-Community Connections
Throughout the Year
DESIGN PROPOSAL
Landscape Architecture Design Concepts Plaza Concept
The primary landscape feature at the street level is a south-
facing plazaLEGEND
which creates space for outdoor café seating,
product displays, and small social gatherings. The focal point
of the plazaA is a symbolic
Concrete wall or
spring w/layered stone‘seep,
groundwater seeps’ which
Accessible parking stalls and
will illustrate some of the natural processes on the site. This
access aisle (at 2% grade max) B Stair
feature is an opportunity to demonstrate how water is being
collected and sustainably re-used throughout the building
C
and landscape. Seating stair w/art panel
Residential D include:
Other features Storm basin
Lobby
• E Cobble
Direct connections water
to the way (seasonal)
community pool, school and
playfield;
• F
Conveniently Edible display
located garden
and covered withparking
bike hardy blue
at the
Ramp @5% Ramp @5%
Parking garage
Seasonal produce berries, culinary herbs, lavender, sand
plaza entrance;
• All new sidewalk,
strawberrry andand
street trees espaliered
curbsideapple trees
plantings
along 32nd Ave W.
Store Entrance D
E
A
Ramp @8%
Cobble The primary landscape feature at the street
Building overhang Plaza @169.00 C Bike kiosk LEGEND level is a south-facing plaza which creates space for
outdoor café seating, product displays, and small
A social
Stacked stone gatherings.
wall with seasonal water seep
Starbucks Kiosk B
B The focal point of the plaza is a symbolic
Floral display platforms F B Stair spring or groundwater ‘seep,’ which will illustrate
some of the natural processes on the site. This
C Seatingfeature
steps is an opportunity to demonstrate how
water is being collected and sustainably re-used
F throughout
D Stormwater basinthe building and landscape.
DESIGN PROPOSAL
E CobbleOther features
waterway include:
(seasonal)
• Direct connections to the community pool,
Evergreen 2.5” Caliper Prunus serrulata F Edible display garden
school with hardy blueberries,
and playfield;
Magnolia tree, typ. ‘Amanogawa’ / Flowering cherry culinary
• herbs, lavender
Conveniently and sand
located and strawberrry
covered bike
Proposed curb bulb and parking at the plaza entrance;
Midblock crossing • All new sidewalk, street trees, and curbside
plantings along 32nd Ave W
3 2 n d A v e W e s t
0’ 8’ N o r16’
th
0’ 8’ 16’
Plaza Concept
magnolia safeway November 15, 2019
Landscape Architecture Design Concepts (continued) Forest Concept at Alley
Single family homes
Boulder waterway
30” height steel planter 36” height steel planter Spillway (seasonal)
Alley
36” height steel planter 12” height planter w/ Waterway Watersource
w/ wood bech cobbles & boulders (seasonal) (seasonal)
Concrete planter Access stair
PL
Roof over truck bay
Multi-stem deciduous
tree, typ
Conifer tree, typ
Patio
Raye St
Apartment
Flowering deciduous
24” height steel planter Gathering area
tree, typ
DESIGN PROPOSAL
Unit patio, typ
PL
0’ 8’ 16’
North
0’ 8’ 16’
Forest Concept at Alley
Preferred Design Sketch & Inspiration
Forest Light Beacon Waves/Water and Decks
Rooftop Clerestory at Mechanical
Stepping Out
Beacon in the Fog
Engage the Roof, Light Access and

Spill, Purposeful Mechanical
DESIGN PROPOSAL
Reflect Light with Light Colored Materials
Housing that Enlivens

Parks and Public Space
Grid to Curve Civic Presence Across from Community Pool/Park Grid Becomes Organic Curves
APPENDIX
Proposed Truck Route and Loading Dock Location
Location for All Options

Preferred Option Shown
W Raye St
W Smith St
Alley



  




DSD 25’

Truck

 


  
  
WB
40 (45’-6” Long)
    
 

  




   


   
  
 
 
  


 




      

 


        
    
     
  
    
           

      

         


 

 





 
      
      
  
     


       


      

      
      

 


32nd Ave W
APPENDIX
Uphill Resident Views
Code allowed rooftop with Living Building Pilot
Challenge
EL: 300'-0"
Code allowed rooftop without Living Building Pilot
Challenge
12'-6"
1
2
Magnolia
Magnolia
EL: 170'-0" Albertsons
Albertsons
Albertsons
ALLEY
ALLEY
ALLEY
32nd 31st 30th 29th 28th
AVE. W AVE. W AVE. W AVE. W AVE. W
268'-0"
SCALE: 1' = 100'-0"
CONTEXT ANALYSIS
Magnolia Safeway
1877
Uphill Resident Views (continued) View #1 – (30th Ave W)
Maximum Height of
Proposed Building
View from Top Floor Patio

CONTEXT ANALYSIS
Maximum Height of
Proposed Building
View from Backyard
Uphill Resident Views (continued) View #2 – (31st Ave W)
Maximum Height of
Proposed Building
View from Backyard
CONTEXT ANALYSIS
Maximum Height of
Proposed Building
View from Terrace

Mounger Pool Sun Study Opening Day - May 12th (Sunrise at 5:35 a.m.)
N N
Existing Albertsons - 6:00 a.m. Pool Opening Preferred Option - 6:00 a.m. Pool Opening
APPENDIX
N N
Existing Albertsons - 8:00 a.m. Pool Clear of Shadow Preferred Option - 8:30 a.m. Pool Clear of Shad-
Rooftop Feature Zoning Data
Summary:
1. Solar panels up to 7’ above the Max ht (top of concrete) have unlimited roof coverage.
2. Clerestories, skylights, parapets, planters, may extend 4’ (and maybe 5’) above the Max ht ( top of concrete) and have no restriction
roof coverage.
3. Everything else, including screened mechanical (up to15’ above Max ht /top of concrete) and stair and elevator penthouses (up to 16’
above Max ht /top of concrete) is limited to 25% of the roof area.
Specific Code Section:
23.47A.012C Rooftop Features

Smokestacks, chimneys, flagpoles, and religious symbols for religious institutions are exempt
23.47A.012C.1 from height controls, except as regulated in Chapter 23.64, Airport Height Overlay District,
provided they are a minimum of 10 feet from any side or rear lot line
Open railings, planters, skylights, clerestories, greenhouses, solariums, parapets, and
firewalls may extend as high as the highest ridge of a pitched roof permitted by subsection
23.47A.012.B or up to 4 feet above the otherwise applicable height limit, whichever is
23.47A.012C.2
higher. Insulation material, rooftop decks, and other similar features, or soil for landscaping
located above the structural roof surface may exceed the maximum height limit by up to 2
feet if enclosed by parapets or walls that comply with this subsection 23.47A.012.C.2.
23.47A.012C.3 Solar Collectors 7’ above the applicable limit with unlimited roof coverage
20% of roof (25% including elevator, stairs, screened mechanical), excluding items like
7’ high solar panels (which have unlimited area) but including weather protection such as
23.47A.012C.4 Max Roof Coverage eaves or canopies extending from rooftop features may extend to 15’ (16’ for stair/elevator
penthouses) for these items:
a. Solar Collectors
b. Mechanical Equip
c. Play equipment and open-mesh fencing that encloses it, as long as the fencing is at least
15 feet from the roof edge;
d. Wind-driven power generators;
f. Stair and elevator penthouses may extend above the applicable height limit up to 16 feet.
23.47A.012C.5 Greenhouses 15’ for food production greenhouses if all rooftop features < 50% of roof
APPENDIX
Set rooftop features (including parapets and clerestories) 10’ from the north edge if shade
23.47A.012C6 Setback at North PL property. Does not apply to stair elevator penthouses.
Survey
APPENDIX
About Bumgardner
Bumgardner is a 60 year old Planning, Architecture, and Interior Design firm with a
focus on urban mixed use and residential high-rise.
Ballard on the Park - Ballard, Seattle Angeline - Columbia City, Seattle Janus - Greenwood, Seattle
APPENDIX
Peleton, North Williams, Portland Angeline - Columbia City, Seattle Janus - Greenwood, Seattle

Magnolia Safeway EDG Packet

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Magnolia Safeway

Applicant Team Early Design Guidance

Option 2 SeaTac Ramp������������������������������������������������� 60

Maximum Zoning and Development Envelope���������������� 20

Existing Site Conditions������������������������������������������������� 30

Emphasis on Natural Features and Form

This packet will detail how Security Properties

LBP inspirational photo and caption

Emphasizing positive neighborhood

For more than nine months, the design team

discussions have significantly influenced design project information and community

30TH AVE W 30TH AVE W

30TH AVE W31ST AVE W

WEST VIEWMONT WAY W

ELLIOTT BAY TRL

30TH AVE W 30TH AVE W

30TH AVE W31ST AVE W

ST W ARMOUR ST 2019-2020 School Year

Multi Use Path

EN R NT PL S MITH ST Crossing Beacon No warranties of any sort,including accuracy, fitness

ELLIOTT BAY TRL

NAD83-91, Washington, North Zone

Orthophoto Source: Pictometry 2007

AN * Crossing guard and school patrol locations are subject to change.

10/15/19 School Peak Hour

* Width of arrow is graphic

Security Properties’ community engagement efforts Community engagement photo caption

Developer Security Properties Grocery Store 29,500 sq. ft.

34th Ave W (100’ ROW)

Street Level Façade Setbacks:

Minimum Street Level Non Residential Use Depth:

2550 32nd Ave W 13’

Street Level Uses:

N Street Facing Residential Entry:

Streets: 32nd Ave W: Neighborhood Corridor Collector Artierial Parking Location:

(For structures ’ Zo 47A

Code Compliant Height Code Compliant Height Max Allowable

32nd Beyond PL NC2-55 (M) Zone PL PL SF-5000 Zone

LBP Code Compliant Height NC2-55 (M) Zone SF-5000 Zone

Elevation of Site Looking S Code Compliant Height Elevation of Site Looking N

Max Allowable Height per Code Alley Beyond

1 Magnolia Villager 2818 23nd Ave W 2 Bellagio 2425 33rd Ave W

View in Alley Facing North

View from 32nd Facing South View in Alley Facing South

View from Park

Facing East from Across 32nd

Security Properties is proposing a Living

Materials, Beauty, Health + Happiness

A design priority for this project will be to

Site Site Site Site

orientation, natural features and proximity to community facilities.

Site Site Site Site

Site Site Site Site

Community Center Community Center

The Magnolia Safeway’s design

esign Cues: Magnolia Single Family

Mid–Century Modern Contemporary Modern

1877 5.0 Urban Analysis 19

Design Options Overview

relating to constituent interests. These studies along CL Y

option 2: seatac ramp

preferred option 3: access from 32nd

32nd Ave W 32nd Ave W 32nd Ave W

Center, and Catharine Blaine Elementary.

Option 2 SeaTac Ramp�� 60

Maximum Zoning and Development Envelope�� 20

Existing Site Conditions�� 30