The Graceland Apartment street facing facade.

Pedestrian Entry into Outdoor Lobby and Courtyard

In Seattle’s University District, where density and efficiency are shaping the fabric of the neighborhood, the Graceland Apartment project set out to design a multifamily building that would offer something different. b9 architects’ and Gottesman Construction wanted a project with a sense of openness, connection, and community within an elegant, high-density apartment setting. This four-story building features 54 Small Efficiency Dwelling Units (SEDUs) and reimagines how compact living can still feel generous, breathable, and socially vibrant.

At the heart of the project is an outdoor community space, carving out the center of the massing to create a large, open-air courtyard at street level. This 20-by-30-foot courtyard is more than just a circulation space; it organizes the entire project. From shaping the massing to guiding material choices and even influencing landscape design, this central void is the project’s defining element.

As a project designed with student housing in mind, we prioritized the project goal to emphasize community spaces and bridge the gap between private and public life. This courtyard along with the elegant interiors by Gottesman Construction creates a refined choice for University of Washington students.

Courtyard as Community

The central courtyard is a hub for circulation in the building, making it the literal and symbolic heart of the community. Exterior stairs and walkways wrap the courtyard, encouraging resident interaction and allowing each unit to face into the shared space. Unlike most SEDU projects, often internally oriented and enclosed, this layout embraces an outward approach to community, light, and movement.

Designing for light and air access in a dense context posed challenging. In response, the massing is carved out at the rooftop along the courtyard’s western edge, allowing natural light to reach deeper into the site, especially in the late afternoon. On the eastern side, the exterior stair and partial walkway remove overhead massing, keeping the courtyard open and visually expansive. The result is a breathable interior space that feels generous rather than confined.

Activating the Street Edge

On the street facing facade, the building connects two contrasting gray cement board volumes by an expressive, powder-coated black steel staircase. This bold exterior stair doesn’t just connect levels, it acts as a textured “gasket” between the masses, drawing the eye and defining the building’s identity. The structure uses durable, high-quality materials, including precast concrete treads and open metal grating landings, giving it an industrial elegance that mirrors the planters, canopies, and columns at ground level.

A generous, two-story entry portal further anchors the building’s street presence. This portal, a pedestrian-scaled threshold, frames views into the courtyard and directly connects the public sidewalk to the building’s shared internal life. It breaks from the prevailing pattern of tall, slender apartment buildings along the block, instead offering a more grounded and inviting interface between public and private realms.

Diagram of massing, courtyard and circulation strategy.

The large portal connects the street to the courtyard, while the stair acts as a gasket between the two volumes.

This early sketch shows the massing decisions and architectural features that were a part of b9 architects’ design concept.

This “living room” space is an internal amenity area for residents and connects directly to the courtyard.

Ground Level Reimagined

Key to this project’s success is the organization of the ground level. Originally, this level included bicycle parking and storage spaces along the street-facing façade. In response to city design guidance, we reworked the plan to prioritize the public realm. The entry portal is now connected with a shared “living room” amenity space and lobby, creating a welcoming transition from street to courtyard.

Large windows and a wide doorway in this amenity area open directly into the entry portal, allowing indoor activities to spill out into the outdoor courtyard. The width of the entry portal was increased by 5.5 feet during design development to enhance this connection, both visually and spatially. The result is a direct eye-line between the pedestrian experience along the street and the community of users in the amenity “living room” bridging life within and without the project.

By shifting utilitarian elements like trash storage and bike rooms away from the primary frontage, we minimized blank walls and emphasized transparency and liveliness, and prioritized community within the project.

The interior kitchen of a SEDU unit.

Material Palette and Landscape

Materiality plays a central role in defining the building’s atmosphere. Within the courtyard, cement board panels in warm grays and light painted surfaces reflect sunlight and brighten the space. The central courtyard wall is clad in black stained wood and black bands create vertical movement up and down the courtyard space to create contrast and texture. These thoughtful material choices visually reduce the perceived mass of the building and contribute to a calm, inviting environment.

The courtyard landscaping reinforces this sense of openness and community. Rather than blocking light or sightlines, the planting scheme uses low to medium-height greenery to define outdoor rooms and offer visual interest without compromising the airy character.

The adjacent Greta Apartment’s glazed lobby.

Architectural Strategies for Scale and Connection

Another of the project’s design goals was to integrate the apartment into the neighborhood’s changing context while being cognizant of its scale. By shaping massing around a shared open space, rather than simply stacking units around a double-loaded corridor, we introduced a form that feels rooted in community rather than anonymity. The result is a modified “O-shaped” massing that supports daylighting and reinforces the project’s central courtyard. The exterior stair extends into the courtyard from the street-facing facade, threading together interior and exterior experience while adding a tactile, sculptural quality to the circulation.

Behind the project is Gottesman Construction’s sister project the Greta Apartments. Sitting on one site rather than the two of Graceland, Greta used a different strategy to prioritize the community experience. This single entry infill apartment employs an elegant lobby with extensive glazing to connect the pedestrian experience with the apartment’s internal life. While smaller than Graceland’s open courtyard, Greta utilizes this glazing and shared space to engage the communal experience.

The sister projects abut each other in the University District.

A New Model for SEDU Living

Both the Graceland and Greta Apartments set out to prove that Small Efficiency Dwelling Units can offer more than just density. Through careful attention to light, air, materials, and movement, they create a livable and lively environment that encourages everyday encounters and a sense of belonging. With massing strategies that emphasize communal spaces, and well designed and executed interior specifications, residing in these two sister projects encourages social interaction while still giving the private unit experience an elegant feel.

As Seattle’s University District continues to evolve, especially in private housing designed for local students, these projects offers an alternative model for how thoughtful architecture can create lasting value, not just for residents, but for the neighborhood as a whole.

Update: Seattle City Council will host a Public Meeting to discuss Council proposed addenda to the Phase 1 legislation on September 12, 2025.

With the city continuing to face a historic housing shortage, Seattle’s upcoming Comprehensive Plan update intends to enact the updates required by the state of Washington’s HB 1110 as a way to bring relief to this issue, by creating more opportunity for diverse housing options in the Neighborhood Residential zones. Central to this effort is an allowance of development of "missing middle housing," a term that encompasses a range of low-rise multi-family housing types including duplexes, triplexes, townhomes, courtyard apartments, and small-scale stacked flats. While the effort is significant, the city of Seattle’s Design Review process, coupled with permitting unpredictability, and existing zoning constraints in other zones pose significant hurdles fully diversifying housing types or creating affordability in the market.

Current Landscape: Single Family Developments including Attached and Detached Accessory Dwelling Units Dominate

In the last few years, residential development in Seattle has transitioned from townhouse projects to Single Family developments that include attached Accessory Dwelling Units (ADUs), and detached accessory dwelling units (DADUs). Prior to June 30, 2025 lots zoned Neighborhood Residential in Seattle allowed one principal Single Family residence, one ADU and an additional ADU or one DADU. Since these projects are located in the Neighborhood Residential zones which do not require Seattle’s Design Review process or Seattle’s Mandatory Housing Affordability program, builder developers have been focused on  these projects as they save time and money and are more predictable. This trend reflects the limitations imposed by zoning laws that favor single-family and low-density housing, coupled with the high costs and risks associated with multi-family development.

A survey of our completed projects confirms how important alley access is to this small-scale infill housing typology. Vehicles are limited to the rear of the lot, allowing the rest of the site to prioritize the residents. This allows for the creation of a central courtyard as a shared outdoor space for residents. Such spaces can foster community interactions and improve the quality of life for residents. Unfortunately, due to Seattle's platting history, there are a large number of lots without access to alleys, limiting the potential for this type of redevelopment.

While ADU and DADU developments offer some relief from the city’s housing crisis, they fall short of meeting the massive demand for affordable and varied housing. While some affordability is gained due to the limited size of ADU and DADU’s (1,000 sq ft of interior space), these projects often cater to moderate- to high-income households, without families, leaving low-income renters, or families with few options. The city’s Comprehensive Plan seeks to address these gaps by fostering the development of a wider variety of housing types, some of which are currently underrepresented in Seattle’s housing stock.

A Single DADU, behind a home in the Central Area. Before the change in owner occupancy requirements, this type of project was rare in Seattle.

A diagram showing a two neighboring Single Family, ADU and DADU projects. After legislation changed allowing owners to rent all ADUs, DADUs and Single Family homes on a site and developers selling them through a type of condominium, this project type started replacing townhomes as the popular development solution. This is also due to a lack of design review requirements and mandatory housing affordability in this project type.

A street facing render of two Single Family and attached ADUs. This is the type of project preferred in 2023-mid 2025.

Barriers to Urban Missing Middle Housing

Seattle’s Design Review process provides a key challenge to developing middle housing in Seattle, which adds significant time and cost to projects as well as a great deal of unpredictability. This process emphasizes exterior design and neighborhood input over housing variety, affordability or permitting efficiency. The process encourages material quality and exterior design principles, much of which is already desired by architects and developers. This  process offers no support for developers pursuing small to medium multifamily projects. Such projects require the same amount of oversight as large multifamily projects, but with less potential revenue, often making smaller rental buildings financially infeasible. While projects that commit to 75 years of affordable housing can avoid design review altogether, the strategy is less viable for smaller rental projects like infill apartments or stacked flats.

Parking also plays a significant role in shaping the city’s housing landscape. While the comprehensive plan aims to encourage transit-oriented development, safe street access, proper turn around space for vehicles will often monopolize the ground plane of small to medium scale projects. This allocation of space for cars will either lessen unit counts or amenity space or both, further decreasing the quality and value of smaller projects. 

Additionally, the risks associated with condominium construction - including liability and financing issues - continue to disincentivize developers from prioritizing building for sale stacked flats, courtyard apartments, or infill condominiums. These housing types, which could significantly increase density and affordability, remain a less attractive option for many developers due to the increased risk.

A 13-Unit infill apartment in Wallingford. Canceled and became a townhouse project due to financial barriers and its small size.

A 14-unit infill apartment in Yesler Terrace. Canceled and became townhouses due to financial barriers.

A diagram of Ship Street. An infill apartment designed and built between 2015-2017. The price of construction, land and increased interest rates, make this solution harder to pencil today, although we do have two under construction right now.

Ship Street’s finished outdoor lobby and courtyard.

The Need for Diversity of Housing Solutions

On June 30, 2025, Seattle adopted interim legislation that allows 4 principal dwellings on all Neighborhood Residential lots and 6 units depending on access to “major transit” stops and projects that provide affordable housing. This significant change is in response to Washington States House Bill 1110, mandating the inclusion of Missing Middle housing, which includes more multi-unit dwellings like duplexes, triplexes, apartments and townhouses in areas historically zoned for single-family homes. This legislation is designed to address Washington State’s housing shortage and affordability crisis by providing more options between large apartment complexes and single-family houses.

One potential solution for diversifying housing types in the missing middle is unlocking the potential of smaller infill single-lot developments. As the comprehensive plan takes effect, opening Neighborhood Residential zoned lots to greater density and increased housing options, the new code will create flexibility for more units on each site and reduce parking requirements. Unfortunately condominium laws will continue to disincentivize small scale for sale stacked housing. A new law in Washington state exempts two-story condominium buildings with 12 units or less from compliance with state requirements; however, other regulations will prioritize structures that are three stories, making this infeasible in Seattle.  Other projects consisting of small multi-plex buildings on individual lots can increase density without drastically altering neighborhood character. Building Code reform can make these small mulit-plex structures more feasible, however, current building code requirements for these structures add cost and complexity, resulting in the production of mostly detached homes and  townhomes, which are more profitable but offer fewer units and less housing diversity.

Additionally, the scope of Design Review in the new comprehensive plan is not fully understood. The Mayor’s office has proposed reform to Design Review due to, as of June 30, 2025, the City’s Design Review Program is not compliant with recent changes to State Law (SB 1293). Seattle City Council will soon be considering interim legislation that will temporarily suspend required Design Review, making Design Review voluntary. This interim legislation will be in place while SDCI works to develop permanent changes to the Design Review program and guidelines. Projects which have a Design Review component may choose to withdraw from the program or to continue with voluntary Design Review. Ideally, major changes will be adopted to the current requirements of Seattle’s Design Review program in order to comply with State Law and support the production of a variety of housing types throughout the newly opened Neighborhood Residential zone and the rest of the city’s land previously responsible for housing production.

In our 20+ years at b9 architects, we have successfully completed many infill small to medium scaled multifamily apartment projects. These developments demonstrate the potential of this housing type to provide compact, efficient, and community-oriented living spaces. Unfortunately, we’ve also encountered multiple smaller scaled multifamily apartment projects that could not be realized due to regulatory and financial constraints. Addressing these barriers is crucial to unlocking the full potential of single-lot apartments as a missing middle solution.

A townhouse project on Sand Point, an excellent example of the potential of Missing Middle Housing. (View from the West)

Sand Point Townhouses viewed from the East.

This rowhouse in Ballard was added as part of a project that maintained two existing single family houses, and added a new Single Family home and duplex behind the rowhouse. Developing multiple sites and flexibility allowed for multifamily project with several missing middle strategies included.

The courtyard of Urban Canyon is a great example of the kind of communal spaces that can be realized with the correct site conditions.

Short-Term Affordability Concerns

Despite the promise of missing middle housing, the proposed changes in the comprehensive plan are unlikely to impact short-term affordability. Many of the missing middle solutions being incentivized involve replacing a single-family house, often valued around $700,000, with 4-6 townhomes. However, these new townhomes are frequently priced over $1 million each, reflecting the high costs of land, construction, and market demand. As a result, these developments may not address the immediate needs of low- or middle-income residents, potentially furthering affordability challenges in the short term.

What the Comprehensive Plan Should Achieve

If implemented effectively, Seattle’s Comprehensive Plan should:

1. Rezone Single-Family Areas: By rezoning single-family neighborhoods to allow duplexes, triplexes, and other multi-family housing types, the city can create opportunities for more diverse and affordable housing options.

2. Streamline or Eliminate the Design Review Process: Simplifying the process or exempting projects from the Design Review process will reduce costs and accelerate development timelines.

3. Reduce Parking Requirements: Eliminating or minimizing parking mandates  would free up space for housing and reduce construction costs.

4. Incentivize Innovative Housing Types: Providing financial or regulatory incentives for developers willing to innovate with urban missing middle typologies, such as stacked flats, courtyard townhomes, or single-lot apartments, would help bridge the gap between single-family and high-density housing.

The Path Forward

Seattle’s Comprehensive Plan update represents a crucial step toward addressing the city’s housing crisis. However, achieving the plan’s goals will require more than policy changes, it will demand a cultural shift in how the city and its residents view density, affordability, and community. Developers, architects, and policymakers must work collaboratively to create housing solutions that balance efficiency, affordability, and quality of life.

By embracing the potential of missing middle housing and addressing the barriers that have stifled its growth, Seattle can pave the way for a more inclusive and sustainable future. The Comprehensive Plan’s success will ultimately depend on the city’s ability to turn vision into action, ensuring that all Seattleites have access to the housing they need.

The 5th Avenue Townhouses used an alley to put parking access to the rear of the site and open a shared courtyard.

The Galer Rowhouses, on Queen Anne Hill, provides a strong connection between all units and the sidewalk through front stoops.

Row 1412 is an Urban+ project that retained an existing Single Family house while adding a duplex and a rowhouse around the project sites. The rowhouse is oriented to engage the street directly with backyards connecting to a common shared walkway and courtyard.

The Ondine represents a significant milestone for the Eastlake neighborhood of Seattle, both in terms of scale and design innovation. As the first apartment building following the city’s MHA upzone in this lakeside neighborhood, Ondine is more than just a residential development—it is a deliberate response to the community, character, and history of its surroundings. The building's design reflects a blend of modern architectural principles with deep respect for the neighborhood's existing aesthetic, making it a standout project in the cityscape.

Architectural Excellence and Neighborhood Integration

Ondine Eastlake was conceived as a breakthrough project, intended to set a new standard for urban multifamily design in Seattle, in particular in the Eastlake neighborhood. This intention is evident in the material palette on its front and rear facades, each thoughtfully designed to engage with the surrounding neighborhood. The facades present a striking urban frontage visible along Eastlake Avenue, a busy arterial street that connects the Amazon Campus to the University of Washington and the adjacent alley. Together, these facades create a dialogue between the building and its surroundings, standing out in the diverse character of Eastlake and its nearby structures.

One of the most distinctive elements of Ondine Eastlake is its use of shou sugi ban wood as an exterior cladding material. This Japanese technique of charring wood not only provides a unique aesthetic but also enhances the wood's durability and resistance to fire, insects, and decay. The decision to use shou sugi ban was not merely aesthetic; it was a deliberate nod to a significant commercial structure next door that is clad in beautifully aged dark brown wood cladding. This thoughtful integration of new and old elements creates a sense of continuity within the neighborhood, respecting its immediate context while introducing a fresh, contemporary architectural language.

Collaborative Design and Execution

The design of Ondine Eastlake exterior was led by two young, emerging professionals who brought fresh perspectives and innovative ideas to the project. Their vision was brought to life through a collaborative process involving more experienced architects and consultants, ensuring that the design was not only creative but also practical and buildable. This blend of fresh voices and seasoned expertise allowed the project to push the boundaries of conventional apartment design while maintaining a high standard of quality and execution.

The concept of "screens", inspired by the adjacent commercial structure, is a recurring theme in the building’s design, both as a functional element and an aesthetic one. The shou sugi ban texture, interrupted by contrasting vertical red strips and large windows and doors is inspired by the screens of the adjacent commercial structure. Varied levels of charred wood combined with black and red vertical strips. enhance the building’s overall visual appeal, making it an attractive addition to the Eastlake streetscape.

A Purpose-Driven Design for Community Benefit

Beyond its aesthetic qualities, Ondine Eastlake was designed with a clear purpose: to enhance the quality of life for its residents while contributing positively to the neighborhood. The building includes a mix of studio, one-bedroom, and two-bedroom units, catering to a diverse range of residents from off campus student living to young professionals to small families. A large covered roof deck and a ground floor common room are amenities that are thoughtfully integrated into the design, providing spaces for social interaction and community building and opening fantastic views of Lake Union and Downtown Seattle.

The Ondine Eastlake Apartments stand as a testament to what can be achieved when thoughtful design is coupled with a deep understanding of place and purpose. As the first apartment building of its height in the Eastlake neighborhood, it proposes a new standard for mixed-use residential development, combining architectural innovation with a respect for community and context. The collaboration between young designers and seasoned professionals, along with a focus on sustainability and neighborhood integration, has resulted in a project that is both visually striking and thoughtfully integrated into its surroundings.

Our Principal, Brad Khouri, has been appointed Affiliate Assistant Professor at the University of Washington's Department of Architecture for the 2025–2026 academic year. This appointment recognizes his over two decades of dedication to architectural education and his significant contributions to urban housing design.​

Since 2003, Brad has served as a part-time lecturer at UW, teaching a diverse range of studios across undergraduate, graduate, and thesis levels. His courses often focus on the intersection of design innovation, policy, sustainability, and residential development, reflecting his professional expertise in infill urban housing. Notably, he co-led a research studio investigating housing density and equity, where students collaborated on design projects in specific Seattle neighborhoods.

In his new role, Brad will continue to teach the Housing Studio in Fall 2025, guiding students through the complexities of multifamily urban housing design. His ongoing involvement in both academia and professional practice ensures that students benefit from real-world insights and contemporary design challenges.

Samples of the work generated by the students of the 2024/2025 Architecture 503 Studio

Earlier this year, Multidisciplinary Artist, Paul Rucker, spoke at a TED Salon about Cary Forward, an upcoming museum displaying his collection of historical artifacts and images. Here’s the full video.

b9 architects is proud to announce a collaboration with the renowned multidisciplinary artist Paul Rucker on a transformative museum project, Cary Forward. This innovative museum will serve as a powerful platform to spotlight artifacts of oppression, shedding light on parts of history that have been largely omitted from mainstream narratives. Designing a new museum, b9 architects and Paul Rucker will convert an existing structure on a site on Cary Street in Richmond, Virginia. The museum will be a space that not only honors the past but also inspires dialogue, education, and change.

The Vision: Uncovering Hidden Histories

Paul Rucker is a multimedia visual artist, composer, and musician. His practice often integrates live performance, original musical compositions, and visual art installation. For nearly two decades, Rucker has used his own brand of art making as a social practice, which illuminates the legacy of enslavement in America and its relationship to the current socio-political moment. His work is the product of a rich interactive process, through which he investigates community impacts, human rights issues, historical research, and basic human emotions. The museum's collection will include items that represent moments and movements often ignored by conventional historical narratives. From the atrocities of slavery to the resilience of civil rights activists, the museum will provide a comprehensive look at the artifacts of oppression that have shaped the nation's social and cultural landscape. Issues such as genocide, enslavement, incarceration, and coordinated exclusion will be presented in this space. This project is not just about preserving history but also about confronting it—ensuring that these important stories are not forgotten.

“These are things that we didn’t know about growing up as kids. My mom wanted to protect me from learning about Emmet Till—even though we all need to know about Emmett Till.”

— Paul Rucker

The building as it exists today.

The proposed design, closed.

The proposed design, open.

The Role of b9 architects

b9 architects brings to this project a deep commitment to excellence in design, client collaboration, and engagement with local neighborhood groups. Known for our innovative designs and focus on creating spaces that foster connection and community, we are excited to help realize Rucker's vision for the museum.

In this partnership, b9 is working directly with Paul to design a series of gallery and support spaces that are both welcoming and provocative. An early goal for the project, we want the space to be carefully crafted to reflect the themes of the exhibits—using materials, light, and spatial organization to evoke the complex emotions associated with the artifacts on display. Transitioning into the gallery, the visitor will leave behind the life on Cary Street and confront a number of artifacts and imagery. The space will house artifacts from Rucker’s collection of more than 20,000 items of American history and offer visitors opportunities to connect their everyday experiences with visiting artists and scholars and a corps of traveling docents who will lead dynamic community-centered programs. Regular offerings will include exhibitions, public programs, a banned-book library, digital archives, publications and onsite print and podcast studios.

In an article announcing Paul’s first step toward actualizing Cary Forward, artnet describes Paul as “a fount of racial history, talking off the cuff about largely forgotten incidents like the 1898 coup d’état in Wilmington, North Carolina, which saw white supremacists violently overthrow the locally elected government of Black business and their white political allies.” Cary Forward will fill in the margins of the historical record with Paul’s extensive collection of evidential artifacts. We at b9 architects are excited to be a small part of this revolutionary project.