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.

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.

The Madrone Apartments, located in Seattle's Central Area, represent a radical approach to urban residential development to achieve excellence in sustainability. Comprising 107 units spread across two distinct yet interconnected “towers”, this project redefines high-density living with its innovative design and commitment to sustainability. Built on two compact infill sites, the eight-story development creatively maximizes the available urban space while offering a unique living experience that blends privacy, comfort, and environmental responsibility.

One of the most notable aspects of the Madrone Apartments is the project team’s commitment to sustainability. The project is certified by the Passive House Institute of the United States (PHIUS) as a Passive House Multifamily Apartment building, a globally recognized German benchmark for energy-efficient construction. This standard is achieved through a highly insulated building envelope, which utilizes state-of-the-art materials and technical detailing to effectively retain heat and maintain consistent indoor temperatures. The inclusion of high-performance windows further enhances the building's thermal efficiency, reducing energy loss while maximizing natural light. This strategy manages solar gain to exploit the sun's energy for heating purposes in the heating season and to minimize overheating during the cooling season. Where necessary, some units provide cooling to offset the potential overheating in the summer months.

The focus on sustainability extends beyond just energy efficiency. By prioritizing these principles, the Madrone Apartments not only lower operational costs for residents but also significantly reduce the building’s environmental and carbon footprint. The Passive House design approach and standards deliver superior air quality and comfort for residents while creating a resilient building, with long-term performance as the expectation for owners and residents looking to maximize a building’s lifetime. The design process to produce a Passive House certified project involves the entire consultant team as early as the Schematic Design phase. This is unusual compared to most urban housing projects. 

The interconnectedness of the structure with the envelope design, the mechanical design with the floor plans and building elevations, the plumbing design and the electric design contribute to the unique solution for Madrone. This approach creates a healthier living environment, contributing positively to the overall well-being of its residents and the broader community. As extreme climate events such as wildfires, heatwaves, and winter storms become more common every year, the region’s housing supply will need to increasingly meet demands to protect residents in what has historically been a temperate environment.

The Madrone Apartments feature two separate “towers”, connected by an exterior bridge that spans a centrally located courtyard at each floor. This strategically splits the project into two masses and allows natural light to pass through to adjacent sites. The bridges connecting the two towers also serve as a unique architectural feature that enhances the overall aesthetic of the complex. This element creates a visual link between the two sides of the building while also providing a sheltered exterior passage for residents. The bridges, combined with the courtyard further contribute to the development's sense of cohesion and unity, providing a shared space for residents to gather, relax, and enjoy the outdoors. This quiet and often shaded courtyard provides a sheltered place on the site that is not subject to the increasingly hot summer sun and wet Seattle winters. Multiple bioretention planters located at the courtyard level manage onsite stormwater collection from the building roof within the project.

A key design priority for the Madrone Apartments is maintaining privacy in a high-density urban setting. All residential units are thoughtfully oriented away from adjacent buildings, either outward, with windows facing the street, or inward, overlooking the courtyard or to the rear of the adjacent empty lot. This deliberate design strategy ensures that both residents and neighboring properties experience a sense of separation and privacy, which is crucial in densely populated urban areas. The result is a harmonious balance between community engagement and individual seclusion, catering to diverse resident needs.

A straightforward material palette and elegant facade design contributes positively to the neighborhood’s character and increasing modernity and allows for a more timeless presentation that will age cleanly as adjacent areas are developed in the future. An upper level setback was provided voluntarily to the street to reduce the height and overall mass facing the low-rise zoned lots across the street. This recess aligns with a jog in the facade’s massing at the north corner, creating a transition towards the currently underdeveloped property immediately to the north. While the material palette was intentionally kept simple and elegant, quality and texture were prioritized wherever residents or community members were most likely to interact with the project’s facades. The majority of the exterior  materials are integrally colored or prefinished, providing a thoughtful and durable solution. All windows are high performance and feature a projecting prefinished metal trim that adds pattern, depth and texture to all east and west facing facades.

The Madrone Apartments are situated in Seattle's Central Area, a neighborhood rich in history and cultural diversity that has undergone significant transformation over the past decade. Historically, the Central District has been one of Seattle's most racially and ethnically diverse neighborhoods, and was once the center of Seattle's black community and a major hub of African-American businesses. However, recent years have seen a wave of development, with numerous multifamily apartments rising to meet the growing demand for urban living. Amidst this rapid urbanization, Madrone Apartments stands out with a thoughtful approach that balances needed housing density at a time when Seattle faces a massing housing shortage, with quality construction and a long-term design intent. By maximizing the unit count within the constraints of two compact infill sites, Madrone not only contributes to the area's ongoing evolution into a bustling urban hub but also creates opportunities for affordability. The project’s design ensures that a high number of units can be accommodated without sacrificing space or comfort, making it possible to offer a mix of living options in a neighborhood where such opportunities are increasingly necessary. This approach aligns with the neighborhood’s history of inclusivity, aiming to provide a diverse range of housing options for its residents. The site’s location has one of Seattle’s highest ratings for walkability and bike transit access, supporting residents who work and recreate at a neighborhood scale. This access further supports the growth and redevelopment of small businesses in the immediate area.

The Madrone Apartments represent a sophisticated approach to urban infill development, skillfully balancing the priorities of sustainability, privacy and density. By optimizing the use of two compact mid-block urban sites, the project sets a new standard for urban living within the existing neighborhood fabric. By adhering to the Passive House standard for design and construction, the Madrone Apartments exemplify a commitment to produce innovative, sustainable, and community-focused design.

Over the past year we have been exploring the history of b9 architects' projects in Seattle, focusing on the strategies we employ in each project to provide meaningful open space, both private and communal. These strategies are often limited by the city's municipal code regarding parking, especially in projects on single urban infill lots compared to those that can be designed over several contiguous lots. Creating meaningful shared and private outdoor open space is an important aspect of b9 architects' design philosophy, reflecting our commitment to enhancing the quality of life for residents while contributing to the overall design of the urban fabric. In response to local codes, our approach varies based on the size and nature of the project, with a keen understanding of how the availability of space impacts design possibilities. 

In single lot projects, b9 architects faces limitations in open space strategies. Often provided in  private amenity spaces or raised courtyards at the project's center, shielded from public view, the spaces are smaller or individual. The challenge lies in optimizing the limited space while adhering to the code requirements, specifically around parking. The presence of alleys significantly improves the design possibilities for open spaces on infill urban lots. Courtyards become more feasible when alleys provide access to required on-site vehicle parking since the parking can remain at the edge of the site. When alleys are absent, open space is in direct competition with vehicle access, turnaround and parking. This circumstance often results in a woonerf strategy for the parking, an area shared by pedestrian and vehicle uses.

In single lot projects without an alley, parking directly impacts ground level open space. Greenwood 5 places a shared parking and pedestrian woonerf at the center of the site.

Urban Canyon placed vehicle parking at the edge of three infill lots to provide landscaped walkways and a courtyard at the center of the site.

As project sites expand to include abutting lots, b9 architects gains more flexibility in creating more thoughtful site planning and larger shared open spaces. The design team leverages the increased size to incorporate diverse strategies. In Urban Canyon for instance, a project consisting of three infill lots on a corner in Seattle’s Central Area,  there was ample space for both a large central courtyard and two shared pedestrian paths that connect to the abutting streets. The project created its own “alley” at the rear of the site to provide access to parking for each unit at the edge of the site. Row 1412, on the other hand divides the courtyard space into private yards for each unit that connects in a larger shared area between all the homes with parking accessed from the street below the units. Our largest project to date designed on 13 adjacent infill lots in Seattle’s Central Area, the un-built First Central Station, exemplifies the community-oriented approach. In the design phase we worked with representatives of multiple Seattle community groups to design a 10,000 square-foot courtyard that would be a privately owned and managed public space [POPS]. Adjacent to the POPS were small private patios that buffered family-sized units at the ground floor, and a large plaza for overflow of the proposed commercial uses. The project planned to provide below grade overflow parking for adjacent commercial uses and Washington Hall, a legacy community performing arts building, and an engaging space for the whole neighborhood that connected to multiple street frontages.

Row 1412 left an existing single-family home, and added a new duplex behind a 5-unit rowhouse. A series of private decks and landscaping provide a buffer between the three structures.

The privately owned public space [POPS] proposed at First Central Station would have provided a 10,000 sq ft. courtyard surrounded by ground floor commercial spaces and ground floor rental units with private patios.

In examining the courtyard strategies of two townhouse projects, Solhaus and Viewhaus, b9 architects was able to adapt to site constraints to create vibrant communal spaces. Solhaus, developed over two lots, features a large central courtyard, leveraging the ample space to foster community interaction. The courtyard is a focal point for the ten units, with several having garage-style roll-up glass doors that facilitate a seamless indoor-outdoor connection, enhancing the living experience. Conversely, Viewhaus, constrained to a single lot, employs a different approach to maintain an open communal space. One of its five units is elevated above ground level, optimizing airflow and light in the shared courtyard below. This strategy not only enhances the quality of the shared space but also demonstrates how thoughtful design can overcome spatial limitations. In both projects, strategic parking solutions are employed to maximize the available open space, reinforcing the importance of parking considerations in urban townhouse developments.

Solhaus used an underground parking solution to provide a large courtyard to encourage community interaction for ten units.

Viewhaus, limited to a single lot, raised a unit off the ground level to reduce the impact of the massing on the courtyard space. Fortunately an alley allowed parking to be placed in the rear of the site.

When space or budget constraints prevent the inclusion of large courtyards, front stoops offer an effective alternative for fostering social interaction and activating the site edges. This approach, common in East Coast streets where rowhouse design is well established, brings neighbors together at the front of their homes, creating opportunities for casual encounters and community building. Our projects Row 1412 and Galer Rowhouses exemplify this strategy, incorporating front stoops along with private outdoor spaces to encourage social interaction. These stoops serve as transitional zones between the public street and the private home, enhancing the streetscape while providing residents with a semi-public space to engage with their community. This approach demonstrates b9 architects' adaptability in using various design elements to achieve communal interaction in different urban contexts.

Due to site topography, and to capture outrageous views, the amenity space at the Galer Rowhouses was limited to roof top decks and front stoops that step down the steep hill.

In addition to the backyard patios pictured earlier, Row 1412 also provides front stoops to the rowhouse units to encourage interaction at the entry.

b9 architects frequently incorporates exterior walkways and stairways in their apartment designs to enhance shared courtyard spaces by encouraging spontaneous and planned interactions. Projects like Courtyard L, Ship Street, and Fremont Portal exemplify this strategy. At Ship Street, a “floating” volume of apartment units creates an exterior covered lobby, adding a dynamic architectural element while fostering a communal atmosphere. The Courtyard L project connects most units directly to the courtyard, providing a shared space for residents that also offers a buffer from the adjacent street. Fremont Portal uses a carved-out central courtyard to increase light and air circulation to all units and adjacent lots, benefiting an adjacent historic library and meeting city requirements for the project’s approved contract rezone. These projects highlight how exterior circulation can transform courtyards into vibrant, shared spaces that enhance the overall living experience.

Courtyard L uses exterior walkways and stairwells to place unit entries into this expansive central courtyard.

The Ship Street apartment floats one unit above the ground level to create an outdoor covered lobby. Exterior stairways and walkways provide passage to individual units.

Aerial of Fremont Portal shows the various levels of open space with three courtyards. The ground floor shared with the commercial use at the street.

Diagram of the massing strategy of Fremont Portal. Creating an open air courtyard creates a relief in the massing to give light to the historic Fremont Library next door. A strategy that secured their support through a contract rezone.

In the current development climate, the feasibility of multiple lot projects is challenged. In order to lessen the impact of Seattle’s Design Review process, thus saving time, fee, and complexity, clients often opt to develop adjacent individual parcels under separate multiple permits rather than bundling them together under one design application. Additionally the Single Family, Accessory Dwelling Unit [ADU], Detached Accessory Dwelling Unit [DADU] cluster has emerged as a viable option in the Neighborhood Residential [NR] zone, where Design Review is not required altogether.

b9 architects' commitment to meaningful open spaces in Seattle's residential projects reflects a nuanced understanding of urban development challenges. While the triple lot projects that once allowed for expansive open spaces are less prevalent, the firm remains at the forefront of innovative design, exploring new strategies to maximize community value in the evolving development landscape. As Seattle continues to grow and change, b9 architects stands poised to contribute to the city's architectural legacy with their thoughtful approach to open space integration in residential projects.

To read more about ADU and DADU’s in Seattle, read our blog here.

Last year, Seattle updated the municipal code to encourage ADU and DADU developments on RSL zoned parcels. This would allow land owners to add two 1,000 sq. ft. or less residential units to their single-family homes.

This project under way at b9 architects retained an existing single-family house and placed two units to the rear. Three residential units were added next door on an adjacent lot.

b9 architects’ is thrilled to showcase the recently completed Greta apartment, a project that exemplifies our commitment to providing excellent design for all of our projects regardless of type and scale. A 33-unit Small Efficiency Dwelling Unit (SEDU) apartment completed earlier this year in Seattle's vibrant University District, Greta sets the stage for a sister project Graceland, currently under construction just next door to the rear. Together, these developments elevate residential density while adhering to a shared commitment to executing the design intent prioritized by a collaborative project team.

b9 architects kicked off both projects in 2018 to ensure they would vest to the then current municipal code. After vesting was secured, the Graceland went on hold while the team spent their focus completing Greta, the smaller project. Greta stands out with its material palette, commercial feeling, street-facing lobby and a thoughtfully designed small courtyard. It is a departure from the conventional design and entry placement in similar buildings nearby. This innovative approach\ welcomes residents into a space that fosters community and engages the street front. 

Greta boasts high-quality materials such as natural finished Minerit and black stained cedar siding, creating a visually striking and high-contrast facade. Recessed balconies add depth and further enhance the aesthetic appeal, showcasing a commitment to elevating the urban living experience. Additionally, the layout of Greta prioritizes natural light and privacy, with nearly all apartments designed as corner units. This intentional configuration not only maximizes access to daylight but also minimizes privacy concerns, creating a comfortable and inviting living environment for residents.

As Greta was wrapping up construction in 2023, the b9 team focused on completing Graceland’s entitlement processes and construction drawings. Phasing the two projects allowed us to learn from the first design and construction process. We saw our client’s commitment in executing the design intent of Greta, and worked to bring our BIM model and documentation to our current standard in preparation for a robust building phase.

A larger, more complex project, the 54-unit Graceland introduces an exterior lobby as part of its entry sequence, engaging residents and visitors in a unique double-height open-framed portal from the street into a central courtyard. This innovative design fosters a sense of connection and community right from the moment of arrival. Distinguishing itself further, Graceland features predominantly exterior circulation. A steel stair directly facing the street and exterior walkways at all floors contribute to the project's dynamic and engaging urban presence. Residents will experience a seamless blend of indoor and outdoor living.

Leveraging the advantage of a double lot, Graceland incorporates a central courtyard accessible to all residents and visitors. An indoor amenity "living room" anchors the rear of the courtyard, providing a space to activate the outdoor environment and foster a sense of community. The landscape design for the project was specifically designed to connect the sidewalk to the shared amenity space and exterior stairway with varying pavement materials and a series of small Maple Trees and landscaping to maximize greenery in the courtyard.

We are excited to see these two projects complement each other and add meaningful density to the University District. b9 architects is always interested in creating thoughtfully designed spaces in all of our projects, no matter the size or budget, and we are thrilled to be working with a client interested in the same. Greta and Graceland are proving to be exemplary precedents of this project type in this neighborhood.