What if a holistic approach to design and construction was applied to make our communities a healthier place?
Security Properties is proposing a deep green building design that will meet the Living Building Challenge (LBC) building standards, which is considered one of the world’s most rigorous performance standards for sustainable construction. Certification is based on actual data not just modeled or forecast building performance.
For the Magnolia site, we are proposing the following LBC performance areas:
- Energy Conservation: reduction of the building’s energy consumption by 25% below current energy code requirements and no fossil fuels for heating water or interior spaces.
- Water Conservation: treatment of non-potable water on site for toilets, urinals, cooling towers, irrigation and hose bibs. Non-potable water is water that is not drinking, cooking or bathing quality but can be used for other purposes. The project team is in the due diligence phase, exploring how groundwater, captured rainwater, and/or graywater from showers, lavatory sinks and clothes washers can be used on-site for water conservation.
- Biophilic Design: incorporation of site design elements that connect the community, shoppers and residents with the outdoors and nature. Benefits of biophilic design include reducing stress and honoring the connection to the adjacent park and natural spaces.
- Healthy and Intentionally Sourced Materials: use of products that are locally sourced and not ‘Red Listed’. Avoiding the use of Red List chemicals and materials (persistent in the building industry) helps fight pollution and protect human health.
- Holistic Design: design cues will be weighted to create environments that optimize physical and psychological well-being while also integrating features that inspire beauty. For those who are familiar with LBC, the performance areas chosen for this project are: Materials, Beauty, Health and Happiness.
& no fossile fuels for space water/heating
for all toilets, urinals, irrigation, hose bibs, cooling towers, water features
Why is Security Properties pursuing the Living Building Challenge for this site?
There are both placemaking and environmental stewardship reasons. When designing a new building, we begin with the character of the neighborhood and its unique history. Magnolia is surrounded and historically connected to nature which is the emphasis of biophilic design. And, we want to drive change in our industry to build healthier communities. The Magnolia Village has lived with an outdated grocery store for years, our aim is to deliver a new building that is forward thinking with lasting health and beauty.
What design decisions have been made and how do we learn more?
We are still in the early design phase, awaiting our first meeting with the Design Review Board (DRB) to discuss the garage access and massing options for the building. As part of the city’s processes, we must show a minimum of three massing options to the board, and all must be somewhat different. The DRB then provides guidance on which massing option they prefer and would like to see again with more design detail and materials. The real design work begins after the first meeting with the DRB. That meeting is often referred to as EDG which is short for ‘Early Design Guidance.’
What we do know, is that the design cues will come from respecting the place such as site-based relationships and the user experience. Materials will be products that are safe for all species and there will be an emphasis on biophilic design. Some ideas that we are considering based on conversations with community members are:
- Bio Public Plaza with seating areas
- Pollinator Pathway
- Interactive Art
- Water Features
- Terraced Urban Forest in the alley
- Sculptural Green Screens
- Green Roof that supports urban habitat
- Natural Materials and patterns incorporated into the architecture
- Outdoor Lighting designed as a biophilic atmosphere
For updated information as the design develops, we will post all City of Seattle and community meeting dates on the homepage of this website. We are also working with the Magnolia Chamber of Commerce and Magnolia Community Council to keep residents informed. In addition, we have committed to meeting with the Magnolia-Queen Anne Newspaper to share project updates.
How Big Will the Building Be?
Our early massing studies contemplate a building that will provide a new Albertson’s grocery branded under the Safeway name that is approximately 25,000 square feet. The existing store is 18,511 square feet.
There will also be 6-floors of housing above the store providing approximately 138 new residential units to the neighborhood. The site has 15-feet of grade change from the low point of the site on 32nd Avenue West to the its high point along the alley. Although this level of significant grade change is challenging, it provides the benefit of lowering the scale of the building at its east elevation along the alley. With contemplated setbacks, deck modulation, an urban forest along the alley that complements the existing urban forest meandering up the hill to the east, the building will appear screened for most of the single-family homes across the alley and up the hillside.
The project team is currently in the process of photographing uphill views from our nearby neighbor’s homes in order to carefully study view impacts. If you believe your uphill view will be impacted and would like a study photo, please contact us via the contact portal on this website. We have dropped off letters at residences and informed both the Magnolia Chamber Commerce and Magnolia Community Council of this offer. View studies with actual photos not only help to inform neighbors but they also inform the design team.