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Youth in Focus: Nyjuana B.
FREQUENTLY ASKED QUESTIONS AND ANSWERS?
We started our research by extensively studying the 23rd Avenue Action Plan and the Urban Design Framework, both produced by the city after months of community participation and input. To date we have conducted more than 80 outreach meetings with the community including a Vulcan-hosted public open house where 120 community members in attendance were invited to provide input to our project team. 

Based on specific community feedback, our design promotes community building through a large publically accessible plaza on South Jackson Street, embraces sustainable design features, and significantly improves pedestrian safety around the site.. While not required by zoning, a 60-foot wide landscaped pedestrian midblock connection is a direct response to community feedback. The midblock connection will run north to south through the property and further encourages community interaction.
Vulcan owns properties at the northeast and southeast intersection of 23rd Avenue South and Jackson Street. The south property, currently known as Promenade 23, includes the Red Apple Market and other retailers. The north property includes Starbucks, Walgreens, AutoZone and other retailers.
We are planning to redevelop the south parcel (which is the topic of this DRB meeting) with a mix of rental housing and retail space. There will be approximately 530 residential units and 38,500 square feet of retail space. The north parcel (Starbucks, Walgreens, etc.) has a number of long-term leases in place and we do not have any redevelopment plans at this time for this retail center.
The earliest we would begin redevelopment of the Promenade 23 site would be February 2018. The duration of construction will be approximately two years.
We are sensitive to the community’s desire for a grocery store in the new development.  A request for proposal will be sent to approximately 10 grocers mid May to the end of May 2017.
Red Apple’s lease runs through mid-2017. We have offered to extend Red Apple’s lease until the end of 2017. Vulcan conducted a community survey earlier this year to collect input for interim grocery-access solutions during the development period.
At the time of Vulcan’s purchase last year, all leases were negotiated between the former property owner and the tenants. They were either month-to-month or set to have ended by now. Earlier this year, we worked with each tenant to extend their leases, if they wish, until construction begins. In the meantime, we have hired commercial real estate brokerage firm, CBRE, who met with each tenant to understand their space requirements and are currently in the process of identifying alternative lease options that may meet their needs.
We have been meeting with each of the existing tenants to better understand their future goals for their businesses. We are continuing to evaluate the retail tenant mix for the new development and given the duration of construction (two years), it is too early to know who those tenants might be. We do intend, however, to continue to work with the community to identify locally owned small businesses that will not only make this development a unique destination, but bring needed goods and services into the neighborhood.
Vulcan believes strongly in investing in local small businesses and ensuring that women- and minority-owned businesses (WMBEs) have opportunities to work on our real estate development projects. With that goal in mind, we will require our contractors to promote and seek inclusion of WMBE contractors. We also ask our contractor to host pre-qualification workshop where WMBEs can ask questions and get help filling out the pre-qualification forms.

 We will continue to work with groups such as Tabor 100, SBA, the Northwest Minority Business Council and National Association of Minority Contractors (NAMC) to increase awareness of opportunities to WMBEs. We also work with apprenticeship programs such as those at the Seattle Vocational Institute, ANEW, and Urban League of Metropolitan Seattle.
We will be developing both market-rate and affordable rental units through the city’s MFTE (multi-family tax exemption) program. 

Under our current design, we will produce approximately 102 units affordable to households earning between 65% and 85% of Area Median Income (AMI) – targeting residents in professions such as teachers, taxi drivers, and restaurant servers. The 2016 income and rent limits published by the Seattle Office of Housing (available online) identify annual income for a 1‑person household earning 65% of AMI at $43,680 and monthly rent (including utilities) at $1,092 for a studio unit. Affordable one- and two-bedroom units will also be available under this program.    

The market will determine rental rates for the market-rate housing.
Yes. We will be working with the Historic Central Area Arts and Culture District to identify ways we can highlight local talent at our 23rd and Jackson development. Vulcan has a strong track record of supporting local artists and has commissioned more than 20 works of art that are now on display at its development projects. The art is created by local and regional artists who are given as much latitude as possible and encouraged to do important pieces that contribute to their body of work. In addition, each piece is designed to connect in to the site and reflect the history of the neighborhood.
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