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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 provided input to our project team.

Based on specific community feedback, our design promotes community building through a large publicly 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 mid-block connection is a direct response to community feedback. The mid-block 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, will soon be redeveloped. The north property includes Starbucks, Walgreens, AutoZone and other retailers.
We are planning to redevelop the south parcel with a mix of rental housing and retail space. There will be approximately 530 residential units and 46,000 square feet of retail space. The north parcel retail center (Starbucks, Walgreens, etc.) has a number of long-term leases in place and we do not have redevelopment plans at this time.
The earliest we would begin redevelopment of the Promenade 23 site is early 2018. The duration of construction will be approximately two and a half years.
We are sensitive to the community’s desire for a grocery store in the new development.  A request for proposal was sent to 10 grocers in May 2017. We are currently assessing these proposals to find the best fit for the neighborhood and will update the community as a decision nears.
After 20-plus years of operating the Red Apple Market in the Central Area, owners Lenny and Laurie Rose closed their store in late September to focus more time on their Hilltop store. Last May, Vulcan asked the Roses, along with multiple other grocers, to submit a proposal to bring a grocery store to the new 23rd and Jackson development. Lennie and Laurie did not submit a proposal.

The Roses and their staff at the Red Apple Store at 23rd Jackson have been a beloved part of the Central Area for many years and they will be missed by the community. However, most long-term employees from the Promenade 23 Red Apple Market are being reassigned to the Hilltop Red Apple.
At the time of Vulcan’s purchase, all leases in place had been 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 wished, until construction begins. In the meantime, we have hired commercial real estate brokerage firm, CBRE, which met with each tenant to understand their space requirements and are currently in the process of identifying alternative lease options in nearby locations that may meet their needs.
Earlier this year, we invited the Central Area community to weigh in on the temporary grocery solutions they would like to see during the construction period. We are grateful to the 300-plus community members who weighed in.    

To help meet the community’s needs, Vulcan is partnering with Clean Greens for fresh organic produce at reasonable prices. Clean Greens is a nonprofit organization owned and operated by residents of Seattle's Central District.  

Beginning in Oct. 2017, Clean Greens is bringing its produce stand to the north parcel at the intersection of 23rd and Jackson (where Starbucks and Walgreens are located). The stand will operate weekly on Saturdays from 11 a.m. to 3 p.m. 

They accept EBT, Visa, MasterCard, and cash, and (depending on what is harvest during a given week) will sell: collard greens, bok choy, green beans, spinach, squash, onions, garlic, broccoli, Brussels sprouts, cauliflower, celery, leeks, kohlrabi, peas, potatoes, radishes, mustard greens, herbs, southern peas, tomatillos, turnips, cantaloupe, watermelon, tomatoes, pumpkins, kale, lettuce, carrots, cucumbers, sweet corn, peppers, rutabaga, cabbage, beets, zucchini, gourds and yams.

To complement Clean Greens, Walgreens’ selection of everyday essentials includes milk (including soy and almond), eggs, frozen meats, bacon, butter, cooking oil, juices, cereal, pasta and sauce, rice, canned soups, coffee and more.
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. Given the duration of construction (two and a half years), it is too early to know who those tenants might be. We will continue to work with the community to identify locally-owned small businesses that will not only make this development a unique destination, but also 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 be offering housing affordable to households earning 65 percent to 85 percent of Area Median Income. The income and rent limits can be found on the “Multi-family Property Tax Exemption Program” tab of the Seattle Office of Housing website.

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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