Queen Anne Commercial Conversion

Updating mechanical, electrical, and plumbing systems can be a huge cost burden for projects such as these because existing systems need to be replaced to meet new program and code requirements. While the systems in this building need to be completely revamped, the lack of post-tension cables within the concrete slab makes these upgrades much more feasible.

The simple structural design allows us to add penetrations without the restrictions and costs of investigating the cables of a post-tension slab. Seismic retrofits, including impressive fluid viscous dampeners, will be exposed throughout the building — deliberately incorporated into the design as a functional nod to the building’s transformation.

Retaining the original structure also has sustainability implications. Board & Vellum’s carbon analysis shows a significant carbon benefit, primarily tied to retaining the existing concrete structure rather than demolishing and building new. By avoiding the inclusion of additional concrete and capitalizing on the retention of the existing building’s materials, the project will achieve a lower environmental impact.

The site’s current zoning afforded the opportunity to expand the overall building massing. Although the proposed design doesn’t fully max out the code-allowed buildable area, the project does take advantage of this allowance through the addition of one floor. This conscious decision increases the building’s capacity from 60 to 74 planned units. This additional floor doesn’t have any major structural implications beyond what is already necessary for code and seismic requirements.

This new floor — designed to be built out of wood construction and clad in wood siding — deliberately differentiates it from the existing building, which will see only minor changes to the façade. The entrance redesign also carries this visual language, incorporating a wood soffit, softening the building’s aesthetic and signaling its residential transformation. Operable windows and exterior updates, such as changing the exterior paint color to a nearly black hue, help improve the building’s appearance while maintaining its overall structure.

The building will now be comprised of an equal proportion of studios, urban one-bedroom, one-bedroom, and two-bedroom apartments. Amenities, including a rooftop garden, fitness room, in-building leasing office, and on-site parking complement the unbeatable location. Residents will also enjoy territorial views of Elliott Bay and the Space Needle.

From a developer’s perspective, it would have been reasonable to consider tearing down the existing building to build bigger. But in choosing to convert and update the existing building, they’ll be able to deliver it to market faster (potentially two years sooner by our estimation) and keep the project’s carbon footprint low.

Due to new approved legislation, this conversion project was able to bypass Seattle’s Design Review and Master Use Permit processes, allowing us to complete the permitting process in a quarter of the time we see for new construction projects of a similar size. For context, we’ll complete permitting in an estimated six to eight months, when our typical timeline assumes approximately two years.

But it isn’t just that the project is a commercial-to-residential conversion that helped ease the burden of these processes. Our team’s invaluable experience evaluating properties for their highest and best use, ability to work closely with City officials, and strong understanding of local codes and processes ensured a smooth process.

Though commercial-to-residential conversions remain rare, this project demonstrates their potential when the right conditions align. With support from the City, eager advocacy from the developer, and a skilled design team, this unassuming building will been transformed into a sustainable, efficient, and vibrant multifamily community — and a model for future adaptive reuse projects in Seattle and beyond.

This project is in design.