April 15, 1998

Mr. Dean Falls

2040 East Madison

Seattle, WA 98122

Re: Property at E. Madison & E. Denny

Dear Dean:

Thank you for the opportunity allowing Sclater Partners to provide input on the land use/zoning potential for a 40,000 square foot site located at the northwest corner of the intersection of E. Madison Street and E. Denny Way. The property (lot 1 through lot 6) is currently zoned NC3-65 and the north section (lots 7-9) is zoned L-3. In our opinion the alley separating the two parcels could be vacated and the entire parcel zoned to the higher density. Another option would be to rezone the north parcel (lots 7-9) to NC3-65 and rezone the south parcel to NC3-85. NC3-85 would allow for the densities that are available directly across the street to the east.

In order to be economically feasible at a height of 65 feet, the building would maximize lot coverage by building over most of the site area and the architect would be limited to designing a maximum lot coverage building with code minimum landscaping and open space. However, if the height were increased to 85 feet, the same or more square footage for apartments, retail and community service would be available as in a 65' scheme, but more room would be dedicated to open space, balconies, and landscaping, both on the building and around it. The designer would be free to create an aesthetically pleasing building while still maintaining an economically feasible investment for the owner. This would also benefit the lessees by creating affordable, attractive and efficient, middle-income housing.

The increased height also allows room for the possible inclusion of space for a community performance center or other community function. An increase to 85' height limit would reflect the increased housing density of Mayor Paul Schell's Housing Action Agenda for community development in the Central Area. Mayor Schell has already led the way in changing density zoning and building codes for local neighborhoods, but each community must have a voice in designing their own neighborhood.

Land to the east of your property is currently zoned NC3 85. The extent of the NC3-85 zoning in this general vicinity is only a 'spot zone' (a small portion of two adjoining blocks). Extending the NC3-85 further west would provide a visually distinct transition of the 85' to 65' zone.

Studies have shown that new development in dense communities makes the areas surrounding a new development safer and more accessible to visitors as well as residents. Sclater Partners Architects completely supports the Mayor's plan to increase the urban housing densities in this neighborhood.

Please call me if you have any questions or if we can be of further assistance.

Sincerely,

Jay E. Reeves A.I.A.

Sclater Partners Architects P.C.