The Ondine represents a significant milestone for the Eastlake neighborhood of Seattle, both in terms of scale and design innovation. As the first apartment building following the city’s MHA upzone in this lakeside neighborhood, Ondine is more than just a residential development—it is a deliberate response to the community, character, and history of its surroundings. The building's design reflects a blend of modern architectural principles with deep respect for the neighborhood's existing aesthetic, making it a standout project in the cityscape.

Architectural Excellence and Neighborhood Integration

Ondine Eastlake was conceived as a breakthrough project, intended to set a new standard for urban multifamily design in Seattle, in particular in the Eastlake neighborhood. This intention is evident in the material palette on its front and rear facades, each thoughtfully designed to engage with the surrounding neighborhood. The facades present a striking urban frontage visible along Eastlake Avenue, a busy arterial street that connects the Amazon Campus to the University of Washington and the adjacent alley. Together, these facades create a dialogue between the building and its surroundings, standing out in the diverse character of Eastlake and its nearby structures.

One of the most distinctive elements of Ondine Eastlake is its use of shou sugi ban wood as an exterior cladding material. This Japanese technique of charring wood not only provides a unique aesthetic but also enhances the wood's durability and resistance to fire, insects, and decay. The decision to use shou sugi ban was not merely aesthetic; it was a deliberate nod to a significant commercial structure next door that is clad in beautifully aged dark brown wood cladding. This thoughtful integration of new and old elements creates a sense of continuity within the neighborhood, respecting its immediate context while introducing a fresh, contemporary architectural language.

Collaborative Design and Execution

The design of Ondine Eastlake exterior was led by two young, emerging professionals who brought fresh perspectives and innovative ideas to the project. Their vision was brought to life through a collaborative process involving more experienced architects and consultants, ensuring that the design was not only creative but also practical and buildable. This blend of fresh voices and seasoned expertise allowed the project to push the boundaries of conventional apartment design while maintaining a high standard of quality and execution.

The concept of "screens", inspired by the adjacent commercial structure, is a recurring theme in the building’s design, both as a functional element and an aesthetic one. The shou sugi ban texture, interrupted by contrasting vertical red strips and large windows and doors is inspired by the screens of the adjacent commercial structure. Varied levels of charred wood combined with black and red vertical strips. enhance the building’s overall visual appeal, making it an attractive addition to the Eastlake streetscape.

A Purpose-Driven Design for Community Benefit

Beyond its aesthetic qualities, Ondine Eastlake was designed with a clear purpose: to enhance the quality of life for its residents while contributing positively to the neighborhood. The building includes a mix of studio, one-bedroom, and two-bedroom units, catering to a diverse range of residents from off campus student living to young professionals to small families. A large covered roof deck and a ground floor common room are amenities that are thoughtfully integrated into the design, providing spaces for social interaction and community building and opening fantastic views of Lake Union and Downtown Seattle.

The Ondine Eastlake Apartments stand as a testament to what can be achieved when thoughtful design is coupled with a deep understanding of place and purpose. As the first apartment building of its height in the Eastlake neighborhood, it proposes a new standard for mixed-use residential development, combining architectural innovation with a respect for community and context. The collaboration between young designers and seasoned professionals, along with a focus on sustainability and neighborhood integration, has resulted in a project that is both visually striking and thoughtfully integrated into its surroundings.

Our Principal, Brad Khouri, has been appointed Affiliate Assistant Professor at the University of Washington's Department of Architecture for the 2025–2026 academic year. This appointment recognizes his over two decades of dedication to architectural education and his significant contributions to urban housing design.​

Since 2003, Brad has served as a part-time lecturer at UW, teaching a diverse range of studios across undergraduate, graduate, and thesis levels. His courses often focus on the intersection of design innovation, policy, sustainability, and residential development, reflecting his professional expertise in infill urban housing. Notably, he co-led a research studio investigating housing density and equity, where students collaborated on design projects in specific Seattle neighborhoods.

In his new role, Brad will continue to teach the Housing Studio in Fall 2025, guiding students through the complexities of multifamily urban housing design. His ongoing involvement in both academia and professional practice ensures that students benefit from real-world insights and contemporary design challenges.

Samples of the work generated by the students of the 2024/2025 Architecture 503 Studio

Earlier this year, Multidisciplinary Artist, Paul Rucker, spoke at a TED Salon about Cary Forward, an upcoming museum displaying his collection of historical artifacts and images. Here’s the full video.

b9 architects is proud to announce a collaboration with the renowned multidisciplinary artist Paul Rucker on a transformative museum project, Cary Forward. This innovative museum will serve as a powerful platform to spotlight artifacts of oppression, shedding light on parts of history that have been largely omitted from mainstream narratives. Designing a new museum, b9 architects and Paul Rucker will convert an existing structure on a site on Cary Street in Richmond, Virginia. The museum will be a space that not only honors the past but also inspires dialogue, education, and change.

The Vision: Uncovering Hidden Histories

Paul Rucker is a multimedia visual artist, composer, and musician. His practice often integrates live performance, original musical compositions, and visual art installation. For nearly two decades, Rucker has used his own brand of art making as a social practice, which illuminates the legacy of enslavement in America and its relationship to the current socio-political moment. His work is the product of a rich interactive process, through which he investigates community impacts, human rights issues, historical research, and basic human emotions. The museum's collection will include items that represent moments and movements often ignored by conventional historical narratives. From the atrocities of slavery to the resilience of civil rights activists, the museum will provide a comprehensive look at the artifacts of oppression that have shaped the nation's social and cultural landscape. Issues such as genocide, enslavement, incarceration, and coordinated exclusion will be presented in this space. This project is not just about preserving history but also about confronting it—ensuring that these important stories are not forgotten.

“These are things that we didn’t know about growing up as kids. My mom wanted to protect me from learning about Emmet Till—even though we all need to know about Emmett Till.”

— Paul Rucker

The building as it exists today.

The proposed design, closed.

The proposed design, open.

The Role of b9 architects

b9 architects brings to this project a deep commitment to excellence in design, client collaboration, and engagement with local neighborhood groups. Known for our innovative designs and focus on creating spaces that foster connection and community, we are excited to help realize Rucker's vision for the museum.

In this partnership, b9 is working directly with Paul to design a series of gallery and support spaces that are both welcoming and provocative. An early goal for the project, we want the space to be carefully crafted to reflect the themes of the exhibits—using materials, light, and spatial organization to evoke the complex emotions associated with the artifacts on display. Transitioning into the gallery, the visitor will leave behind the life on Cary Street and confront a number of artifacts and imagery. The space will house artifacts from Rucker’s collection of more than 20,000 items of American history and offer visitors opportunities to connect their everyday experiences with visiting artists and scholars and a corps of traveling docents who will lead dynamic community-centered programs. Regular offerings will include exhibitions, public programs, a banned-book library, digital archives, publications and onsite print and podcast studios.

In an article announcing Paul’s first step toward actualizing Cary Forward, artnet describes Paul as “a fount of racial history, talking off the cuff about largely forgotten incidents like the 1898 coup d’état in Wilmington, North Carolina, which saw white supremacists violently overthrow the locally elected government of Black business and their white political allies.” Cary Forward will fill in the margins of the historical record with Paul’s extensive collection of evidential artifacts. We at b9 architects are excited to be a small part of this revolutionary project.

The Galer rowhouses represent a new approach to a well-known urban typology and a twist on a suburban one. Nearly all rowhouse projects in Seattle’s urban neighborhoods would have maximized the density within the site’s zoning capacity by filling the site with compact units on three floors and parking for vehicles as a driver of the site access and experience. Instead, the Galer Rowhouses propose only 7 expansive homes, prioritizing spaciousness and elegant floor plans where 12 units would have been possible in order to provide an urban alternative to the suburban home on a cul-de-sac. Parking is minimized and the experience focuses on the resident instead of the vehicular access and “storage”. A single hidden shared driveway wraps around the back of the site to access most home’s two-car garage parking stalls. Where the site’s topography simply would not allow this, the two homes at the top of the hill utilize a shared driveway from the street, common in the urban rowhouse typology in many American cities. In all homes, the parking is tucked under the living spaces which are then prioritized for access to daylight and views.   . Nestled along a sloping hill from west to east and north to south in Seattle’s Queen Anne neighborhood, this project is an architectural response to the unique topography of the area and a commitment to providing high-end living spaces for urban dwellers.. This approach underscores the project's emphasis on comfort and quality of urban life, making the Galer rowhouses a coveted home in Seattle.

Maximizing Views and Enhancing Urban Living

One of the defining features of the Galer rowhouses is their thoughtful orientation and design, which maximizes the stunning views of downtown Seattle and the iconic Space Needle and Mt Rainier beyond. Each home is carefully positioned to take advantage of the natural slope of the site, stepping down the hill in a way that allows unobstructed sightlines from every home to the south, east and west. This terraced arrangement ensures that all residents enjoy panoramic vistas, creating a strong visual connection between the homes and the cityscape beyond.

To further capitalize on these breathtaking views, each rowhouse is designed with an inverted floor plan, placing the primary living areas on the top floor with projecting balconies. This layout not only maximizes exposure to natural light but also positions the most frequently used, and communal spaces where the views are the most impressive and with easy access to a spectacular roof deck. Bedrooms are located below the living floor, taking advantage of similar views through floor-to-ceiling windows. Each floor is design to capture a framed view of the skyline, with an ever-changing canvas of city lights and sunsets, while generous ceiling heights enhance the sense of openness and space.

Embracing Indoor-Outdoor Living with Rooftop Decks

Another standout feature of the Galer rowhouses is the private rooftop decks that crown each unit. These outdoor spaces provide residents with a unique vantage point over Seattle, offering sweeping views of Lake Union, downtown Seattle, and the surrounding mountain in all directions. The rooftop decks and balconies at living floors are designed to be extensions of the indoor living areas, providing a seamless flow between indoor and outdoor spaces. As an outdoor space for lounging and entertaining, the decks serve as private retreats where residents can enjoy the beauty of Seattle’s natural and urban landscapes.

Integration with the Queen Anne Neighborhood

While the Galer rowhouses offer a luxurious living experience, they are also thoughtfully integrated into the fabric of the Queen Anne neighborhood. The design respects the scale and character of the surrounding homes, blending contemporary architectural elements with the traditional charm of the area. The stepped design of the rowhouses mirrors the natural topography of Queen Anne, creating a harmonious relationship between the built environment and the landscape.

Conclusion

The Galer rowhouses set a new benchmark for urban housing in Seattle, offering a unique blend of spaciousness, high-end finishes, and spectacular views. By prioritizing quality over quantity, the project has created a residential development that appeals to those seeking a sophisticated, private, and comfortable urban lifestyle. The strategic placement of living spaces, the inclusion of private rooftop decks, and the careful integration with the Queen Anne neighborhood all distinguish the Galer rowhouses as an urban modern living destination. 

The Madrone Apartments, located in Seattle's Central Area, represent a radical approach to urban residential development to achieve excellence in sustainability. Comprising 107 units spread across two distinct yet interconnected “towers”, this project redefines high-density living with its innovative design and commitment to sustainability. Built on two compact infill sites, the eight-story development creatively maximizes the available urban space while offering a unique living experience that blends privacy, comfort, and environmental responsibility.

One of the most notable aspects of the Madrone Apartments is the project team’s commitment to sustainability. The project is certified by the Passive House Institute of the United States (PHIUS) as a Passive House Multifamily Apartment building, a globally recognized German benchmark for energy-efficient construction. This standard is achieved through a highly insulated building envelope, which utilizes state-of-the-art materials and technical detailing to effectively retain heat and maintain consistent indoor temperatures. The inclusion of high-performance windows further enhances the building's thermal efficiency, reducing energy loss while maximizing natural light. This strategy manages solar gain to exploit the sun's energy for heating purposes in the heating season and to minimize overheating during the cooling season. Where necessary, some units provide cooling to offset the potential overheating in the summer months.

The focus on sustainability extends beyond just energy efficiency. By prioritizing these principles, the Madrone Apartments not only lower operational costs for residents but also significantly reduce the building’s environmental and carbon footprint. The Passive House design approach and standards deliver superior air quality and comfort for residents while creating a resilient building, with long-term performance as the expectation for owners and residents looking to maximize a building’s lifetime. The design process to produce a Passive House certified project involves the entire consultant team as early as the Schematic Design phase. This is unusual compared to most urban housing projects. 

The interconnectedness of the structure with the envelope design, the mechanical design with the floor plans and building elevations, the plumbing design and the electric design contribute to the unique solution for Madrone. This approach creates a healthier living environment, contributing positively to the overall well-being of its residents and the broader community. As extreme climate events such as wildfires, heatwaves, and winter storms become more common every year, the region’s housing supply will need to increasingly meet demands to protect residents in what has historically been a temperate environment.

The Madrone Apartments feature two separate “towers”, connected by an exterior bridge that spans a centrally located courtyard at each floor. This strategically splits the project into two masses and allows natural light to pass through to adjacent sites. The bridges connecting the two towers also serve as a unique architectural feature that enhances the overall aesthetic of the complex. This element creates a visual link between the two sides of the building while also providing a sheltered exterior passage for residents. The bridges, combined with the courtyard further contribute to the development's sense of cohesion and unity, providing a shared space for residents to gather, relax, and enjoy the outdoors. This quiet and often shaded courtyard provides a sheltered place on the site that is not subject to the increasingly hot summer sun and wet Seattle winters. Multiple bioretention planters located at the courtyard level manage onsite stormwater collection from the building roof within the project.

A key design priority for the Madrone Apartments is maintaining privacy in a high-density urban setting. All residential units are thoughtfully oriented away from adjacent buildings, either outward, with windows facing the street, or inward, overlooking the courtyard or to the rear of the adjacent empty lot. This deliberate design strategy ensures that both residents and neighboring properties experience a sense of separation and privacy, which is crucial in densely populated urban areas. The result is a harmonious balance between community engagement and individual seclusion, catering to diverse resident needs.

A straightforward material palette and elegant facade design contributes positively to the neighborhood’s character and increasing modernity and allows for a more timeless presentation that will age cleanly as adjacent areas are developed in the future. An upper level setback was provided voluntarily to the street to reduce the height and overall mass facing the low-rise zoned lots across the street. This recess aligns with a jog in the facade’s massing at the north corner, creating a transition towards the currently underdeveloped property immediately to the north. While the material palette was intentionally kept simple and elegant, quality and texture were prioritized wherever residents or community members were most likely to interact with the project’s facades. The majority of the exterior  materials are integrally colored or prefinished, providing a thoughtful and durable solution. All windows are high performance and feature a projecting prefinished metal trim that adds pattern, depth and texture to all east and west facing facades.

The Madrone Apartments are situated in Seattle's Central Area, a neighborhood rich in history and cultural diversity that has undergone significant transformation over the past decade. Historically, the Central District has been one of Seattle's most racially and ethnically diverse neighborhoods, and was once the center of Seattle's black community and a major hub of African-American businesses. However, recent years have seen a wave of development, with numerous multifamily apartments rising to meet the growing demand for urban living. Amidst this rapid urbanization, Madrone Apartments stands out with a thoughtful approach that balances needed housing density at a time when Seattle faces a massing housing shortage, with quality construction and a long-term design intent. By maximizing the unit count within the constraints of two compact infill sites, Madrone not only contributes to the area's ongoing evolution into a bustling urban hub but also creates opportunities for affordability. The project’s design ensures that a high number of units can be accommodated without sacrificing space or comfort, making it possible to offer a mix of living options in a neighborhood where such opportunities are increasingly necessary. This approach aligns with the neighborhood’s history of inclusivity, aiming to provide a diverse range of housing options for its residents. The site’s location has one of Seattle’s highest ratings for walkability and bike transit access, supporting residents who work and recreate at a neighborhood scale. This access further supports the growth and redevelopment of small businesses in the immediate area.

The Madrone Apartments represent a sophisticated approach to urban infill development, skillfully balancing the priorities of sustainability, privacy and density. By optimizing the use of two compact mid-block urban sites, the project sets a new standard for urban living within the existing neighborhood fabric. By adhering to the Passive House standard for design and construction, the Madrone Apartments exemplify a commitment to produce innovative, sustainable, and community-focused design.