Madison Valley

is a charming Seattle village with a European flair. We offer an eclectic mix of sophisticated shops, services, and restaurants. Our independently owned businesses attract visitors from afar, and shopkeepers greet customers by name. Here you’ll find people enjoying the good life, strolling the sidewalks, pausing to chat and explore. Join us, say hello, and stay awhile.

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The Artist Karrie Baas


Karrie Baas’s life working in the Arts is a success story. An artist by nature and profession, Karrie wanted to enjoy her love of painting without the constant pressure of financial concerns. She developed her gallery and framing business to support her artist self.




Karrie has been a Seattleite for over 30 years. When her partner, Margaret, received a coveted job offer, they decided to relocate here. In 1990, as Margaret settled into her new professional life, Karrie enrolled in Cornish College of the Arts. Five years of study yielded a BFA in Painting, printmaking, and photography. Initially, Karrie thought she would pursue photography and was looking for a space that could accommodate a dark room. However, with the advent of the digital age, the dark room seemed unrealistic and she abandoned the plan. Instead, she settled into a painting career.





By September of 1995, a few months after graduation, Karrie had signed the first lease for her Baas Art Gallery and Framing Shop, becoming a member of our Madison Valley community. “It’s a perfect location,” she explains. “So many people come along Madison Street on their way to other nearby destinations that we have a lot of exposure. The space is great as a gallery and has plenty of room for the framing work.”

In 1995, when Baas Art Gallery and Framing opened along East Madison Street, the business community was just beginning to polish its rough edges. The commitment to beginning a business here was a bold move.

Karrie was a founding member of the Madison Valley Merchants Association and continues to participate as an important voice for the organization. It was the work of the Merchants that gave Madison Valley its current identity. Previously, our community was just a neighborhood between Madrona and Montlake. Dilapidated buildings, drug dealing and general scruffiness lent an unwelcoming and sometimes frightening atmosphere here. She and others worked tirelessly to upgrade the business corridor into the pleasant experience we enjoy today.

Karrie says the framing side of her business is rewarding. “It’s a great feeling of accomplishment to begin and finish a project on one’s own. To stand back and see how the framing complements and enhances the art is wonderful!” She explained that it takes at least a full year of training to become a proficient framer. Baas Framing has a terrific staff of three professional picture framers: Julia Ricketts, Peter Kelleher and Heather Wehman. They enjoy a generous benefit package. A teen internship is offered during the summer.




In addition to the framing business, Karrie hosts works from local artists on consignment and provides exhibitions. Everyone benefits—the artists receive much deserved exposure, and community members are able to appreciate their talented neighbors. Karrie has a pleasant place for patrons to browse and get to know her business.

Karrie says that it was difficult to ride out the last recession. Several businesses were forced to close. However, she has a loyal clientele that trusts her eye and she was able to survive. Experiences like the recession have deepened Karrie’s commitment to patronizing small, local businesses. She is an avid proponent of seeking out independent merchants that survive on their community’s appreciation of great quality and service.

Karrie Baas has had an integral hand in the development of our vibrant shopping district. As a community, we applaud her work for the betterment of everyone in the neighborhood. Thank you, Karrie!


3 Comments, Join In | Topics: People

VML Advertising Chooses Our Harrison Ridge for Team Building


Fifteen members of the advertising firm VML donned old clothes and gloves to take on the Harrison Ridge Greenbelt. The firm is committed to volunteer events as a team-building experience.

When forest stewards Cathy Nunneley and Trina Wherry handed out tools and explained the task at hand several members looked somewhat aghast. The area we intended to work on was a slope thick with thorny blackberries, spider webs and other entanglements. This work was a far cry from their usual day of sit down computer tasks. However, fueled onward with coffee generously donated by Starbucks, they plunged right into it.




It was amusing for Cathy and Trina to hear the banter of colleagues that had never seen each other outside of the office. It was fun! “Sure beats being trapped inside on a sunny day!” exclaimed one worker.

The group cleared about 800 sq. ft. of invasive plants. They then covered the land with burlap and chips. This 3-hour event accomplished what Cathy and Trina are able to do in two years!! The area is now ready for the planting native species to expedite the way to a future healthy urban forest.

Much gratitude to VML for choosing our reforestation site.


Post a Comment | Topics: Nature

Third Annual Oktoberfest Celebration at Two Doors Down & The BottleNeck Lounge


You don’t need to fly to Munich or stand outside in endless lines to enjoy great Oktoberfest bier! Head to the backside of Capitol Hill on Friday and Saturday, 9/22 and 9/23, for an Oktoberfest celebration that everyone can enjoy. We’re kicking things off on Friday night with an extended, table-thumping, Bavarian-style Happy Hour from 4–8 PM, featuring hand-picked beers crafted by some of our favorite Washington state breweries, including Flying Lion, Silver City, Leavenworth, Dru Bru, and Hellbent.


Extraordinary beer not enough?  Enjoy our special Bavarian Burger, featuring a ¼ lb NW beef patty, stone-ground mustard, thick-cut bacon, and smoked Gouda served on a pretzel roll - available all weekend. And for those of you familiar with our past, The BottleNeck is pleased to formally announce the return of the Hot Pretzel! Our full menu is available throughout the weekend and we’re also serving brunch from 10 am – 2 pm). Don your dirndl and join us. Prost!

September 22nd and 23rd
No Cover
2328 E. Madison St.


2 Comments, Join In | Topics: Food & Drink


SEPTEMBER 1, 2017 | -


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Land Use Notices Madison Valley Area, Aug 1 – Aug 31, 2017


Here are the Seattle OPCD and SDCI Land Use notices and City planning activities in the last month for communities from 18th Ave. to Lake Washington and E Union St. to SR-520.




Proposed Design Review Program Changes

The Seattle City Council is considering proposed legislation to Seattle’s land use code to modify the design review process. The legislation would change many aspects of the design review program, as described in the linked notice. The City Council’s Planning, Land Use and Zoning (PLUZ) Committee will hold a public hearing to take comments on the proposed changes to the design review program.

Monday, September 11, 2017, at 7:00 p.m.
SIFF Cinema Uptown, Auditorium 3
511 Queen Anne Avenue North
Notice of Public Hearing


2925 E Madison St - Design Review
Design Review Board Recommendation meeting regarding application to allow a six-story building consisting of 82 residential units above 26,250 sq. ft. of retail space, located at ground level. Parking to be provided for 140 vehicles at and below grade. Existing structure to be demolished. Zone: Single Family 5000, Arterial within 100ft., Steep slope (>= 40%), Liquefaction prone soils, Neighborhood Commercial 2-30′ Pedestrian, Neighborhood Commercial 2-40′ Ped

September 13, 2017, at 6:30 p.m.
Seattle University
965 12th Ave
PIGT Pigott 104

Campus Map
Notice of Design Review


State Route 520 Bridge Replacement Noise Variance

The Washington State Department of Transportation has requested a Major Public Project Construction Variance from the maximum permissible sound level requirements of the Noise Control Code, Seattle Municipal Code, during construction of Mountlake Phase of the State Route 520 Bridge Replacement. Work will include construction of the West Approach Bridge South, Montlake lid and interchange, and a bicycle/pedestrian land bridge over the highway. This variance application pertains to the above-ground construction activities that need to take place during nighttime hours.

Notice of Director’s Decision


510 19th Ave E

Land Use Application to allow a 4-story building containing approximately 8,500 sq ft of medical services uses on floors one and two, and 8 apartment units located on floors three and four. Existing 2-story building to be demolished. Zone: Neighborhood Commercial 1-40′, Arterial within 100 ft., Urban Village overlay

Notice of Decision


1512 19th Ave

Land Use Application to subdivide one development site into two unit lots. This subdivision of property is only for the purpose of allowing sale or lease of the unit lots. Development standards will be applied to the original parcel and not to each of the new unit lots. Zone: Lowrise-1, Arterial within 100 ft.

Notice of Decision


1644 20th Ave

Land Use Application to subdivide one development site into three parcels of land. Project also includes a unit lot subdivision of Parcel Z into five unit lots. This subdivision is for the purpose of allowing sale or lease of the individual live-work and residential dwellings units. Development standards will be applied to the development site as a whole and not to each of the new lots and unit lots. Zone: Scenic view within 500 ft., Urban Village overlay, Neighborhood Commercial 2-40′

Notice of Application



Land Use Information Bulletins
Property & Building Activity Interactive Map
Permit and Property Records
Design Review Board
Buildings in Design Review Map


Post a Comment | Topics: Construction

City People’s / PCC Design Review Recommendation Meeting


The Design Review Recommendation Meeting regarding the development on the City People’s lot will be held on September 13th, 2017, 6:30 pm at Seattle University, 965 12th Ave, Pigott Bldg, Room 104.




The project has been through the “Early Design Guidance” (EDG) meeting three times. At the third EDG meeting, the board approved the project to go forward through the permitting process, with the expectation that the Design Review Board’s concerns would be addressed in this upcoming Design Review Recommendation meeting.

You can read more about Design Review and how it fits into the Master Use Permitting process in this document from the Seattle Department of Construction and Inspections (DCI). The Design Review Recommendation Meeting may be your last chance to provide public comment on this project’s design.

The project is currently at 9 of 12 in the design review process timeline, see page 4 of the PDF linked above. This meeting is also described in the section labeled “Step 4: Design Review Board Recommendation Meeting” on page 8 of that same document.

Note that Seattle’s Municipal Code allows either the developer or DCI to require additional Design Review meetings, so this may not be the last public meeting on the design aspects of the project.

You can review the design proposal packet here. Warning, it's a large file, ~64MB.

You can read the Design Review Board’s feedback from the previous three Early Design Guidance meetings in this document. The board’s feedback from the third meeting held on January 25, 2017 appears in the section entitled “Priorities & Board Recommendations” which runs from pages 13-15

September 13th, 2017
6:30 pm
Seattle University
965 12th Ave
Pigott Bldg, Room 104


1 Comment, Join In | Topics: Construction

July 2017 Police Reports


There were 38 incidents in Madison Valley reported to the police during July, the third month in a row with an exceptionally low total. Car prowling and vehicle theft remained at low levels and there were only two burglaries.




1. On July 6 police were called to a residence on E. 25th near Denny to investigate a burglary. When they arrived, the victim told them that sometime between June 27and July 3 someone had taken a bicycle worth approximately $840 from the garage at his residence. The victim and his roommates had left the garage unlocked while they cleaned it out during the previous days, and the burglar apparently took the bicycle while the garage was unattended. The victim provided the police with the serial number of the stolen bicycle.

2. On July 10, sometime between noon and 4 PM, someone stole a wallet from the maintenance room of a commercial building on 23rd near Denny. The victim told police that he realized that he didn’t have his wallet only when he had returned home after work, and that subsequently he had been notified that charges were being made to his credit card. The maintenance room opens onto the garage at the commercial building and the victim told police that residents of the building often let unauthorized people in when they open the door to enter the garage. It is likely that security cameras recorded the burglar when she or he entered the garage.

In addition, there were two robberies reported in Madison Valley during July.

1. At 11:05 PM on July 18 police responded to a call from the supermarket at E 22nd and Madison. When they arrived, the store manager told them that the store’s security officer had observed a man riding one of the store’s motorized scooters out of the store with a large bag filled with merchandise that he had not paid for. When the security officer tried to stop him, the shoplifter tried to ram him with the scooter. The shoplifter, who had thereby become an armed robber, then drove the scooter to his vehicle outside the store, put the bag of merchandise in his vehicle, and fled southbound on 23rd. The security officer and the store manager gave the police the license plate number of the robber’s vehicle and video tape footage of the incident. A store employee estimated that the robber took approximately $1200 worth of merchandise.

2. On July 25 at approximately 10 PM police were called to investigate a strong-arm robbery that had occurred at around 2 PM that day near 22nd and Pine. The victim told police that she had been walking south on 22nd with her baby in a stroller when the robber, described as a black male in his mid 30s, intentionally collided with her. The robber immediately apologized and claimed the physical contact had been an accident, but after he had started walking away the victim noticed that her cell phone had been taken from the cup holder on the stroller. She then shouted at the robber, who began running north on 22nd. The victim followed the robber, who stopped and told her that he did not have her cell phone and emptied his pockets to prove it. At this point the victim asked the robber to help her locate where he had put her cell phone, and they shortly found it in some bushes. The police believe that the robber threw the cell phone away so that it would not be on his person if the police later detained him. Neither the victim nor her baby was injured in the incident.


Lowell Hargens is a Madison Valley resident and former University of Washington professor of sociology specializing in the statistical analysis of data.


Post a Comment | Topics: Crime

Landmarks Preservation Board to consider nomination of Mount Zion Baptist Church for landmark status


SEATTLE (August 4, 2017) – Seattle’s Landmarks Preservation Board will consider nomination of the Mount Zion Baptist Church located in the Central Area (1634 19th Avenue).




The public is invited to attend the meeting and make comments regarding the nomination.

A copy of the Landmark Nomination is available for public review at Madrona – Sally Goldmark Branch Library (1134 33rd Avenue) and the Seattle Department of Neighborhoods’ office in Seattle City Hall, 600 4th Avenue, 4th Floor (206-684-0228). It is also posted on Seattle Department of Neighborhoods website, (, under the heading of “Current Nominations,” or it can be viewed here.

Wednesday, September 6
3:30 p.m.
The meeting will be held in Seattle City Hall
600 4th Avenue, Floor L2
in the Boards & Commissions Room L2-80

Written comments should be received by the Landmarks Preservation Board at the following mailing address by 3:00 p.m. on September 5:

Seattle Landmarks Preservation Board
Seattle Department of Neighborhoods
PO Box 94649
Seattle, WA 98124-4649


Post a Comment | Topics: Community Planning


AUGUST 9, 2017 | -


Post a Comment | Topics: Food & Drink

Land Use Notices Madison Valley Area, June 17 – July 31, 2017


Here are the Seattle OPCD and SDCI Land Use notices and City planning activities in the last six weeks for communities from 18th Ave. to Lake Washington and E Union St. to SR-520.




111 & 115 26th Ave E

Land Use Application to allow one, 3-story, 4-unit row house structure at 111 26th Ave and two, three-story, two-unit townhouse buildings at 115 26th Ave (total of eight units) in an environmentally critical area. Considered together as parking for 14 vehicles to be provided at 111 26th Ave for shared access. Existing structures to be demolished. Environmental review includes future unit lot subdivision. Zone: Potential slide area, Steep slope (>=40%), Lowrise-2

Notices of Decision  111 26th Ave E 115 26th Ave E


1638, 1640 & 1644 20th Ave

Land Use Applications to allow a 3-story townhouse structure containing five units at 1638 20th Ave, a 3-story townhouse structure containing five units at 1640 20th Ave, and a 4-story structure containing five townhouse units and 2 live-work units at 1644 20th Ave. Surface parking for 11 vehicles total and for 5 vehicles located within the structure at 1644 20th Ave. Existing structures to be demolished. To be considered together for shared vehicle access. Environmental review includes future unit lot subdivision. Zone: Lowrise-3 and Neighborhood Commercial 2-40′, Scenic view within 500 ft., Urban Village Overlay

Notices of Decision 1638 20th Ave 1640 20th Ave 1644 20th Ave


212 25th Ave E

Land Use Application to subdivide one development site into four unit lots. This subdivision of property is only for the purpose of allowing sale or lease of the unit lots. Development standards will be applied to the original parcel and not to each of the new unit lots. Zone: Potential slide area, Lowrise-3, Arterial within 100 ft., Scenic view within 500 ft.

Notice of Application


1710 26th Ave

Land Use Application to subdivide one development site into two unit lots. This subdivision of property is only for the purpose of allowing sale or lease of the unit lots. Development standards will be applied to the original parcel and not to each of the new unit lots.

Notice of Decision


Land Use Information Bulletins
Property & Building Activity Interactive Map
Permit and Property Records
Design Review Board
Buildings in Design Review Map


Post a Comment | Topics: Construction

Bailey-Boushay House Seeking Funding to Open Emergency Shelter for Homeless Clients


The Bailey-Boushay House, operated by Virginia Mason, was the first facility built from the ground up for end-of-life care for people living with HIV/AIDS. To date, it has provided a sense of community and care for thousands of people not just here in Seattle, but across the Pacific Northwest. To better serve its clients in need, many of whom are currently homeless and sleeping on neighboring streets, Bailey-Boushay is seeking funding to open an emergency shelter at its current location, with up to 50 beds.




Why There is a Need:

The shelter fills a void in the community to provide safe and accessible interim housing for Bailey-Boushay’s homeless population, a critical issue among those living with HIV/AIDS. Unstable housing jeopardizes these individuals’ HIV care and overall quality of life. Bailey-Boushay believes the shelter is a necessary next step in their continuum of care, which will result in consistent oversight and treatment for these individuals as they tackle other issues, such as drug dependency, incarceration issues and mental health.

How it Helps:

The shelter is an extension of the organization’s Housing Stability Project, which builds skills and provides support for those who are homeless, or at risk for homelessness. The shelter embraces critical elements to be effective, including easy accessibility; crisis and interim housing; an environment that fosters community, with supportive health and social services; and assistance to return to permanent housing.

What to Expect:

We are currently working to secure funding for the project to have it open by January 2018. There will be no construction or roadside disruption.

Learn More:

Bailey-Boushay is holding two community forums to answer questions and present plans for opening the shelter. Stop by on August 12, 2017 at 4:30 p.m. or August 16, 2017 at 6:00 p.m. to learn more about the process and what to expect.

If you are unable to make either time, call 206-240-3269 or email with any questions.


1 Comment, Join In | Topics: Healthcare


JULY 26, 2017 | -


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EastPAC Community Meeting This Thursday


Please join us this Thursday. We will be chatting about a community-driven crime reduction strategy. And as always we will also get an update from SPD on what is happening in our community.

July 27th, 2016 6:30 PM through 8:00 PM

824 12th Ave Seattle
Stuart T. Rolfe Community Room in the Seattle University Admissions and Alumni building on the SE corner of 12th & Marion


eastpac logo


Post a Comment | Topics: Community Planning

June 2017 Police Reports


June saw another decrease in the total number of incidents reported to the police from Madison Valley. The June total, 28, was down from 43 in May, 56 in April, and 63 in March. Car prowls and vehicle thefts remained in the single digits during June, and there were only three burglaries.




1. Around 5 PM on June 27th police were called to investigate a burglary that took place earlier that day at a residence on E. 22nd near Mercer. When they arrived, they found that a window pane in the back door of the residence had been kicked in, allowing the burglar to unlock the door. Once inside, the burglar rummaged through the house but apparently took only $230 in cash from a drawer in an upstairs bedroom closet. The police found fingerprints at the scene and the police report notes that a high fence around the back yard of the residence would have prevented anyone from being able to detect that a burglary was taking place.

2. Sometime during June 27 – 29 someone took a bicycle from the garage of a residence on 25th near Denny. There was no forced entry into the garage and it appears that the burglar took the bicycle while the garage was being cleaned up. The robbery wasn’t reported to the police until July 6.

3. During the night of June 29 – 30 a burglar gained entry at a restaurant on Madison near MLK and took two digital devices and $1,400 in cash. The police and an employee were unable to find any evidence that there had been a forced entry into the restaurant and the employee reported although he was sure that a front door deadbolt was locked when he closed the business the previous evening, he found it unlocked that morning. The business owner told police that she planned to add a security system to the business. The police found no fingerprints at the scene.

Finally, a robbery and an armed assault were reported during June.

At around 10 PM on June 6 police received complaints about a vagrant sleeping on a sidewalk on 19th near Pine. After arriving at the scene, the police found the alleged vagrant at a nearby bus stop and he told them he had been the victim of an armed robbery that had taken place on 19th at around 6 PM that day. The victim told the police that the robber had demanded his wallet, which contained $50 and two debit cards, and threatened him with a knife while doing so. At one point during the altercation the robber thrust his knife at the victim and when he tried to ward it off with his hand he had sustained a cut from the knife. The victim refused to tell the police what had happened after he had been robbed.  

A unit from the fire department arrived to tend to the victim’s wound.

On June 17 at approximately 7 PM police responded to a report of an armed assault that had just taken place on E. 24th near Gayler. The victim told police that he had been driving north on 23rd and had stopped for the light at Madison when another vehicle stopped extremely close alongside his. When the light changed and the vehicles started moving, he heard bumping noises at which point the driver of the other car started driving erratically and yelling at him. Both vehicles continued driving north on 23rd, but after they had stopped at another red light at 24th and Galer, the driver of the other vehicle angrily pointed a handgun at him. Just then the light changed and the assailant continued to follow the victim’s car until they reached E. Lynn, at which point the assailant turned east. The victim gave the police a description of the assailant’s car and its license number.


Lowell Hargens is a Madison Valley resident and former University of Washington professor of sociology specializing in the statistical analysis of data.


Post a Comment | Topics: Crime

Harrison Ridge Greenbelt Gardening Party


Please come out to help preserve Madison Valley’s only natural park. We will be doing light weeding and spreading mulch. Wear comfortable shoes, long pants and a long sleeve shirt. All tools and snacks provided.




Saturday, July 15, 10 AM to noon.
32nd Avenue East between E John and E Denny
Signs will be posted


Post a Comment | Topics: Beautification, Nature
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