Xing Hua Mixed-Use Development

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2750 77th Ave SE & 2885 78th Ave SE

An application is under review by the City for a new mixed-use building. The proposed building will be 4 stories above grade with 159 apartments and 13,080 square feet of ground level retail space. The proposal also includes two levels of below-grade parking, landscaped public plazas, a 20-foot wide public through-block pedestrian connection along the north side of the property and a private courtyard for tenants.

This page will be updated with further information as it becomes available.


2750 77th Ave SE & 2885 78th Ave SE

An application is under review by the City for a new mixed-use building. The proposed building will be 4 stories above grade with 159 apartments and 13,080 square feet of ground level retail space. The proposal also includes two levels of below-grade parking, landscaped public plazas, a 20-foot wide public through-block pedestrian connection along the north side of the property and a private courtyard for tenants.

This page will be updated with further information as it becomes available.


  • Clarifications to Xing Hua Design to be Presented to Design Commission

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    02 Apr 2021

    On February 24, 2021, the City of Mercer Island Design Commission held a public hearing and voted to approve, with conditions, the proposed Xing Hua project, a new four-story mixed-use development located at 2570 77th Avenue SE and 2885 78th Avenue SE in the Town Center. A written decision of the Design Commission’s approval has not yet been issued.

    Initially submitted in early 2020, the processing of the design review approval request was interrupted by the COVID-19 pandemic and resumed in late 2020. As a result, some inconsistencies were created between the original document package submitted and select documents received later in the process. The packet of materials presented to the Design Commission in February 2021 contained a blend of older and newer documents presented as exhibits to the staff report.

    The inconsistencies in the exhibits presented to the Design Commission led Jeff Thomas, the Interim Community Planning and Development Director, to seek clarification from the project applicant and to reconvene the Design Commission on April 22, 2021 to present a consistent packet of materials before a written decision is issued. Thomas noted, “It’s very important the Design Commission, as well as the public, understand exactly what is being presented for design review approval and what is going to be constructed in the Town Center.”

  • Design Commission approves Design Review application

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    08 Mar 2021

    The Design Commission voted to approve the design of the proposed Xing-hua Mixed-Use Development at a public hearing on February 24, 2021. This decision grants approval to the design of the project only, and it confirms that the design is consistent with Town Center regulations.

    Design Commission approval is the first of two major steps needed before the project can begin construction; A building permit is also required to be reviewed and approved before construction can begin.

  • Staff Comments on Draft Design Review Plans Now Available

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    18 Mar 2020

    Staff has now completed the first review of the Proposed Plans and provided review comments that explain the additional information that must be provided or further clarified, and alterations to the project design that are needed to comply with City code. Review comments address topics including: cultural resources, signage, transportation analysis, the mix of commercial uses, parking, street design, site design and landscaping. Please read the Staff Review Letter summarizing the review comments for more information.

    After providing/clarifying information and/or redesigning aspects of the project, the applicant will submit a second draft of plans for staff review. Staff will then conduct a second review of the plans. This review and comment process will continue until the plans are in compliance with city codes. Then, a design review meeting will be scheduled with the Design Commission.


  • Design Review Submittal

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    03 Feb 2020
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    NW Corner

    An application has been received by the City for Design Review for a new mixed use building located at 2750 77th Avenue SE and 2885 78th Avenue SE . The proposed building will be 4 stories above grade with 164 apartments units, including 17 affordable units. Also included is 10,742 of ground level retail space, located along 78th Avenue (facing QFC) as well as 77th Avenue (facing New Seasons) and two levels of below ground parking, including residential parking and 35 retail parking stalls.

    The proposal includes a through-block pedestrian connection extending between 77th Avenue and 78th Avenue. To make this connection more inviting, landscaping including trees and a water feature are being provided. The project is also proposed to include three public plazas. They will be located at the corner of 78th AVE SE and SE 29th ST, at the main entrance of the building along 78th Ave SE, and at the western end of the through-block connection at 77th Ave SE. These areas will be open to the public. They will contain landscaping including a water feature, pedestrian scale lighting, bike racks, picnic tables and other types of seating, and art.

    In addition to the public spaces, a private courtyard is proposed for tenants. A service loading area for tenants move-in, food delivery and trash collection purposes is proposed, with access via a driveway off of 77th Avenue.

    The proposed plans include several updates in response to Design Commission feedback in 2019, including the following:


    • Revised the roof design so it did not create massing at the street
    • Created more diversity among building sections
    • Retail facades were reduced in height to be more pedestrian scale
    • Provided canopies along the street frontages
    • The south plaza was increased in size to feel like more of an amenity
    • Enlarged north plaza at the through block connection
    • Provided lighter materials at the north plaza at the through block connection to make it lighter and more inviting. Also removed columns that were proposed to extend from the building to the ground
    • Added modulation of the building along the through-block connection
    • Provided an extended roof toward 29th Street to provide emergency access to the roof as required by the Fire Marshal
    The project documents, including the proposed building plans, submitted by the applicant can be viewed in the Project Document Cloud File. As the project review evolves and additional documents are submitted by the applicant, they will be added to the project folder.

    The public comment period began on January 27, 2020 and extends until February 26, 2020. This project will be subject to a public hearing at the Design Commission at a future date. Public hearing notices will be distributed at least 30 days prior to the hearing. While the initial public comment period expires on February 26, 2020, public comments are welcome any time until the close of the public hearing.

    Written public comments may be submitted by email , postal mail, or in person at the Community Planning and Development counter. Verbal comments may be provided to the Design Commission during the comment period at the public hearing. To become a party of record and receive future project notices, please submit a public comment or send a message to the project contact indicating that you would like to be a party of record.