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With the recent development boom taking place in the Puget Sound region of Seattle, Wash., the availability of flat, uniformed sites for residential development has shrunk significantly.
As a result, local developers have increasingly set their sights on smaller infill lots that are irregular in their shape and/or grades, posing greater challenges to building design and development.
However, with some creativity and outside-the-box thinking, these sites can still be turned into great projects.
Case Study: Steeple Rock
Steeple Rock, a boutique, four-story condominium building of 11 stacked flats in the heart of downtown Kirkland, Wash., a few miles northwest of Seattle, met that challenge.
In the past, The Cordillera Group, the project's developer, would have likely passed on the 18,743-square-foot site. But today, more than half of the sites the firm evaluates present obstacles in their irregular shapes and topography.
Despite its inherent challenges, the site is located in a great neighborhood with views of Lake Washington, is only a few blocks from boutique shops and gourmet restaurants, and is less than half a mile from Marina Park and Heritage Park.
Working with our team in the Bellevue Wash. office of Dahlin Architecture | Planning | Interiors, the developer landed on a high-density, stacked-flats approach that is relatively uncommon for this market, but highly desired for a variety of lifestyle reasons.
While the building is new, the exterior fits well within the existing neighborhood thanks to its earthy color palette, exterior finish materials choices, and the existing mature trees. Yet it's also a jewel box, featuring large windows and glass-enclosed balconies that showcase the project and allow ample natural light into the units.
Challenges Become Opportunities
Our objective was to maximize floor area ratio (FAR, the ratio of allowable building square footage to site square footage) and conform to impervious surface percentages, but the most efficient building design option did not lend itself to standardized, repeatable housing units.
While standardized units are typically desirable for developers as being more efficient from a construction and building materials use (and cost) perspective, The Cordillera Group embraced the opportunity to create unique unit types that would cater to a broader demographic of potential buyers.
Maximizing square footage within set-back and daylight plane requirements led to pulling in the massing of the building to its upper levels—a challenge-turned-opportunity to create spacious, elevated decks and patios for the units on those floors, which is an unusually high level of indoor/outdoor livability for this market.
The flats also offer privacy while feeling spacious, benefitting from single-level living that does not take away square footage for staircases, as is the case in multi-level townhomes. Flats also provide greater flexibility and options for buyers with varying wants and needs and at different stages of life, including aging in place.
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A Beautiful Result
Steeple Rock’s 11 floor plans—none alike—range from 1,574 to 2,260 square feet, offering one to three bedrooms and two to three and-a-half bathrooms. Each unit comes with ample storage, a laundry room, and a flex space to be used as office space, a home gym, or more.
Kitchens include quartz countertops and state-of-the-art, name-brand appliances. Bathrooms also feature quartz countertops, designer fixtures, and frameless glass showers with floor-to-ceiling tile.
Main living areas are finished with engineered oak wood flooring built for sound minimization between units and state-of-the-art soundproofing in walls and ceilings. Some units provide a large private outdoor deck, in-floor heating in the primary bathroom, and a gas fireplace.
The building features a lobby library, guest waiting area, elevators, secure mail location, and an outdoor fenced dog run area. A secure, subgrade, 28-space garage provides keyless entry and several electric vehicle (EV) charging stations.
Meanwhile residents love the walkability of the neighborhood, their proximity to parks, transit, entertainment, services, and of course the beautiful views of Lake Washington.
No wonder the project sold out in record time.
A Model for the Future
The Steeple Rock project proves that design expertise paired with developer expertise and matched with an unmet need in the market can lead to successful projects.
As build-out in the Puget Sound region continues and sites become scarcer, the increasing trend towards developing on more challenging sites will also continue.
But for savvy developers willing to collaborate with architecture and design firms to create innovative solutions that offer residents the livability they desire, difficult sites can result in successful developments that stand out from the competition.
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