Posts in Project News
Project Spotlight: 11th and Aloha

In mid-April, Principal, Bradley Khouri, and Project Architect, Brian Johnson, sat down with our Administrative Lead, Michael From, to have an in-depth conversation about 11th and Aloha, our latest completed project in Seattle’s Capitol Hill neighborhood. The 4-story, b9-designed apartment structure, consists of 34 1-bedroom and studio units and a network of exterior spaces.  These vary in privacy and include street-level private patios, exterior walkways connecting to units, a multi-leveled courtyard, and a communal roof deck. It sits on a sloped corner lot, appearing to transition from a 4-story structure to 2-stories. The exterior facades consist a modern composition of red brick, Swiss Pearl siding, steel balconies, and stepped concrete planters. An open breezeway from E Aloha Street cuts through the massing and connects to the external circulation and multi-leveled courtyard.

 

This project is particularly special to us, due to its contextually responsive design and location at a transition from Single Family to Lowrise Multi-family zoning. This is a stark difference in density, height and parking requirements, and it is at the edge of a highly established and historic part of the neighborhood. With proactive engagement from the design team and neighboring residents, and investment from our client, what could have been a highly contentious design process became an adaptive and collaborative effort. Bradley and Brian reflected on this particular stage, and how it embodied our values, ultimately leading to the success of the final design.

 

When a project in the city of Seattle goes through the full Design Review process, it is presented at a minimum of two public meetings. First at an Early Design Guidance (EDG) meeting, where multiple massing alternatives are reviewed, and second, months later, at a Recommendation meeting, where a more developed design is presented. A board of volunteers, consisting of design professionals, development professionals, local business owners, and neighborhood representatives makes comments and suggestions to the design team to ensure that new developments meet the intent of the City’s and Neighborhood-specific Design Guidelines. At these meetings, members of the public are encouraged to provide feedback regarding the design proposal through public comment. Bradley presented the initial design for 11th and Aloha to the East Design Review Board of the City of Seattle, providing 3 design alternatives based on extensive site and context analysis. “At the time, we thought we were going to present alternative three and they’d say go for it,” Brian reflected. Fortunately for the now completed project, the presentation was not as straightforward as Johnson anticipated.

While the Board gave the project team guidance typical for a project of this type, several members of the Single Family neighborhood to the north and east of the site were vocal about their concerns, centered particularly around height, bulk, density and parking. After the meeting ended, the team from b9 architects and self-selected members of the neighborhood decided to schedule a meeting to discuss how to move forward with a design that met everyone’s goals.

 

The proposed building changed significantly between the first two meetings. The massing, originally bold, anchored at the corner of 11th Avenue E and E Aloha Street reduced significantly, particularly at that corner. At the first meeting with the neighborhood team, b9’s client made a pledge to the group that the building would have a high-quality cladding. “Having that pledged opened up things that we had never explored before in the practice,” Brian recalled. To complement the context of the neighborhood, the team chose to clad a significant portion of the building, notably the frontage to E Aloha Street with Inca colored, Mission brick from local Mutual Materials. Two volumes, one clad in high-quality white Swiss Pearl panel, and the other in gray corrugated metal panel rise above the brick volume. The materials help indicate the change in scale as the building moves away from E Aloha street and articulate variation in the building massing.

 
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Another significant change was that the main entry was relocated from E Aloha Street to the southernmost edge of the building on 11th Avenue E. “We had to think of 11th Avenue E as a front. When it became the more prominent facade, we were able to shift the entire building away from the street and create a strong brick base with landscaping buffering it from the street,” Bradley said. By placing the entry on 11th Avenue E, a flat street at a lower elevation, the design team was able to maintain the project’s unit count, while lowering the overall height of the building. 11th and Aloha, in its finished state, rests under the allowed height limit by almost a full story. Even though the move created a few basement units, b9’s signature courtyard community space (in this instance with multiple levels) hollowed out the southeast corner of the structure allowing an additional light source to all units adjacent to it.

 

After the three weeks of intensive redesign, b9 invited the neighborhood team into their office to see a newly revised project, designed around the feedback shared. The neighborhood group stood behind and celebrated the changes made. They became advocates for the new design, recommending it to the full group. In the end, they endorsed the project with a letter to the city, and their support played a significant part in the final approval by the Design Review Board at the Recommendation meeting.

The core of 11th and Aloha is a story of a collaboration between the design/development team and the neighborhood community group surrounding the project. “This group of neighbors knew what they could do, and they actually wanted to work toward a solution,” Brian remembers of the process, “a lot of the success can be attributed to both groups acting proactively”. What resulted is an elegant solution to a specific zoning condition, one that is both unique to the site and also prevalent throughout other Seattle neighborhoods. The final design reconciles the contrast between an established Single Family neighborhood with the necessity of increased density, and a development boom happening in Seattle’s Lowrise and other multifamily zones.

“My proudest moment was winning over the group in that first meeting in our office”, Brian said, “feeling the camaraderie after we showed them that brick building. From that moment on, they were 100% behind it.”

“They became part of our team,” Bradley attested.

 
SolHaus wins 2016 Green Builder Home of the Year Award!

We're pleased to share that SolHaus, co-developed by b9 architects and Cascade Built, has won the "Home of the Year" award in the category of "Best Urban Infill Project." 

Clad in a mix of reclaimed barn wood and modern materials, the project is comprised of 10 uniquely designed townhomes that reflect careful attention to detail and energy efficiency. SolHaus was designed and constructed to rigorous passive house standards to significantly reduce energy consumption and offer superlative comfort for occupants. Located in the city’s urban core, SolHaus owners enjoy large windows overlooking a common courtyard and private rooftop decks with sweeping city views for vibrant indoor/outdoor living. Additional project features include double-height spaces, all LED lighting, zero VOC paints, high-performance European tilt & turn windows, and continuous fresh air filtered and free from pollution, dust and mold by state-of- the-art systems. SolHaus was completed in summer 2016.


Click the articles below for more information:

"2016 Green Home of the Year Award Winner: Ultra Efficient" in Green Builder Media

b9 architects website

"SolHaus wins green award" in the DJC (Daily Journal of Commerce)

"Passive townhouses in Capitol Hill win national award for green building" in Curbed Seattle

First Central Station Update
Photo courtesy of  Genesee Martin

Photo courtesy of Genesee Martin


Our team is happy to report that First Central Station, a 385 unit mixed-use development in Seattle’s central district, has received unanimous approval from the East Design Review Board. b9 architects, Build LLC, Karen Kiest Landscape Architects, and local artist Paul Rucker presented the design. 

The meeting was the second and final stage in the city’s design review process and highlighted the team’s efforts to work with neighbors, community organizations, city officials, and the design review board to provide a unique project that is sensitive to a variety of concerns. The collaborative efforts of the architectural design team, b9 architects and Build LLC, have resulted in a project that captures the distinct design philosophies of each office and projected them on to different portions of the site, a strategy that produces a sense that the buildings have emerged from multiple voices as opposed to a single master plan.

 

The team utilized a variety of communication tools to bring the design review board up to speed on the project – renderings, diagrams, and a presentation model assisted in making plain the complexities of the design. In the end, the support of the board was a reminder that successful design can emerge from complex collaboration and neighborhood inclusion. It can be hard work, but the result, we believe, will be one of a kind.

 

To learn more about First Central Station and its design philosophy, be sure to check out Build LLC's blog post HERE

All images courtesy of b9 architects, Build LLC, and Karen Kiest Landscape Architects



Massing evolutions of each building:


Landscape Plan by Karen Kiest Landscape Architects 


Site Plan Diagrams


Site concepts by local artist, Paul Rucker

"On June 10, 1918, Seattle saw its first local jazz band perform in Washington Hall, at 14th Avenue and Fir Street. In the 1920s and 1930s jazz flourished in the Central District. We have an opportunity with the construction of First Central Station to acknowledge this legacy by integrating musical notation and themes in the wayfinding. The example shown here uses quarter notes as directional signs to bordering neighborhoods.

Naming of buildings uses solfège

Do= Building #1

Re= Building #2

Mi= Building #3

Solfège is a system for singing notes. If you’re familiar with the famous Rogers and Hammerstein song “Do-Re-Mi” from The Sound of Music, you already know the solfège note names: do, re, mi, fa, sol, la and ti."

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**To pause on a specific image, hover your mouse over the image