Density and demand

By THOMAS FRYE JR.
Baylis Architects

As the economy continues to attract more people to the area, we are faced with one of our country's most sensitive livability issues: limited housing supply. Not only is new housing not meeting current demands, but as land becomes scarce and building costs increase, quality of life is often compromised. Nobody wants to see urban sprawl, yet many neighborhoods oppose the alternative, high density housing, because they don't want increased traffic congestion and inexpensive, poorly constructed attached housing. This type of housing is often viewed by the community as an insensitive solution, with poor planning and not much design consideration for either the buyer or the future neighbors.

Developing expectations

Keith Maehlum of West Water Real Estate Services thinks that lack of supply coupled with continuing demand is a problem that will not be solved easily. "Many residents who oppose density - the very precept of the Growth Management Act -are the same people who don't want sprawl. They must choose between density or sprawl, and they are choosing neither," Maehlum said. But the GMA mandates that communities must accept more housing. And people are choosing high quality housing located near shopping, businesses and transit facilities, housing design that is consistent with community values.

The Mondrian Condominiums on Bellevue's Downtown Park Photo courtesy of Baylis Architects

Contradictory expectations can come from municipal, community interests, developer, builder, architect, and broker. Acceptable and successful high density housing has certain common characteristics. It is designed to fit into existing neighborhoods or commercial areas, and includes a strong emphasis on single family features: quality materials, details, abundant natural light and open space. The design focus is simultaneously the dwelling unit and the project massing. While the dwelling design impacts how occupants will live their lives, the massing of the project determines how it will fit into the neighborhood. This is true for rehabilitation, infill, and major new projects.

Baylis' latest infill project is at 90 Central Way in Kirkland. It contains 65 extended-stay hotel units in three buildings above existing retail space. The project was designed to maintain the village character of the downtown. The buildings transition gently from the downtown area on the south to the residential area at the north, and are terraced to minimize their impact.

The Mondrian Condominiums on Bellevue's Downtown Park, designed for Val Thomas, Inc., is another example of design working to meet a number of different objectives. The building has commercial space on the ground level, to fit with the downtown urban pattern. Residential use above focuses on the more serene park setting. Two different facades were developed to help the building blend with the park on one side and the downtown on the other. Within the project, the units have a lot of detail, high quality materials, and carefully landscaped grounds, with elements such as terraced planters that help transition the building to the park and the street.

Selling points

When focusing on dwelling unit design, an essential member of the condominium design team is the broker, who has an acutely trained sense of what people are looking for. Over the years, Baylis Architects has developed a successful relationship with Faye Torgerson of Coldwell Banker Bain/Torger-son Associates. Torgerson has had firsthand experience trying to meet the demands of buyers in this area, and sees their frustration. Over the last ten years the market has changed considerably, with a noticeable shift in space requirements. "One of the biggest buyer profiles is the empty nester, or people working out of their homes," Torgerson said. Many high density housing projects are being designed with "teleworking"features - units with larger office space, pre-wired for instant internet access, and common conference rooms within the building set up for fax machines and computers. "Since more people are working at home, this may reduce the problem of traffic congestion," she said.

Torgerson reinforces the notion that light is of primary importance to people living in this area. "Many people decide not to buy because there aren't enough windows. People in the Northwest need lots of windows because of the grey weather," she said. Outdoor living space is also in demand. People in the Northwest love being outdoors, and they want a terrace or a patio where they can have a barbecue or a small garden. "A little deck just doesn't cut it," Torgerson said. In the future, she sees a need for larger secondary bedrooms, offices and laundry rooms. "In general, people are looking for a great room' concept in design, with open floor plans." They are finding they don't need a family room and a living room," she said. 602 Fifth Street and Carillon Square, both condominiums in Kirkland designed by Baylis Architects, fit this marketing program for sales success.

The success of the units within a building depends on many parts working together into a coherent whole: an entry with a feeling of spaciousness; visual progression through interior spaces; a sense of natural light from multiple sources; the ability to easily arrange furniture, a kitchen open to views; flexibility to accommodate different lifestyles, and quality finishes. Each of these attributes, as well as sensitivity to the community, is adjusted for each project and location. When all of these factors are properly incorporated into the design, we can achieve housing for the market and for maintaining the area's quality of life.

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