TRIPLE DOUBLE HOUSE
TRIPLE DOUBLE HOUSE Total Lot Area:
12,500 SF (3 parcels)
Building Size:
(3x) 2,200 Seattle DPD “Priority Green” Houses (3x) 1,000 Accessory Dwelling Units (ADUs) 9,600 GSF
Location:
Seattle, Washington
Project Type:
Single-Family Residential
SHARED INTELLIGENCE Seattle's urban evolution has become a race for space. In response to rapid growth, developers are competing for the last remaining parcels — and only the most challenging sites remain — to install structures inspired by little more than a predictable ROI. The results are formulaic and demonstrate the limitations rather than the benefits of building regulations. By contrast, the Triple Double House re-examines the potential of local codes to unlock a new, intelligent paradigm for making the leap from traditional single-family residences to vibrant urban communities. Designed for a steep-slope site 10 minutes from downtown, rather than simply meeting expectations, this project's aesthetic is purely rational and celebrates the power of architecture to drive cultural change — combining strengths to reveal a challenging site's full wealth in terms of privacy and shared amenities, views, downtown access, long-term value, and quality of life. The development’s physical outcome is derived from an analytical approach that leverages the most out of zoning regulations. Three structures, each with two dwelling units, the Triple Double House is all about flexibility and economy. The approach to site stabilization enlists the use of an augercast shoring system that doubles as the major load bearing and lateral system for the homes. This site-stabilizing intervention produces the ideal platform for construction, offstreet parking in excess of that required, and acts as a podium to access a common circulatory network. Exercising a zoning exception for a zero lot-line abutting a right-of-way at the southmost property that extends up a slope too steep for a street to ever exist provides the additional width necessary for a shared elevator. The homes share virtually identical clear-span structural solution for the greatest flexibility. A modular layout accommodates every household function or combinations of functions while also reducing construction material waste. The Triple Double House’s unique adaptations exploit the assets of each parcel and are differentiated in character to support a range of living styles. The southernmost structure, adjacent to a greenbelt right-of-way as a “Forest Lawn” is fully accessible. The northern building, “City View”, has commanding views of downtown and the Port of Seattle. The middle home, “Garden Villa”, has expansive views to “living walls” of the outboard buildings and to the lush upper hillside. This intelligently designed sustainable development yields the best of two worlds: private, single-family, rural living with the amenities of a dense, multi-family, urban lifestyle.
A CRITICAL SLOPE SITE Three residential sites within an Environmentally Critical Area (ECA) — these are steep slope sites with challenging vehicular access from a relatively undeveloped roadway — are among the City’s last remaining infill properties. Though these these particular sites are extremely challenging to develop, they are within minutes of downtown, with potential views and privacy.
TC
LO
B
A
T TO ENAN EW V O C ION E VI TRICT PRESERVI S E R T
LOT
STE
LOT
ZONE D L I U B R NOBUFFE E P O L EP S
HEIGH
PARCELS, SETBACKS & HEIGHT LIMITS Steep slope building exemptions were granted on the lower steep slopes due to the limited percentage of steep slope and because of the City of Seattle’s historical street grading. There is a no-build zone within 15 feet of the upper steep slopes. The former property owner and current uphill neighbor is enforcing a height restriction by covenant to preserve uphill views.
K AC ETB TION DS AR SIGNA EY SID Y DE NO ALLE PER
MAXIMUM BUILDING ENVELOPE To offset the limited footprint of each home due to setbacks and steep-slope buffer, an additional floor is obtained if the roofs are “flat” rather than sloped / gabled. Additional area is obtained in the southernmost building by virtue of an Alley Designation that was obtained because of a street right-of-way on a heavily-wooded steep slope that cannot physically ever accommodate an actual street.
SITE STABILIZATION, ACCESS AND PARKING The perimeter of the “cut” is lined with an augercast shoring wall system. The shoring doubles as a gravity-load and lateral structural solution for the 3 homes. A single“cut” for all 3 houses cost-effectively establishes a reasonable base for construction and becomes a zone of shared utilities and unrestrained off-street parking. Shared vehicular access can only occur at the highest elevation of the adjacent street.
SHARED PEDESTRIAN CIRCULATION Both vertical and horizontal pedestrian circulation is shared. Common vertical circulation is managed by a grand external stair and an elevator located in the wider, southernmost structure. Each of the three structures includes a separate, Accessory Dwelling Unit (ADU) requiring 6 separate entrances — all of which are located at 2 community concourses terraced above the parking level.
(1x) 12’ x 20’ MODULE 1. LIVING ROOM 2. DINING ROOM 3. KITCHEN 4. BEDROOM 5. HOME OFFICE
7 2
6 5
4
(2x) 12’ x 20’ MODULES 6. LIVING ROOM 7. KITCHEN-DINING 8. MASTER SUITE 9. PAIR BEDROOMS 10. MEDIA ROOM 11. ACESSSORY DWELLING 12. FLEXIBLE GARAGE
MODULAR FLEXIBILITY AND ACCESSORY DWELLINGS Identical structural systems clear span 20’ to accommodate singular and combined dwelling functions. This flexibility allows owners to customize the interiors of their homes. The modularity and careful attention to topography also allows the ADU’s to be located at various positions within the structure.
EN “GARD A” VILL
“CITY VIEW”
EST
R “FO N”
LAW
SITE-SPECIFIC ADAPTATION The siting of each structure and property characteristics uniquely impacts the design. Outboard houses, like bookends, turn their backs on the middle house with views to the forested street right-of-way and city. The central house has expansive outdoor views — to living walls on adjacent structures and the uphill greenbelt — as well as a roof deck.
UPPER
CONCOURSE
LOWER CONCOURSE
FLOOR PLANS Terraced “concourses” stretch between structures at two levels to act as common community porches. All primary residences and ADU’s are accessed from the concourses. Both concourses are connected to an elevator while the lower concourse is connected to a central grand stair. Every day, neighborhood life will occur on the concourses — neighbor-to-neighbor conversations, mail pick-up and barbecues — encouraging the interaction of inhabitants.
33RD AVENUE SW
SW SPOKANE STREET
SITE PLAN
“GARDEN VILLA”
“FOREST LAWN”
“CITY VIEW”
12,500 SF (3 parcels)
Building Size:
(3x) 2,200 Seattle DPD “Priority Green” Houses (3x) 1,000 Accessory Dwelling Units (ADUs) 9,600 GSF
Location:
Seattle, Washington
Project Type:
Single-Family Residential
SHARED INTELLIGENCE Seattle's urban evolution has become a race for space. In response to rapid growth, developers are competing for the last remaining parcels — and only the most challenging sites remain — to install structures inspired by little more than a predictable ROI. The results are formulaic and demonstrate the limitations rather than the benefits of building regulations. By contrast, the Triple Double House re-examines the potential of local codes to unlock a new, intelligent paradigm for making the leap from traditional single-family residences to vibrant urban communities. Designed for a steep-slope site 10 minutes from downtown, rather than simply meeting expectations, this project's aesthetic is purely rational and celebrates the power of architecture to drive cultural change — combining strengths to reveal a challenging site's full wealth in terms of privacy and shared amenities, views, downtown access, long-term value, and quality of life. The development’s physical outcome is derived from an analytical approach that leverages the most out of zoning regulations. Three structures, each with two dwelling units, the Triple Double House is all about flexibility and economy. The approach to site stabilization enlists the use of an augercast shoring system that doubles as the major load bearing and lateral system for the homes. This site-stabilizing intervention produces the ideal platform for construction, offstreet parking in excess of that required, and acts as a podium to access a common circulatory network. Exercising a zoning exception for a zero lot-line abutting a right-of-way at the southmost property that extends up a slope too steep for a street to ever exist provides the additional width necessary for a shared elevator. The homes share virtually identical clear-span structural solution for the greatest flexibility. A modular layout accommodates every household function or combinations of functions while also reducing construction material waste. The Triple Double House’s unique adaptations exploit the assets of each parcel and are differentiated in character to support a range of living styles. The southernmost structure, adjacent to a greenbelt right-of-way as a “Forest Lawn” is fully accessible. The northern building, “City View”, has commanding views of downtown and the Port of Seattle. The middle home, “Garden Villa”, has expansive views to “living walls” of the outboard buildings and to the lush upper hillside. This intelligently designed sustainable development yields the best of two worlds: private, single-family, rural living with the amenities of a dense, multi-family, urban lifestyle.
A CRITICAL SLOPE SITE Three residential sites within an Environmentally Critical Area (ECA) — these are steep slope sites with challenging vehicular access from a relatively undeveloped roadway — are among the City’s last remaining infill properties. Though these these particular sites are extremely challenging to develop, they are within minutes of downtown, with potential views and privacy.
TC
LO
B
A
T TO ENAN EW V O C ION E VI TRICT PRESERVI S E R T
LOT
STE
LOT
ZONE D L I U B R NOBUFFE E P O L EP S
HEIGH
PARCELS, SETBACKS & HEIGHT LIMITS Steep slope building exemptions were granted on the lower steep slopes due to the limited percentage of steep slope and because of the City of Seattle’s historical street grading. There is a no-build zone within 15 feet of the upper steep slopes. The former property owner and current uphill neighbor is enforcing a height restriction by covenant to preserve uphill views.
K AC ETB TION DS AR SIGNA EY SID Y DE NO ALLE PER
MAXIMUM BUILDING ENVELOPE To offset the limited footprint of each home due to setbacks and steep-slope buffer, an additional floor is obtained if the roofs are “flat” rather than sloped / gabled. Additional area is obtained in the southernmost building by virtue of an Alley Designation that was obtained because of a street right-of-way on a heavily-wooded steep slope that cannot physically ever accommodate an actual street.
SITE STABILIZATION, ACCESS AND PARKING The perimeter of the “cut” is lined with an augercast shoring wall system. The shoring doubles as a gravity-load and lateral structural solution for the 3 homes. A single“cut” for all 3 houses cost-effectively establishes a reasonable base for construction and becomes a zone of shared utilities and unrestrained off-street parking. Shared vehicular access can only occur at the highest elevation of the adjacent street.
SHARED PEDESTRIAN CIRCULATION Both vertical and horizontal pedestrian circulation is shared. Common vertical circulation is managed by a grand external stair and an elevator located in the wider, southernmost structure. Each of the three structures includes a separate, Accessory Dwelling Unit (ADU) requiring 6 separate entrances — all of which are located at 2 community concourses terraced above the parking level.
(1x) 12’ x 20’ MODULE 1. LIVING ROOM 2. DINING ROOM 3. KITCHEN 4. BEDROOM 5. HOME OFFICE
7 2
6 5
4
(2x) 12’ x 20’ MODULES 6. LIVING ROOM 7. KITCHEN-DINING 8. MASTER SUITE 9. PAIR BEDROOMS 10. MEDIA ROOM 11. ACESSSORY DWELLING 12. FLEXIBLE GARAGE
MODULAR FLEXIBILITY AND ACCESSORY DWELLINGS Identical structural systems clear span 20’ to accommodate singular and combined dwelling functions. This flexibility allows owners to customize the interiors of their homes. The modularity and careful attention to topography also allows the ADU’s to be located at various positions within the structure.
EN “GARD A” VILL
“CITY VIEW”
EST
R “FO N”
LAW
SITE-SPECIFIC ADAPTATION The siting of each structure and property characteristics uniquely impacts the design. Outboard houses, like bookends, turn their backs on the middle house with views to the forested street right-of-way and city. The central house has expansive outdoor views — to living walls on adjacent structures and the uphill greenbelt — as well as a roof deck.
UPPER
CONCOURSE
LOWER CONCOURSE
FLOOR PLANS Terraced “concourses” stretch between structures at two levels to act as common community porches. All primary residences and ADU’s are accessed from the concourses. Both concourses are connected to an elevator while the lower concourse is connected to a central grand stair. Every day, neighborhood life will occur on the concourses — neighbor-to-neighbor conversations, mail pick-up and barbecues — encouraging the interaction of inhabitants.
33RD AVENUE SW
SW SPOKANE STREET
SITE PLAN
“GARDEN VILLA”
“FOREST LAWN”
“CITY VIEW”
