Puzzle Solved
A challenging hillside takes stylish shape with fresh thinking and 200 tons of granite
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 BENJAMIN BENSCHNEIDER / THE SEATTLE TIMES An acoustic consultant advised on the specific kinds of traffic noises created by nearby Interstate 5, and the developer built the rushing, roaring waterfall to drown them out.
BENJAMIN BENSCHNEIDER / THE SEATTLE TIMES Andrew and Cassady Glass Hastings love the spaciousness of their new 1,800-square-foot home after moving from an apartment in Los Angeles that was less than half the size.
BENJAMIN BENSCHNEIDER / THE SEATTLE TIMES Every townhouse in the Boulders development has its own private deck and patio. Andrew and Cassady Glass Hastings enjoy their deck's close-up view of the central courtyard and waterfall.
BENJAMIN BENSCHNEIDER / THE SEATTLE TIMES The kitchen's stainless-steel appliances, lighting and concrete floor are sleekly contemporary, while the wood ceiling and cabinets warm up the space.
BENJAMIN BENSCHNEIDER / THE SEATTLE TIMES The master bedroom feels like an attic space with its slanted ceiling, yet plenty of light pours in through generous windows and a skylight. Lively Jack Russell terriers Stella Mae and Jasper Jones enjoy a rare moment of repose.
BENJAMIN BENSCHNEIDER / THE SEATTLE TIMES The majestic old pine, carefully preserved by developer Bill Parks, lends scale to the tall townhouses while serving as centerpiece for the naturalistic landscaping. |
The Boulders project is unusual, and not just for its preservation of the property's original home:
• A city design review allowed developer Bill Parks to reduce the side and front yard setbacks to create a pleasing urban streetscape by nestling the townhouses right up against the sidewalk.
• From the street, the size of the development is minimized; only when you walk through a corridor into the courtyard do you realize this is a cluster of tall homes.
• The townhomes aren't condominiums, but form a kind of urban density that architect Ray Johnston describes as "a cleaner form of ownership."
• The developer short-platted the property so each resident owns the land beneath the individual townhouse and a portion of the public area, which is covered by a shared-maintenance contract.
What to do with a steep, trapezoid-shaped hunk of land smack in the middle of an urban neighborhood? That was the challenge facing architect Ray Johnston and his team as they surveyed the sloping property overlooking Green Lake in North Seattle.
In the end, the puzzle would be solved as "the Boulders project" — eight stylish new townhomes surrounding a renovated old farmhouse set in a landscape as fresh as the finish on the old house.
The townhouses, three stories with gabled roofs and modern detailing, have a real street presence. Yet each also faces inward, toward a courtyard defined by 200 tons of granite boulders, rushing waterfall, native plantings and a venerable pine tree. At the heart of the project is the century-old farmhouse, which once stood in the middle of a pastoral hillside above the lake.
"Usually there's pressure in development for the biggest profit, but in this project there was real value in a different approach," says Johnston. He gives developer Bill Parks credit for "seeking interesting solutions," and not squeezing every unit possible onto the property. Each of the homes, ranging between 1,700 and 2,700 square feet, has a different orientation and floor plan. "It was a puzzle both horizontally and vertically," says Johnston of the complex layout of homes that cascade down the hillside. Saving the old farmhouse was a major piece of the puzzle. "We kept looking at that farmhouse," says Johnston, "and thinking about it surrounded by new siblings."
Cassady and Andrew Glass Hastings live in one of the "siblings." They moved to Seattle from Los Angeles two years ago and looked at Boulders on a whim. "We liked it right away," says Andrew. As a transportation adviser for the city of Seattle and a self-described "urban guy," he was hoping to find a loft downtown. Cassady, a doctoral student at the University of Washington, wanted an older home with Craftsman quality in Fremont or Wallingford.
The Boulders project is unusual, and not just for its preservation of the property's original home:
• A city design review allowed developer Bill Parks to reduce the side and front yard setbacks to create a pleasing urban streetscape by nestling the townhouses right up against the sidewalk.
• From the street, the size of the development is minimized; only when you walk through a corridor into the courtyard do you realize this is a cluster of tall homes.
• The townhomes aren't condominiums, but form a kind of urban density that architect Ray Johnston describes as "a cleaner form of ownership."
• The developer short-platted the property so each resident owns the land beneath the individual townhouse and a portion of the public area, which is covered by a shared-maintenance contract.
Both ended up happy with the style of their new home, which they've described as "Aspen cabin meets urban loft." The location, a few blocks north of the lake, is central enough to walk most places or take the bus. Cassady loves the townhouse's detailing, beamed wooden ceilings, and the master bedroom tucked beneath the eaves. Yet the vibe is contemporary enough to suit Andrew, with black metal windows and metal railings, heated concrete floors and stainless-steel appliances.
Both appreciate that their neighbors are a varied lot ranging from retirees to families with young children. "We see our neighbors often, yet this place is laid out so well we aren't always bumping into each other," explains Andrew.
The Hastings' 1,800-square-foot townhouse has an entry, storage and garage on the lowest of four levels. There are two full baths and two powder rooms, one per floor, and three bedrooms. Sloping ceilings in the top-floor master bedroom give the space the snug feel of an attic, with wide windows and a skylight to let in sunshine and moonlight. The main floor has an open kitchen, dining room and living room.
Big, old rhododendrons right outside the street-side windows lend a country feel to the space despite the Dwell magazines on the coffee table. Across the room, glass doors open to a deck that overlooks the waterfall, its rush of water soothing traffic noise. "The presence of the waterfall is amazing," says Johnston. "I think every project should have one."
Valerie Easton is a Seattle freelance writer and author of "A Pattern Garden." Her e-mail address is valeaston@comcast.net. Benjamin Benschneider is a Pacific Northwest magazine staff photographer.
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