Cohousing Patterns: Ceiling Height Variety

“A building in which the ceiling heights are all the same is virtually incapable of making people comfortable.”

It is all too often that the Common House is designed and built with the least funds (many communities prioritize the money for individual units) and therefore, the overall enclosure of the Common House is constructed with the idea that a future mezzanine or second floor will be added later. The resulting spaces for dining, conversation, and meal preparation all occur under a single ceiling.

Provide a variety of ceiling heights that are appropriate for the functions. The dining room may want to be a grand space with high ceilings, however, the kitchen will be more functional with lower ceilings. In addition, smaller seating groups for conversation are not inviting if they are located in a cavernous room with the same ceiling height as the dining room.

Bakken, a cohousing community in Northern Denmark, is comprised of duplexes, triplexes and a large common house. In the common house, the dining and seating area all occur under the same ceiling. The seating area is not welcoming and did not encourage residents to linger and talk. However, over half of the dining room floor framing had been installed with the idea that the second-floor mezzanine would be extended. While the project was never completed, the major framing elements were left in place creating an implied ceiling. The tables under this “lower” ceiling felt more intimate.

The height of a ceiling can also determine the intimacy of a space. The ceiling must be proportionate to the size of the room - a small room with a tall ceiling will feel equally uncomfortable as a large room with a low ceiling. The original pattern describes rules of thumb for ideal width-to-height ratios. The acoustics of any room are affected by the ceiling height and room proportion and should be given specific attention during design.

Leadership Tomorrow – Geoff's Reflections on Challenge Day 6: Environment

Schemata Workshop is excited to announce that Principal Geoff Anderson has been selected as a participant in the Leadership Tomorrow (LT) class of 2021.

LT is an intensive civic leadership program focused on interconnections between elements of Seattle Foundation’s “Healthy Community” framework. The program helps participants further develop their leadership skills and practices, focusing on the goal of creating a healthy, just, and inclusive Puget Sound region. In particular, the program has been actively evolving its approach to racial equity, supporting participants’ development as antiracist civic leaders.

Several years ago, I decided to explore Seattle’s Duwamish River on my kayak, wanting to take a closer look at this vital part of Seattle’s history, economy, and environment.  The scarcity of safe access points on the river was certainly an indication of the value our society has placed on this key waterway. This experience was at the top of my mind throughout Leadership Tomorrow’s Environment Challenge Day, as we learned about the Duwamish River, its history, the communities who live on and around it, and the impacts of industrial development and climate change.

In my experience, most people who live in and around Seattle don’t know a lot about the Duwamish:  where it begins, its original route, or how it became what it is today.  For the record, the Duwamish River begins at the confluence of the Green River and the Black River (hardly a river anymore) at Fort Dent in Tukwila. Until the early 1900s, it meandered into an estuary leading out to Elliott Bay and Puget Sound. In 1909, the Duwamish was rechanneled and straightened to accommodate industrial and commercial development. As a result of the industrial contamination caused by this development, the lower Duwamish was declared a Super Fund site by the EPA.

The impacts of this pollution most profoundly affect the Duwamish River Valley and the communities on its banks, such as Georgetown and South Park [1]. This community has long been subject to environmental injustices: disproportionately high health issues caused by pollution, and fewer benefits, such as safeguarding traditions on historic Indian lands along the Duwamish.  These communities will also be most directly impacted by rising sea levels caused by global warming.[2]

In fact, the communities along this river, from the native Duwamish to current day residents, including Black, Latino, and Indigenous people, have long had to bear the burden of environmental pollution, harm, and displacement. I’ve personally been a long-time proponent of ”Save the Planet” idealism. However, I am starting to better understand that how this often comes at the expense of the real-life concerns and needs in these communities. I was surprised, for example, that groups such as Front and Centered are opposed to a Cap-and-Trade policy as typically designed because the “trades” can make pollution in these communities even worse, reinforcing environmental racism by concentrating pollution in already overburdened communities.

I believe our region should lead by example and accelerate the push towards an economy based on innovative renewable resources that benefit the communities in the Duwamish Valley. To do this, we must allow the people most impacted by pollution to lead the conversations and decision-making. The passage of the HEAL Act this past legislative session is a powerful statement for this type of action. It will help reinforce efforts like those of the King County’s Climate Action Plan and the work of the Climate Equity Community Task Force (CECTF) Equity and Social Justice Strategic Plan to continue and even expand on bringing multi-cultural and multi-racial cross-sector experiences to climate-related community building.

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1. See the WA State Department of Health website for more information (https://fortress.wa.gov/doh/wtn/WTNIBL)

2. Horne, Debra. "Two Seattle Neighborhoods Bracing for the effects from Climat Change" for Kiro News. https://www.kiro7.com/news/local/two-seattle-neighborhoods-bracing-for-effects-from-climate-change/879009084/

2020: A Year of Resiliency

As the year comes to a close, it’s interesting to look back and realize the dumpster fire that was 2020 helped demonstrate how we have been preparing for Resiliency. While we didn’t know all that 2020 would hold for us, in the years leading up to it, Schemata Workshop put practices into place that have helped us quickly adapt and recover from the disastrous events that occurred this year.

Cloud based server

On March 7, when Governor Inslee suggested we all “stay at home”, we told our staff to bring home what they might need to work from home. The very next day our staff began working from home for what would be the rest of the year.

While some firms struggled that first month to get remote working in place, Schemata was busily completing work on several project deadlines…without skipping a beat. That is because we had switched over to cloud-based services (for hosting our server, software and email) four years prior. Thanks to Approach Technology who set up our custom cloud and had switched us over just months before to a faster AWS-based platform, we had the same access to our projects/software as we did from the office just the day before. But we could work from our homes – on our PCs, iMACs, iPADs or whatever platform we chose. We could sit on the couch, at our kitchen tables, or wherever we could find a corner in our homes.  Over time, people came to collect second monitors, chairs, and standing desks to augment their work from home environment.

Undoing Racism

In June, as news of George Floyd’s death, went viral on social media platforms and the nation’s horror/grief/indignation of the many other Black lives lost, people took to the streets in cities across the US…and Schemata Workshop found themselves at ground zero to the protests in Seattle. With angry battles between protestors and police escalating nightly with tear gas and flash bombs, just one block away from our office, we had heartfelt conversations to help us grieve and process; and to inspire each other to action rather than fall into despair and hopelessness.

At the end of 2019 and early 2020, Schemata Workshop had sent all of their staff to anti-racism trainings offered by the People’s Institute For Survival and Beyond hosted locally through the Housing Development Consortium. By June, the words of the trainers and our flawed constitution came hurtling at us with the fury as the names of the Black lives recently lost were shouted in the streets in marches and protest. Many of us at Schemata marched, we tweeted, we donated, and made public statements – AND we debated the performative nature of all this. We decided as an office it was important to actively, vocally be allies and co-conspirators  - in our profession and in our lives. We will seek out and uplift the work and voices of Black and Indigenous people who work in our allied disciplines; and we have found meaningful ways to collaborate to build capacity for Black and Indigenous professionals in the Architecture/Engineering/Construction industry.

Personally, my cohousing community has been a major source of daily support. Established as a community in 2010, our nine families moved into a building designed by Schemata Workshop in 2016. In the four years since, we have deepened our connections and formalized the way we live collaboratively in our densely urban building.

Cohousing

As the pandemic was unfolding in Washington, we met twice weekly on Zoom from March through May -  we shared information - allaying fears or cautioning those who might not have read as much. We developed protocols for disinfecting the whole building daily, managing outside deliveries, and helping each other reduce trips to the grocery store. Over the summer we figured out how to socialize while maintaining physical distance and wearing our masks, and these practices have helped us transition into the fall and now winter (eating dinners and watching movies outside but in the protection of our covered breezeway or under the tent on the roof). The proverbial “cup of sugar” or eggs or any other ingredient shows up at your doorstep within minutes of texting out a request. And deliveries of baked goods, tamale kits, and pesto are as common as the frequency of birthday celebrations – with singing from our balconies and cake picked up in the courtyard. The children play together in the courtyard and their voices float up to our open windows (rain or shine) and the adults gather in small groups to exercise, converse or plan out community business on our rooftop or balconies.  We have firmly adopted the Norwegian attitude of friluftsliv – “There is no bad weather, only bad clothes.” Sitting outside in our parkas, gloves and hats in the company of our neighbors sure beats sitting home being lonely.

In 2020, the Cohousing Association worked hard to offer numerous webchats for people talk about the effects of the pandemic and online conferences to help people find cohousing near them or find resources to help them manage their existing communities.

Office Manager

One of the people I’m most grateful for this year is our Office Manager Margaret Tyson. Over the past four years she has grown into her position on the Leadership Team.  On March 7 she insisted we send people home right away and begin remote work.  Then promptly applied for Federal PPP loans. She has worked closely and tirelessly with our banker at Umpqua, our bookkeeper/accountant invantage3, and our tax accountant Mark Long to make sure we have spent the funds according to rules and advised us on strategic changes in staffing and expenses. She has led our “back to work” task force (which is recommending remote work through 2021) and has duly served in a HR capacity. 

So I’d like to close with gratitude for what 2020 actually did bring - the Great Pause. Outside of work, I spent time baking sourdough bread, binge-watching shows, staying local, enjoying our home, the generosity of friends, and most importantly, found time with my 13-year old daughter.

We are at the close of 2020 - we made it to the end! And now I’m ready for 2021- bring it on!

- Grace Kim, AIA

Principal + Founder, Schemata Workshop

resilience

[rəˈzilyəns]

NOUN

resilience (noun) · resiliency (noun) · resiliencies (plural noun)

1.     the capacity to recover quickly from difficulties; toughness.

Resilience has been referenced a lot in the context of Sustainability these past few years. Sustainability and resilience can work together in the economy, construction, transportation systems, systems of government and almost any other system in existence. Resilience is the ability to recover from a disaster that could have been prevented or mitigated with sustainable practices.

Building Equitable Housing on the Hill: Capitol Hill Transit-Oriented Development

Seattle’s Capitol Hill neighborhood has reached a critical crossroads in its development. With unprecedented growth and skyrocketing demand for accessible housing, the historically LGBTQ arts district is struggling to maintain its ties to its history and its unique sense of place, while moving into the future.

Capitol Hill Transit-Oriented Development is a response and a remedy to this crisis — providing context-sensitive, equitable housing for people of all income levels and backgrounds, that strengthens the vibrant Capitol Hill community.

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The Early Stages

In 2009 Sound Transit completed their first light rail line, enabling increased mobility across the city and into surrounding communities. Seeing the undeveloped lots around newly opened stations, community leaders across the city began pushing for more inclusive engagement processes, and transit-oriented developments that would provide much-needed housing in close proximity to transit.

In 2009, Schemata Workshop Principal and Founder Grace Kim was invited by a community group to represent Capitol Hill business and property owners in conversations about station development. As the group developed guidelines for the TOD parcels, Grace was asked to submit a proposal for a consultant contract to identify community priorities for future development. This led to a year-long community engagement project that allowed residents (renters as well as property owners) and other community stakeholders to discuss and outline neighborhood-wide priorities:

• Permanent Home for the Farmer’s Market

• Affordable Housing

• Cultural Center

• Community Space

• Affordable Commercial Space

• Daycare

• Limited Parking

• High-Quality Design

• High Sustainability Standards

The resulting Recommendations Report led to changes to land-use development standards, a Development Agreement between the City and transit authority addressing community concerns, and most importantly the formation of The Capitol Hill Champion, a community entity, that would steward the recommendations of the report over the next five years.

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Building the Future

Schemata Workshop went on to play a pivotal role in the project’s development, building on the community desires identified in the early engagement process. The Capitol Hill Equitable Transit Oriented Development includes a four-parcel site atop what is now the highest ridership station in Seattle’s light rail system. Affordability was a key value of the project, and 40% of the 435 units will be affordable. Schemata Workshop was responsible for developing the design principles for the four building campus, identifying opportunities for district strategies, and guiding the site-wide public art program. Schemata Workshop also designed two of the four buildings on site — Station House and Park Apartments.

Station House includes 110 units of family-oriented affordable housing, for hardworking households earning less than 60% of the Area Median Income (AMI) and was designed for Community Roots Housing (CRH), a local public development authority. CRH aspires to have the greenest housing portfolio in the region. Station House incorporates a rooftop PV array, low-VOC materials, and continuous exterior insulation and high-performance windows. Prioritizing urban agriculture, Station House’s rooftop garden provides residents access to local, organic produce and an adjacent roof deck to enjoy the city and mountain views. At the street level, a community room weaves together public art and space for workshops and events, with a commercial storefront to respond to the dynamic pedestrian and transit activity along John Street. Meanwhile, homes along 10th Avenue are brick-clad and set back from the street with porches to respond to neighboring residential character.

Park Apartments targets the higher-end of the housing market. However, due to affordability goals of the equitable transit oriented development (ETOD), 20% of the 76 units will be affordable to working class families. A second level amenity lounge will feature a full-kitchen as well as outdoor seating areas and BBQ grill. This space was intentionally designed to be at the tree canopy level to recall a beloved neighborhood coffee shop that previously occupied the station headhouse. Passive solar strategies are employed, with western units facing the plaza shaded by deep balconies. The street-level townhomes have entrances off 10th Ave which incorporate light brick and rich wood accents. Both buildings target LEED Platinum certification, and respond directly to the expressed desires of the community from the earlier engagement process.

Station House Apartments, Photo: William Wright Photography

“It was exciting to be a part of Seattle’s first Transit Oriented Development. It is such a great way to impact and tie into the community. ”

— Tegan Firth, Project Architect, Station House

Park Apartments, Photo: Schemata Workshop

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Bridging the Past

To acknowledge the neighborhood’s history as the center of LGBTQ life, Schemata Workshop worked closely with local LGBTQ organizations to create a memorial for lives lost during the AIDS epidemic, which devastated Capitol Hill in the 1980’s. Schemata worked with LGBTQ leaders and stakeholders to outline a public art program that emphasizes storytelling and memorializing the neighborhood’s history of community resilience. The AIDS Memorial Pathway (AMP) will include an augmented reality gallery, community space, and interpretive sculptures winding around the site, linking it to the neighboring Cal Anderson Park.

Capitol Hill Transit Oriented Development Plaza, Photo: Berger Partnership

For more information:

A Broadway Development More Than 20 Years in the Making, the Process to Fill Capitol Hill Station’s New Apartments Has Begun - Capitol Hill Seattle Blog, 2020

Let’s Talk eTOD - Housing Development Consortium

Alongside New Light Rail Stations, Seattle Plans Affordable Housing - CityLab, 2019

Where to Put Affordable Housing? On Top of a Light Rail Station - Crosscut, 2018

Apartments on Capitol Hill Light Rail Property Will Finally Break Ground June 19 - Curbed Seattle, 2018

Capitol Hill Station Apartments Rental Information

Bulk Storage - Cohousing Pattern #19

In any household or community, there are items that are not used daily but are necessary and require storage. Too often these bulk storage spaces are forgotten during the planning stages or omitted due to cost. In a Common House, there is a need for bulk storage of food items that can be accommodated in a pantry. Storage will also be required for seasonal decorations (Christmas tree, ornaments, and lights) and special events (additional folding chairs, tables, linens, special occasion stemware or dishes). There may be supplies for building maintenance or operations (light bulbs, lumber, ladders or lawnmower) that require storage. Storage spaces equivalent to 15% of the total Common House area should be reserved for communal storage.

Residents generally find themselves living in smaller homes than they are accustomed to and are not able to purge extra possessions. Provide a central storage locker for each unit in the Common House. If lockers are not provided, residents will often utilize porches and parking spaces to satisfy their storage needs.

Skraplanet Cohousing in Vaerlose, DK. Designed by Jan Gudmand-Høyer

Stavnsbaandet Cohousing in Farum, DK. Designed by Ortving of Friis Jorgensen

Drivhuset Cohousing in Randers, DK. Designed by Niels Madsen

Stavnsbaandet Cohousing in Farum, DK. Designed by Ortving of Friis Jorgensen

Please Note:

This series of blog posts is focused on explaining common design patterns in cohousing. Grace Kim, a founding principal and owner of Schemata Workshop, has identified patterns applicable to cohousing from "Pattern Language" by Christopher Alexander and has added some of her own.

Grace's additional patterns pay particular attention to the Common House because its design requires special consideration. As the living room for the community, the Common House sets the initial impression for visitors about what cohousing is, what your community values might be, or the perceived benefits of living in community. Schemata Workshop has analyzed scores of common houses in Denmark and North America to discern what does and does not work. Following Alexander's concept of Pattern Language, Grace has thoroughly documented the necessary programmatic and design elements for a successful Common House.

To learn more about cohousing at Schemata, visit our cohousing page.