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Boulders

photo by Johnston Architects

Facts

• Project Name: Boulders
• Year Built: 2004
• Address: 7440 Latona Avenue NE and 311 NE 75th Street
• Designer: Johnston Architects
• Developer: Crocus Development
• Design Review Board: Northeast
• Design Review Guidelines Applied: Design Review Guidelines for Multifamily and Commercial Buildings
• Size: 18,802 sq ft with 8 new residences and 1 renovation
• Zoned: L1
• Project Type: Single Family

Design Guidelines Met
The Northeast Design Review Board determined the following Design Review Guidelines for Multifamily and Commercial Buildings were the most important for the designers to address:

Architectural Concept and Consistency
(Guideline C-2)

Each building at the Boulders is slightly different in order to further distinguish individual structures. These differences include siting, entry locations, window fenestration, floor to floor height, attic space as well as color pallette.

Streetscape Compatibility
(Guideline A-2)

The "front" sides of the new buildings interact with the street at every opportunity.

Pedestrian Open Spaces and Entrances
(Guideline D-1)

Pedestrian access is addressed within the communal area as well as along the perimeter.

Architectural Context
(Guideline C-1)

The project is keeping with the "simple box forms" of existing neighboring structures with human scale details and features. It also responds to irregular street patterns by weaving paths through the site.

Landscape Design to Address Special Site Conditions
(Guideline E-3)

Over 30 existing trees and shrubs were preserved during the construction process.

Responding to Site Characteristics
(Guideline A-1)

The design emphasizes the single family character of the existing area.

Residential Open Space
(Guideline A-7)

The central area of the site is a communal gathering space for the residents. This space includes patios, p-patches, and is centered around an existing 4" caliper pine tree. Over 4,100 sq ft of landscaped area is provided in the project, almost three times the minimun requirement.

Transition Between Residence and Street
(Guideline A-6)

The configuration of buildings creates a family friendly environment -- creating an interior yard, preserving significant trees, as well as providing a transition between the more dense apartment development to the south and the single family structures to the north. The eight new buildings are also sited in order to preserve the existing views of neighbors to the north. By breaking the project into nine separate units, the privacy of surrounding residences is better maintained by allowing view corridors through the site, as well as minimizing the size of facades and placing fenestration with adjacent property owners in mind.