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Photography by Keiko Kawasaki

A new approach to affordable housing

Two urban infill projects reveal an energized, community-based vision for the future of affordable housing

In 2021, 25 year-old Logan moved to Seattle from Boston, with little more than a layover’s-worth of knowledge of the city. Although he had never lived alone, he began to search for studio apartments in the Ballard neighborhood, a historically-Scandinavian area of North Seattle where his parents had lived over 30 years prior.

As the move neared, he became increasingly anxious to find housing that was not only affordable, but which also provided a sense of community that would ease his transition to independent living. He then discovered Karsti, a new co-living development by Seattle-based Neiman Taber Architects, which reimagines affordable micro-housing with a focus on fostering interconnectedness among residents. Logan is not alone in his search for housing that both combats urban isolation and doesn’t break the bank. In terms of affordability, people in the lowest income brackets are often the focus of publicly funded affordable developments. But another demographic exists, sandwiched between those who qualify for subsidized housing and those who can afford market rate. In Seattle, about 25% of renters fall into this income category. Neiman Taber designs shared housing specifically for this underserved demographic, focusing as much on quantitative measures like affordability as on qualitative values like community, belonging, dignity and sustainability.

When Neiman Taber began its first co-living project in 2012, principals David Neiman and David Taber saw the need for a new typology that encouraged social cohesion and emphasized livability. These initial projects, The Roost Artist Lofts and Yobi Apartments, serve as examples of successful communal living models. The newest projects, Freya and Karsti, are a continuation of the groundwork they laid with The Roost and Yobi. Constructed in the Ballard neighborhood of Seattle, they contain over 130 homes ranging in size from 180 to 300 square-feet. Maintaining their dedication to affordability, 25% of these units are reserved for individuals earning 40% Area Median Income (AMI) or roughly minimum wage, and the other 75% are af-

These initial projects, The Roost Artist Lofts and Yobi Apartments, serve as examples of successful communal living models.

Proposal Site Plan

Proposal 3D View

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Proposal Site Plan Culebra, P.R. Eco Resort Proposal

Surrounding Area

PROJECT LIMIT

ARE YOU PLANNING A PROJECT IN PUERTO RICO?

Located at the island of Culebra, Puerto Rico, the Eco Villas feature an environmental-friendly lodging experience. The site has amazing views to Ensenada Honda and an on-site dock with direct access to Fulladosa Bay. This project aims to enhance its Caribbean context through sustainable tropical design. Photovoltaic panels, rainwater collection, a water pond, cross ventilation, environmental impact reduction are some considerations. A modular concept proposes minimum impact on site, which in turn provides a shortened construction time.

After Hurricane María, the Waterfront Port of Mayagüez Puerto Rico was exposed to high winds, waves, and tidal surge that caused severe damages to the facilities. This forced the US Coast Guard to shut down the pier. Extensive damage and precarious conditions of the Port required significant work to restore it to its pre-event condition and bring it up to code and industry standards. After a broad evaluation, which included multiple studies, the recommendation was to redesign the dock incorporating measures to provide a long-term solution. The objective is to provide protection of essential commercial public services to the Island and reduce the risk of damage in future events.

Architecture + Engineering

Project Management + Construction Administration + Inspection PO Box 9023772 San Juan, PR 00902-3772 CIRCLE NO. 21 tel. 787.979.9982 web. 3mg-pr.com

fordable for those earning 50% AMI (around $40,000 a year). The individual units are modest—consisting of a small bed space, a kitchenette and a private bathroom—but the communal amenities are ample and easily accessed. Each floor has a shared lounge, dining room, and kitchen well-stocked with everything from cookware, to espresso makers, to insta-pots. Additionally, each building has exterior decks, exercise rooms, and game lounges that encourage entertaining—facilitating social cohesion that stretches into the larger community. Melding life experiences with a knowledge of community design principles, Neiman Taber designed circulation routes through the buildings that naturally bring people into contact with one another and enhance connectivity. The design worked to establish a distinct design identity for each community, to aid in cohesion and place-making. Freya, named after the Norse goddess, has a subtle, natural palette, with carefully-designed visual touchstones that connect it to the Ballard neighborhood’s Scandinavian heritage.

Karsti, meanwhile, takes its inspiration from ’80’s punk rock, with a high contrast neutral interior interspersed by intense pops of color. Amenity areas in each building hold surprises, including a piano, a large-scale mural, and a Ms. Pac-Man machine. The buildings were designed to balance overall affordability with market-rate amenities, offering a dignified sense of home for each resident. “Our goal was for residents to feel excited about their home, want to gather with their neighbors, and feel proud to invite over guests,” says Neiman Taber principal Liz Pisciotta. The collective culture promoted by these dwellings is further facilitated by the management company, OpenDoor, which specializes in collective living arrangements. As a “co-living operator,” they work to identify community members’ interests, and organize and fund shared meals and events. As resident makeup changes over time, OpenDoor maintains a working knowledge of their distinct community. Customized engagement events even extend into fully-fledged initiatives, such as the Creative Person in Residence and Community Catalyst programs, where ten residents were given several months of free rent in exchange for sharing their talents and helping establish the tone of the budding resident community. OpenDoor Director Sonj Basha says residents often express how special it is to have a home that “feels inclusive, collaborative and intentional.” People are drawn to co-living housing from a variety of backgrounds, and for a number of reasons. Although this type of housing is commonly perceived as the domain of young professionals like Logan, this type of housing appeals to a broader range of individuals, with the average age of their residents falling in their mid-30s and largely skewing toward women and BIPOC individuals. David Neiman describes the residents as, “people moving in from more distant neighborhoods or exurbs, looking for opportunities to live closer to the city core…a lot of people in life transitions.” Co-living creates a type of housing that provides a stable home base for individuals to change, grow, and pursue opportunities within the city.

People are drawn to co-living housing from a variety of backgrounds, and for a number of reasons.

The need for this type of housing is not limited to the Seattle metropolitan area. Individuals in cities across the country are struggling with the same issues—urban isolation, limited housing stock, and a lack of affordability. “Every city needs these projects and lots of them. Co-living allows people to live in places that they’d otherwise be priced out of,” says David Neiman. With Freya and Karsti, Neiman Taber has demonstrated an innovative co-living housing model that meets the needs of people who are not served by conventional housing solutions. These projects benefit not only the residents, but also the larger neighborhood, and the city itself. The average person living in Karsti and Freya uses roughly 40% of the energy of someone living in conventional apartment housing. Shortly after moving to Karsti, Logan became a part of the Catalyst program to establish community norms and share his interests, in exchange for four months of free rent. He organizes weekly dinners, Music Mondays, group dance nights and other events along with his neighbors (who he now considers friends). And although he is living on his own, Logan doesn’t suffer from the effects of urban isolation, saying his mental health is “better than ever,” and explaining that the opportunity to connect more deeply with his neighbors “feels super empowering.” In paying attention to these individuals’ needs and pushing for change in their city, the Seattle area now has a model for housing that provides a glimpse of a more collective, sustainable and equitable future. CCR

Meet the Project Team

Architectural Team: Neiman Taber Architects Interior Design: Neiman Taber Architects and OpenDoor Owner Group: Hamilton Urban Partners and Neiman Taber Architects Structural Engineering: Malsam Tsang Engineering Civil Engineering: Freya: Davido Consulting Group, Inc. and Karsti: Sitewise Design PLLC Landscape Architect: The Philbin Group General Contractor: Pacific Continental Construction Building Management: OpenDoor Co-Living