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Entrant Name
Bushnaq Studio Architecture + Design

Design Team
Bushnaq Studio Architecture + Design Dawn Bushnaq, Architect Peter Law Patricia Nossen

Collaborators
Landscape: Karen Kiest Landscape Architect Interiors: Kristine Donovick Interior Design Inc Structural: DCI Civil: Springline Design Geotech: PanGEO Mechanical: HV Engineering Envelope: JRS Electrical: AES Shoring: Ground Support Survey: Core Design Sprinkler: Advanced Fire Protection General Contractor: Charter Construction Modular: One Build LLC

Owner / Client
3RD & Bell LLC Managed by Daly Partners

Belltown Modular

All Submissions > Scale 2: Building Scale

Belltown Modular
Seattle, Washington. 47,600 sf

Inspiration
A kinetic city animated by human-scaled streets, buildings with character and dwelling units that prioritize light, air, openness and proximity.

Problem Solving
A question posed by this project is how to viably marry the benefits of density with the imperative to create humane places to live.

The site is located in one of Seattle's densest neighborhoods. A 60' x 108' infill parcel, it was a vacant parking lot sandwiched between a 240’ condo tower and a 1-story grocery.

The building is a 7-story concrete and wood structure. The program is mixed-use with commercial at ground level and 49 residential units above. Basement, Level 1 and Level 2 are concrete construction. Levels 3 – 7 Mezzanine were assembled from 41 factory-built wood-frame modules that were set on site over two weekends.

The building has three unit types: studio, super-studio and Loft. The kitchen and bathroom in each unit type is identical. The studio and super-studio vary only in length and facade profile. The loft has the same core housed in vertically stacked modules. With access to light and air at the street or alley only, this variation creates a deep, habitable facade that provides outdoor space and environmental control to each unit individually.

Environmental Sensitivity
Site selection. Combination of site construction and factory fabrication to maximize time and resource efficiency. Infill facade design for passive daylighting and ventilation. Communal roof deck with drought tolerant plants. On site car-share vehicles. Secure bike parking and on-site bike-repair equipment. Building electrical loads limited to 1000 AMPs - eliminated need for in-building transformer. High efficiency gas hot water, radiant heat and appliances. Low VOC finishes.

Social Transformation
The client/developer viewed this site as a potential prototype. The site was an unbuilt mid-block lot. This "missing tooth" condition dots almost every street in the neighborhood. These holes have the potential to reinforce the city’s platting DNA. A financially viable infill housing prototype that is attentive to the needs of individual residents and that responds to the scale of the street is a victory for density, a human-scaled city, urban resource management, and the bottom line.