Promoting Density While Fostering Community: The Crow Woods Cohousing Approach
Single-family (shown in pink) zoning map of Seattle from 2019, prior to recent zoning changes. Sourced from the NY Times with data from UrbanFootprint.
Did you know that “it is illegal on 75 percent of the residential land in many American cities to build anything other than a detached single-family home”?
This restrictive zoning, highlighted in a 2019 New York Times article, exacerbates our national housing crisis. But while zoning changes are coming, slowly, we don’t have to wait to create the housing we want to live in now.
Maxing out allowable density is nothing new to developers. However, housing projects designed and developed with community in mind are much more rare. There is a balance to be found between maximizing density and designing spaces for harmonious living.
Crow Woods, a nine-unit cohousing community in development in Seattle, exemplifies this balance and shows how intentional, community-driven design can create not just housing but homes.
The Crow Woods Density Strategy
A rendering of the street view of Crow Woods, curtesy of Hybrid.
Seattle is one of the few cities that allows multi-family density citywide. During our search for property for Crow Woods, we knew we had options if we were willing to be creative. With the support of Hybrid, we developed these search criteria:
Support for 4-16 Units: The site needed to support the construction of at least 4 units, up to 16 as we wanted to foster a small community of residents but weren’t set on a specific number of units.
Walkable Neighborhood: Access to groceries, parks, and other recreation within a 15-20 minute walk was essential. We wanted future residents to not have to be car-dependent and to develop deep relationships with their surrounding neighborhood.
Outdoor Space: Enough space for greenery and the enjoyment of shared outdoor space.
Zoning: Zoned either RSL (residential small lot) or neighborhood residential (NR) to accommodate multiple units per lot.
Finding a site that matched these criteria at an affordable price was challenging but with Hybrid’s help, we found two adjacent parcels in Northgate, each with small, old single-family houses, beautiful trees, and generous yards.
Our density strategy involved merging and subdividing these two parcels into three, each allowing for a single-family dwelling and two accessory dwelling units. This strategy is a notable example of missing middle housing, achieved by maximizing the allowable density in a Neighborhood Residential zone. By developing two oversized, underutilized single-family lots into three lots, each with a single-family home and two attached accessory dwelling units, Crow Woods is being built almost entirely under residential building code and without any zoning variances.
Designing for Community
A rendering of the Crow Woods courtyard, curtesy of Hybrid.
Human-centered design was at the core of Crow Woods. Our goal was to maximize unit numbers while fostering genuine community connections. Key features include:
Shared Spaces: Communal gardens, gathering nooks, and recreation areas to encourage interaction.
Thoughtful Layouts: Home and shared space layouts promoting casual encounters, with living rooms facing common areas and each home having a front and back covered porch.
Greenery and Outdoor Spaces: Ample outdoor space, greenery, and generous windows to maximize the Seattle sunlight and foster relaxation and connection with nature.
Crow Woods will feature nine homes and a common house, centered around a courtyard and garden. Each home will have a kitchen, bathroom, living room, and dining area. The site will include native and edible landscaping, preserved mature trees, a shared work/dining space, storage, a hot tub, a fire pit, and a garden. All of these features and amenities were included in an effort to foster a sense of shared ownership and enjoyment amongst community members while still providing private and transitional spaces.
Benefits of Community-Oriented Housing
A rendering of the living room of a home in Crow Woods, curtesy of Hybrid.
Community-focused developments like Crow Woods offer numerous benefits such as:
Sustainability and Efficiency: High-density living with shared resources reduces environmental impact. Efficient land use preserves green spaces, while shared amenities minimize energy consumption and waste production. Native and edible landscaping supports local ecosystems and provides fresh produce.
Enhanced Social Cohesion: Collaborative development and intentional design promote frequent social interactions, combating isolation. Communal areas and strategically placed shared spaces facilitate casual encounters and planned gatherings, fostering strong, supportive relationships among residents.
Striking A Balance Between Density & Community
Crow Woods demonstrates the potential to balance maximum density with community-focused design. The project does not max out the allowable height for the neighborhood and we’ve kept the home designs at a residential scale, reducing their impact on the street and neighbors. At the same time, the ADUs and planned impermeable surfaces are fully maxed out in square footage, with all water/run-off managed on-site. As cities address housing shortages and zoning challenges, projects like Crow Woods provide a blueprint for creating community-driven housing solutions.
By prioritizing socially conscious design and intentional density, we can create not just housing, but homes that foster connection and well-being. The future of housing development lies in innovative, community-driven approaches that make the most of existing zoning and amenities without sacrificing the special touches that make a neighborhood welcoming and sustainable in the long run.
If you're interested in learning more about cohousing and community-centered development practices or exploring similar projects, let's connect and continue the conversation.