Constrained by zoning code, this project was only able to add 119 square feet of new footprint. So the homeowners gave a third of their existing family room to create a new Accessory Dwelling Unit for grandma to occupy. Connected by an interior door to the main house, but with its own exterior door for independent entry, the ADU allows the family to easily get together or remain separate as needed. This project in the schematic design phase.
This 1962 house in the Magnolia neighborhood of Seattle was aging and dated, but occupied a terrific waterfront site and had good modern "bones." The existing 2-bedroom house was remodeled inside and out without adding any space. An existing guest house was demolished to make way for a new two car garage.
A new stair was cut into the center of the house, connecting the upstairs great room with the downstairs den. The stair was designed and crafted to make the treads appear to float. New wenge cabinets and new stainless steel appliances updated the kitchen in its existing location. A new folding glass door opens the entire south wall of the kitchen to the entry courtyard in good weather.
In the master bedroom, the bed was reoriented to face the water view, with privacy afforded by new shoji panels when desired. The master bathroom was fitted with a two-person soaking tub, a glass shower stall, and slate flooring.
Built in 1909, this house was a modest 617 square feet per floor over a crawl space. After living in the home for 3 years, the homeowners were ready to add a guest bedroom/study and mud room, as well as dramatically rework the kitchen in a modern aesthetic.
A recycled steel beam allowed the downstairs to become one open great room. Two cooks can now easily prepare meals on the recycled Novustone countertops. New FSC certified custom cabinets by Kerf Design, Inc. feature exposed edges and colorful accents
A 10-person table is planned for dinner parties.
The existing house had no insulation at all for its first 100 years! So we sealed air leaks and installed cellulose insulation throughout the lower level. Inside, low toxic Yolo paint and recycled gypsum board were used throughout. Topping the new addition is a planted roof to replace the garden lost beneath the addition footprint. Certified Built Green 3 Star.
Located in the Fremont neighborhood of Seattle, this narrow, three story house has a magnificent view to the Olympic mountains. The project added a two story Mother in Law (ADU) addition for a second family to rent. In between, a new skylit entry hall features a pond fed by rainwater from the addition roof.
Though similar in appearance to the main house, the ADU incorporates more progressive construction techniques than its 20-year-old parent. ICF stem walls bear on footings of concrete mixed with 43% flyash. Walls and roof structure are SIP insulated sandwich panels, and cement board siding is installed over a rain screen.
Heat is provided by a hydronic radiant slab below and a single fan coil unit above. The roof gutters gather water in reused wine barrels for irrigating the yard. The existing garage became a demonstration site for Seattle's eco-roof initiative. Certified Built Green 3 Star.
Too cold in winter and too warm in summer, this sunroom was virtually unused by the owners except for storage. Thermal comfort became the primary challenge in transforming the space into a recreation room for a growing family. Western sloped glazing at the roof was removed to prevent unwanted solar gain. A new wood ceiling lends a warm feeling and harmonizes with the existing wood frame structure. The eastern slope of the roof, meanwhile, remains as glass to maintain natural light throughout. New radiant heat tubing in a new gypcrete topping slab provides heat to the space in winter. In summer, new solar powered exhaust fans installed near the ridge of the existing gable roof allow warm air to rise and vent to the outside.
The bi-level space includes a family room below and game room on a raised platform above. A gear room is also provided for storage of equipment including snowboards, kayak, and bicycles. Partial height walls at the new game room were removed for a more spacious feel. The wall to the existing adjacent dining room was also eliminated, creating a seamless transition from the remodel to the existing home. New metal railings at the game room and existing basement stair maintain openness and add a modern touch.
This 1904 home in the Capitol Hill neighborhood of Seattle was built by partners of the Pantages Theaters. Oak floors with marquetry borders, ornate plaster ceilings, beveled glass windows, molded trim, and carved figureheads create an elegant home. The historic features of the house were all carefully restored while bringing the house up to modern standards for comfort and function.
The old servant's kitchen with its separate door to the stair was replaced by a new kitchen that is open to the dining room and overlooks the back yard. All new appliances anchor the beautiful new cherry veneer cabinets and soapstone countertops. There is even a hot water spigot for the espresso machine.
The second floor was completely remodeled under the existing roof, with just the original stair banister remaining. The new master bedroom features a large window with a view of Mt. Rainier. We split the bathroom into a powder room and a bathing room so the family of four can use it efficiently. The front bay window floods the new study with daylight.
All new systems were installed, including a dedicated HRV ventilation system that delivers filtered fresh air to all bedrooms and living rooms. Existing radiators were refurbished and a new 95% efficient condensing gas boiler provides quiet effective heat. The plumbing and electrical wiring were all completely redone.
A 1902 house with a clumsy 1960s addition was in derelict condition when the builder bought it from the deceased owner's estate. The corner lot, located in Seattle's Fremont neighborhood, was large and well suited to a grander house.
The existing partial basement was enlarged by excavation and finished out with a play room, workshop, wine cellar, and storage area. The first floor was a keeper, with 11 foot tall ceilings and large windows. Its floor plan was adjusted to provide a spacious new kitchen and family room to go with the existing formal dining room and living room. The entirely new second floor has a master suite, two children's bedrooms and bath, and a laundry closet.
The complete remodel inside and out was undertaken with a focus on green building practices. Demolition waste was recycled or reused on site, air leaks were sealed and the house was fully insulated, all windows are new double glazed, and interior paints, adhesives, and sealants are low toxic. The new heat system is radiant floors at all three levels. Certified Built Green 5 Star, the fourth ever 5 Star remodel/addition.
A new 385 square foot addition nestles between the existing house and a much-loved apple tree in the clients' back yard. The original house in the Broadview neighborhood of Seattle was expanded to the south to provide sunlight, solar heat gain, and pleasant views from the new interior spaces to the large, lushly landscaped back yard.
The new dining room and new master bedroom form twin gabled volumes with a half-bath tucked between. They were built with FSC sustainably harvested wood using 33% less lumber thanks to the advanced framing method. French doors open onto the elevated recycled plastic deck which overlooks a ground-level patio and the yard beyond.
A big new dormer was added on to this 1921 bungalow in Seattle's Wallingford neighborhood to create a master suite. The existing central stair down was retained, but its flimsy guardrail was replaced by a wall of bookshelves. New French doors allow the study to be closed off from the master bedroom if one person is working while another wishes to sleep.
The compact bathroom features a walk-in shower with two heads, a Japanese soaking tub, and a toilet with a control arm. The two sinks share a vanity cabinet, but one looks at a mirror while the other looks out a window. The dressing room closet system is adapted from one used in retail clothing stores, its supports a thin slit recessed in the face of the wall. A door opens onto a balcony where the couple can enjoy morning tea.
Ecological features include a gas fired tankless water heater, recycled cellulose insulation, and a natural wax sealer on the refinished fir flooring. Certified Built Green 3 Star.
Adding a dormer made room for a new bathroom on the second floor of this house in the Ballard neighborhood of Seattle. The two existing rooms on the second floor became a new master bedroom and a new music room.
The bathroom features a glass walled shower stall, a separate soaking tub, and a large vanity cabinet for the sink. New windows overlook the backyard, with their sills raised for privacy. The beveled edge subway tile adds a classic touch, and the reclaimed hemlock flooring is stunning.
The purpose of this project was to refinish an existing basement to include a playroom for children, home office, guest room and bath. Areas for laundry and storage were also important considerations.
The scheme devised by VELOCIPEDE architects oriented the new playroom toward the east and north for best exposure to windows and direct access to the backyard. The home office, which doubles as a guest room, was located on the north wall for light and egress.
The new bathroom makes efficient use of space with a corner shower and pedestal sink. The laundry was relocated and expanded to provide more room for sorting and folding of clothes. A storage room was captured by finishing out a partial crawlspace.
The owner of this house in Shoreline, WA, nearing retirement, wanted a home that she could grow old in. A straight-run stair was designed to accommodate a future chair lift for accessibility to the upper floor as the owner ages, and bathrooms are provided with blocking for future grab bars. The living/dining room, office and master bedroom were all oriented toward the back yard to the east. A crafts room on the south end of the second floor takes advantage of windows on three sides.
The existing foundation and garage were retained for this project and the new house was built above and around them. The ReStore was brought in for a full deconstruction so the home achieved a 76% job site recycling rate. Energy efficiency was achieved by super insulating walls and roof, new radiant floor heating, and a heat recovery ventilator. Certified Built Green 5-star, the third ever 5 Star remodel/addition.