radiant floor heat

Huppert remodel / addition

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.

Woodlawn remodel / addition

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.

Keller remodel / addition

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.