Seattle - Feature Summary

There is nothing dramatically different about what we did: in fact the people who worked on it all do mainstream construction.  The differences are all in the details.

Architecture

• Not so big design - used needs analysis to attempt to reduce size
• Pattern Language - designed for flow, privacy gradient, places on the edge, sunny place, outdoor connection, thick walls, and many others
• Adaptive reuse - attempt to design so that others with different needs can reuse it
• Form - 2-1/2 story single family plus apartment; main unit is 1900SF finished space, apartment is 600SF finished space.  There is a full unheated basement, half of which is a garage and a small portion is an insulated closet for utilities.  The attic is fully conditioned.

Energy

• Passive solar design: House faces due south, although E-W axis is limited by lot shape and zoning. Partial shading on the SE,  full shading on the W.  7% of floor area in south facing glazing (passive solar for main unit only). Overhangs give full shading on June 21st.
• 12" Floor Joists filled with cellulose, R-40
• 9” advanced frame double framed 2x4 walls filled with cellulose, R-30
• 12" SIP roof system, R-48
• Accurate Dorwin fiberglass windows: U=.34, SHGC=.5 "northern" low-E on the south, U=.2 SHGC=.29 elsewhere.
• Fiberglass doors, R5
• Glazing ratio: 12% (whole building)
• 2.3ACH50
• Solar Hot Water collector
• Heat system:  Hydronic fan coil, forced air, driven from hot water tank
• Hot Water - Polaris, natural gas condensing unit, 92% efficient
•  Ventilation - HRV in return duct controlled by aircycler
• 3kw PV added 1 year after construction
• Energy Star & Engineered for Life ratings

Materials & Waste

• De-construction of existing house by the ReStore
• Approximately 50% of non-load bearing lumber either salvage or finger jointed
• Extensive use of FSC lumber, although use was limited by supply
• Approx 400SF salvaged oak flooring from former house
• Approx 400SF Salvaged "South Wales Blend" flooring
• Approx 350SF FSC madrone
• Approx 700SF linoleum
• Approx 150SF cork
• Salvaged fir & FSC pine trim
• Main cabinets made with FSC ply when available and FSC hardwood
• Other cabinets from reclaimed material
• Reclaimed door, interior windows, ceiling panels
• Recycling & salvaging waste from construction process
• Salvaged stair treads from bleacher boards
• Exterior trim is metal clad so it does require painting in the future
• Salvage cedar T&G for sauna walls, Ceiling & bench
• Trex for porch railings & back steps
• Fly Ash-43% walls/footings. 30%+ in slab
• Pin foundation footings

Healthy House

• Rain Screen (ventilated drain plane) between building paper and siding
• Sill pans for all windows & exterior doors
• Low toxic materials, paints & finishes
• No materials with Urea Formaldehyde used inside the house
• No carpeting/no vinyl
• Heat recovery/HEPA filter
• House was thoroughly vented out after each finish application

Site & Water

• 7000 gallon rainwater tank
• Rainwater used for irrigation and permitted by city for filling toilets
• Landscaping includes no grass & has many drought tolerant plants 
• Salvaged concrete pieces used for a sidewalk
• Eco-Stone pavers for driveway 
• Pex supply lines (home run manifold system)
• Side Sewer contractor uses Bio-fuel for all his equipment & vehicles
• Water efficient dishwasher & washing machine