New Ideas for Constructing Affordable Homes, May 13th, 2020

Palo Alto, like many cities throughout the region, has failed to construct enough homes to create the diversity of housing stock needed for our community members. But it doesn’t have to be this way. In this workshop, we’ll explore new and creative ways to build more housing at every income level through shared equity, small lot zoning standards, and talk about what we can do locally.

Co-hosts: Palo Alto Forward, League of Women Voters of Palo Alto

Panelists: Lisa Ratner, League of Women Voters of Palo Alto

Matt Hutchins, CAST Architecture

Elaine Uang, Co-Founder of Palo Alto Forward

Moderator: Gail Price, Palo Alto Forward

Kelsey Banes, Peninsula for Everyone

Over the past year the Seattle City Mayor and City Council have been working on changes to portions of Seattle's zoning codes that deal with back yard cottages and mother in law units in single family neighborhoods. The changes are hoped to encourage greater density and a wider variety of housing options, including more units for lower income families.

In response to the proposed changes the Queen Anne Community Council (QACC) filed an appeal in an attempt to block the legislation. The appeal is set to be heard on this coming Wed. 8/31/2016 at 9:00am.  

It is hard to guess how the appeal will go and how the timeline for the changes will play out but here are our thoughts...

• The Appeal succeeds -
  • If the QACC's appeal is successful it will most likely have a significant drag on the timeline for the changes. We believe that some change will still likely occur however, it appears that the mayor and city council has the will to push the proposed changes regardless of the outcome of Wednesday's hearing.
• The Appeal Fails -
  • If QACC's appeal fails it will help clear the path and speed up the proposed changes. That said there seems a good chance that the QACC (or someone else) may try another tactic to stall or block the changes if this one fails. Because of this is hard to know how long any changes will be delayed.

Of the proposed changes on the table, if we were placing bets, here's what we expect to pass council vote whenever that may be -

• Highly Likely - 
  • Increased max gross floor area for cottages
  • Increased max height limit for cottages
  • More flexibility for entry locations
  • Reduction of parking requirements
  • Easing of lot size requirements
  • Easing of rear yard coverage requirements
• Possible -
  • Total elimination of parking requirements
  • Garage area does not count toward total max gross floor area
  • A sunset clause for Owner Occupancy (we expect 3or more years on this one)
• Unlikely -
  • ADU + DADU on same lot
  • Complete removal of Owner Occupancy Agreement

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The Lichtenstein - John residence is nearing completion... This project was a complete renovation and addition to a classic farmhouse in Ballard. Care was taken to preserve the character of the home while adding much needed space, updating the layout to provide better flow and connecting spaces for a more contemporary lifestyle.

A glimpse of the covered veranda off of the kitchen and dining room is visible from the south facing street front. 

The front entryway is ready for tile

A new bathroom on the main floor finds a snug but workable home in what used to be a hallway.

The renovated entryway opens up the original front porch that had been walled in.

A new bathroom on the second story features a skylight and deep soaking tub.

The renovation opened up the living room to connect it to the dining room and kitchen addition.

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Spring seems to have arrived early to the Northwest this year. The lack of snow and sunny skies have been a boon for builder Dave Arnold and his crew at Mt. Si Construction. They are currently taking advantage of the sunshine as they finish up the exterior envelope. The interiors are closing in as well, cabinets are in, trim is up and tile is on the way.

Here are a few shots of the progress:

View of the Southwest corner of the home

View of the greatroom from the kitchen

The kitchen is located at the west end of the greatroom

A covered outdoor room off the master suite and east end of the greatroom 

View of the south elevation

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We recently had a client deliberating what to choose for their electrical switch and outlet trim. They had an aversion to contemporary paddle style light switches feeling that the look was stuck in the '80s. We put together these thoughts and sketches to help them understand the choices available and some of the logic behind layout choices when multiple switches pile up in one location.

Which Style? When considering switch styles (contemporary -vs- classic) it is helpful to think of the choice as less of a style and appearance selection and more of a functional choice.

Contemporary - Architects and designers like contemporary style switch plates (Decora and similar) not because we love the look, but because they allow the highest level of design flexibility and the largest selection for trim styles and functions - there are literally thousands of switch, trim, function and layout options available.

Classic - Classic style switches and outlets require use-specific switch plate covers and are more limiting when it comes to switch, trim, function and layout options. As a consequence they are less common in new construction. We typically only use classic style switches and outlets in remodels and renovations when we want to blend in with existing conditions.

SWITCH-STYLE

Switch and outlet groupings: Typically, when I have a situation where more than 3 functions or switches pile up in one area, I try to break the functions into sensible groupings and locations. I also tend to want to make them as compact as possible.

For example, let's say that we have a Master bath vanity area with multiple switches and an outlet. We have 4 controls for a Fan/Light/Heat/Night-light combo unit, an outlet, and a switch for a light fixture over the tub. If we were to gang them all up in one box the cover plate would become quite large and what switch goes to which function would be less clear.

If we divide up the functions into separate boxes and use switch size and groupings to create a hierarchy of controls we give the user a better shot at guessing (and remembering) which switch does what.

Here's a sketch of a few layouts to provide an example:

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Hot off the presses! We've recently returned from a weekend retreat and photoshoot at "The Ranchero" in Mazama. Nestled at the edge of a subalpine meadow in the upper Methow Valley, the Ranchero is a base camp for year round outdoor adventure and a social hub for gatherings of friends and family.

The plan emphasizes simplicity, abundant natural light and a strong connection to the surrounding peaks and adjacent aspen grove. The public wing features an open floor plan with an expansive patio that sets the stage for relaxation and socializing.

A simple material pallet focuses on highly durable, low maintenance solutions such as Cor-ten steel siding, aluminum clad windows and a concrete skirt that protects the structure’s base during the winter snowpack and spring snowmelt cycle.

The deep veranda, oversized entry and ski wax room provide family and guests a functional landing zone between activities.

Built at a modest scale with super insulated walls and ceilings, energy efficient windows and systems, the home is intended to minimize energy consumption.

With a spine that is aligned along an east west axis, the home is designed to take advantage of passive solar heat gain in the winter while minimizing solar heat gain in the summer.

Mild steel and integrally colored fiber cement panels clad the interior walls for a durable, paint free finish.

The home features regionally crafted custom finish details, casework and furnishings throughout.

Crisp white aluminum ceiling panels reflect light into the home and help blur the line between the indoors and outdoors.

Low VOC finishes, concrete floors, and a heat recovery ventilator insure clean and healthy air.

The private wing offers a master suite with an extra day bed, a ship’s berth inspired bunkroom, and peaceful getaway nooks.

A balance of rugged materials, a simple plan and clean lines help focus this mountain retreat on the place, people and adventures.

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The Mazama cabin is all but finished! After a few initial stays and much consideration, the owners have dubbed the Mazama cabin 'The Ranchero!' There are a few final details still outstanding, but the cabin is now open for summer enjoyment.

Looking toward the dining room and kitchen - clear fir doors, windows and trim. Paneled white aluminum ceilings, polished radiant heat concrete floors, integrated sound system, custom furniture, hot rolled steel structure and wall panels...

Rolled steel shelf at entry with Minerit accent panel.

Open shelving in kitchen makes finding things easy for guests.

Custom pantry adjacent to kitchen

Master bedroom with daybed tucks in against the aspen grove

Bunk room with custom beds and storage below

More than a car! More than a truck! The Ranchero!

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Mark your calendars! The Andersons Residence, a 4 star Built Green home, will be open to the public for touring as part of Northwest Eco Building Guild Green Home Tour on April 27th.

The Anderson residence is a Built Green renovation, addition and transformation of an existing single family home. The plan opened, simplified and streamlined the existing first floor in addition to adding a new second story to provide much needed space for a growing family.

The exterior finishes over at the Clubhouse are almost done... The cladding is a combination of fiber cement panels and a clear cedar rain screen. This is a photo taken from the street, the panels are installed with horizontal anodized aluminum panel breaks at 2' on center:

A master suite is clad in a clear cedar rainscreen, it cantilever's over an outdoor room below:

Closeup of the cedar rainscreen: