Housing Washington 2014

In early October, Grace and Christopher attended Housing Washington, a 3-day conference that takes place annually in either Tacoma or Spokane and focuses on affordable housing. It brings together all manner of people and organizations who have a role in the affordable housing world - from developers and architects to lenders and facilities staff.

This year's conference in Tacoma had dynamic speakers and numerous learning opportunities, with sessions on topics such as housing for veterans, how mid-term elections may impact the legislature, and basic construction tips. The conference kicked off with a tour of the Schemata Workshop-designed Kirkland Avenue Townhomes in Renton. Grace also presented a "lobby talk" on lessons learned from the project.

We were happy to see our friends at Beacon Development Group win a "Friends of Housing" award for their many years of hard work developing thousands of affordable housing units. The award explained why so many from the office were attending the conference - and their more-dapper-than-usual appearance :)

The conference was also a great opportunity to catch up with old friends in the field, and make new connections. See you next year!

Mingling between sessions. Photo credit : www.PDixonPhotography.com.

Mingling between sessions. Photo credit : www.PDixonPhotography.com.

Grace discussing the Kirkland Avenue Towmnhomes. Photo Credit : www.PDixonPhotography.com.

Grace discussing the Kirkland Avenue Towmnhomes. Photo Credit : www.PDixonPhotography.com.

Friends from Ally Development and InterIm CDA. Photo Credit : www.PDixonPhotography.com.

Friends from Ally Development and InterIm CDA. Photo Credit : www.PDixonPhotography.com.

Award-winning Beacon Development Group. Photo Credit : www.PDixonPhotography.com.

Award-winning Beacon Development Group. Photo Credit : www.PDixonPhotography.com.

Mingling between sessions. Christopher is way in the distance. Photo Credit : www.PDixonPhotography.com.

Mingling between sessions. Christopher is way in the distance. Photo Credit : www.PDixonPhotography.com.

Schemata Travels!

The Old Farmer's Almanac is currently the oldest continually published periodical in the United States. Its first issue came out in 1792. Many from generations prior would say they lived by it, and some still do. Topping out at 4 million distributed this year, it seems to still exist as more than a kitschy historical item. If so, I wonder if it predicted the unending Seattle summer this year? Were there clues in its depths to the surprising warmth and lack of rain - the people outside from dawn to dusk celebrating? Did the almanac's foreknowledge motivate a great urge to be outside, or was it a spur of the moment decision, the sun just too irresistible?

Whatever it was, the Schemata team thrived in it. We traveled, we celebrated, we connected with each other and family and friends and nature. We explored every corner of Washington, and then ventured further into the Pacific Northwest, and the south, and the east. Some of us made treks across new countries, others found little known areas to play near home.

I searched for a quote that could sum up all of our travel experiences. I had hoped there would be one philosophical, all-encompassing statement but I found that each individual story, told through the pictures they brought back, was just too interesting to be looped in with the rest.

Orcas Island- Mira

Orcas Island- Mira

Bridal Veil Falls- Will

Bridal Veil Falls- Will

Victoria- Mike, Grace, & Ella

Victoria- Mike, Grace, & Ella

Chicago- Mike, Grace, & Ella

Chicago- Mike, Grace, & Ella

Chicago- Mike & Grace

Chicago- Mike & Grace

Chicago- Mike & Grace

Chicago- Mike & Grace

Quebec- Mira

Quebec- Mira

New York- Mira

New York- Mira

Maui- Christopher

Maui- Christopher

Maui- Christopher

Maui- Christopher

Latvian Countryside- Christopher

Latvian Countryside- Christopher

Lithuania- Christopher

Lithuania- Christopher

Lithuania- Christopher

Lithuania- Christopher

Paris- Kurt

Paris- Kurt

Paris- Kurt

Paris- Kurt

Florence- Kurt

Florence- Kurt

Florence- Kurt

Florence- Kurt

A detailed look at modular construction

The Kirkland Avenue Townhomes are on site and well under final construction in Renton.  To further describe modular construction in process, here are images from the Champion Home factory in Weiser, Idaho. The following photos and descriptions are describing the 1st seven stations in the manufacturing process. 

Station 1 | Framing

The floor is framed and the subfloor is glued and nailed into place.

The floor is framed and the subfloor is glued and nailed into place.


Station 2 | Rough Wiring and Plumbing in Floor

The floor is lifted and placed on jacks so workers can comfortably access the underside of the floor.  Electrical and plumbing runs are put into place to align with future walls.  This sequence of work is very different from standard site …

The floor is lifted and placed on jacks so workers can comfortably access the underside of the floor.  Electrical and plumbing runs are put into place to align with future walls.  This sequence of work is very different from standard site built construction and relies on well detailed shop drawings.  Typically a plumber would install all runs after the framing is in place, it takes a bit more planning to do the plumbing this way, but we’ll see why it is of benefit in the following stations.

Station 3 | Flooring, Cabinets, and Shower Installation

The floor is taken off of the jacks and placed onto rollers, the floor from this point on will be slid along these rollers and pieces will be craned onto the platform.  The linoleum flooring is now placed first.  Since we’re in a factory e…

The floor is taken off of the jacks and placed onto rollers, the floor from this point on will be slid along these rollers and pieces will be craned onto the platform.  The linoleum flooring is now placed first.  Since we’re in a factory environment there is no concern about installing the floor prior to the townhome being dried in.  Putting the floor down before the framing make it easier to install, minimizing cuts around walls and cabinetry.  Carpet will be installed near the very end since it’s more difficult to protect during construction.

After the floor is set cabinets are plumbed and the shower are installed.  This is another stage that a very different from standard construction; plumbing into the shower and cabinetry is made easier without walls in the way, so it’s done now,…

After the floor is set cabinets are plumbed and the shower are installed.  This is another stage that a very different from standard construction; plumbing into the shower and cabinetry is made easier without walls in the way, so it’s done now, before we move on to vertical framing elements.

Station 4 | Wall Framing

Walls are framed flat, with gypsum wall board (GWB) running continuous over all framing members.  The gyp is installed on one side only, to keep the other side exposed  for access.  The plant attempts to keep the side that will be the…

Walls are framed flat, with gypsum wall board (GWB) running continuous over all framing members.  The gyp is installed on one side only, to keep the other side exposed  for access.  The plant attempts to keep the side that will be the most accessible once set into place as the exposed side.  This simply makes it easier to install the remaining GWB and typically makes installation of electrical boxes, switches, and receptacles easier as well.  Once the walls are framed and gyped, they are stood into place between station 4 and five, vertically.  Batt insulation is installed and any penetrations through the sill plate are drilled here before they are craned into place in station 5.

 

Station 5 | Placement of walls and Electrical Runs 

The initial framed walls are craned into place with overhead rolling cranes.   While the remaining walls are framed in station 4; electrical work begins, bringing in wiring and junction boxes for fire control systems, and outlets.  Plumbin…

The initial framed walls are craned into place with overhead rolling cranes.   While the remaining walls are framed in station 4; electrical work begins, bringing in wiring and junction boxes for fire control systems, and outlets.  Plumbing is routed vertically and other connections are made for sanitary wastewater lines.  Fire control boxes are installed an conduit pull runs are installed for routing of all conduit to be installed in the field.

Since the GWB is run continuous over the framing members in Station 4, conditions where framing and finish materials overlap are commonplace.  It’s simply easier to run the GWB continuous than try to cut back around corners.  In standard c…

Since the GWB is run continuous over the framing members in Station 4, conditions where framing and finish materials overlap are commonplace.  It’s simply easier to run the GWB continuous than try to cut back around corners.  In standard construction this simply could not happen.

Station 6 | Ceiling Framing

While the walls are just being framed in station 4, the roof is framed in a very similar manner to the walls, laid flat on a platform, with GWB installed prior to setting the onto the walls.  It remains in this station while fire suppression pi…

While the walls are just being framed in station 4, the roof is framed in a very similar manner to the walls, laid flat on a platform, with GWB installed prior to setting the onto the walls.  It remains in this station while fire suppression piping and electrical wiring is installed.

Station 7 | Ceiling Drywall

Just before the floor platform in station 4 is moved into its next position at station 8.  Electrical Junction Boxes and stubouts for fire suppression sprinkler heads are installed.  The drywall for the ceiling is also taped and mudded pri…

Just before the floor platform in station 4 is moved into its next position at station 8.  Electrical Junction Boxes and stubouts for fire suppression sprinkler heads are installed.  The drywall for the ceiling is also taped and mudded prior to the entire assembly being craned over the box in Station 8.

Community Recap - SAF - From Wheels to Woonerf

The Wheels to Woonerfs event on Tuesday, September 16,2014 was a free event hosted by the Seattle Architecture Foundation for the 2014 Seattle Design Festival: Design in Motion.   It consisted of an exclusive behind the scenes tour of the King Street Station restoration project, an AIA National Award recipient, followed by a panel discussion at the Klondike Musuem presenting various facets of urban design and transportation planning. 

The tour was led by Tim Williams of ZGF, project architect for the King Street Station restoration. Immaculately redone, the station is an exemplary case of a historic architecture preservation project.  The most exciting part of the tour was the behind the scenes access to the two-upper stories which were left unfinished for a future office tenant.  The space is still available for rent if you know of anyone interested

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Our panelists were carefully chosen to span a wide array of expertise on transportation design and was energetically moderated by Lyle Bicknell (City of Seattle, DPD). 

Steven Shain (City of Seattle, DPD) presented the upcoming plans for the Link extension, its opportunities and challenges and what to look forward to in the upcoming few years. It was really exciting to hear about projects that we are contributing to in such a public and positive way.  

Steven was followed by Tim Williams (ZGF Architects) who segwayed, pun intended, into a presentation on bicycle infrastructure, a continued interest for our Schemata bikers.  He presented several bike-related projects in Seattle including the protected bike lane on 2nd ave and the bike-share program 'Pronto!' slated for official release this fall.  Tim ended with a reminder that we are nowhere near as bike-savvy as the Dutch and a call-to-action to aspire to their infrastructure capacity.  

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Kris Snyder (Hewitt) then presented three Seattle woonerf (shared street) projects explaining the design concepts behind the urban intervention, the challenges and the outcomes.  He was very optimistic about the direction the Department of Transportation was taking in terms of being more open about new design solutions for transportation planning.

We finished off with Lesley Bain (Framework) who questioned the urban design of downtown streets, presenting a "traveling lounge" pilot project and opening up with the question of what will happen to the buses when the downtown tunnel will be exclusively for the Link. Her proposed solution imagined a system with a connected double-core (at King Street Station and Seattle Center) from which bus routes could array from the hubs. 

From left:  Lyle Bicknell, Lesley Bain, Kris Snyder, Tim William, Steven Shain.Photo Credit: Letao Tao

From left:  Lyle Bicknell, Lesley Bain, Kris Snyder, Tim William, Steven Shain.

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Photo Credit: Letao Tao

Some interesting points that I jotted down that night:

  • The importance of language:  let's not vilify car users, but rather empower car-owners to believe that alternative transportation solutions are better.  
  • There is an incredible amount of growth projected for Seattle in the upcoming years from industry giants moving into the city like Amazon and Weyerhauser.  How will we be able to capture that increase in population both in terms of housing and transportation capacity?  And what happens if Amazon decides to leave the downtown core?
  • Pronto! bike-sharing to be available in Fall 2014 -- just around the corner!  
  • The benefits of seeing the city and to be seen zipping past traffic in above ground transit versus underground subway systems.
  • Factors influencing the success of an outdoor mini-lounge (or parklet?):  agency of adjacent business owners, foot traffic, vehicular traffic, movable furniture vs. fixed furniture.
  • Weaving the street right of way to slow down car traffic in woonerf design.
  • The learning transition time it takes for people to get used to new design features can lead to some very funny situations. 
  • After mulling about it for the past week, my answer to Lyle's question of what I would Iove to see tomorrow in Seattle transporation infrastructure...a more efficient public transit connection between Ballard and Capitol Hill...please!

This event was my first event as co-chair of the Design in Depth committee and I was extremely pleased it was such a smooth-running success!  Special thanks goes out to two new but extremely resourceful volunteers, Sandy Chalk and Dan Fernandez for putting together such a terrific group of panelists; Stacy Segal for her dedicated work as SAF executive director and to all the other SAF volunteers who helped out at the event, including our engaging panelists!  

Please click here for more photos from the event by volunteer photographer Letao Tao.