Looking back: final steps in modular construction of the Kirkland Avenue Townhomes

A few months ago Schemata Workshop blogged about the process of modular construction. We took you through the first 7 stations of the process, (please see A Detailed Look). Now that families are moving into the townhouses in Renton, we'd like to show you the final steps involved in modular construction at the factory.

Station 8 | Ceiling Install

By station 8 you can see the ceiling is installed and all pertinent weather resistant barriers are in place on the roof and the exterior walls. We’re ready to begin focus solely on the interior finishes.

Station 9 | Finishing of Drywall

Interior Drywall is finished, taped and sanded in station 9.  The walls are painted at this point, prior to the majority of finishing of carpentry, plumbing and electrical fixtures.

Station 10 | Finish Carpentry and Plumbing

Key finish carpentry elements and plumbing assembly is done off line in stations.  Here a plumber assembles plumbing fixtures to their countertops offline.

In a separate paint booth finish trim for base, door and windows is painted

Station 11 | Trailor Bed

At this point, the entire module is placed onto a trailer bed.

Careful attention is given to ensure that the module is set squarely on the trailer so the load is fully balanced during transport.

Given the layout of the factory floor, the entire trailer is driven up onto skids so the module can travel perpendicularly on the factory floor.

Station 12 | Door, Lighting Fixtures and Upper Cabinetry Install

Doors are hung on their jambs and the upper cabinets are installed.  At this time the electrical fixtures are installed.

Station 13 | Appliances and Shipment protection.

Appliances are installed and the units are almost ready for shipment.  Protection board is placed over any surface that could possibly incur damage during shipment or subsequently during the on site button up.

On that note, here you can see the missing drywall that was intentionally left off to allow for first floor to second floor plumbing connections.  This section of drywall would need to be finished in the field.

Station 14 | Shrink Wrapping

Like a boat, the units are covered in a shrink wrap material  Here a blow torch applies heat to seal the units up for shipment.

Station 15 | Shipment

The boxes are brought out of the factory and await pickup to be shipped to their final destination, Renton, Wa.

Site 1 | Staging

The modular boxes which were shipped with both first and second floor modules sharing a common top and bottom rim joist.  These larger boxes were stored off site in a staging lot. On the staging lot, the two boxes are sawn apart and as such these types of modules are called sawboxes.  Once split into separate modules, the boxes are transported on a smaller trailer bed a short distance to the construction site.

Site 2 | Craning

A 250-ton crane was used to lift the boxes onto the foundation.  Special rigging is used and the crane location, and size, was dictated by existing power lines on site. 

Site 03 | Fireproofing and Structural Straps

As the boxes come along a separate crew follows up and places batt insulation, shown here in yellow, the insulation acts as a fire/smoke separation between units.  Additionally, crews mechanically attach straps which structurally tie the modules to the foundation and to each other.

Site 04 | Fine Tuning

As the boxes are set, the Set Contractor uses a come-along winch to fine tune the stack between first and second boxes.  Once the box is finely adjusted the crane releases all weight.

Site 05 | Weather proofing

Once the boxes have been set, the construction takes on a more typical construction process. The air barrier is seamed together at all gaps between modules, all while the roof trusses are set atop the second floor modules.  Once the trusses are in place, the roof is sheathed, papered, and shingled.

Site 06 | Insulation and Siding

Continuous exterior insulation is installed and the siding goes on shortly thereafter. 

Finishing touches such as awnings, gutters, and downspouts are installed.

Site 07 | Completion

A couple of coats of exterior paint and plenty of site work and the project is finished!

Kirkland Avenue Townhomes featured by HUD Washington

We've been documenting our process of creating Renton Housing Authority's Kirkland Avenue Townhomes since the beginning. As the first modular, multi-family housing project in Western Washington, it's an important step not only for Schemata Workshop, but for our partners at Renton Housing Authority, and for the Seattle area as a whole. Now that the Townhomes are complete, they're starting to get noticed! The ribbon cutting was attended by many, including Senator Hasegawa, and the Sunset Terrace revitalization has now garnered attention from HUD Washington. An article came out today that features the Kirkland Avenue Townhomes as a good example of the amazing progress happening in Renton's affordable housing sector. Click the image below to read the full write-up.

In the next 10 years we will...

Schemata turned 10 last week! We celebrated and kicked off the holiday season with our annual party. Thank you to all who attended- it was a pleasure to see you and we appreciate your joining our celebration.

Reflecting on 10 years is interesting. We started in 2004 with great optimism and enthusiasm. A bit later, the "Great Recession of 2008" was severe enough to shutter the doors of many firms. We were fortunate to be a diversified practice, with enough work to struggle through the worst years and emerge much stronger. Let that be a lesson in all aspects of life- diversify. 

We feel our success is the result of great clients, strong collaborators, and skilled staff. We have had the great fortune to work on a wide range of projects: from significant public projects like the Seattle Central Waterfront and Sound Transit projects, to important affordable housing projects like the Kirkland Avenue Townhomes, to some fabulous single family homes that were published in national design magazines earlier this year. We're incredibly proud of the work we've completed to date and of the difference we've made in the communities we serve. 

We now number 16 and recently instituted a new leadership level of Associates - Christopher Palms, Peggy Heim, Jeff Busby and Emily Woods.  The latter three having attained their licensure in the past year as well.

As we look ahead to the next decade, we anticipate remaining at the size of studio we are now and we will strive to continue the high level of service and client interaction that we enjoy and are proud of. We will be improving our skills individually and professionally, and our processes as a firm so that we can deliver the best projects possible for our clients. We want to prove that social equity and great design are not mutually exclusive.

We are optimistic about the future- not only the booked work we see ahead for 2015, but also the trajectory of our firm and our profession. We look forward to working with all of you in one way or another in the new year!!!

Thanks to all who turned out to help us celebrate, and to all for your ongoing support.

Hygge

There's an article on Mother Nature Network about the word Hygge (a Danish word) and how it can get you through winter. It's an interesting read that is pertinent not only as the days get darker but also as we enter the season of holidays and family and joy and giving. As the article points out, Denmark is a pretty great place to live statistically and maybe it's small things like Hygge that make it that way.

http://www.meettheboss.tv/blog/the-worlds-happiest-countries/

While there is no English equivalent for the word, I latched onto a loose translation of it as togetherness and well-being. It's similar to cozy, yet it comes from interaction instead of space. People are at the core of Hygge's meaning. 

This togetherness may occur in Denmark during the darkest, longest nights but in its truest form, it's a part of everyone's consciousnesses. It's easy right now to be inspired to share this feeling with people around you, to give time and money to those less fortunate. This is a season of abundance in America, and it's true that people like to share when there's so much to give.

Hygge, though, is a year-round endeavor. People should feel cared-for and happy in any season, and while the article highlights slowing down, the focus should also be noticing those around you. If you never see the people who live next door, how can you feel connected to them?

Mira leading a tour of Lowell Elementary Students through the Schemata Office

Schemata is a firm that values community in the every day. It's not only our mission to listen to the people who our work directly affects, but also to have a presence in our local community with community service and by giving directly.

Our bicycling coworkers at National Bike to Work Day 2012

This year, through donations and community service, as a company and as individuals, the Schemata team has been honored to support the following organizations:

Alley Cat Project, Arcade, Big Brothers Big Sisters, Bellwether Housing, Bike Alliance of Washington, Capitol Hill Chamber of Commerce, Capitol Hill EcoDistrict, Capitol Hill Housing, Cascade Bicycle Club, Coyote Central, Evergreen Mountain Bike Alliance, Friends of Washington Music, Friends of Youth, Greater Seattle Business Association, Green Plate Special, Homestead Community Land Trust, Housing Development Consortium, Habitat for Humanity, InterIm CDA, KEXP, KUOW, Lowell Elementary School, Low Income Housing Institute, Mercy Housing, Mountaineers, Neighborhood House, New Futures, Northaven Foundation, PSKS, Plymouth Housing Group, PPUNC, ROOTS, Sawhorse Revolution, Seattle AIA (Design in Public, Women in Design, Women's Leadership Summit, Historic Resources Committee), Seattle Animal Shelter, Seattle Architecture Foundation, SCIDpda, Seattle Planning Commission, The Service Board, Washington Low Income Housing Alliance, Washington Middle School, Washington Trails Association, Wing Luke Museum, Women's Funding Alliance, YouthCare

Scott discussing construction with Sawhorse Revolution students

As our calendar's pause this week, and we look back over the year, there is much joy to be found. There are accomplishments to celebrate, new team members to welcome, and events to remember. Through it all though, we will try to continue to serve in our community, share our happiness, and lend our support. 

Bellevue, Bellevue, and Bellevue Part 1

Buildings are relatively simple to write about. They are objects within the landscape and as such are easy to quantitatively define easing the path to a qualitative assessment. Landscapes, on the other hand, can be more challenging as they are often composed of a seemingly infinite number of parts. The relative position between landscape and viewer can present challenges as well. Buildings typically has a front, back, and sides. The main facade, often where the entry is, usually grabs the most attention and is the view seen in glossy magazines. Landscape lacks such frontal qualities. What tree, hill, river, or plaza has a defined front (or back, for that matter)? While there are certainly advantageous views that elicit  feelings of lesser or greater satisfaction, landscape’s ensemble of vegetation, geography, geology, buildings, and other characteristics make it more challenging to succinctly describe; yet, it is these very qualities that also make it more satisfying and emotionally evocative than most buildings. It is these multifaceted and often elusive qualities that keep me writing about what I enjoy most about Capitol Hill, the amazing variety of landscapes both architectural and otherwise. Landscape is all encompassing, yet hard to distill to key points that are succinctly shared.

With landscapes as diverse as Pike|Pine and Volunteer Park, one would have to put conditions on what constitutes one's favorite Capitol Hill landscape, such as: which is my favorite commercial street, distant view, or verdant park? Despite this inexorable taxonomical quandary, Bellevue, Bellevue, and Bellevue, on the northwest corner of the Hill, certainly presents opportunities to engage landscapes that are among the Hill's finest. Its charms are many -- too many for just one post -- so I  start with with that quality which I think is the most noteworthy: the combination of both close-in and distant vistas as well as the variety of both natural and created landscapes that are all available for enjoyment within a two or three block area.

The first landscape considered is one to the northwest of the Hill, as framed by Belmont Avenue. It proves an excellent example of both near-in and distant landscape: lush foliage in the foreground, Lake Union in the mid-ground, and the handsome Aurora Bridge with Ballard/Fremont in the background. Any of these landscapes in and of itself deserves at least passing attention -- combine all and you really have something special .The Japanese have a term for the conscious layering of near and distant views --shakkei -- or, borrowed scenery. It is hard to know if city planners had scenic views in mind when the street-grid was mapped, but I would not be surprised if capturing these views was a conscious decision. A more compressed view immediately to the south of the first is one of Queen Anne, again with Lake Union in the foreground. It lacks the distant spatial layering of the first image, but consequently allows more detailed views of the boats and shoreline buildings.

A block to the west offers mostly mid and distant views, including one containing Seattle's most famous built landmark; the cacophony of cranes a reminder that landscapes are constantly changing. Beyond Paul Allen's domain, there is a glimpse of the southern peaks of the distance Olympic Mountains. This overall landscape exhibits the ingredients that many of us cherish about living in Seattle -- a dynamic urban realm set in a spectacular natural setting.

Equally compelling is a sequence of landscape views quite different from the previous, and conveniently nested between them. They are more compact and do not rely on distant vistas to lend them their richness, yet Capitol Hill's diverse topography remains a vital ingredient. Capitol Hill streets often traverse at rather oblique, off-grid angles in order to negotiate the abrupt changes in elevation. The combination of steepness and off-grid leads to  juxtapositions between building and landscape. The first image of the pair above is a Capitol Hill favorite, with the angle of the Ben Lomond and its position down hill of Bellevue Avenue lending a bit of serendipity to our normally orthogonal streetscape. The second image is looking from the front of the Ben Lomond further down to Belmont, where the stair-stepping of the garages in the background are evidence of the street's steepness. What I really treasure about this landscape is that the floors of the apartments they serve are actually aligned -- even as the garages step -- offering a dynamic visual contrast.

The down the hill view of the previous image captures all of the above and adds to the story. This time the cobblestone slope of Bellevue Court dominates the view, especially as it gently conceals the entrance of the Ben Lomond. A bit of hide and seek, as it were, and lending a rare sense of mystery to our otherwise relentless street grid. Being at the base of such a steep and short hill places one below objects normally seen at a higher vantage; the apparent size  of the pair of trees is dramatically increased due to one's vantage point being below the base of the tree, giving a sense that the street is dominated by green.

Next time: the flat lands of Belmont, Belmont, and Belmont.