Fairhaven Gardens

by Jim | Sep 30, 2022

Fairhaven Gardens

WORK | MIXED-USE

New landmark, historic flavor

Sometimes a building can add to the flavor of an entire community. This mixed-use condo and retail complex does just that.

This mixed-used project is located on a prominent sloping city block in downtown Fairhaven which faces three different streets. These site characteristics along with height limits were the driving forces behind the appearance and form of the building. The vernacular of the project blends in well with the surrounding historic downtown Fairhaven neighborhood. Retail and restaurants are located on the street level with two stories of condos above, which step with the slope of the site. A courtyard in the center serves both as a place to gather and allows natural light into all of the units.

Features:
32 condos • 7 retail spaces • 75,000+ sq. ft.

DISCOVERY

The primary focus was to design a beautiful, mixed-use building for retail spaces and condominiums, while blending the architecture to fit the historical aspect of the town.

The 75,000+ sq. ft. structure needed seven retail spaces, 32 condos, and two levels of underground parking.

DESIGN

Because of the history of Fairhaven, we knew it had to be a brick building. After a view analysis, historical photo research, and studying the style and character of the town, we went for a fresh renaissance look.

The retail spaces were given direct access to the main streets. While the tenants roof gardens have a view of Bellingham Bay.

Adding to the attractive, old-style feel, square and arched windows are varied in a sort of modulated pattern, and the entrances to the undergound garage are arched.

Fairhaven Gardens is an enhanced landmark for downtown Fairhaven, adding to the creative vocabulary of the whole town.

BUDGET

At the time, Fairhaven Gardens was one of the most expensive buildings in Bellingham to build. But this was intentional, as up-scale condos would add to the sales value.

Fairhaven Gardens corner retail and condos

DOCUMENTS

We were not involved with construction but we provided detailed documents for the builders.

The city’s height limit was 35 feet. But the code was poorly written since it didn’t address the fact that the building would be on a hill adjoining three streets.

We helped the city better understand how the code impacted Fairhaven as a whole and our project in particular. They appreciated our input and changed the code, setting a precedent for all future building in the city.

PERMITTING

The rewritten code allowed us to maintain the city’s 35 ft height requirements throughout the slope of the hill by incorporating a stepped design. Our efforts to assist the city in changing their building codes helped the permitting process go smoothly for the client.

And because the city was so happy with the design, we passed the design review the first time through.

CONSTRUCTION

As the architect of record, we were fully involved from the schematic design through to the final design development drawings. We also handled all communications with the city. Once our designs were completed, assuring the look and feel of old town Fairhaven, the simple task of completing the construction documents based on our design and reviewing construction was performed by another firm.

PHOTO ALBUM

Construction: Ebenal Construction Photography: Jim W. Smith

Vertical Living

by Jim | Sep 29, 2022

Vertical Living

LIVE|CONTEMORARY

Matt and Holly’s JOURNEY

So, you have a small lot in an urban setting and yet you want lots of space. What do you do? Go vertical.

While partnered in a small development company, Sean was part of a team that purchased an old house on a double lot. The spare lot was used to design a new custom residence. Working with a small lot and the client’s desire for privacy and orientation toward views, the home went vertical. The five split levels end with a roof deck and art studio on top. Each bedroom is equipped with it’s own loft. Natural materials are used throughout the interior, with Corten and board form concrete forming the exterior, blending well with the landscape.

Features: 3 bedroom, 2-1/2 baths • Attached 2-car garage • External atrium • Radiant floor heat • Forced air cooling • 3,000 Sq.Ft.

DISCOVERY

The client wanted an edgy, contemporary home with lots of natural light that gave it a feeling of bringing the outdoors in. The home had to allow space for their growing family, an artist room, and a view of Fairhaven.

We originally designed their home around the lot they had, which was fairly small. However, the problem was their small lot was going to limit the lifestyle they wanted.

Luckily, a local development company had a larger lot just two blocks down from theirs. We were the architectural firm for that project as well and had already begun a design for a proposed house on that lot. So the client bought the larger lot and was able to have the home of their dreams.

DESIGN

To give their home the indoor/outdoor feel they wanted, we included a bamboo atrium in a portion of the house, and massive doors off the dining area leading outside.

The children’s bedrooms were designed with Tansu chests built into the stairways leading up to the lofts.

All bedrooms and a media room are on the second floor with an art room on the rooftop deck above the media room.

The house had a unique, double stairway design. The main stairway was light and airy with a window seat so their daughter could read a book and look over the trees toward Sehome Hill. The second stairway was more private and hidden, allowing access from the garage to the mud room and leading to the kitchen, media room, master suite, and art spaces.

BUDGET

They planned their budget ahead of time to include their whole wish list. Though the budget might have been less of an issue for them, we made sure to stay within it and make their dreams happen.

DOCUMENTS

The construction documents required a lot of detail because of the high-end nature of the design. Floating stairs, railing details, metal beams, unique transitional spaces, the bamboo atrium… all of this and more had to be planned out carefully so the documentation would allow construction to go smoothly.

PERMITTING

The permitting process went exceptionally smooth due to the precise documentation and the expert experience of our in-house permitting technician. It was a hassle free experience for our client.

CONSTRUCTION

The construction of the house went smoothly. The only real challenge was, because the house filled most of the lot, the contractor had a challenge figuring out where to stage the construction equipment and supplies. But in the end, all went well.

PHOTO ALBUM

Construction: HBC Homes Photography: Point 2 Studio

Zero Energy

by Jim | Sep 8, 2022

Zero Energy

LIVE | SUSTAINABLE

Steve’s Journey

Is sustainability important to you? How about a home that produces the same amount of energy as it uses each year?

This project began with a strong desire to achieve a high level of energy efficiency in a modest footprint, 3-bedroom home. As a NetZero energy home, the building produces, on-site, the same amount of energy as it uses in one year, resulting in a net annual energy usage of zero. To achieve this goal, space heating demand was reduced through a careful analysis of the program and how it best related to the site, resulting in a compact and efficient floor plan which maximized views of the valley below and capitalized on the solar heating potential of the ample south-facing glazing.

Great care was given to selecting the high-efficiency technology which powers the electric lighting, kitchen appliances, and air circulation equipment. These systems work in tandem to reduce the overall energy consumption of the home through features such as occupancy sensors and an intelligent home automation platform.

Heat loss through the building envelope was greatly reduced through a super-insulated double-wall exterior envelope system with further thermal bridging and heat loss being reduced through advanced framing techniques and exceptional air sealing.

Features: 3 bedroom, 2 bath • Solar panels • Rain water collection • GeoSpring hybrid electric hot water heater • Mini split whole house heat pump and heat recovery system

DISCOVERY

Our client was an engineer and very interested in the science and technology behind making a net zero energy home.

He was involved in selecting the elements used, all the way from how solar power input was monitored, to wall construction, and how we daylighted and shaded the house.

He also wanted to do a lot of farm production, both animals and plant food.

DESIGN

The house and the detached garage provide two different functions. The roof of the house is sloped away from the south to allow full passive solar exposure to the wall. The roof of the garage has the solar panels and therefore slopes towards the south.

Phase change materials are used in the southern wall of the house. When heated by the sun, the substance within the double walls becomes a liquid, but when the wall cools at night, it turns into a solid. This change from liquid to solid releases heat, warming the home at night. There is also a high efficiency wood stove to add additional warmth.

Other elements include a heat recovery ventilator, ductless mini splits, heat pump hot water heater, double wall construction with 2″ void in between, overhangs and canopies to protect from the sun in Summer but allow solar gain in the Winter when the sun is more horizontal.

The house is build at the top of a hill overlooking the terraced gardens and farm land below.

BUDGET

Cost for construction is higher than a standard home, but it is compensated in the long run with energy savings. The objective of a Net Zero Energy building is not only environmental , but economical as well.

DOCUMENTS

Documentation had to take into account the requirements to produce the net zero energy, including double wall construction and phase change materials.

The other challenge was the steeply sloped property requiring a stepped up level inside.

PERMITTING

Our in-house permitting technician was involved throughout the project as an advocate for our client, making sure the unique requirements for this house were approved.

A few of these requirements include:

The driveway had to be relocated and a berm removed for visibility and safety when entering the road.

Unique double wall construction was used on exterior walls for a full thermal break between the outside and inside walls.

And unique Phase Change materials for passive heating were needed.

But, because of our experience and relationship with the Whatcom County agencies, it all went smoothly.

CONSTRUCTION

Our architect and design technicians maintained close collaboration with the contractor to assure proper construction of this unique home.

Part way through construction, before drywall was installed, Sustainable Connections gave a public tour so people could view the ventilation, insulation, and other factors unique to zero energy living.

PHOTO ALBUM

Construction: Bellingham Bay Builders Photography: Jim W. Smith

Natural Flow

by Jim | Aug 10, 2022

Natural Flow

LIVE/CONTEMPORARY

Bellingham Bay View

Do you entertain a lot? If so, you might want a lot of open space with natural traffic flow. Whatever your situation, we always put your needs at the top of our list.

Our client wanted an open feel with plenty of natural light. Since they do a lot of entertaining, they needed a natural flow from the entrance into the living room and kitchen areas. We approached the design based on separating the “public zone” from the “private zone,” making a very clear division so guests naturally flowed into the living area.

The property was mostly bedrock, but we were able to design the footprint to avoid a lot of excavation, saving significant costs.

Features: Board-form concrete retaining walls • Stair enclosure with large window • Concrete entry columns

PHOTO ALBUM

Construction: Big Mountain Construction

Growing Family

by Jim | Sep 8, 2022

Growing Family

LIVE | REMODEL/ADDITION

Andy & Terra’S JOURNEY

How do you see yourself expressed in the design of your home? Tell us your dreams. We’ll make them our top priority.

With a growing family, the need for entertaining and exercise space, and a general updated look, the client decided on a complete remodel. The result was a home built around both the adults and the children’s needs. It has become a wonderful destination for friends and family.

Features: Large chef-style kitchen • 3 levels of outdoor living • Complete master suite getaway oasis • Gaming area off entry

DISCOVERY

We walked through the house with them and talked about their needs, desires and budget.

They felt their house was dated and wanted an upgrade. They wanted to modernize the whole look and feel of the building without blowing the budget. They wanted to stick with a traditional design but wanted it “clean” as they put it. They were all about cleanliness, function, smooth surfaces, easy to clean, and a lot of light.

But most importantly they wanted their home to be a destination for entertaining friends and a fun place for their children to have friends over.

The kitchen was especially important to them. They wanted it large like the kind you see on television cooking shows. It needed to have a natural flow into the dining and living room space.

And they wanted a dedicated exercise space with lots of natural light.

DESIGN

The rooms in their existing home were small and single-purpose. Our new design opened up the space, creating a flow through multi-use spaces. What was once the living & dining room area became a gathering space for games and entertaining. The kitchen, dining, and living room areas were expanded into the addition. We also included a master suite with spacious bath and window seat.

The lower level provided gaming and entertainment space for the children, as well as an exercise area with reinforced wall for special equipment.

BUDGET

We had a contractor involved early on in the project which helped us stay in tune with their budget. They increased their budget to meet suggestions from their interior designer and for perceived quality of life needs. Though their budget was flexible, we always made sure to stay within their plans.

DOCUMENTS

Because it was a full remodel/addition and the original plans were not available, we had to do precise “as-built” drawings of the existing building. Then we provided the construction documents for the new design, coordinating with a soils engineer for storm water drainage, determining set back requirements, energy code requirements, etc.

PERMITTING

Our in-house permitting technician was involved throughout the project, making sure all local building codes were met, and avoiding any headaches for the client.