The Johnson Partnership The Johnson Partnership The Johnson Partnership The Johnson Partnership The Johnson Partnership The Johnson Partnership
The Johnson Partnership
The Johnson Partnership
The Johnson Partnership
The Johnson Partnership1212 NE 65th St., Seattle, WA 98115  206-523-1618

In the Works…

Archive for the ·

under construction

· Category...

September 12, 2017 7:56 am

Stewardship and repair of a Tudor-style house

We have been assisting longstanding clients for many years with the stewardship of their beautiful Tudor-style home. This summer the porch roof on the patio needed replacing, due to age and poor detailing.

With the help of Saltaire Construction, the failing portions were carefully removed, and reconstruction has begun. We are in the process of replacing structural elements and building an entire new roof. The details will all match the original work, but with updated materials and methods of construction, including upgrading the waterproofing, so this roof can last well into the future.

The previous beam was only attached to the house with four nails and lacked proper flashing.

The previous beam was only attached to the house with four nails and lacked proper flashing.

The beams spanned to a brick column. You can see there the unfleshed roof allowed water to rot the beams to the point where they were falling out.

The beams attached to a brick column. You can see here that the unflashed roof allowed water to rot the beams to the point where they were falling out.

The power to the light fixture will be concealed as the beam will be exposed on the ceiling.

The power source for the light fixture will need to be concealed, as the beam will be exposed at the ceiling.

Where the beams meet the columns the they have been preprinted and cited to protect against water intrusion.

The beams, where they meet the columns, have been pre-primed and coated to protect against water intrusion.

The rafter ends are all cut to match the profile of the original refer ends.

The rafter ends are cut to match the profile of the originals.

The new cedar rafters are being installed in the same layout as the original roof.

The new cedar rafters are being installed in the same layout as the original roof.

September 1, 2017 2:24 pm

Maple Creek steel installation continues

If you’ve been following the progress on the cantilevered deck in Maple Creek, you know that one challenge has been to securely anchor the steel beams on the steep slope. Terry Bocian at Houseworks Construction has been using all of his ingenuity in order to insert the steel members into the existing wood framed structure without disturbing the interior finishes. A huge shout-out to Houseworks for figuring out this complicated construction. http://www.houseworkscc.com

The whole office made a field trip to observe the steel being lifted by a crane. This is Howard Miller on the scaffolding.

Ellen Mirro, the project architect, standing on the scaffolding with one of the steel beams that will cantilever over the ravine.

 


 

 

A view of the height of the scaffolding, as seen from the ravine.

August 18, 2017 11:17 am

Progress on a kitchen remodel

The latest on our remodel in Normandy Park! Now that the cabinets have been installed, all that remains to be completed are countertops, appliances, fixtures, lighting and the backsplash. The whole project will be wrapping up soon. The client posted this to her Facebook page and has graciously consented to let us share it on our blog. Thank you, Lorna!

 

August 11, 2017 10:00 am

More steel for Maple Creek

More progress to report on the cantilevered house and deck on a steep slope in Maple Creek. Eric & Terry with Houseworks Construction will be maneuvering a 450-pound steel beam into position. Next up are the diagonal struts!

Interrupted by the architect, Terry and Eric prepare to install one of two 450# steel beams.

Interrupted by the architect, Terry and Eric prepare to install one of two 450-pound steel beams.

This side of the beam will be infilled with a wood nailer for shear transfer from the sheathing to the steel.

This side of the beam will be filled in with a wood nailer for shear transfer from the sheathing to the steel.

This side of the beam will be securely blocked and strapped to the floor structure for added shear strength.

This side of the beam will be securely blocked and strapped to the floor structure for added shear strength.

August 3, 2017 12:51 pm

Construction underway at Maple Creek

The scaffolding is up, concrete is poured and steel erection beginning at our deck replacement project in Maple Creek. This project will seismically retrofit the previously vulnerable southern wing of the home and replace a previously dangerous deck. The project location is within three environmentally critical areas, which made permitting a challenge. Now that the permit has been issued, the contractor, Houseworks Construction, has the challenge of working on a constricted site with limited access. Because the house is on a steep slope, the new foundation uses pin piles to support the cantilevered southern end of the house on a steel moment frame. We are looking forward to the installation of the steel for the cantilevered deck!

 

 

 

 

Deck design for construction 2017

Existing deck, 2016

July 5, 2017 10:39 am

Madrona Kitchen is under construction

For several years we’ve been updating this Madrona house. In phase 1, in 2014, we remodeled the basement, a project that included renovating a historic speakeasy. Phase 2 came in 2015 with the addition of a guest room, bathroom, and laundry/mud room. Now we’re in the third phase: the kitchen remodel. We’ve expanded the kitchen by six square feet at the former covered porch, new oak flooring is being installed, and the kitchen is ready for its new cabinets.

Dyna Contracting is the contractor for the project.

You can read more about the basement renovations here and see the restored speakeasy here.

May 18, 2017 11:50 am

Emerald Park Addition is ready for finishes!

The drywall has been installed. The remodel is ready for finishes: cabinets, trim, floors and paint.

The back deck.

The back deck. The space under the deck will be dry space–screened from view, and used for storage.

The kitchen skylight well and window seat.

The kitchen skylight well. The window seat will also serve as seating for the kitchen table.

The bay window in the master bedroom looks out to the back yard.

The bay window in the master bedroom looks out to the back yard.

February 24, 2017 4:13 pm

Emerald Park Addition is ready for siding

The window trim has been installed along with the water barrier, siding is next. Inside the rough-in is nearly complete. Insulation should begin in March.

The kitchen sink will have plenty of natural light with these windows.

The kitchen sink will have plenty of natural light with these windows.

The bay will eventually be all trim, making it a focal point on the rear of the house.

The bay will eventually be all trim, making it a focal point on the rear of the house.

February 16, 2017 1:11 pm

Almost ready for siding

The fluid applied vapor permeable water barrier has been applied. Siding and flashing is next. The deck and front porch columns will also be installed soon. Now that the windows are in the insulation can be installed and then its on to gypsum wall board on the interior. All rough plumbing and electrical has been installed.

The addition is ready for siding and the deck.

The addition is ready for siding and the deck.

The skylight well will bring lots of light into the kitchen.

The skylight will bring lots of light into the kitchen.

January 27, 2017 4:15 pm

Progress at Emerald Park

Framing and roofing are complete and the windows are due next week. We just completed the electrical walkthrough with the client verifying fixture, outlet and switch locations and functions. A key point in any remodel.

The bay window will be a great place to cozy up with a good book!

The bay window will be a great place to cozy up with a good book!

The kitchen skylight well is framed. the flare will allow the light to spread throughout the kitchen.

The kitchen skylight well is framed. the flare will allow the light to spread throughout the kitchen.

The new bay window and covered section of the deck are now visible.

The new bay window and covered section of the deck are now visible.

The front stoop has been completely replaced.

The front stoop has been completely replaced.