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 Partnership
1212 NE 65th StreetSeattle, WA 98115206.523.1618

In the Works…

July 2, 2018 10:07 am

Laurelhurst Bathroom Remodel is Complete!

Here are a few scouting pictures taken as we identified any last items to be addressed prior to completion (note the pieces of blue tape in the photographs). We will have professional photographs taken this summer.

The new window and half-timbering at the master bath.

The new window and half-timbering at the master bath.

The kids bathroom with a contemporary update has clean modern lines.

The kids’ bathroom was given a contemporary update with clean, modern lines and fun lighting fixtures.

The master bedroom received a built-in dresser and window seat.

The master bedroom now has a built-in dresser and window seat, which enjoys views of the Olympic Mountains to the west.

The master bath a an alcove vanity with two sinks and lots of drawer space.

The master bath includes an alcove vanity with two sinks and lots of drawer space.

The master shower has a rain head wall head and hand shower.

The master shower has a wall-mounted rainfall shower head and handheld shower head.

We re-built the deck roof in an earlier phase.

We rebuilt the deck roof in an earlier phase of this remodel. With a couple of outdoor heaters this expands the living space year-round.

The skylight roof provides lovely light and atmosphere.

The skylight roof provides lovely light and atmosphere for the whole deck area.

June 19, 2018 1:01 pm

Union City addition will compliment this architect-designed home

We are well underway on a new project: an addition to a split-level home near the Montlake Playfield, designed in 1938 by renowned Seattle architect William Bain of NBBJ. We’re adding a new fully-accessible master suite to the main floor of the house and using principles of universal design to ensure that the client will be able to remain in the house for years to come. The bathroom will include a curbless shower, shower seat, and grab bars. For now the bedroom will double as a study or guest room.

The addition is heading for completion as the systems are installed and final finishes are determined. Interior finishes will be designed by Jennifer Randall Associates, with whom we have previously worked on other projects.

Meeting at the end of the work day gives a chance to consider the options.

Meeting at the end of the work day gives a chance to consider the options.

As the systems are installed the site is kept organized and clean.

As the systems are installed, the site is kept organized and clean.

The floor to ceiling window provides convenient access for the contractors.

The floor-to-ceiling window provides convenient access for the contractors.

June 15, 2018 2:38 pm

Madison Heights bungalow addition is ready for insulation

Today we’re checking in at the addition and remodel project in the Madison Heights area of Capitol Hill. The existing bungalow from 1925 is getting a new sunroom, cathedral ceilings, a full basement, detached garage, and renovations that make the main floor fully accessible.

The last time we saw this project, the framing and new roof had just been completed. The next step now is installing insulation and then the wallboard. As that work proceeds, the exterior hardscape will be installed.

Plumbing and electrical rough-in are nearing completion.

Plumbing and electrical rough-in are nearing completion.

The front porch will include stairs, space for a bench, and a wheel lift for accessibility.

The front porch will include stairs, space for a bench, and a wheelchair lift for accessibility.

The shower and tub room ceiling is sloped to minimize drips from steam condensation.

The shower and tub room ceiling is sloped to minimize drips from steam condensation.

June 1, 2018 1:31 pm

Laurelhurst Bathroom Project Nears Completion

Today we’re checking in on the bathroom remodel at the Tudor house in Laurelhurst. Both bathrooms are getting updates: new shower, tub, and vanity in the master bath, and new fixtures in the kids’ bath. The project is coming together nicely, and the contractor will be working over the weekend to have the job completed in less than two weeks!

The kids bathroom received a narrower vanity and wall mounted faucets to open up a little more floor space.

In order to open up a little more floor space, the kids’ bathroom received a narrower vanity and wall-mounted faucets. 

Hidden under all the tools and boxes is a beautiful soaking tub.

Hidden under all the tools and boxes is a beautiful soaking tub. At the near end of the tub you can see the shower bench set in the tub deck.

The new window arrangement and half timbering on the south wall.

Here we see the new window arrangement and half timbering on the southern wall. The structure on the far right is not a treehouse (much to the kids’ dismay), but a set of temporary stairs that allows the builders unobtrusive access to the remodeled areas. 

May 25, 2018 1:42 pm

Spring Bonsai Show at the Pacific Bonsai Museum

This past weekend, Howard participated in the Puget Sound Bonsai Association’s Spring Show. Two of his trees and several companion plants were included in the show, along with a set of custom shelves he designed. The  diagonal bracing is intended to represent the mountainous areas of Japan–Bonsai’s native land and aesthetic inspiration. The shelves were welded by a long time friend and metal worker Don Hennick, and the stone slab shelving was provided by Ellen here at our office.

You can read more about the Pacific Bonsai Museum here.

Custom shelves for Bonsai display.

Custom shelves for Bonsai display.

May 17, 2018 1:04 pm

Preservation Teamwork in Pioneer Square

We were recently part of a team for an adaptive reuse project in Pioneer Square, for which we served as historic resources- and preservation consultants. The aim of adaptive reuse is to repurpose an old building or site as an alternative to demolition and new construction.

This year Hudson Pacific Properties (HPP) will complete an ambitious redevelopment and historic preservation of the 95 So. Jackson Building located in Seattle’s Pioneer Square neighborhood. Project scope included structural upgrades to the unreinforced masonry construction, a full seismic upgrade, all-new building infrastructure (including mechanical, electrical, life safety, energy management and vertical transportation systems), and finally preservation and restoration of the building’s historic exterior façade.

95 So. Jackson was constructed in 1909 as a warehouse facility for the Schwabacher Hardware Company, a major regional supplier of hardware and building materials at the turn of the century.  Located immediately adjacent to what was then known as Railroad Avenue in Seattle (now known as Alaskan Way), the building’s original northern, southern and western facades were punctuated by multiple one and two-story openings. These served as warehouse loading bays, allowing for the efficient transfer of heavy materials between rail cars and the interior of the building, as well as serving as shipping bays for retail distribution.

Original 1909 drawing by Saunders & Lawton

The building was originally designed by Saunders & Lawton, a prolific architectural partnership active in Seattle between 1898 and 1915. The original builder was H.D. Stewart, a prominent local builder both before and after the Great Seattle Fire. The building operated as a warehouse facility for more than 71 years until 1980, when the R. D. Merrill Company purchased the building and converted it as part of the Merrill Place development. Since the Merrill conversion, portions of the building served various functions including retail, general office, a performance venue and a U.S. Postal Service distribution facility, until HPP acquired the property in 2014.

95 So. Jackson is an excellent example of early 20th century mill construction and was one of the original “working buildings” on Seattle’s young industrial waterfront. It represents the extensive contributions made by the Schwabacher Hardware Company as a critical resource to the city during a period of rapid expansion, and further serves to define the early development of Seattle’s historic working waterfront. The design of the building exemplifies the work of Saunders & Lawton, whose notable contributions to the development of Seattle also include the Dunn Tin Storage Warehouse (now the Old Spaghetti Factory), the McKesson & Roberts Warehouse (now FX McRorys) and the Westland and Polson Buildings.

1937 tax assessor photograph

 

Over the years, and especially in the 1980s, most of the fenestration of the original warehouse design was dramatically altered on the primary façades of the building: many doors, windows and loading bays were obscured by non-original infill. The proximity of the Alaskan Way viaduct caused some damage in 1983, when a bus ran into the building.

The building in 2015

 

During construction 2018

 

The Team included:

Owner- Hudson Pacific

Architect – Burgess Design

Preservation- The Johnson Partnership

Construction – Turner

Rendering of final adaptive re-use design by Burgess Architects

The strategy for  rehabilitation was to strip away all of the non-original in-fill to reveal the original composition of the 1909 design, embracing the original transparency of the large loading bays.  Consistent with the Secretary of Interior’s Standards for Historic Preservation, existing historic elements of the building were retained and rehabilitated, while new interventions were differentiated through the thoughtful use of modern materials and modulation. Existing historic details–including windows, industrial coiling door headers, steel corner guards, riveted steel lintels and original “coal chute” clerestory hopper windows–were preserved in place, and served as inspiration for new design elements on the western and northern façades. Modern glazing without visible muntins was utilized to mimic the light and transparency of the original loading bays, and salvaged brick and timbers have been repurposed throughout the building.  The original submittal for the proposed project design received unanimous approval from the Pioneer Square Preservation Board.

Our role consisted of assisting with administration to obtain the Certificate of Approval (COA) from the Pioneer Square Preservation Board, obtaining secondary COA for HVAC systems not covered in the original submittal, and advise on the Secretary of the Interior’s Standards for Historic Preservation.

May 4, 2018 10:24 am

Spring at the Madison Heights bungalow

With the framing nearly complete the systems are being installed with insulation and finishes to follow.

Windows and skylights bring our wonderful NW sunshine!

Windows and skylights flooded with springtime sunshine!

The roof is on the garage.

The garage roof is finished. 

 

The back porch is framed. The stairs will be next.

The back porch is framed, and the stairs will be next.

The skylight well will bring natural light deep into the kitchen.

The skylight well will bring natural light deep into the kitchen.

April 19, 2018 11:12 am

The addition takes shape at the Madison Heights bungalow

The addition and the garage have been framed, and the new roof is almost complete. The house is nearly ready for skylights and windows.

The owners in silhouette in front of the addition, standing on the future raised bed garden.

The owners in silhouette in front of the addition, standing on the future raised bed garden.

The garage slab will be poured soon with the parking pad next.

The garage slab will be poured soon with the parking pad next.

This bio-retention facility will collect the rainwater from the addition and garage and then slowly discharge to the alley.

This bio-retention facility will collect the rainwater from the addition and garage and then slowly discharge to the alley.

The garage has been framed.

New roof!

April 12, 2018 10:15 am

Laurelhurst Master Bath construction progresses

We took a recent site visit to the Laurelhurst remodel. As the master bathroom remodel construction proceeds, the other upstairs bathroom is also being upgraded and most of the old single-pane wooden windows (which either had rot or were no longer functional) are being replaced with aluminum-clad, double-paned windows.

Framing is complete and plumbing, mechanical and electrical are 'roughed-in'.

Framing is complete and plumbing, mechanical and electrical systems have been “roughed in.”

The window locations are framed and ready for windows.

The window locations are framed and ready for windows.

April 4, 2018 10:18 am

Madison Heights Bungalow Addition: Framing Continues

Today we’re checking in on the remodel on the eastern side of Capitol Hill. In addition to updated fixtures and finishings, this 1925 bungalow is getting a new sunroom, bathroom, storage space, and garage. As the concrete work nears completion, framing begins. Next up: adding the utility systems.

The garage foundations and retaining walls are complete. The area with the black waterproofing will be the City required non-infiltrating bio-retention pond...

The garage foundations and retaining walls are complete. The area with the black waterproofing (center front of the picture) will be a non-infiltrating bioretention pond. A bioretention space is required by the city to manage stormwater runoff and reduce soil erosion.

The salvaged walnut boards will be used as exposed collar ties for the cathedral ceilings.

The salvaged walnut boards will be used as exposed collar ties for the cathedral ceilings.

The attic has been stripped to the studs and is now ready for collar ties and insulation.

The attic has been stripped to the studs and is now ready for collar ties and insulation.