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…

September 28, 2018 3:06 pm

Introducing the Cedar Park Kitchen & Great Room Remodel

We’ve recently begun construction on a new remodeling project in the Cedar Park neighborhood of Lake City. The house originally had walls separating the kitchen, dining room, and a sunken living room. We’ll be creating an open plan for the main floor and a more functional kitchen, and opening up the space to the views of Lake Washington. The new great room will comprise the dining, family, and living rooms, with the kitchen adjacent.

Demolition has already been completed and framing is underway.

Old windows removed and ready for the new windows.

Out with the old windows; ready for the new.

The old sunken living room has now been brought up tot he height of the rest of the floor.

The old sunken living room has now been brought up level with the rest of the floor.

The floor joists have been cut back to allow for the new steel beam which will allow for the large open space.

The floor joists have been cut back to allow for the new steel beam, which will allow for the large open space of the great room.

September 7, 2018 11:19 am

Filling the Madison Heights Bungalow Addition with Light

With drywall complete and painting underway, this remodel and addition are ready for trim and cabinets. The whole space is coming together rapidly.

the original cove ceiling has been repaired and all new lighting and speakers installed.

The original cove ceiling has been repaired, and all-new lighting and speakers installed.

The skylight and cathedral ceiling in the bathroom create a dramatic space.

The skylight and cathedral ceiling in the bathroom create a dramatic space.

The pyramidal skylight well in the kitchen will help define the space while reducing the need for artificial light.

The pyramidal skylight well in the kitchen will help define the space while reducing the need for artificial light.

August 22, 2018 9:25 am

The completed Normandy Park Kitchen remodel

This project wrapped up several months ago, but we just now had the opportunity to visit and take a few scouting photographs. The clients are very pleased with the transformation of their kitchen.

You can see images of this as a work in progress here and here.

looking from the entry towards the kitchen.

Looking from the entry towards the kitchen. The island has a heated countertop to take the chill out of cold winter mornings.

Looking from the kitchen towards the dining room and fireplace.

Looking from the kitchen towards the dining room and fireplace.

The island cabinet is stained dark to coordinate with the furniture and the perimeter cabinets are white to keep the bright open look of the original architecture.

The island cabinet is stained dark to coordinate with the furniture, and the perimeter cabinets are white to keep the bright, open look of the original architecture.

August 9, 2018 10:52 am

Madison Heights Bungalow: Pre-Drywall & Post-Drywall

Today we’re catching up on all the recent progress at the Madison Heights Bungalow project on the eastern side of Capitol Hill. After the house systems (electrical, plumbing, and HVAC) were roughed in, we photographed every wall and ceiling. This makes any future modifications or troubleshooting easier down the line: like taking pre-emptive X-rays!

A wall in the kitchen prior to drywall.

A wall in the kitchen prior to drywall.

a portion of the basement ceiling showing the amount of systems that are within a ceiling.

This portion of the basement ceiling reveals just how many systems are contained within.

The back porch ready for siding and handrails.

The back porch is ready for siding and handrails.

Just a few brackets under the cantilevered portion of the addition.

Just a few (!) brackets supporting the cantilevered portion of the sunroom. These provide a nice visual reference to the brackets on the front of the house.

 

 

Once the documentation was complete, we proceeded with installing the drywall. Meanwhile, the carpenters move to the exterior to work on the porches and siding.

The sunroom is already exhibiting great daylighting, as planned.

The sunroom is already exhibiting great daylighting, as planned. The skylights have integral blinds that will keep out the heat when needed.

With the drywall in the upper floor the recycled walnut beams are nicely highlighted.

The upper floor showcases the recycled walnut beams and exposed brick chimney.

The basement is dedicated to climate controlled storage.

The basement is dedicated to climate-controlled storage.

July 30, 2018 4:42 pm

North Bend timber frame project featured in PNW Magazine

We were surprised and delighted to open the Sunday Seattle Times yesterday and see one of our long-ago projects featured in Pacific Northwest Magazine. In the early 1980s, Larry was approached by a contractor friend who in turn had been contacted by a couple wanting to build a timber frame house in the woods outside of North Bend. Larry agreed to the project, in spite of knowing next to nothing about timberframing. At the time the company did not yet have an office building and his and Lani’s home was being renovated, which meant that he drew up the plans for the house sitting at his kitchen table.

At the time the only resource for learning how to build in the timber frame style was a book called “Building the Timber Frame House” by Tedd Benson. Larry read the book and designed the joints according to the book’s hand-drawn instructions. The craft was still so obscure that the permitting office didn’t even have protocol for reviewing the plans, so Larry and the team brought in a scaled model of the house to show the permit reviewers and to explain how the whole thing fit together.

The clients procured fixtures for the house with skill and ingenuity: From one day to the next Pat and Daucey would have come into a heap of salvaged flooring materials; the day after Larry finished an initial design for the kitchen, Pat announced they’d sourced a vintage back bar for the refrigerator, which sent Larry back to the old drawing board (rather, the old kitchen table).

We’re so pleased to see the house again, and that the family has been happy there for all these years.

You can see more of our timber frame projects here.

The house, shown here shortly after its completion, seems to glow from within, lighting up the dark Northwest evenings. Photo by Lani Johnson

Photo by Lani Johnson

From “Building the Timber Frame House” by Tedd Benson, 1980

 

July 23, 2018 8:42 am

Ravenna-Cowen North is a Designated Historic District!

 

 

 

 

 

 

.

 

 

 

 

.

 

 

 

 

.

 

 

 

Washington State’s newest historic district is Ravenna-Cowen North in Seattle! This historic district, roughly bounded by NE 65th Street on the north, Ravenna ravine on the east, Ravenna and Cowen Parks on the south, and 12th Avenue NE on the west, was unanimously approved by the WA Advisory Council for Historic Preservation (ACHP) on June 29, 2018. The district has been added to the Washington Heritage Register, which includes historic and cultural properties that have been recognized for their unique contributions to Washington’s heritage. The ACHP also unanimously approved recommending the district for listing on the National Register. The WA Department of Archaeology and Historic preservation (DAHP) will send this request and documentation to the Keeper of the National Register in Washington DC, and we’ll provide another update after that.

The Ravenna-Cowen North Historic district includes 443 homes, most constructed prior to the early 1930s, with a districtwide average construction date of contributing resources of 1918. This district exhibits a special character, scale and setting that represents a period of population growth and housebuilding resulting from the excitement generated by the Alaska-Yukon-Pacific Exposition at the State University (now the University of Washington main campus) grounds in 1909 and lasting through the devastating economic Great Depression of the late 1920s and 1930s. Ravenna-Cowen North Historic District’s period of significance begins in 1906, with the anticipation of the Alaska-Yukon-Pacific Exposition, and runs to the early 1930s, with only a handful of homes built from the 1940s through the 1960s.

Ravenna-Cowen North Historic District exhibits the range of residential architectural styles prevalent during one of Seattle’s greatest population growth periods. Styles mainly include Craftsman, Tudor Revival and Colonial Revival styles; many designs were taken directly from pattern books and kit home catalogs dating from the early 1900s to the 1930s. Most of the district’s residences are relatively modest. The existing cohesive neighborhood conveys a unique feeling in place and time.

The application for historic designation was prepared by the Friends of Ravenna-Cowen, an all-volunteer 501c3 non-profit organization whose purpose is “To preserve and protect the heritage of the Ravenna-Cowen neighborhood as a community resource for all.” Larry and Lani Johnson, of The Johnson Partnership, were part of the hardworking team, and Larry was the lead Historian for the effort. Larry & Lani attended the June 29 ACHP meeting on behalf of the Friends of Ravenna-Cowen.

-Lani

PS – Larry & I have collectively contributed more than 900 pro bono hours to this project in 2018!! The entire FORC team put in a lot of time. Steve Campbell prepared the maps.

 

The Ravenna Trolley in 1895

 

 

This craftsman bungalow is typical of the style and quality throughout the district.

This map shows the district boundaries and the individual properties within.

 

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.