Main Floor Framing

This week there was a lot of progress on framing. The lower level was finished, and the majority of the main floor was framed. The footings for the back deck were dug out and poured. This was exciting to see. It is the first time we were able to walk around in a full-scale version of the plans we've been working on for so long.

I took a few pictures of the in-progress work on Tuesday, and then more pictures over the weekend. I also added descriptions to all the pictures, since it can be confusing trying to figure out what is what when only the framing is in place.



The video only shows part of the work, since the exterior sheathing blocked some of the later work.



This week the crew will start framing the upper floor, with the roof scheduled for a week or so after that.

Framing

This was an exciting week, as it saw the start of framing! A little bit of backfill was done at the beginning of the week. After that, framing started strong. They put together a good portion of the lower floor, including the media room and storage/future bathroom. There is also the first of the trusses that will support the main floor.



In the video, you can see how all of that framing work only took three days. The form of the house will be appearing very soon!



Next week the framing will continue.

Backfill

Last week was quiet. The crew completed footing drains and put up some waterproofing on the foundation walls. At the end of the week, they started back-filling the foundation -- our camera was moved so that the big pile of dirt could be used to fill in around the foundation.



For now, the camera is up at the top of the site, pointed towards the lower portion. We'll probably move it to a better position once the dirt-moving is done.



Next week should see a bit more backfill, and then framing will start!

Footing Drains

This week wasn't as interesting to observe, but the work was still important. The construction crew added footing drains to keep the foundation dry. In the pictures, you can see the white pipes running alongside the footings. The bit of netting and rocks shows a typical installation above the pipe, and will be extended to the other drains. There is one set of footing drains inside the foundation, just to be extra-sure that the rare case of water flowing sideways under the upper part of the foundation doesn't cause any problems, either.



For some reason our camera didn't capture the second half of the week. Since there wasn't much of interest in that video, I'm only publishing it as part of the November video. The monthly video is very neat, because it shows the foundation work from building the footing forms, up through the completion of the foundation walls.



Next week will be more drains, waterproofing the concrete, and backfill.

Foundation Complete

The main parts of the foundation of our house are finally complete. The walls were poured on Wednesday so they had a chance to cure over the Thanksgiving holiday (very clever timing!). On Friday, the forms were stripped.

The bare concrete walls look cleaner and more structured than the forms did. The pillars supporting the garage are also visible in the upper portion.



The camera was much more stable this week, despite the winds and stormy weather we had before Thanksgiving. I think it helped that someone used some of the black tarp to secure the rebar post against a wooden stake.



While the main work of constructing the foundations is complete, they are not yet done. Next on the schedule are hooking up utilities and running them through the foundation, and putting in drains tied to the storm sewer around the footings.

Foundation Forms Progress

This last week saw a lot of work on the forms for the foundation walls. The rebar looks to all be in-place. Most of the walls have forms on both sides now, with just a few left to be added. I don't know exactly when they'll be able to pour the concrete, but it looks like it should be ready very soon.

The photos really show how much is being built up on top of the footings, and the narrow channels that will be the foundation walls. In one of the close-ups, you can also see some metal between the two sides of each form. I'm not positive what they are actually for, but my guess would be to ensure perfect spacing. You can also see some of the vents and pipes that will cross the foundation being put in place.


(I've decided the Flash widget is a bit much. I'm now going to stick the first new photo in, and clicking it will take you to the gallery with all the photos.)

The video this week is cut after Wednesday. You can see the camera start to shift around due to weather. Thursday morning it was leaning sideways looking at the dirt pile, and Friday it was even worse. This time, I found a piece of rebar, and screwed it deeper into the pile of dirt. Hopefully with a heavier post that is more deeply anchored, the camera will be more stable this time.

Footings Complete

As promised, the footings were poured and the forms stripped last week. The actual concrete pour happened quite quickly; based on our automated photos, it looks like it only took about an hour and a half for that. They started stripping the forms off about 24 hours later, and finished that up Wednesday morning. Then it was on to the forms and rebar for the foundation walls.

You can see the progress at the end of the week in this gallery. Not a bad start on the wall forms, and in some places like under the stair tower, you can see the cross-wise rebar going in. I think these pictures really start to show how complex our foundation is. The footings have quite a few levels to them, and then some fairly high walls on top of that. I drove by another construction site recently that was on flat ground. I saw the top of a simple rectangular foundation poking up, and it looked trivial compared to what we've got.



Yuval took a great panoramic shot of the foundation forms just before the concrete was poured:



And then a couple (one shown here) of the footings once the forms were stripped:



Finally, the video for the week. Notice how brief the time is during which the concrete pour happens; only a few frames Monday afternoon (Nov. 7th):



Next week should be more work on the foundation wall forms.

Footing Forms Complete

This week saw the completion of the forms for the footings. The wood forms were fully laid out and rebar was added, both within the footings, and sticking up to tie the footings to foundation walls. These are capped with orange plastic squares to prevent anyone from injuring themselves on the pointy ends.



Our camera got blown around a bit one evening, so the end of the week is a bit off-kilter. However, most of the work was done before then. The forms were completed by Friday so they could be measured for the amount of concrete needed. The pouring will all happen on Monday, and then the foundation walls will be started shortly after that.

Footing Forms

This week was working on the forms for the foundation footings. The footings are the wider, shorter parts of the foundation that sit directly on the ground. Once they are poured and set, the foundation walls will be started.

The forms are looking pretty good. I don't know if they are quite complete yet, but they look like they are getting close. You can also see some of the rebar being set to make the foundation stronger. They'll need another survey/inspection to verify everything is right on cue, and then the concrete can be poured.



The beginning of the timelapse video doesn't show a lot, since it wasn't able to capture much within the excavation. Part-way through the week it was moved to the top of the pile of dirt beyond the bottom of the house, and the visibility improves quite a bit. It will stay there until the dirt is needed for backfill.



Since it is the end of October, I've compiled a sped-up timelapse of the entire month:

Why Design Is Not Done

Now that construction has started, we've been asked: "Oh, now you just get to sit back and watch, right?" The answer is "No, not at all."

We work with the principle: "design only what we need". Some major design elements are needed from the beginning. The floor plan and building structure determine everything else. Details such as windows were required for permitting. The kitchen needs to be ordered early. Since the colors in the kitchen are closely related to the colors of the floor and counter, we've chosen those too. These major decisions are the ones that we have finished.

But there are many more decisions that are still to be made. We have delayed some decisions simply because they are not needed earlier. For example, we've just started talking to a craftsman about the front door.  This class of decisions follow the construction schedule. A few of the many other items in this category are hardscaping (driveway, outside walkways, etc.), landscaping, deck material and railings, stair railings, interior doors and hardware, kitchen backsplash, shelving, and light fixtures.

We intentionally delay other decisions until we have more information and context. For example, many of the colors will be finalized once we can test them on the building. We have a general color scheme chosen, but once the siding is up we can apply some paint swatches and choose the exact colors. We haven't even begun to think about carpet and interior wall colors. Another example is wiring. Once the frame is up, we can walk through the structure and decide on exact positions for light switches, electrical outlets, and any additional wiring such as Ethernet cabling and speaker wiring.

We delay other decisions because we do not know they are needed. Some decisions have unintended consequences that we have to take into account later. We discovered one example recently. Our island is 11' long, but CaesarStone comes in slabs up to 10' in length. We can live with it and have a seam in the counter where two pieces of stone join together. We can attempt to shorten the island to 10'. We can tweak the counter design to avoid or integrate the seam. We could even change the counter to another material. Luckily, we learned about this issue early enough that we have time to address it (though shortening the counter would affect the imminent cabinet order). Not everything will be so accommodating.

The early stages of construction are interesting to watch but don't require a lot of input from us. We don't really have anything useful to say about the size of the foundation hole or the concrete being poured. As construction progresses more elements will need our input, and we will be more involved in the construction process. Some of these decisions will be minor, but some will be required to allow construction to move forward. We will be kept busy designing throughout the entire construction period. In fact, this may be our slow period!

Excavation & Foundation

Last week excavation was finished and the foundation was started.

Yuval took a great composite picture of the completed excavation:


Then surveyors were brought back for a very precise placement of the foundation. The precision is to within a small fraction of an inch; apparently the city can hassle you if the foundation is off by even one inch.

Then the forms for the footings were started. All these forms will be put in, then precisely aligned, and then the footings will be poured. Much of that will take place over the next week.

I captured a few pictures of the lower parts of the form.


And the timelapse:


The position isn't so great for capturing the foundation work, so there's not a lot to see later in the week. However, since the dirt-moving is finished for now, Yuval will move the camera to a better position. It will be at the top or bottom of the site, so it can get a nice view of the foundation as it goes in.

Excavation (Almost) Complete

This past week was all about moving dirt. The majority of our site was excavated, resulting in a big hole in the ground. Some of the dirt was piled at the bottom of the construction zone, some was moved to the lot just up-hill of us, and some of trucked off-site.

Quite a bit of dirt has been removed compared to the ground level:

A bit more action this week on the timelapse (note the back-hoe sinking in to the dirt pile at the end of the day!):

There is maybe one day left on excavation, and then the forms for the foundation will start going in.

Construction Started

After many months of work, we have finally broken ground on our new house! Last week excavation equipment was brought in to start work. The first task was to clear the lot and grade it in preparation for digging space for the foundation.

Up until recently, our lot looked something like this:

But with more cut-down trees and some blackberry and grass growing all around.

When we stopped by last weekend, it looked like this:

All the junk and extra dirt in the main area of the lot has been cleared away. The lines sketched in are roughly were the foundation will be. The first picture in particular shows where the stair tower will jut out at the bottom of the slope.

We also have a timelapse camera set up to record the construction process. Here's the video of the first few days of work.

As you can see, our camera placement was sub-optimal, and it was nearly buried! We moved it south, so it will hopefully stay out of the way, and get better footage.

Now that construction is under way, we'll try to provide more regular posts. Every week or so we'll post a few pictures, a short description of what has happened, and a short timelapse video of the work. We hope you enjoy following along with us.

Trees

A small part of getting the site ready for construction was dealing with any trees that might get in the way of the building. There were only two trees to consider, a pair of tall pine trees near the top of the lot that we were hoping to keep. They would be right near the entrance, and looked quite nice together. Yuval had a botanist come to check them out before making a decision on whether to keep them or not. The results were that one tree was healthy, but the other was only in OK condition. However, the healthy one was about half-way into our planned entry!

These two trees supported each other via their root systems, so either both had to stay or both had to go. We decided it would be safest and easiest to remove both of them now. A couple weeks ago, they were carefully taken down. Yuval snapped a few pictures during the process, and allowed us to share them.

Some of the wood from various trees on site is being saved and cured. We hope to be able to use some of it later for pieces of furniture.

Custom Construction Loan

Last week we closed on a custom construction loan with Washington Federal.

When it comes to construction financing, there are two major options (unless you can self-finance): get a bank loan or get a private bridge loan.

Private bridge loans allow you to move faster, can be easier to get, and provide more freedom. For example, a bank may not approve a loan for a home using non-standard construction methods. However, they are more expensive; interest was 15-20% on the loans we considered. Refinancing a private loan once construction is complete can be more difficult because the bank considers the project more risky than one it has already vetted.

Bank loans require a long process of approving the borrowers, builder, and project, but they are cheaper. Depending on the bank, a construction loan may have a standard mortgage rate plus a fee equal to some percentage of the loan or the loan may have a rate 2-3% higher during the construction period. Banks tend to be more rigorous about inspections, which can be both a benefit and a hindrance.

We chose Washington Federal on Yuval's recommendation. As a builder, he finds them easy to work with, and they have a good reputation (e.g., Erika's grandparents thinks they are the best choice). Another advantage is that their construction loan automatically converts to a standard mortgage; no refinancing needed.

The standard credit application for us was approved easily, and Yuval was already verified as a builder with them. The project approval required a fully-approved permit set, along with a budget breakdown, and some other details. This part of the process took longer than normal, first because we had to wait for the permits, and second because the bank had problems finding an available appraiser who was willing to evaluate a modern, green, construction project in Bellevue.

Once everything was approved, the bank worked on finalizing the paperwork and getting it sent to escrow. I worked on getting a course of construction insurance policy in place, along with some other minor details. Once the escrow agent had the documents, we wired the funds for the fees and down-payment, signed all the documents, and the bank managed to close the loan the same day. And now construction can start! Excavation is scheduled to start October 1st.

Thoughts on Relative Costs

Building a house forces a shift in perspective on money and costs. We are dealing with large amounts of money, but it is still valuable to pay attention to the small savings.

The whole project costs a lot (it is much more than we planned to pay for a house just a few years ago). The land purchase alone was more than we had ever spent in an entire year, let alone all at once. The down-payment for the construction loan is as much as the cost of the land, but those together are less than half the total cost. Dealing with numbers this large makes us a bit inured to how much money we are actually spending.

However, we cannot lose sight of the smaller costs that make up the total price. Carefully considering trade-offs, even when it only saves a few hundred dollars, allows us to allocate the budget where it is most valuable without going over our target. For example, saving a few thousand dollars on appliances and eliminating unnecessary features of the kitchen cabinets will allow us to get nicer hardwood and faucets.

Depending on what we're looking at, we change what we consider the minimum worth worrying about. At the level of the project as a whole, we generally consider the costs in increments of $5,000. When looking at our savings account or cost increases, we round to the nearest $5,000. Changing lenders to reduce our financing costs by $2,000 would barely be worth it we only considered financial savings.

But the many facets of the construction budget merit closer attention. We look carefully at increases of as little as $500. That amount is trivial compared to the entire budget, but with 20-30 categories in the budget, these small changes can add up quickly. We don't worry about everything. For anything less than $100, we consider the impact minimal. Even if we added that to every category, the affect in the overall cost will hardly be noticeable.

Whenever we make a change, especially a change that affects cost, we ask ourselves, "Is this upgrade worth it to us? Can we afford it?" By considering those items, we've been able to keep the costs reasonable and choose the upgrades that will really make a difference to us.

We do hope that once this project is complete, our financial sense of scale will return to normal. For now, we barely blink at putting $4,000 on a credit card or writing a check for $10,000 because that is what we have set ourselves up to expect.

Thoughts on Feature Creep

Perhaps not surprisingly, our design has been affected by that common malady: feature creep. It is too easy to say "Let's get this nicer appliance", or "Let's add a smart electronic control system to the entire house", or "We should add another room for guests". But every addition has an impact, and must be carefully considered.

We started with a good idea of the activities we wanted to support and a rough size target based off of where we live now and sample floor plans from an earlier project. Functionally, we aimed for a master suite and two other bedrooms; a laundry/utility/craft room; an office; a kitchen fit for two cooking together; a large dining and entertaining space; a comfortably-sized entry; space for guests; a library; and a media room. We hoped to overlap functions in shared space and fit it all in 2000 sq. ft.

That was unrealistic (building on a slope didn't help). We managed to accommodate most of these functions, but with stairs and landings and making sure all the rooms were large enough, we ended up at 2700 sq. ft. While it is larger (and therefore more expensive) than we planned, we decided it was the right layout and size for what we wanted. We dropped the guest room (but left room for a future expansion), since we don't need a guest room until the other bedrooms are fully occupied.

Detailed design presented similar trade-offs. We eliminated some kitchen niceties and kept others. We opted for a cheaper (but still nice) oven and chose a nicer gas stove. We chose slightly nicer faucets and sinks and upgraded our wood flooring. However, we simplified our exterior siding, and may decrease the built-in shelving and case-work from what we had planned.

We try to find a good balance between adding and simplifying. We keep the things that are most important to us and eliminate the nice-to-have items. We are happy with our choices so far, and we have yet to feel like we've made a significant compromise just to reduce costs. (One principle we have kept in mind is that some things, like built-in shelving, are easy to add after the house is built; while others, like plumbing, are difficult.)

It has helped that Yuval has been up-front with us about the costs. We can't say we are happy about the rising cost, but we understand how it relates to our choices (such as increasing the size). With most of the quotes in and a final budget set, we are at a slightly lower per-sq.ft. cost than the early estimates. That helps us feel confident that we will strike a nice balance between extra cost and getting what we want.

Thoughts on Collaborative Design

Design is collaborative. Our collaborators bring the skill, knowledge, and experience we lack. This has helped to refine our vague or unfinished ideas into a finished design that is truly brilliant (or so we think).

Our main collaborator is Yuval, the head of YS Development. He has helped us with all parts of the process. He found and verified the land long before we looked at it. He has relationships with the city, architects, designers, financing, vendors, labor, and more. He shepherded the permits through the city, and is overseeing the entire process from beginning to end. He has lead the design process and contributed significantly. He knows materials and vendors, has a taste that largely matches ours, and is familiar with construction constraints and good design practices for all parts of the house.

Our architect is Markus, with Whitney Architecture. He has done all the sketches, drafts, and final plans for our house. He was deeply involved with the structure and layout of the house, and brought many good ideas. He combined our desires with the constraints of the property to produce something that fits our needs delightfully.

Anne is our color and materials designer. She has a great eye for color/pattern/material combinations and has helped us refine our ideas into a specific palette of materials. She has suggested some themes we hadn't thought of and has helped to make details and finish just as interesting as the structure of our house.

Working with these professionals has its ups and downs; it can sometimes feel like a balancing act. Ultimately this is a business transaction, and we have made sure our agreements clearly state what each side provides in the transaction. But a process like this is all about personal interactions. Having good working relationships and getting everyone excited about the project is important. It makes meetings interesting and engaging, it provides a constant flow of insightful ideas, and everyone tries to make sure the design is as good as possible.

We are sometimes challenged working with people who have different perspectives and working styles. Everyone has provided great input and is good about listening to our ideas and feedback, but we sometimes have difficulty communicating. Sometimes our requests are unusual or couched in non-standard terminology. Sometimes what we want just can't be built. Sometimes we communicate the idea, but mis-communicate the priority (resulting in both under and over prioritization). The result is that sometimes we feel like important things are missed or misinterpreted. We have usually resolved things to our satisfaction, but the frustration and delays during the process are annoying.

There is quite a bit of compromise, especially in collaborative design. Budget, physical feasibility, and city housing codes would restrict us even if we were doing everything ourselves. Involving others brings in other limitations. The professionals are familiar with certain materials, products, vendors, and techniques that they prefer to use. Going with something they are familiar with will almost certainly have a better result than something new or untested; but it does place limits on what options we have. There are also differences of opinions that must be resolved. While we as owners have the last word, we are influenced by what others think. If they are skeptical or unenthusiastic about an idea, it can be much harder to integrate it into the whole. Fortunately, constraints often lead to a better design. Limiting our options helps prevent the paradox of choice from overwhelming us. Choosing something that is well-known and liked by the professionals provides more certainty that the finished result will work well.

Working with others has its set of challenges, but it is also valuable to have professionals involved. Our design is a lot richer and more sound for getting help with the areas in which we are weak and inexperienced.

Thoughts on the Design Process

Pre-construction work comprises more than design, but design is where we have spent most of time and effort. We are learning as we go, but we started with some useful skills and knowledge.

We came prepared. Erika has read quite a few house design books. We strongly recommend A Pattern Language, Patterns of Home, and The Not So Big House. Although we lack practical or professional experience, having basic understanding of what is good and bad in a house (and why) provides benefits: we had an idea of the rooms we wanted, their purposes, and their connections and chose a basic layout pretty quickly.

We know our tastes and needs. For example, we knew that we wanted a particular (and peculiar) layout for the master suite. We knew it would work well for us and were firm about getting it into the design. We don't always know exactly what we want (especially on materials and colors), but once we find something we like, we commit quickly. Jeff's inspiration for the upstairs bathrooms needed some refinement from Anne (our color designer) and Yuval, but we knew the result fit our tastes. Because of our confidence in our choices, we haven't wasted time revisiting or regretting the choices we have made.

We are organized. It can be hard to keep all the design tasks straight. Yuval keeps us on track and makes sure we make decisions on schedule. Generally, we work on decisions in advance. We chose appliances well before they were needed which made them easy to integrate into the kitchen design. Months ago, we spent a weekend choosing all the plumbing fixtures because it was fun. Yuval mentioned that we are among the most organized of his clients. Organization helps us make decisions early and lock them quickly. When it comes to process, we feel comfortable that we will be ready for whatever is needed next.

We have similar tastes. We find ourselves attracted to similar colors and materials and designs. When our opinions diverge, we only have one strong opinion (usually...), and can reach a choice that satisfies us both. This streamlines decision making. We don't agree perfectly on everything. We've had debates and even some arguments, but after a discussion of the trade-offs, we nearly always come to a conclusion we are both happy with.

Design has been fun. Being deeply involved in the creation of our own house has increased our appreciation of home design. Most spec-built houses would require many more compromises in taste and value. Our house will feel more comfortable and intimate to us because of how deeply we have invested in it.

Thoughts on Custom Home Design

We're about half-way through building our custom home, and it has been a bit over one year since we started this project. The process has taken longer than we expected, and has produced some unexpected challenges. Permitting and major parts of design are done, and construction will be starting shortly. It is a good time to reflect on the process so far. We'll provide some general thoughts here, and explore some other areas in more detail in future posts.

The process has been hard at times. Our schedule was already full with our regular jobs and frequent activities with friends and family. We've sometimes had to stretch to fit design into our schedule. Permitting complications and delays, both before and after submission, have put us significantly behind schedule. With those and some of the other difficulties, we've felt discouraged and frustrated at times, with that frustration sometimes turning into arguments. We started to semi-seriously look at homes to purchase when things were really grim.

Through it all, we've always return to a positive view. Our design fits us better than anything we've seen for sale. As it has slowly come together on paper and in our minds, we've become more realistic about what our house will and won't be. It won't be perfect, but we like how the design is turning out.

The thought of turning that design into a physical structure intimidates us. We've been planning and designing, in some form or another, for over a year. But so far it has all been on paper. Once construction starts, the design will be locked; we can't add another room or rearrange things. As it progresses, more and more details will be fixed in place. So we have to hope that things will turn out how we hope, and that we don't have too many regrets once it is done.

But our hesitation is mixed with excitement. Whenever we visit the house currently under construction, we see the potential of our own. We will finally see the physical realization of what we've spent so much time and energy designing.

We are only half-way through, and there is still lots left to do. We have plenty of design details to decide on, and we'll spend quite a bit of time following the construction progress. We'll drastically increase our spending, and it will probably be a bit of a shock to spend so much money so quickly. Despite everything so far, we're looking forward to the next stage of our house.

Construction Contract

Another milestone has been reached! We signed the construction contract with YS Development.

The contract specifies the responsibilities of both sides, the fixed price of construction, the start date and timeline, and the penalties that apply if either side fails to meet their obligations. YS Development has a base contract for their projects. Our final contract integrated terms from the standard AIA contract and others terms suggested by What Your Contractor Can't Tell You into that base.

We waited this long to finalize the contract because we needed a cost. Yuval worked hard to get quotes from vendors that were as close to accurate as possible; a fixed price contract needs to be based on reliable data. The final number was close to the target we had aimed for. We included a bit extra for small changes and contingencies for some small items that need to be finalized. With the quotes in, the price of construction could be locked, and the contract signed.

This was one of the easier pieces of business we've dealt with, and now that it is settled construction can start in earnest (well, once we finalize financing).

Permits Issued

We finally have city-approved permits for building our house! The last sign-off happened a couple weeks ago, but it took an additional week to finish processing everything and get the permit set ready to issue. If you are curious, you can view the online history/status of the process by the city.

Brent, the project manager, scanned the corrected plans into a PDF and made copies to work from. The official permits must remain on site, but they would get too tattered if they were the working set. The official set is usually kept safe in a box and work is done off the copies.

We should be starting construction shortly. Yuval has started prepping the site (getting a survey, staking the boundaries, and removing trees that will be in the way). Excavation is scheduled to start within a few weeks, maybe even by the end of the month. The last thing we're working on is getting financing fully approved and closed. Soon we should have regular status updates with pictures of construction!

Permitting and a Trail

We haven't forgotten about this blog; it's just that things have been moving pretty slowly since we submitted the permitting documents a month and a half ago. We've worked on non-design topics; construction contract, budget, and financing have been the biggest items. We'll talk about some of those a bit more in a future post, once things are mostly settled there.

The biggest blocking piece was the permit from the city. The initial review finished in about a month, and resulted in a request for some revisions. The building reviewer wanted more notes and details on the plans, along with some extra structural engineering for the foundation. At the same time, Yuval decided to revise the foundation to reduce expense. The original design had a slab-on-grade garage, and it required a large retaining wall on the west edge of the garage (i.e., lots of pricey concrete and steel). The revised design modifies the foundation to follow the slope of the land, and uses concrete supports under the garage. The garage will be framed with thick wood with concrete poured on top.

But the major hurdle was trail requirements. When the land was initially divided into the smaller lots for building, Bellevue required some improvements to the land. They wanted the unofficial dirt trail down the hill developed into a real trail with pedestrian and bike lanes and some landscaping. Yuval worked with them, and they changed the requirement to a trail easement, with the development to be done by the city at a later point. Our lot has the easement on it (a 15' foot strip along the south edge). It made our land a bit narrow, but we were able to work within the confines. We weren't too worried about having a trail there, because the neighborhood seems fairly quiet. It would be a huge benefit to us, since it leads down to a lot of shops and buses.

While reviewing our documents, the city told us we needed to do the trail development as part of construction. The trail will be nice to have, but we weren't counting on the extra cost. The hill we're on is steep enough that it will have to be stairs. We're guessing that over 150' of stairs and railing would be significantly more expensive than a bit of sidewalk.

This requirement surprised Yuval too. He represented us (since we now own the land), and did all the work of talking to the city about the issue. Eventually, a legal review found that Yuval had a special agreement with the city for this issue, so we do not have to develop the trail. Instead, we'll work with the city to design it and construction will happen later.

Current status: The revised permits are under review. Since the trail issue has been settled, the main work from the city should be the building review. They know we are on an expedited schedule, so we're hoping the permits will come through fairly soon. And after that, construction!

Kitchen Design Finished

The kitchen design is finalized. We made the few remaining decisions in-person at the new Pedini showroom in South Lake Union.

First and most important was choosing the finish of the upper cabinets. We wanted something lighter than the dark brown lower cabinets. The section of uppers is small, so we chose something with a bit of contrast. We quickly narrowed our choices to the painted glass finishes. A coat of paint on the back of glass provides some gloss and depth to the color. We settled on Bianco, which (despite the name), isn't white. The paint color is a light grey, and the glass adds just a hint of green to it. It is fairly neutral and matches our other materials well; it is lighter than the other cabinets, but is enough darker than a white wall to stand out nicely. Sadly, we cannot find any photos of the color on Pedini's site.

While we were at the showroom, we noticed they had a sample kitchen with an interesting mechanism for opening the upper cabinets. In the Magika line (which we are using), they have an upward-opening option in addition to traditional side-hinged cabinets. To prevent the upswing doors from running into your head, they are hinged in the middle. The upper half is hinged to the cabinet like expected, but the lower half is hinged inward, so it stays roughly vertical while the door is opened. When fully open, the door is compact and out-of-way, without hitting the ceiling. Particularly for someone tall, this seems like a nice alternative. They cost a bit more, but it is worth it to us. The sample unit they had was equipped with a motorized control, so just a touch would open or close the door. We weren't interested in the extra expense or complexity of the motors, so we chose the manual version.

We discussed several small decisions, mostly about handles. Magika has two handle options: hidden handles inset into the top of each door, accessible via a horizontal channel; and external vertically-oriented handles in aluminum or white. We generally liked the inset handles; they look clean and lack bits to snag on. For the back of the island facing the dining room we considered the aluminum handles for the visual effect. However, the channel for the inset handles adds height to the cabinets, and matching a set of channeled and channel-less cabinets on the two sides of the island would've been tricky.

On the upside, this conversation revealed that using handled cabinets in the bathrooms would lower the height a bit, so we switched those. Back in the kitchen, the cabinet and drawer on the appliance wall can't fit channels, so those require external handles. We spent a while debating which handles to use, and how to position them. We decided to have no holes drilled by the factory, and decide which handles to use and where to put them at installation time.

The fixed, opened shelving was dropped from the order completely. The shelves from Pedini wouldn't exactly match the cabinets, and were fairly expensive for simple shelves. Since we are getting other built-in cabinetry work done in the house, we decided we could get a better result by having those shelves constructed later.

With a few emails for revised diagrams and cost quotes, we now have the kitchen design fully locked.

Exterior Siding

The bulk of the exterior will be finished before most of the interior of the house, so we need to finalize the design for that fairly early. Yuval also likes to submit a basic siding scheme with permitting documents, even though it is not required.

We were inspired by a picture of another house by Whitney Architecture. We like the simplicity of plain lap siding for most of the house, with large panels to emphasize features such as the stair tower. The other houses at Bellevue 41st have used more elements than this in their siding schemes. Our house will have a lot of exposure to view, so we wanted something simpler to keep it from being too busy. This picture also suggests a light grey/dark grey color scheme that is cohesive but provides nice contrast between the different sections. The funny thing is, in person this house is a nice cream/chocolate brown color; but we prefer the grey that we saw in the picture.

Another picture inspired a plan for the windows. We like the contrast of the dark window trim against the light siding. To prevent it from being too stark, we'll use a dark grey instead of straight black.

Markus designed a great siding scheme from those initial inspirations. It uses lap siding for most of the house, but uses a smaller width on the upper floor for variety. The stair tower and the garage use panels, along with a little bit around the living room windows. The section next to the front door is designed as wood slats, to warm up the entry a bit. We've also discussed using wood on a section of the upper floor over the garage, to mesh with the green roof garden up there. Other than the wood, we are planning on a light grey for the lap siding, and dark grey for the panels.

We still have to finalize colors and woods, but we like the current design, and are happy to have a piece that is nearly perfect from the start.

Pictures from:

• Whitney Architecture: Wedgewood
• Bungalow Style House by Architect Randy Bens

Permitting Documents Submitted!

We have finally submitted the required documents for getting permits from the city to start construction; the submission process was called 'Permit Intake' — yes, there is a process to start the process. We submitted them on the last day of May. The intake process involves initial reviews to make sure our documents are in order and look reasonable. Now they go through the full review process. To encourage green construction, Bellevue has a program which completes permitting within six weeks (the normal process, to our amazement, takes twice as long). As soon as the permits are approved, we can break ground. We should be able to start construction around mid-July.

There's still plenty to do in the meantime (mostly on Yuval's plate). We need to get the construction contract signed, agree upon a more detailed budget, draw up a construction schedule, and finalize construction financing. We are close to finalizing the kitchen and bathroom designs from Pedini and will be placing that order near the start of construction. We also want to get a siding scheme finalized soon. Yuval will start sharing the plans with others in charge of specific areas. On area is framing; once that is done, we can order the lumber. Another is mechanical, to get detailed designs for HVAC and hot water supplies.

Submitting the permits was an important milestone and puts us that much closer to starting construction.

Shiny things! (Sinks, Faucets, Toilets)

We don't need to choose plumbing fixtures until later in the process. Most of the time, they come near the end of interior design. But when Yuval sent us a sample list from one of the other houses, we spent an afternoon and evening picking out sinks, faucets, toilets, and accessories (drains, mainly), because we're exciting like that.

Kohler is our preferred supplier. To simplify our choices and provide visual consistency, we decided to reuse the same items and lines as much as possible. Our faucets of choice come from the Purist line. For the lavatory, we were drawn to the version with separate linear handles, and we matched it in the shower and bath/shower. We considered the single-handle stem version, but found it fairly ugly.

The Purist line also has kitchen faucets with several variations: bridge or single stem, larger or smaller, and pull-out spray or no spray. We're not fond enough of the bridge look to pay several hundred dollars more, so we chose the single stem version. We chose the larger faucet with spray as the main kitchen faucet, and the smaller without spray as the prep faucet in the kitchen. In the laundry room, we went with the larger version without spray.

Looking through all the sinks was a bit more work. Upstairs, we settled on rectangular under-mount sinks with a curve to the basin. They are simple, and look nice. We considered choosing something more stereotypically modern such as a vessel sink or wading pool sink, but neither seems as usable.

The powder room needed something a bit different. Yuval suggested that we could save money by skipping cabinets and using a wall-mount sink. We will separately install a bit of storage for the few things that we want to keep in that room. We found a reasonable wall-mount sink that should work well.

We quickly narrowed down the kitchen sink to two options. A large single-basin sink, or a model where some of the basin is taken up for a shelf on the side. Even though it has a smaller basin, we really like the shelf on the Stages sink. It is well-placed for using as a prep area, since the prep faucet will be mounted right above that section. The main problem is that it costs twice as much, at least in part because it comes with a whole bunch of accessories. They may not be completely useless, but we'd be happy to have just the sink. Despite that, we'll probably use the Stages sink.

The laundry room just needs a large, sturdy sink. The garage gets a large, sturdy sink that can mount to the wall. It also gets a service faucet which can accept a hose. This means we don't need a hose bib anywhere else in the garage to use it as a car washing area.

For toilets, we only had a few requirements. We want dual flush, and for the master bath and powder room we want comfort height. Out of the many options, we chose a style that looks a bit more modern. We decided not to spend the money on Kohler's fancy new Numi toilet, because we don't need a toilet that is also a geek gadget. Also, it costs $6000.

It will be a while before we need to order these, but it is another set of decisions made.

Inspiration: Glass

Glass is an ubiquitous element in architecture. Every building, no matter what it is made of, uses glass to draw in natural light. Light brings heat, and too many windows will bring too much heat.

Windows provide a view from the interior to the exterior world. They provide connection without being a true portal. You can look, but are still separate.

In these cases, glass is used as an invisible element. It provides protection and separation from the exterior world, while bringing in light and views. From an exterior perspective, they provide breaks in the walls. This adds interest, meaning, and organization to the structure. Similar to water, glass can also change color in different lights, reflecting dark or light spots from among the uniformity of the walls.

Glass can also be used to suspend an element. It is supported, but since you can see through the support, it gives a visual effect of floating.

On a smaller scale, glass can be used directly as a design element. Backed by a painted color, there is an added depth and subtle gloss that direct paint or lacquer doesn't provide. Glass that isn't smooth and straight will reflect and refract light to form interesting patterns.

Lighting glass directly can show off the designs in it, or just provide an even glow across a large area. Glass can be used to color, partially dim or obscure, or otherwise change the nature of light that is emitted from a source.

Glass is often used in modern design as technology has improved to allow larger and more fanciful constructions. Glazing technology has also allowed more light transfer with less heat. Modern designs have quickly incorporated large, rectangular panes of glass that fit well with the simple rectilinear lines of the building. Although glass can be overused, the beauty and openness of the material make it an integral part of any home.

Images from:

• http://www.trendir.com/archives/003904.html
• http://www.contemporist.com/2010/05/06/concrete-house-by-a-cero/
• http://www.trendir.com/house-design/glass-house-architecture-in-sunny-california.html
• http://www.pediniusa.com/products/kitchen/outline/index.htm
• http://www.trendir.com/archives/000651.html

Kitchen Design

After the main layout was finished, we designed the kitchen. Kitchen design isn't required for permitting, but the lead time on the cabinets is long enough that we need to order them around the time construction starts. We are using the Pedini Magika system for all the drawers and cabinets. The kitchen design was done by Pedini Seattle.

The main layout followed what we had decided while designing the floor plan: a counter and cabinets along the back (north) wall, a long island parallel to that, and then a full side (east) wall with appliances and cabinets. We wanted the cooktop on the island, since that is where we spend the most time when we want to interact with others. That put the main sink on the back counter, with the dishwasher next to it. The side wall then had the double ovens and refrigerator.

The cooktop is offset to the west of the island so that it isn't back-to-back with the sink. That also gives a nice large prep area on the island. The wall with the ovens and fridge has a tall, skinny cabinet for things such as brooms, mops, vacuums, and aprons. It also has some open shelving for cookbooks and a larger open surface for open cookbooks, mail, or other non-food items.

We considered putting a small prep sink on the north-east corner of the island. I want a chopping station where I can rinse vegetables and cut them up without fighting with Erika for the faucet. I also want a slightly taller section of the counter for chopping so that I don't have to lean over. Raising the main island wouldn't work very well, though, and the prep sink would add extra cost. Instead, we raised the back counter by two inches and added a second faucet on the right corner of the sink. We also removed the upper cabinets in that section. This gives me a nice section of counter to use for cutting up ingredients, without cabinets getting in the way and with access to water that doesn't interfere too much with Erika. She might not be able to wash lots of dishes, but if she needs to fill pots with water, or rinse and peel potatoes, or other smaller tasks, we can easily share the sink and not interrupt each other.

The original plan showed the south-east corner of the island as a bar counter. We decided not to bother with this, because we will have a large dining table just a few feet away; we replaced it with more cabinets.

We considered adding some smaller amenities, but decided they weren't worth the cost. We looked at having a pull-out trash and recycling under the island, but decided, given the $600 additional cost, that having just a plain cabinet there would work fine. We also had a tambour (roll-up door) over the open shelving on the side wall in the original design. However, we didn't want to add a bunch of extra metal next to the stainless steel appliances or to pay the additional $700, so decided to go with open shelves.

The upstairs bathrooms also feature designs from Pedini Seattle. The layouts are very simple, with two cabinets and one set of drawers in each bathroom. We did debate on the heights for a bit. Standard kitchen counters are 36" high, while bathroom counters are usually around 30". Since we are using kitchen cabinets for the bathrooms, they are only available at around 36" high. For adults, especially tall ones, 36" is a nice height. For young children, the taller height can be a bit more difficult. We decided that we wanted consistency with the cabinets, so we are going to use Pedini for both bathrooms, and add a temporary step for when our children are young. This also allows us to adjust the height more easily as they grow.

Compared to other parts of the design process, the kitchen and bath were pretty easy. After the first round of design, we were only tweaking details. Still, getting those more or less in place feels like real progress.

Materials and Colors 2

After choosing the bathroom materials, as described earlier, we moved on to the main level.

The Hearth Room
We were less certain about the main living area. Anne encouraged us to start with the kitchen surfaces and the flooring since those are some of the largest and most visible areas in the house.

In the kitchen, we gravitated toward dark brown cabinets with a white counter top. But we had to decide what type of white counter to use. We had asked Yuval to get samples of the different varieties of white CaesarStone and settled on Quartz Reflections. It has more variety and character than plain white, including metal flakes in that give it a bit of a sparkle. Anne commented that most men fear the glitter, but it is sparse, and we both think it looks nice.

We will use the dark brown for the lower cabinets, and the cabinets around the appliances on the east wall. However, we want to pick a lighter color for the cabinets over the sink and back counter so that the room doesn't feel too dark. Pedini has a lot of colors available in a painted glass that looks really nice, so we're going to get some samples to help us pick a final color.

Choosing the floor material was harder. Wood comes in so many colors, textures, and finishes. We knew we wanted a fairly neutral colored wood; I don't like woods that are too yellow or too red. We liked darker brown woods, but, as we suspected and Anne confirmed, with the dark cabinetry, dark wood could lead to the room feeling too dark. I liked the very light colored woods, but Erika was less fond of them. Eventually, we settled on a fairly light brown, oiled wood that we liked the look and feel of. Oiled floors require a bit more yearly maintenance, will stain more easily, and will still dent; but they look more natural and less shiny, and develop character as they age (instead of just looking worn).

We chose Ecotech tiles for the entry. It is a sturdy tile, so we can use it both in the outdoor and indoor entry. The Ecogreen version nicely matches the wood floor on the main level, so the transition from inner entry to the main area would work well.

The Powder Room

We want the powder room on the main floor to generally match the theme on the main floor. However, the powder room is a small space not visible from other areas of the main floor and provides a chance to do something more interesting. Not crazy — our style, as Anne put it, is more 'understated elegance' — but using some interesting textures, lighting, and color combinations.

We were drawn to the Pental Glow tile. It has a fabric-like texture and a nice sheen. We chose a lighter gold that goes with the floor and white of the sink and toilet. We will run the tile up one of the main walls (probably behind the sink and mirror) and use light to bring out the texture of the tile. Anne suggested a grey paint for the other walls and ceiling. We were surprised, but it works. We will use black for accent, perhaps through some elements made of iron or blackened steel. It seems like a very unusual combination, but it should yield an elegant and interesting result.

And much more...

Even if we don't change our mind about these choices, there are still many choices to make. The south wall on the main floor is the biggest one. It will contain the fireplace, with a raised hearth for sitting and some kind of material wrapping it and extensive built-in cabinetry between the entry and fireplace. We need to decide on the interior color of the window frames, carpet colors upstairs, other flooring options for the upstairs landing and utility room, trim, paint colors on walls, the media room and other areas downstairs, and of course the stairs themselves, which will be a centerpiece of the house. Many of these choices will be delayed until the house is partially completed and we can stand in the rooms and look around. This will be an ongoing process; but we have made good progress.

Materials and Colors

We are working on interior design, starting with materials and colors. We started by visiting tile show rooms. On the first trip, we browsed. On the second trip, we picked out samples. There are a lot of nice tiles, but the vast majority in the showrooms are neutral: white, black, grey, and brown. A few come in red, a few in  metal, and glass comes in a wide range of colors. So when we saw a lovely blue tile, we investigated further. The people at the Statements showroom referred us to their commercial/builder showroom. We got a nice selection of blue tiles, mostly from the Italian company FAP.

Next we reviewed our finds with Yuval and saw the samples he had picked out for us. We didn't make a lot of decisions, but we identified several more samples we wanted to get to prepare for the second meeting. Then we brought in Anne Viggiano, the color designer Yuval works with. This meeting was really good, and we came out with some specific material choices for different rooms. Yuval took some nice pictures of the material combinations for reference, which we have below.

The Bathrooms
Erika and I had a vision for the bathroom. Our favorite counter material was Deep Ocean CaesarStone, and we thought it would pair well with lacquer white cabinets. We wanted to continue the blue theme from the Amour Mer tile by FAP, although we weren't sure where. We paired that with a grey floor tile and some naturally-shaped flat stones for the shower floor.

Anne and Yuval helped us tie everything together. Anne suggested using the same stones we liked for the shower floor for the backsplash to give it a more organic, rounded-ragged edge. The stones pair nicely with the rough-edge maple Yuval suggested for the bathroom bench. Ecotech tiles provide the grey we wanted for the floor as well as some natural texture that would be less slippery when wet.

We decided to use the Amour Mer tiles in the shower so that they would tie into the blue of the counters without competing. The shower will be mostly glossy white tiles with some vertical strips of the blue.

These materials will provide a nice balance between the clean, modern counters, cabinets, and shower walls and the natural stone and wood in the floor, backsplash, and bench.

After discussing all this, we moved on to the main level, where we had only a vague idea of what we wanted...

Inspiration: Water

Water, always changing, has a beauty and energy that fixed elements rarely duplicate. When the sky is bright and clear, it will match. Under clouds it looks dim and grey. At night, it can disappear. Gazing through clear water gives a strong sense of depth.














Lit at night, water takes on the color of its container and the light. It distributes the light and color, creating a plane of light in the dark. The difference between day and night can be dramatic.








Still water reflects the surroundings like an imperfect mirror. In the dim evening light, it may be difficult to tell which image is reflection and which is reality.

Still water can look like a sheet of glass. A pathway that crosses water focuses your care and attention on the water and the process of entering.









Flowing water provides an ever-changing appearance. It is a natural, shifting piece that catches the eye and ear with pleasant noise.









Pictures from:
The Vivienda 19 House by A-cero
Concrete House by A-cero
Water Features by H2O Designs