Seattle Modern Homes - Remington Court - Siding

The progress of Remington Court Urban Dwellings is boldly being expressed as we move closer to completing the exterior siding installation. Unit #4 has been wrapped with black rain shield and finished with black trim board, fastened horizontally. The image to the right is a view of unit# 4 looking to the southeast from the alley. The large sections of glass is unique to a structure this size. The upper windows allow massive amounts of natural light into the living, dining and kitchen area. The windows to located in the lower level sleeping area are raised off the floor. Below unit #4 are the covered off street parking spaces for unit #4 and #1.

The image above to the left is a view of unit# 4 viewed from the alley looking to the southwest. Parking for unit# 2 is located where the white truck is. The image above to the right is a view of units 1, 2, and 3 looking from the southwest. The natural color of the cedar siding is an elegant design feature. The cedar siding softens the edging progressive design of the project while bringing a bold and sophisticated appeal.

Seattle Modern Homes - Remington Court - Glazing & Weather Sheild

While the plumbers are on site working to install the plumbing, Hybrid Architects is working diligently to iron out the finishing details for the unit. Robert has decided to go with the Geberit wall hung toilets. The choice to go with the wall hung design will compliment the overall contemporary design of the units while allowing for efficient water use. Most of the plumbing is in. Because of code Unit #4 while be required to be outfitted with a fire sprinkler system. The pex tubing for the in-floor hydronic radiant heating have been installed and tested and some interior framing has also been completed.

Milgard has delivered most of the glazing and for the project. The glazing is one of the main features and is an important detail for the project down to the hand crafted window and door flashing. The windows designed for the project are huge allowing massive amounts of natural light into the spaces. Hybrid Architects refuse to compromise the design by chopping the windows into smaller sections. Milgard will manufacture huge sections of dual paned, aluminum framed glazing designed for energy saving and thermal efficiency. All of the windows for unit #4 are installed.


Once the windows are installed, in conjunction with the activity going on quietly inside the units, the siding installers are also on site preparing the exterior of the building for the finish siding. The buildings will be wrapped with a rain shield to protect the sheathing and the other major components of the structures. The exterior of unit #4 is going to be finished off with wood trim boards fastened horizontally. The trim boards are primed and painted black.

The 3 units located in the front structure will be sided with tongue and grove cedar siding fastened vertically. The contrast of the cedar will give a great natural appearance and provide contrast to the more aggressive design of unit #4. Hardy board will also be used to side parts of the front 3 units provide a nice clean contemporary finish. The image below is weather shield on the backside of unit# 2 and 3.

Seattle Modern Homes - Remington Court - Roof Top Deck

The framers are on-site completing the construction of the monitors providing the access to the rooftop deck. The images below on the left shows the access cut-outs for the stair well. The image shows the back side of unit #1's roof top access. This image shows a semi-framed version that was re-worked to the satisfaction of Hybrid Architects and increasing the overall height of the monitors. The image below on the right is the west side of the monitor for unit #3. The monitor for unit #3 is designed to have large triangular windows on both sides. A feature not incorporated in the other 2 monitors.

The monitors provide separation and privacy on the rooftop deck. Because the surface area of the roof on the monitors are south facing, home owners at some point can take advantage of the orientation of roof surface by installing solar panels to help offset electrical consumption.

The monitors contribute greatly to the unique design of Remington Court. Hybrid Architects designed three large windows running vertically from the second floor up to the roof top yard for each of the front three unit. These windows provide transparent views from the back side through the front side and vice verse.

The roof top deck is an awesome feature. I mean WOW! The roof top deck/yard has a feature that has not been incorporated effectively in other urban project. Remington Court high density urban dwelling units, offers a vegetated roof top deck. A portion of the roof top space will have about 8" of soil covering about half of the surface area, allowing home owners the opportunity to entertain and enjoy urban roof top gardening and barbeques.

The roof top deck offers views to the south of north end of Beacon Hill and Mount Rainier and view of the downtown skyline to the west. To the north is the Seattle Univesity athletic track and feild. Seeing the people jog the track may give home owners motivation to strap on running shoes and hit the track.

The plumbers and electricians are the next group of contractors to be be on-site. Framers will need to revisit some of their work to correspond to some changes made by Hybrid in maintianing the integrity of the overall design of the project.

In the background out of site, Hybrid Architects is working to locate windows for the the project. Keeping budget in mind and sticking to the quality of the design and the integrity of the project, Hybrid has chosen Milgard windows for about 80% of the project. The large south facing window are more challenging to get with a short turn around time.

Hybrid Architects is working to finalize the specifications for the project including: appliances, cabinets, stair finish, and other finish details. Remington Court is making its presence known in the Squire Park neighborhood.

Seattle Modern Homes - Remington Court - 3rd Floor Framing

Once the concrete pillar/column issue was addressed the framers moved rapidly through the second floor, framing it up in about a week. The image to the left shows the heavy duty support beams and the trusses for the third floor. The second and third floor space will feel big with the 9' ceiling height.

July 11 2008, the third floor is framed and the support beams for the rooftop deck are going in place. Walking the the floors of the three front unit I start to see the usability of the space. The floor plan is open and offers a lot of functional space. The stair wells are laid out nicely giving good flow and circulation of the spaces. As the pieces start coming together the drawings on paper starts taking shape.













Robert and Hybrid Seattle scrutinizes the functional design layout making modifications where necessary to meet the intended use of the space. These homes are designed to be simple and sophisticated with thoughtful space planning for sustainable urban dwellers.

Once the frames are in and support beams are in place, the third level floor joists get installed. The roof top sheathing gets fastened. Look at the size of all of those windows. These town homes are going have plenty of light. Also seen in this photo are the cut outs for the roof top access and skylights. The sky light are located on the roof top deck and looks down into the bathroom. Hybrid Seattle took into consideration the privacy aspect of the sky light and its potential downsides. As you see in later images the sky light will be removed from the design. This will provide for more functional and usable roof space . The next part of the framing process will be to construct the monitors providing covered stair access to roof top deck. This is a cool feature. More to come on the monitors.

Unit #4 is progressing rapidly. To the left is a photo of unit#4 viewed from the northwest corner. The first living level of unit#4 is designed to be an adaptable space, adjustable to the needs of the home owner. The first level offers an adjustable floor plan in the case additional defined space is required. The first floor presents an open studio floor plan with 3/4 bath, large bedroom with large windows facing to the northwest presenting views surrounding neighborhood and the city.

The second floor of Unit#4 features the kitchen, living area, eating area and half bath. This level also offers great views to the the northwest toward First Hill and Downtown Seattle as well as Seattle University's sports field to the north.

Unit#4 is a great condo alternative. It is a smaller unit than the other three so Hybrid Seattle designed some features for the unit to provide it with additional progressive urban appeal. I think once this unit is completed it is going to contribute heavily to high density urban design. Unit#4 also features a rooftop deck as well as an assigned green space and off street parking.

Seattle Modern Homes - Remington Court - Second Floor Framing

Framers completed the first floor and moved on the second level around June 18th. As shown in the picture, the framing of unit# 4 is progressing rapidly, while the framing on the front 3 units were impeded by the erection of the entry way columns, which provides support for part of the third floor. Seen here as exposed rebar. The concrete workers will build a form to mold the concrete around the rebar. Once this hurdle is overcome the framers can proceed with the framing of the second level. Second floor is the floor where the homeowner or their guest would enter the property. Between the columns is where the entry doors will be. The second floor features a great usable floor plan with living area designed to be towards the front and a galley kitchen towards the back.

The image to the left shows the progression of the construction activity once the columns are completed. The columns are designed to provide support for 1 of the 3 heavy duty floor joists for the 3rd level. The second floor is location of the access to exit/enter the home. Between the two columns are where the doors will be placed. Just the left of the entry/exit, will be floor to ceiling aluminum framed windows. These floor to ceiling windows will allow light to flood into space illuminating the living room, dining room, and the galley kitchen.

Towards the rear of the photo, you can see unit# 4 is progressing rapidly. The framers have installed the exterior sheathing around the skeleton frame. HybridSeattle is working to reconfigure the space within the structure. The initial design for unit# 4 had the main living area on the second level and the bedroom & den on the 3rd level. The ground floor level houses the carport for off-street parking for unit# 1 and unit# 4).

The views from inside unit# 4 are very nice and the quality of light is abundant. After seeing the views from the 3rd floor of unit 4, the team decided to swap floors, putting the living area on the third level and incorporating a roof top deck to take advantage of the view while relocating the bedroom area to the lower level. The image to the above left is from within unit#4 looking south toward N. Beacon Hill. The building in the background currently houses amazom.com headquarters. The image to the above right is on the 3rd floor of unit# 4 looking west toward Downtown Seattle with Columbia Tower in the background. Remington Court is locate 1 mile from Downtown Seattle.

The image to the left was taken from inside unit# 4 looking down at the second level spaces for unit #2 and #3. In the image you can see part of the stairs from the rear entry leading to the second level. Each of the units feature a rear entry/exit to gain access to the parking an other utilities. Upon the entering from the rear the homeowner or guest would be presented with the option to proceed to the lower lever (first floor) or the second level (second floor). This design incorporates the opportunity to provide autonomy if necessary for the lower level.

The second floor is framed and the support beams are in place. Walking the space on the second floor, I get a good feel of the circulation of the room and the functionality of the space. In many town home designs, the challenge for the home owner is the usability of the space. "Where do I put my sofa, recliner, television..." The floor plan design on the second floor of Remington Court offer a truly usable space with multiple options for the furniture configuration. The floor to ceiling windows provide a lush green view of Whale Fin park on the other side of East Remington Court.

Seattle Modern Homes - Remington Court - First Floor Framing

The concrete has cured and framers now take their position in the building process. Prior to constructing and fastening the walls, framers layout the outline of the spaces to identify the partitioning walls and any potential issues with utility supply lines. The space to the left is the unit furthest to the east (tentatively identified as unit #3). The first floor of this unit is designed as a garage. This space as well as the other 2 first floor spaces are equipped with in-floor hydronic heating, 3/4 bath and utility stubs for a small kitchenette or wet bar. At the opposite corner of the room is the location of the shower (between the concrete walls) for the 3/4 bath. The larger opening is the garage access from the street (E. Remington Court). Utility stubs are located on the west wall of the unit. Unit# 3 is the only unit with private attached parking. The open design of this floor plan allows the home owner to make any modification to meet their own specific need. The options are endless. Whether its an entertainment room, a home studio, a home office, an MIL, or in the case of unit#3, a heated garage.


Below is an image of the middle unit (tentatively identified as unit# 2). This image was taken from the SW corner of the unit looking in through what will be floor to ceiling windows. The 3/4 bath is located to the lower right corner. Windows to the rear offer the homeowner(s) the ability to wall off a portion of the space to provide an additional defined space. As mentioned above, the lower level space works well as an entertainment space, home office, or an MIL. Just to the right of the windows are the cut out for the rear door providing access to off-street parking spaces with alley access. Stairs will be constructed to access the the entry/exit and the second floor. Unlike other townhome projects, the lower level for the units at Remington Court are designed as adaptable, functional, and usable spaces filled with light. HybridSeattle designed the space an adaptable flex-space offering the homeowner the opportunity to utilize the space to meet their progressive needs of urban living. It is a hybrid space functioning well for multiple purposes.












Above are photos of the 4th unit located toward the rear (tentatively identified as unit#4) of the project along the alley. The image to the left is of the poured foundation and the image to the right shows the foundation walls. The ground level of unit# 4 will provide the off-street carport parking for unit# 1 and unit #4. To the left of the carport wall is the parking space provided for unit# 2. Also in the image to right you can see the rear access for unit #1.

Unit #4 will offer a roof top deck to take advantage of the view and provide a space for outdoor entertainment or relaxation. Access to unit# 4 is located on the south side of the structure leading in from E. Remington Court while entering through the future green space shown to the left. The door access for unit# 4 can be seen to the rear of the photo.

Seattle Modern Homes - INTRODUCTION TO: Remington Court - Seattle Modern Dwelling

The past year or so I've worked closely with Robert Humble, Architect and principle founder of Robert Humble Architects and HybridSeattle, and David Williams, local investor and principle owner of 11th Avenue Inn Bed & Breakfast, to offer a refreshing sustainable town home design concept to compliment the changing times and the progressive needs of urban dwelling. Robert and David are long time residents of Capitol Hill and throughout the years have become attached to the area and the community. Capitol Hill's Pike and Pine corridor with it's long history of music and art culture is arguably the hippest and most progressive neighborhood in Seattle. It's location and proximity to Downtown Seattle invite a diverse breed of dwellers to flourish and define a diverse and vibrant community.
Remington Court Urban Dwelling is a 4 unit modern town home project located in Seattle's Squire Park neighborhood on an urban infill lot. The property had an old "tear down" single family home on it, and like many of Seattle's parcels, it was up-zoned throughout the years to accommodate higher density close to the city's core. Remington Court Urban Homes are located within walking distance to Seattle University, minutes to Downtown, Capitol Hill, the International District, great shops, cafes, galleries and much more. It offers many options for public transportation.
Remington Court offers 3 unit with with 3 bedrooms 2.5 bath approximately 1500sf of modern living. The 4th unit is a stand alone unit with approximately 825sf of living space. All units have off street parking and 1 unit features a private garage/flex space. The 3 larger units offer a garden roof top decks to absorb the views of the city to we west, Mount Rainier to the south and Seattle University's athletic field to the north. The roof top deck is a green roof , designed with vegetation to assist in the retention of rainfall.

The project broke ground late November of 2007. Construction is in the framing phase. Eco-friendly and urban density features are incorporated into the project. Pin piles are driven about 8-10 feet deep to assist the support of the slab floor ensuring the stability of the foundation. Remington Court is constructed using large amounts of concrete for the foundation, slab and walls, which are up to waist high on the second floor. The concrete foundation walls support wood frames with commercial grade floor to glass ceiling. Each of the 3 larger units feature exposed concrete slab flooring equipped with in-floor hydronic heating. The design takes advantage of the south facing features exposed concret floors, in-floor hydronic heating system, open floor plan, and large window to utilize hydronic heating and cooling for the home.
The first level, with its own access, 3/4 bath, and utility stubs for a small kitchenette or wet bar, make it a great media room, home office, or MIL. 1 unit is designed with a private garage with heated floors. All of the spaces on the first level in each of unit are designed as flexible spaces, which can be used for variety of multiple functions. The design offers great options and flexibility to the homeowner, with the opportunity to personalize the space to their lifestyle needs and the progressive needs of high density sustainable urban living. The lower level space is designed with floor to ceiling windows to allowing light to dance throughout fill the space.
The first floor features exposed concrete floors designed to radiate heat from the warmth of sun as well as cool the homes in the summer evenings.

Construction in progressing rapidly. The first floor is being framed up and the unit separations are defined.