The Methow Valley’s Riverside Winthrop Mixed-use project – On the Boards

“This is an amazing gift to the community. I hope everyone will look for ways to make sure it happens.”     
 -- public meeting attendee

This mixed-use project, at the east side of Winthrop in Washington’s Methow Valley, is positioned to become the upvalley entrance to “old downtown.” The site is a challenging set of narrow parcels overlooking the confluence of the Methow and Chewuch Rivers. The private development is driven by long-time Winthrop residents Peter Goldman and Martha Konsgaard and prioritizes doing right by the community on several fronts.  

Given the housing crisis affecting the area, CAST is working with the town on zoning changes to allow for long-term residential rentals, and to integrate workforce housing into the project's program. At both a pedestrian as well as a vehicular gateway to the city, we are linking the town’s boardwalk to the Susie Stephens trail and the town's civic center on the south side of the river. We are working with the community to create an entry point to a public riverwalk trail system. Additionally, the project is envisioned as a template for how buildings can work within Winthrop's westernization code while striving for very high levels of sustainability and designing to passive house standards for the residential and office suites. 

Riverside’s program will provide one 1-bedroom and two 2-bedroom residential units overlooking the river, with approximately 2,600 SF of pedestrian-level retail space which spills out into a public courtyard strengthening views and access to the river from town. The second floor incorporates 2,650 SF of office space, continuing the client’s tradition of renting below market rate to community non-profit businesses.

Team
Client: Peter Goldman and Martha Kongsgaard
Architect: CAST architecture
Builder: North Star Construction Company  www.Northstarbuilds.Com
Civil & Structural: DCG   www.dcgengr.com   
Electrical: TFWB   tf-wb.com
Environmental:  Grette  www.gretteassociates.com  
Geotech: Geoengineers  www.geoengineers.com/ 
Mechanical: Ecotope   www.ecotope.com 
Survey: Tackman   www.tackmansurveying.com

A small building can have a big impact: this design has a commercial suite, a live work unit, two subsidized one bedroom apartments and two 2 bedroom apartments (with bonus lofts).

seattle architect has more missing middle housing on the boards

The housing crisis in California is so difficult in part because jurisdictions have opposed or slowly walked new housing through a mix of bad zoning and bureaucratic barriers. In response, the state has invoked a provision called the ‘builder’s remedy’ where towns and cities that have failed to show how they can meet their housing targets lose their ability to enforce their own zoning rules, provided that projects include some percentage of affordable housing.

The design is pushed to the street, preserving more backyard for residents and mature trees. The commercial space can be thought of as a cafe, retail or daycare.

As part of this zoning holiday we’ve designed this speculative small infill project. It has a commercial suite, a live work unit, two affordable one bedroom apartments and two 2 bedroom apartments with lofts.

Diagram of five unit apartment building.

This project is geared for using the Passive House green building standard to achieve very low operating expenses, and high indoor air quality. It is packed with amenities such as large porches and bike storage. If you are a developer interested in infill development or a property owner looking to make the most of this window of opportunity, please contact us at Matt@CASTarchitecture.com.

Seattle’s university cooperative school charrette

A fact of life: community-centered work takes a long time—often five or more years—to turn projects from dream into reality. A shared vision created and owned by the stakeholders is the solid foundation that sustains the project through the inevitable challenges and transitions of this long gestation. One of the main tools we use to help develop this vision is the Community Design Workshop, often called a “charrette.”

CAST architecture is working with University Cooperative School to expand its space in the historic Maxwell Building. Developing such a vision was the focus of our recent workshop with teachers and staff. The group’s excitement coalesced around the concept for a central space we are calling "The Hive," a versatile, warm, and inviting student commons where kids of all ages can cross paths for both structured and unstructured activities.

During the charrette, we used a series of guided design exercises to draw out feedback: a brainstorming discussion; a walkthrough of the unfinished space with the main room dimensions laid out on the floor with tape; a game where participants voted on the appeal of various inspiration images with colored stickers; and a facilitated sketching exercise to document the emerging consensus.

This may have been one of the easiest workshops we have facilitated. With some stakeholder groups, we need to work extra hard to ensure all voices are heard (not just the loudest ones). These elementary school teachers—long accustomed to consensus decision-making—were amazing to work with, ready to jump into each stage of the meeting with insightful comments and actionable suggestions. 

See more at the community section of our website.

A new hatchery & beach shelter for the Port Gamble S’Klallams

On the beach at Point Julia where their village once stood, the Port Gamble S’Klallam Tribe’s Hatchery and Beach Shelter combines pragmatic uses with symbolic content. Salmon fishing is central to both the Tribe’s traditional identity and its contemporary outlook. This project recognizes the cultural importance of both the place and the program, while providing solutions for these activities to flourish in the 21st century.

Components:

• Two-story salmon hatchery

• Open-air structure shared by Tribal fishermen and the community

• Landscape restoration along the beach between structures

• Reorganization of the hatchery’s water intake system in the adjacent ravine

Point Julia is a prominent spit that protects Port Gamble Bay. This project area falls within a designated archaeological site that is both a busy workplace for the Tribe’s commercial fisherman and a popular recreation area. It is also the burial ground of their ancestors. Within this sensitive zone, we have limited the building footprint to areas already disturbed by prior construction.

In traditional Salish building in the intertidal zone, permanent poles fashioned from tree trunks were sunk deep into the sand, then clad with removable cedar planks. In a modern analogue, exposed auger-cast concrete piles support a lighter skin of glass, polycarbonate, and wood.

While minimizing excavation, elevating the hatchery on piles allows the lower level to withstand up to three feet of storm-driven tidal flooding. Flooding is predicted to become increasingly common as the effects of global climate change are felt locally. The lower level houses a garage, maintenance shop, and egg-incubation room with equipment that is both durable and moveable. The upper floor contains offices, water-quality testing, and filtration equipment. The spectacular conference room on the southwest corner can be entered separately, accessible to the wider community.

The second story of the hatchery emerges above Point Julia Drive at eye level to the road. Within the lantern of the enclosed porch, we are working with S’Klallam artist Jimmy Price to create a site-specific installation to mark this arrival point.

If the new hatchery forms a gateway to the beach from the landward side, the beach shelter is the Tribe’s front door on the sea. It will provide a work area for fishermen who pull their boats onto the beach and will also anchor the arrival of the annual Canoe Journey, the region’s most important inter-Tribal celebration. The shelter’s high roof encloses both hardscape and a generous slice of beach. Its oversized beams and exposed rafters make an explicit nod to traditional wood construction. A low-roofed plumbing core that echoes the hatchery houses hygienic cleaning sinks and the beach’s first public restrooms.

On the beach between the two structures, we will restore the native landscape in a way that continues to welcome the community. Existing paths are strengthened and the future pedestrian connection with the Tribal Center is initiated. Our experience of a summer afternoon on the beach with Tribal elders drives the landscape palette; along with salt-tolerant erosion control plantings, the beds reintroduce traditional edible and medicinal plants.

Rendering of the hatchery building

Rendering of the beach shelter, with the hatchery building in the distance

seattle neighborhood residential

Green Zoning means going beyond detached houses and townhouses, to a more urban, green residential type. Let’s trade the sideyard for a backyard with more homes facing the street with a useable yard. The typical setbacks on narrow, deep lots force townhomes to be perpendicular to the street and facing useless sideyards.

• Reduce front yard setback and eliminate side setback

• Porches and balconies can extend in front

• Max. depth 50% of the lot, apartments with window on street and larger backyard

• A compact form is easy to build and energy efficient

• Space for 3-10 households per parcel

• Works for larger units - less floor area wasted on stairwells

• Backyard trees remain

If we want to crack the housing crisis, ADUs aren’t enough. We need a repeatable adaptable accessible single-stair, #Passivhaus 6/8/10plex that can be financed, permitted, constructed nearly everywhere on a margin that makes it more profitable than townhomes or detached homes.

 

"Should I stay or should I go now?
Should I stay or should I go now?
If I go there will be trouble
An' if I stay it will be double
So come on and let me know … Should I stay or should I go?"   - The Clash

Ahh, the question that keeps re-modelers awake at night. It may seem like an achievable idea but trying to maintain a normal lifestyle in the middle of a construction zone is a test for most families. Before you commit to this restless journey we encourage you to consider the following complications. 

A general breakdown of the positives and negatives of remaining in your home. 

Positives

• Save the cost of renting
• Avoid the hassle of relocating your family and items

Negatives

• Rise and Shine - Construction days start early
• Construction is Dirty Business - Prepare for dust and debris
• Restricted Area - Limited access to parts of your home
• Black Out - System upgrades will require coordination and may be inconvenient
• Time is Money - Any delays in schedule will increase the project's price tag
• Power Tools are not Subtle - Construction sites are extremely noisy
• Health Concerns - Every remodel comes with a certain amount of risk of exposure to lead and asbestos, especially in older homes

Also of consideration when living in a construction zone is the associated health risks. The severity of this exposure is dependent on several factors including how well the construction area can be sealed and the age of the home being renovated. Homes that pre-date the 1970's are extremely likely to contain lead paint which can pose serious health hazards; especially for young children. If the area of remodel can be completely quarantined then it's worth further consideration, but if your separation plan is a thin plastic sheet, start packing your bags. 

The final significant consideration is all about you; well your sanity. You will have an exclusive front row seat to the destruction and chaos occurring in your own home. Yes, you are excited about a transformation but being privy to the raw construction process may result in more stress than intrigue. This again is dependent on the level of compartmentalization achievable and your temperament. 

If you are asking our opinion here it is - if you have kids, and are renovating your kitchen plus a few other spaces - GO. If you are not remodeling with children in tow and the area of construction can be sectioned off then consider staying. The potential for monetary savings is limited but the metal taxation is real so take some time to think about the trade-offs. 

Still can't decide? Use the diagram below to figure out your situation. 

---

If you've been dreaming of a project but aren't sure where to start, Matt will be giving an interactive seminar on March 24th about the design and construction process, with tips about budgets and contractors, and what an architect can do to make your project a success.  Plus, there will be snacks!  

The seminar is put together by the American Institute of Architects, and you can sign up here .  

---

We recently had a client deliberating what to choose for their electrical switch and outlet trim. They had an aversion to contemporary paddle style light switches feeling that the look was stuck in the '80s. We put together these thoughts and sketches to help them understand the choices available and some of the logic behind layout choices when multiple switches pile up in one location.

Which Style? When considering switch styles (contemporary -vs- classic) it is helpful to think of the choice as less of a style and appearance selection and more of a functional choice.

Contemporary - Architects and designers like contemporary style switch plates (Decora and similar) not because we love the look, but because they allow the highest level of design flexibility and the largest selection for trim styles and functions - there are literally thousands of switch, trim, function and layout options available.

Classic - Classic style switches and outlets require use-specific switch plate covers and are more limiting when it comes to switch, trim, function and layout options. As a consequence they are less common in new construction. We typically only use classic style switches and outlets in remodels and renovations when we want to blend in with existing conditions.

SWITCH-STYLE

Switch and outlet groupings: Typically, when I have a situation where more than 3 functions or switches pile up in one area, I try to break the functions into sensible groupings and locations. I also tend to want to make them as compact as possible.

For example, let's say that we have a Master bath vanity area with multiple switches and an outlet. We have 4 controls for a Fan/Light/Heat/Night-light combo unit, an outlet, and a switch for a light fixture over the tub. If we were to gang them all up in one box the cover plate would become quite large and what switch goes to which function would be less clear.

If we divide up the functions into separate boxes and use switch size and groupings to create a hierarchy of controls we give the user a better shot at guessing (and remembering) which switch does what.

Here's a sketch of a few layouts to provide an example:

---