This week, Denny Conner of CRD Design Build gives us a preview of the October 21–22 Remodeled Homes Tour. Watch to learn why you should participate, whether you're a remodeler or a homeowner.

Learn more about RHT

The Seattle City Council on Monday, October 2, approved an upzone to allow taller buildings in the Uptown neighborhood of Seattle, known to most as lower Queen Anne. It’s the latest area in a series of upzoning approvals, following the University District, downtown and South Lake Union, Chinatown International District, and certain spots in the Central District.

For those not in the know, upzoning is the ability for builders to create taller buildings to facilitate more homes or businesses. The lower Queen Anne upzone approval, which passed with a vote of 7-0, at its maximum will see an increase of building heights from 85 to 160 feet near South Lake Union, and from 40 to 85 feet for most of lower Queen Anne—which is twice as tall as existing buildings near Seattle Center. Much of the approved surrounding land, however, will see more modest changes.

Residents have already weighed in on the approval, some worried about an eventual "lack of daylight" or new views dominated by steel and glass. Others, however, see a sunnier side, noting that the greater Seattle area needs new, affordable housing where it can get it.

Speaking on affordability, another factor in the approval is the inclusion of Seattle’s Housing Affordability and Livability Agenda (HALA) program, a "multi-pronged strategy," according to seattle.gov, that will in this case require developers to include rent-restricted apartments in their project plans or face fees. Fees paid will go toward nonprofit efforts to build rent-restricted apartments in the lower Queen Anne area or elsewhere. The rent-restricted homes are aimed at those who make no more than 60 percent of the area’s median income—currently just over $40,000 in the City of Seattle for a single occupant, or $57,000 for a family of four.

Developers are required to dedicate 5 to 10 percent of each commercial development and 7 to 10 percent of residential projects to affordable housing or shell over $8 to $29.75 per square foot, depending on the project.

The HALA program goal, led by Councilmember Rob Johnson, is to create 50,000 new housing units in the next 10 years, including 20,000 units dedicated to lower income households. The goal for 2018 is to focus on a citywide rezone package, which will include a proposal to increase building heights and affordable housing requirements to areas that will likely include Rainier Beach, Othello, upper Queen Anne, Crown Hill, and Wallingford.

This is our final Shannon's 60, as Shannon Affholter is leaving the MBA after four great years.

By Howard Chermak, Chermak Construction

Q: I keep hearing the phrase "design-build." What does that mean?

A: There are three approaches to home remodel design. If you are creative and have a good eye for structure and color, you can use design software to create your own model. Another approach is to hire an independent designer or architect to help you think through and visualize what you want to achieve.

A third alternative is to use the services of a design-build remodeling firm. Design-build is a method used in the construction industry to deliver a project where both the design and construction are handled by a single company, instead of using the more traditional architect-and-contractor model.

This approach integrates the role of the designer and the builder to create a single point of responsibility. This helps to minimize risks and overall costs. Using the design-build model also creates a more collaborative bond between the builder and the homeowner.

Let's take a closer look at each of these approaches.

DIY design

For those who are looking to keep costs down, this sounds like a great way to go. After all, do-it-yourself design software can be relatively inexpensive or even free. A person with good design and computer skills and a sense of structure can put together a simple model that will work. The problem with these packages is that they may require a large learning curve to master the program and the inexpensive ones may not have the range of features needed to create plans that are permit-ready. And if you are moving walls or changing electrical or plumbing, you will need a permit.

Building designer or architect

This approach uses an outside professional to help you focus on a design that includes all the things you want in a remodel, and in most cases, the plans can be submitted for building permits. However, building designers/architects can be expensive and, because they are reflecting everything you think you want, the design may exceed your available budget. Building designers/architects can provide rough cost estimates but because they are generally not directly involved in the building trades, there can be construction or cost issues not taken into consideration.

Design-build firm

To get what you want and do it within your budget, many believe this is the best approach—and it is often less expensive than the building designer/architect approach. Benefits of using a design-build firm include:

• A hands-on understanding of current construction techniques and what each locale requires. Designing to permit can involve state, county, and city codes.
• Professional 3D modeling programs more tightly integrate design, structure, and building standards than do-it-yourself programs.
• Use of 3D modeling software, which provides the ability to "walk through" the design before any permitting or construction begins.
• Access to other professionals to address specific issues you may face in your project, such as structural engineering or hazardous materials issues.

 

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Howard Chermak is the president of Chermak Construction and a member of the Master Builders Association of King and Snohomish Counties. HomeWork is the group's weekly column. If you have a home improvement, remodeling, or residential homebuilding question, write to homework@mbaks.com.

FOR IMMEDIATE RELEASE
Media Contact:
Sharon Couts
Master Builders Association of King and Snohomish Counties
425.499.1723

10-Point Action Plan to Fight the Housing Affordability Crisis in the Puget Sound Region to be Announced at 2017 Housing Summit

Free event on Tuesday, October 17, to focus on housing attainability solutions

Bellevue, Wash—October 4, 2017—The Puget Sound area's housing market is in crisis. The demand for housing in our region continues to significantly outpace residential housing supply, making it difficult to purchase reasonably priced homes near job centers. In response, the Master Builders Association of King and Snohomish Counties (MBAKS) has identified a 10-point action plan to help provide attainable housing for our growing population.

"Our region's housing attainability crisis is a big problem that demands bold solutions," said Nick Harper, MBAKS senior director of strategy and policy. "We need to come together to implement a legislative agenda that helps ensure housing opportunities for everyone."

Witness live the unveiling of this bold legislative agenda at the fourth annual MBAKS Housing Summit October 17, at the Meydenbauer Center in Bellevue. The Housing Summit begins at 8:30 a.m. This free event will be emceed by Pat Cashman and will include presentations by top housing experts and area leaders. Featured speakers include:

• Clay White, Principal Planner, LDC Inc
• Elliot Eisenberg, nationally renowned economist
• Jon Nehring, Marysville Mayor
• Gail Luxenberg, executive director, Habitat for Humanity Seattle-King County
• Joe Fitzgibbon, Representative, 34th District
• Brian Bonlender, agency director, Washington State Department of Commerce
• Pat Cashman, emcee, local TV and radio personality

Space is limited. Register online at mbaks.com or by calling (425) 451-7920.

 

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About MBAKS

Founded in 1909, the Master Builders Association of King and Snohomish Counties (MBAKS) has grown to become the largest residential homebuilders association in the United States. With 2,900 member companies, the association is dedicated to membership value, housing advocacy, community service, and financial stewardship throughout the Puget Sound region.

 

Missed our 2017 Built Green Conference? Check out this exciting panel on inclusionary zoning featuring Seattle mayoral candidates Cary Moon and Jenny Durkan, Seattle City Council candidate Teresa Mosqueda, the founder of Sightline Institute Alan Durning, and moderated by Aaron Fairchild, the CEO of Green Canopy Homes.

It's no secret that our region is experiencing a sharp rise in housing prices and that many people are suffering from high housing cost burdens. Due to the affordability crisis, people are being displaced and are unable to easily access services and employment close to home. Seattle’s workers are sprawling into outlying communities, threatening the bioregional resource-base needed to maintain resilient communities. These impacts are felt more sharply by moderate- and low-income households, as well as within many neighborhoods that historically have been home to communities of color. Seattle’s real estate past contributed to the makeup of neighborhoods and zoning regulations that are causing ever-rising costs and displacement in inequitable ways. This session covered Seattle’s real estate and zoning history, how it shaped the city and region as we know it today, and how we can play a role in making our region more equitable, affordable, and livable.

 

By MBAKS Senior Policy Analyst Allison Butcher

Pierce is Only County in Seattle Metro Area to See Permit Activity Rise

Looking at the three-county Seattle Metro Area, Pierce is the only county to see permit activity rise through July 31 of this year, compared to the same period last year. The latest permit data from the U.S. Census Bureau show single family permits rose 13 percent and multifamily permits doubled in Pierce County. Meanwhile, King County saw a slight decrease in permits, with single family permits down 2 percent and multifamily permits down 4 percent. Snohomish County saw double-digit declines of 11 percent and 15 percent, respectively.

The Builders’ Bulletin is intended to provide a convenient way to track housing in our market and includes information from the Northwest Multiple Listing Service, U.S. Census Bureau, Office of Financial Management and the Washington State Employment Security Department.

Download this month's report:

Most builders pursuing Built Green certification quickly realize that the energy model of their project is one of the keys to achieving a given star-level. Almost all Built Green star-levels for nearly all certification types (Community certification and Refit certification being the exceptions) require an energy model.

How does this work? Why is this the case? Let us explain.

What is an energy model?

An energy model is a projection of how much energy a home will use, given its design and equipment. Energy models are extensively researched and widely accepted, but they are also an estimate of how much energy a home will use. There is no way to account for certain variables, occupant behavior being a big one. However, models can be very useful tools for judging a home’s efficiency and for comparing the likely benefits of different efficiency strategies.

There are many ways to perform an energy model and models may vary in their intricacy, in part due to different software tools that can be used. Built Green’s modeling protocol is based on the software REM/Rate for single-family models and on eQuest for larger, multifamily models. 

Built Green’s… modeling protocol?

Yes, Built Green has a modeling protocol to ensure that projects are all being modeled the same way. On top of the different modeling tools, modeling is not an exact science and two different modelers could make two different decisions in how to account for certain components, with neither necessarily incorrect. To standardize our process and make sure that Built Green certification means the same thing for different projects, Built Green introduced modeling protocols to guide third-party verifiers and modeling experts. The protocols are designed with the input of experts and with the aim of making Built Green as accessible as possible for builders, while at the same time ensuring Built Green qualifies for various incentives. Third-party verifiers are a great resource for questions about modeling since they are the ones who often do the model or who work with the person doing the model.

So why a model?

Built Green is a certification that represents a building’s environmental gains above code. One of these gains is energy efficiency. Thus, projects need to demonstrate to Built Green that their energy consumption will be less than a similar code home and Built Green needs to demonstrate to governments and utilities that offer green building incentives that the program is meeting expectations. A model does just that.

What does the model show exactly?

Since Built Green is a regional certification, we look at improvement beyond the Washington State Energy Code. Models, therefore, show the percentage improvement of a Built Green home over its performance had it only been built to code. In other words, a model shows how much energy a home would use with code-compliant design and equipment and how much energy it would use as actually designed—the difference between the two being the energy reduction achieved by green upgrades and smart design. Built Green requires a 10% improvement over code for 3-Star certification, 20% for 4-Star, and 30% for 5-Star. Emerald Star homes must be net zero energy, which means these homes must consume the same or less energy than they produce via renewable energy in a year. These levels ensure Built Green certification carries meaning and acts a basis for incentives that benefit green builders.

Models are complicated; there is no doubt about that! Hopefully this post explains their purpose and how Built Green utilizes them. If you want to do a deep dive into the details of our modeling protocol, reach out to your third-party verifier for project specifics or to us for general information!

 

By Kevin and Terri Kartak, AAA KARTAK Glass & Closet

Q: My bedroom closet is a deep, dark abyss and I'm afraid to venture inside for fear of what I might find. Help!

A: The first thing to do is to go through your belongings and make the hard decisions on what exactly should be in your closet. Let's be honest here: most of us are not motivated to spend an hour or so on this. It's a value proposition, and we just don't see spending our limited time there, right?

But what if spending a couple of hours now would save you a day's work every month going forward?

Have you heard of the Pareto principle? Most people know this as the 80/20 rule. With clothing, for instance, the average person wears 20 percent of their clothing 80 percent of the time. It's an important concept as we look at saving time.

Is saving time important to you? Studies have shown that the average American spends up to 45 minutes a day just looking for their stuff. What if you could save 20 of those 45 minutes per day? Twenty minutes a day adds up to 10 hours a month. That's like saving a whole day's work every month, just by being more organized. Now that's motivating!

Keeping these things in mind, take a look at what's in your closet. We recommend isolating the 20 percent of things you wear day in and day out. Get those things together and then look at the rest. Ask yourself, "Which do I want more—this or 10 extra hours a month?" With that kind of motivation, you will soon find yourself removing items.

Try to get rid of 25–50 percent of those items. For the remainder that you do keep, ask yourself if it belongs in this closet. Perhaps another location will do: a drawer, a box or another less-used closet. The more things you get out of the way, the more of those 45 daily minutes you will be saving.

Once you've sorted your clothing, it's time to look at what's left, as well as the design of your closet. How many feet of short-hanging clothes do you have? How many feet of long- and medium-length clothing? You can get an attractive closet designed that works around your life, saves you tons of time, and looks fantastic. Saving time and making your home beautiful are always good investments.

By Allison Butcher, Master Builders Association, The Lens News

Over the past 18 months, five King County cities have adopted a building moratorium, temporarily putting the brakes on new home construction.

While a moratorium is legal, it does not mean it is good policy. At a time when demand for housing is far outpacing housing supply, which drives up both home prices and rents and makes housing less attainable, building moratoria certainly are not good for housing. They also are not good for our economy or the families and workers looking for a home closer to job centers. Furthermore, they potentially could run counter to our region's transportation investments that contemplate the need for more transit-oriented development in certain areas.

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