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News

Leilani Gains LEED Certification

by OSC
Green, Grouparchitect, LEED, Multi-family/Mixed Use, News, Residential
June 4, 2014

The Leilani Apartments, our most recently completed multi-family project, was just awarded LEED Certification.   From the start of the project the design team considered sustainability in all aspects of the project.  Through the selection of responsible materials, using local manufacturers and suppliers, utilizing water conservation measures, and many other improvements, the team aimed at designing and building a project that will perform for decades into the future.  In addition to building performance the consideration of resident health and comfort was...

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LIV Apartments near Microsoft on Bel-Red Road in between Bellevue and Redmond. 450 Unit upscale apartment development.

LIV Apartments – Construction Update – May 2014

by OSC
Construction, In Progress, Multi-family/Mixed Use, Residential
June 2, 2014

During May, new heights were reached at the site of the ongoing LIV Apartments.  The most visual of the progress made in May is the west building.  Framing continued and reached level 5 of the 6 level building. Adjacent to the west building, the south building has also entered the framing stage.  Work has started with the exterior walls of level 4, and will then transition to interior walls, and the exterior walls of level 3.  In this instance it is...

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Clyde Hill – Construction Update – May

by OSC
Construction, In Progress, Remodeling, Residential
June 2, 2014

May was a great month at the Clyde Hill Residence job site.  The contractors have completed the installation of exterior wood siding, cement board panels, and trim giving the exterior of the home a completely new design aesthetic.  The clear finished wood siding emphasizes the horizontality of the home and provides a material connection to the landscape of the lot. The full impact of the new redesigned entryway is starting to be felt with the wood siding balancing the large floor...

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LIV Apartments – Aerial Views – May 2014

by OSC
Construction, In Progress, Multi-family/Mixed Use, Residential, Uncategorized
May 29, 2014

The latest aerial images of the LIV Apartments have arrived and progress continues onward and upward. The post tensioned concrete floors of the south building have defined the buildings’ footprint, and the relationship of the South and West buildings can start to be seen. At the West building, Wood framing at is nearing completion and framing is about begin on the South building. Between these two buildings a new NE 22nd Place will wind its way through the site and...

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LIV Apartments – Aerial Views – April 2014

by OSC
Construction, Grouparchitect, In Progress, Multi-family/Mixed Use, Residential
May 13, 2014

We recently got our hands on these images and are excited to share another point of view of the ongoing LIV Apartments. Monthly photos of the jobsite are shot from an airplane from 2 angles to show construction progress from different points of view. The South and North buildings remain active with ongoing concrete formwork and pours with wood framing continuing upward at the West building.  Phase 2 of the project, the East building, is currently home to the job site...

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Blower Door Testing

by OSC
Construction, Custom home, Green, Prefab, Prefab/Modular, Remodeling, Residential, Sustainability, Townhomes
May 9, 2014

With the implementation of the 2012 Washington State Energy Code the requirements for air testing residential projects have changed to become more restrictive.  All new residences and additions in the state now require a blower door test to measure air leakage through the building envelope.  The test requires that air changes be less than 5 per hour, hopefully pushing towards tighter building envelopes and less energy consumption. Blower door testing may seem mundane and ordinary, but when the Godfather of Soul...

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Home Design 101 – Working With An Architect

by OSC
Events, Resources, Tips
May 5, 2014

Dreaming about a project and not sure where to start? Trying to figure out how to make the most of your budget? Curious about green design or how to plan for your family's changing needs? Whether your project is a small remodel or new construction--or if you are just curious about the design process--AIA architects can help. Join AIA Seattle at Siematic Seattle for an information-packed seminar on the basics of design and construction including budget advice, tips for hiring the...

LIV Apartments – Construction Update – Apr. 2014

by OSC
Construction, Grouparchitect, In Progress, Multi-family/Mixed Use, Residential
May 2, 2014

Progress at the LIV Apartments has hit light speed in the month of April.  Wood framing has started to be erected at the west building while progress continues on concrete pours in other areas of the site. The east side of the site is still in the thick of concrete work as several levels are yet to come. The central area of the site is now a staging area for materials and deliveries.  below this concrete level is underground parking and a...

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Laurelhurst Residence – Wine Room Sketches

by OSC
Custom home, Grouparchitect, Remodeling, Residential, Seattle
May 1, 2014

Earlier in April, we were excited for the opportunity to work, once again, with great clients on a small wine room renovation to their home.  The previously completed new construction left some room for renovation as the clients grew into the home and developed some ideas of how to improve the home to suit their needs better.  Architect Emily McNichols generated sketches to start a conversation with these clients about how a wine room could fit into the lower level of their...

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Clyde Hill – Construction Update – Late Apr. 2014

by OSC
Custom home, Grouparchitect, Remodeling, Residential
May 1, 2014

Progress on the Clyde Hill Residence progressed into late April with a push on exterior elements including finishing the windows and doors, and completing the shingled roof.  The exterior of the home has also been wrapped with building felt in preparation for cement board and cedar strip siding. The redesigned entry now has windows and a door and is ready to be trimmed out and have siding attached. At the back deck and patio the waterproofing has been completed, and the new...

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