Incredible FlexHaus is a new certified Built Green 4-Star residence located just blocks from the shop and award winning schools in the popular Rosehill Neighborhood. This innovative NW Contemporary 3100 SF residence is made up of two adjoined living spaces that allows for flexible living arrangements and additional urban density within a single-family zoned neighborhood. Main living space contains 2500 SF with a modern, open floor plan plus 3 bedrooms and two full baths. The apartment is a separable 550 sf flex-space/ADU with its own entrance, full kitchen and laundry, one bedrooms and one bath. The flex-space allows for a range of different uses over the life-cycle of the building and its owners, including guest or au-pair quarters, in-law unit, entertainment area, art studio, small business space or rental apartment. Designed by Novion Architecture and built by Pacificstar Development, this home brought together a modern design aesthetic with cutting-edge systems and green building practices. Read about all the specific details that went into the construction of this amazing home. Site and Water: The original house on this site was partially deconstructed with all windows and skylights salvaged for use in other projects or saved for future projects. In all, nearly two tons of furnishings, lumber and metal was reused, repurposed or recycled from the original 1960's home. The home maximizes natural light on all levels. It uses clearstory glazing, large roof overhangs and strategically located south facing windows to the property to open territorial views while taking full advantage of solar heat gain during winter months. The landscape plan features deep-mulch beds (to retain soil moisture) amended with nearly 40 yards of compost and engineered mulch. These beds were planted with indigenous and drought tolerant plants. All four bathrooms feature low-flow toilets and Water sense fixtures that take water conservation to the next level. Energy Efficiency: The structure was built using advanced framing techniques. This not only reduced the board-feet of lumber used, but also cut down on the amount of wood waste hauled away. For insulation, the interiors of the walls were first sprayed with 1 inch of high-density polyurethane foam (which also provides air-sealing, sound-proofing and structural rigidity) and then backfilled with high-density formaldehyde-free fiberglass batts for a total value close to R-22. Insulation in the lid combined a single layer 1.5 inches of ridged foam on top of the roof sheathing and thick batts below to accommodate an R-49. Below the poured concrete floors is three inches of R-15 rigid insulation. EnergyStar appliances were installed in both kitchens. Throughout the house, over 75 LED lights were used wherever possible to reduce electricity consumption. An energy efficient HTP Combi-Boiler system provides both domestic hot water and radiant heat. Both floors in the main home have under-floor radiant heating with zone thermostats for each floor. This home is built to 30% better than 2012 WSEC and a HERS rating of < 50 by design. Indoor Air Quality: The use of spray foam insulation, airtight drywall techniques and a consistent practice during construction of caulking all potential air leaks led to a very airtight structure. The blower door test came in at 2.6 ACH50. In addition to a very tight envelope, the installation of a state-of-the-art heat recovery ventilator means homeowners will have consistent, fresh air 24 hours a day. The Venmar EKO 1.5 provides active ventilation while maintaining 80% of the home's heating capacity to save on energy bills year-round. Air quality was also addressed through material selection and a focus on limiting potential toxins or allergens. This included the selection of Low/No VOC paints and finishes, formaldehyde-free trim materials, pre-finished flooring and Green Guard certified carpeting. Operable windows were strategically loca
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