Medium density and Seattle’s Magnolia neighborhood are not terms you typically associate together. However, Mirra Homes’ Magnolia development offers 15 new townhomes in this stanchly single-family neighborhood increasing the site’s density by 400%.

Magnolia is a highly desirable neighborhood. It is close to downtown Seattle but offers a respite from the hustle with access to large outdoor spaces and iconic views of Seattle’s waterfront and the Puget Sound. However, due to the neighborhood being predominantly low density, single-family zoning, many cannot obtain a home in the neighborhood. The Magnolia development transformed what used to be three single-family homes to 15 new townhomes ready for families to make their home.

The homes’ contemporary style and oversized windows let in an abundance of light, but don’t detract from their privacy. Through thoughtful layout and the use of various window sizes, units do not look directly into one-another or prominently display a neighbor’s wall. Roof-top decks provide expansive views of Magnolia, Queen Anne, Phinney Ridge, and beyond. Their open floor and stacked floor plans offer efficient and flexible space for a variety of family needs. Low maintenance, drought-tolerant plantings and pervious hardscape reduce potable water use and stormwater runoff.

With ductless heat pump mini-splits space conditioning throughout most of the unit, residents have zonal temperature control for both heating and cooling in their living spaces. A gas tankless water heater services domestic hot water demands with an Energy Factor of 96%. These systems, combined with the rigid foam roof and blown-in fiberglass wall insulations, Low-E windows, Energy Star appliances, and LED lighting contributed to these homes achieving a modeled performance of 29.2% improvement over 2015 WSEC.

The project also used an abundance of locally produced material, including rigid insulation, framing lumber, sheetrock, cabinets, and windows. Mirra homes promoted superior indoor air quality by choosing materials with fewer toxins/VOCs in them to limit off-gassing inside the units—from the paints, caulks, adhesives, and sealants to the pre-finished laminate flooring, cabinets, and millwork.

Freehand Studio Architects engaged with the homeowner to create a multigenerational site for their family with the addition of this backyard cottage. The design features a bedroom and bathroom on each floor, as well as flex space and 2nd story deck. The soaring double height great room provides an airy, light-filled atrium which belies the 1000 SF floor area.

Lowering the Upfront Material Emissions

Using the BEAM tool, Targa set out from the beginning to use low embodied carbon materials wherever possible, and ultimately achieved a 30% reduction in material carbon emissions. The home is framed with reclaimed lumber provided by Sledge Seattle—a company that deconstructs homes that are otherwise slated for demolition. The centuries old Fir that comes out of these homes is dense, dry, and ready to serve another 100+ years. BEAM was utilized to show the team that using blown-in cellulose cavity insulation and cork exterior insulation makes a major impact on lowering the total kg CO2e for the project compared to the typical fiberglass and foam. Other notable decisions include using LP SmartSide lap siding (an engineered wood product) instead of the typical Hardie plank, as well as generally substituting wood based products for foam and plastic wherever feasible.

Exterior cork insulation

Dark color of reclaimed fir

While framing the home, the team was continually stunned by the tight grain of the reclaimed old growth Fir. The team could not let any of it go to waste, so the lead carpenter Matt Kull fabricated a custom end-grain butcher block countertop out of framing lumber. This centrally located focal point provides a visible connection to the invisible bones of the home.

Supplying Fresh Air in an Air-Tight Home

Superior Indoor Air Quality was a priority for architect and builder and the first step towards this is airtight construction. Starting with a fully taped sub-slab vapor barrier, the air barrier then wraps under the bottom plates which are sealed with sill seal foam and Contega HF flexible adhesive caulk. The bottom of wall is also sealed to the concrete stem wall using Siga tape for a belt & suspenders approach at this critical joint. Zip System sheathing with taped seams on the walls and roof form the primary air barrier above grade. The unvented roof is framed using a unique over-roof assembly (also known as “Monopoly Framing”) where rafter tails are applied on top of the structural roof sheathing after the roof sheathing and roof/wall joints are air sealed with tape. Rigid foam is then installed on top of the roof sheathing providing continuous insulation that keeps the sheathing above dewpoint at all temperatures. This high performance assembly avoids spray foam and is a much more durable and forgiving design.

The high glazing ratio can be a detriment to energy efficiency, so the team chose Vetta windows to mitigate this. These European made triple pane tilt/turn windows are made from FSC wood and clad in an aluminum exterior. Although the team found these to have a large carbon footprint, the beauty and fantastic durability were offsetting factors.

The team runs a preliminary blower door test just before insulation to identify and address any problem areas. This home scored a final blower door score of 0.02 CFM/SF shell (0.35 ACH50) placing it well below the PHIUS passive house air tightness standard. With extreme air tightness comes a necessity for ventilation and this home uses a Zehnder Energy Recovery Ventilator (ERV) running continuously to provide fresh filtered air and exhaust stale air. Low-emitting interior finishes are the final piece in a healthy IAQ home.

High Performance Systems and Fixtures

Heating and Cooling are primarily from two ductless minisplits, with backup bedroom heat from Ducoterra radiant panels on the ceiling. Hot water is made by a SanCO2 split system heat pump water heater. This unit uses CO2 refrigerant (much friendlier to the atmosphere) and runs at an astounding efficiency to quietly provide hot water year-round without electric resistance. A heat pump clothes dryer is also an efficiency upgrade and doesn’t require a penetration through the wall for exhaust. An induction cooktop and LED lighting round out the specs for the all-electric home.

To provide energy usage feedback to the occupants Targa installed a Leviton Smart LoadCenter electrical panel which reports usage for each individual circuit in the home to a smartphone app. Paired with the homes 3.6kW Solar PV array, occupants will be able to live as close to net zero as possible.

Low flow plumbing fixtures were chosen throughout including ultra-efficient Niagara 0.8 gallon per flush toilets. The team also chose to infiltrate rainwater on site using a drywell which wasn’t required by the city. Fireclay tile, Valinge engineered wood flooring, and Paperstone countertops were chosen as sustainable, functional, and attractive finishes.