Bainbridge Island Duplex

Our Vision

When we first saw the early 20th-century house, we saw more than just an aging structure with an inadequate foundation. We envisioned a transformation that would push the boundaries of what's possible in urban renovation. Our goal was ambitious:

To breathe new life into this historic home, turning it into a multifamily building
To create a space that could support car-free living, aligning with modern urban lifestyles
To seamlessly blend cutting-edge building science with cherished historic aesthetics
To craft homes that feel warm, welcoming, and possess a touch of magic

This project represented more than just a renovation to us. It was our opportunity to showcase the evolution from industry-standard practices to high-performance construction, all while respecting the home's heritage.

Navigating the Challenges

We quickly realized that our path would be filled with hurdles. But at Brightline, we see challenges as opportunities for innovation. Here's how we tackled some of our biggest obstacles:

Height Restrictions: We needed to achieve two stories with ample daylight while adhering to local height limits. This pushed us to get creative with our design, maximizing every inch of allowable space.

Tree Preservation: A mature tree in the front yard initially seemed like a constraint. We turned it into an asset, earning a Floor Area Ratio bonus for its preservation and voluntarily protecting other mature trees for shade and fruit.

Historic District Guidelines: Balancing modern performance with historic aesthetics was a delicate dance. We carefully considered bulk and form to ensure our design respected and enhanced the neighborhood's character.

Site Constraints: The narrow lot challenged us to think innovatively about space utilization. We preserved existing features where possible, integrating them into our new design.

Our Innovations in Action

The project became our canvas for showcasing Brightline's innovative approaches:

Energy Performance

We didn't just aim for efficiency; we strived for excellence:

We oriented the building on an east-west axis to optimize solar exposure
Our fully electric design is ready for future PV panel installation, paving the way for net-zero energy consumption
We implemented energy heel trusses supporting R-60 insulation, pushing the boundaries of traditional insulation practices

Advanced Building Envelope

Our innovative approach to the building envelope:

We applied a liquid Weather Resistant Barrier, ensuring superior protection against the elements
Our vented rain screen with R-30 continuous exterior insulation sets a new standard for thermal efficiency

Sustainability Measures

Sustainability isn't just a buzzword for us; it's a core principle:

We repurposed original building materials for interior trim, honoring the home's history
Locally sourced salvaged bluestone pavers reduced our carbon footprint
We chose siding with high fly ash content, minimizing environmental impact

Lessons We Learned

Innovation is a journey of continuous learning, and the project taught us valuable lessons:

Balancing high-performance requirements with historic aesthetics challenged us to think outside the box, especially when it came to integrating modern elements like truss heel height and vented rainscreens.
We recognized the crucial importance of educating our trade partners on new construction approaches. When our stud layout plans weren't followed precisely, resulting in extra framing and less insulation than planned, we saw an opportunity to improve our communication and training processes.
This project reinforced our belief in committing early to high-performance techniques. Early decisions set the stage for success and minimize costly rework.
We emerged from this project with an even deeper appreciation for the advanced technical expertise required in our team, particularly in areas like air sealing and weather barrier installation.

Our Testament to Possibility

For us, this isn't just another project completed. It stands as a testament to what we can achieve when we push the boundaries of conventional construction. We didn't just restore a house; we reimagined urban living – creating a space that's efficient, beautiful, and in harmony with its surroundings.

As we stepped back to admire the finished project, we saw more than just a renovated building. We saw the future of urban development – a future where history and innovation coexist, where sustainability and comfort go hand in hand, and where every challenge overcome is a step towards better, more thoughtful construction.

The project reaffirmed our mission at Brightline Builders: to lead the way in innovative, sustainable, and contextually sensitive construction. It's not just about building houses; it's about building a better future, one project at a time.