Cascade Six: Certified Passive Building Condos Coming to Snohomish County
HKP Architects has begun design on Cascade 6, a six-unit residential infill project targeting Phius Core 2024 certification. This high-performance development is designed to deliver exceptional energy efficiency, lower utility costs, and reduced environmental impact. Obtaining this certification offers energy savings up to 70%, greater thermal comfort, improved indoor air quality, and superior acoustic performance. The team is also tracking the embodied carbon of the project, which is currently at 70% less than a baseline building model.
The site, located in southeast Everett, includes a protected wetland and wetland buffer covering more than 75% of the parcel from the eastern side. Rather than treating this as a constraint, the design leverages it as a defining feature for orienting the buildings east-west for optimal daylighting and on-site solar production potential while framing views of the wetland.
Cascade 6 is all-electric and includes one duplex building and one four-unit townhome building. Each unit includes a 2-car garage, 3+ bedrooms, 3.5 bathrooms, living room, kitchen, dining room, and ample storage across three stories, maximizing both density and livability on a limited site footprint. The project is slated to start construction in the fall of 2026.
The developer, Pemenang LLC, is committed to high-performance design and construction goals for the project to demonstrate that market demand exists for this kind of efficient, resilient, and healthy product and that it can be delivered within a budget that yields their targeted return.
“With Cascade 6, we want to prove there’s real market demand for high-performance, all-electric homes—delivering comfort, health, and dramatically lower energy use while still meeting a practical budget and return profile,” said Mario Velez, CEO of Pemenang LLC.
Pemenang LLC is considering owning the units for the first ten years, demonstrating another commitment to building a high-quality product. HKP Architects is leading the design and is the Certified Passive House Consultant (CPHC) with a focus on contextual design, passive building certification, and carbon reduction strategies. Blacksheep Development Company is the lead for pre-construction services, Rogan Homes is the prime contractor, and they are teaming with Targa Homes for their passive building experience. Other team members include Insight Engineering Company (Civil), Root of Design (Landscape), Malsam Tsang (Structural), McKinney Engineering (Electrical), Energy Vanguard (HVAC Design), and BEE (Energy Modeling and Phius Verification).
HKP Architects has been providing architectural services to the Pacific Northwest since 1952. The firm focuses on civic buildings and spaces, educational facility planning and design, non-profit and community-oriented projects, multi-family residential projects, and private homes. All their projects emphasize long-term value for clients through efficient use of space, appropriate use of materials, sustainability, and the benefits of natural light. HKP Architects is a Women Business Enterprise (WBE) and JUST certified firm. For more information, visit our website at hkpa.com.