evidence from leading green affordable communities€¦ · april ’05 first residents move into...
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Evidence from Leading Green Affordable Communities: High Point Redevelopment
New Partners for Smart Growth Conference Tom Phillips, Seattle Housing Authority
Peg Staeheli, SvR Design Company February 4, 2010
Seattle, WA
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Location: West Seattle
• 120 acres
• 1,700 households
• Diverse – Socioeconomic – Cultural – Generational
• Mixed-use
• 8% of Longfellow Creek watershed
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Project Timeline
May ’00 Begin Planning
July ’04 Begin Phase I construction
April ’05 First residents move into units
Oct ’05 First for-sale homes completed
Summer ’07 Begin Phase II construction
Summer ’08 First residents move into Phase II units
Spring ’09 Last rental home completed
2010-2013 Construction Completed
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A Diversity of Housing Opportunities 1,700 mixed-income households
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Integrated Design • City of Seattle (SPU)
Surface Water Management Permit
• Architect, Engineer, and Landscape Architect: Green experts
• Seattle Transportation agrees to 25 ft streets, 56 ft ROW
• City provides $2.7 million-the “delta” toward the natural drainage system
• Financial Incentive Programs from the City of Seattle
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Healthy Living Environment 60 Breathe Easy Homes
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Healthy Living Environment Breathe Easy Homes
Challenges – Lease
• No smoking • No furry pets
– Determining cost effective methods
– Funding: an additional $6,000 per unit
– Resident education – Maintaining
momentum
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Healthy Living Environment Breathe Easy Homes
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Healthy Living Environment Breathe Easy Homes
Benefits The image cannot be displayed. Your computer may not have enough memory to open the image, or the image may have been corrupted. Restart your computer, and then open the file again. If the red x still appears, you may have to delete the image and then insert it again.
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Energy Efficiency Hydronic Heating System and Building Envelope
– Energy Star rated townhomes
– Tight envelop with whole house fans
– Advance framing walls built offsite
– Baxi-Luna hot water heating systems with hot water on demand
– Individual unit meters
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Energy Efficiency Hydronic Heating System and Building Envelope
Challenges – Correctly installing
the new technology – Teenagers want
longer showers
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Rent paid to SHA
Utility allowance kept by tenant
Energy Efficiency Hydronic Heating System and Building Envelope
Benefits – Study results with
very large sample: • 35% lower utility
bills than units built to code
– Increased rental income by $250,000
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Storm Drainage – Natural Systems What Seattle Public Utilities Wanted in 2001
develop like be constructed & function try to make this… this… like this? like this…
soil compaction
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The Deal A Win-Win Situation
City wins – Chance to create a
Natural Drainage System (NDS) at 14-28 DU per acre
– NDS for 8% of Longfellow Creek watershed
– NDS in traditional neighborhood
– Partnership for alternative surface water treatment
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The Process Planning to Permit 4 years • Visionary clients • Interdisciplinary Design Team • Senior level City staff • City/SHA/Design Team Charrette • City Interdepartmental meetings • Contractor Breakfasts
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Design Team and Participatory Agencies Owner: Seattle Housing Authority Seattle Public Utilities
Other agencies: US Dept of Housing and Urban Development Washington State Department of Ecology Seattle Department of Planning and Development Seattle Department of Transportation Seattle City Light Seattle Parks Department Seattle School District Seattle Fire Department Seattle Office of Housing Seattle Design Commission and Design Review
Citizen Groups High Point Citizens Review Committee West Seattle Chamber of commerce
Infrastructure Contractors: Gary Merlino Construction Company – Ph I T. Yorozu Gardening Co. – Phase I & II TriState Construction – Phase II
Integrated Consultant Team: Mithun Architects, Planners, Landscape Architects Design Team Lead SvR Design Company Civil Engineers & Landscape Architects Infrastructure, Natural Systems, ROW Landscape and Site Civil
Artist: Myersculpture
Resource consultants: Shannon and Wilson- Geotechnical McCoullough Hill PS- Land Use Attorney Bush Roed Hitching - Survey Stoneway Concrete NW Chapter ACPA Cedar Grove Composting Concrete Specifications Council Nakano Associates- Rental Landscape Design Urban Forestry Resources RW Beck- Hydrologic Modeling Herrera-Hydrological Modeling PRR- Public Outreach Fusion-Branding
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Working Through Special Challenges – Entitlements, Permitting, Costs
• Assisted with permit process
• Cost Delta Standard vs Natural Drainage Systems
• Seattle contributed $2.7 M (2002) toward construction
• Seattle Public Utilities paid for concept development
• Seattle Public Utilities had staff presence for project
• Benefits-
• Neighborhood connection
• Helps sell the High Point Brand
• Improved storm drainage management
• Established a basis for maintenance
• Property offset @ $15 square foot market value ***
• Reduced Right of Way and Single Use Stormwater facilities changing codes $6,000,000 to $13,000,000
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Working Through Special Challenges – Public Infrastructure
• Green Infrastructure and water quality • Right of Way width and Street width • Quality Pedestrian Environment • Existing trees • Accommodating utilities • Bidding…Cost • Construction (on going) • Maintenance (on going)
Mithun
SvR
SvR
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Working Through Special Challenges – Site Design - Housing • Minimizing footprint - discuss needs
• Building spacing - and tight setbacks
• Working with grade - it is not flat
• Site drainage dispersal - aka ponding
• Accessibility
• Parking - affordable porous surfaces
Mithun
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Working Through Special Challenges – Construction
• Clearing and Tree Protection • Soils and Earthwork • Learning Curve for new way of working
– Engineered soils – Porous pavements – Fine Grading – Tree protection – Protect installed work
• Construction team • Learning Curve for Inspections
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Working Through Special Challenges - Maintenance • Maintenance Guide • Resources • On going
communication – Designers – City staff – Residents
• Expectations
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Importance of Reaching Out and Sharing ideas
• Presentations • Papers • On line information - specs, details, photos and lessons learned • University lectures • Phone calls • Tours: Over 120
– Student Tours – gradeschool through university level
– Boy Scouts, Girl Scouts, Seniors – Tours Groups across the USA, Australia,
China, England, Sweden, Japan, Denmark, Korea etc
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The Pond: An Asset, Not A Liability 1/4-mile walking trail
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Green Infrastructure - Its Working
5.21 inch event 2007
3.9 inch event 2006
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The Results: A Great Neighborhood
• Sidewalks both sides of street
• 25 foot wide streets
• Arterial as Complete Street +
• 2,500,000 gallons of water saved by efficient appliances
• 7000 lineal ft of grass swales
• 8000 lineal ft of vegetated swales
• 13,00 lineal ft of pervious sidewalks; 600 lf of pervious street
• 22 acre feet pond
• 1600 housing units/4000 residents
• 1250 children under 19 years
• 12.5 acres of parks
• 180 public art elements
• 35 breathe easy homes
• 15,000 lineal ft of swales
• 107 mature trees saved
• Over 3500 new trees planted
• 80,000 groundcovers
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The Deal A Win-Win Situation
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The Deal A Win-Win Situation
Developer Wins – 25-ft wide streets with
parking on both sides – Financial backing for
NDS construction – Conventional
streetscape design – Support during
entitlement process – Streamlined permit
process – Permit to build
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Morgan/Sylvan Way
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Emergency Access
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15,000 Linear Feet of Swales Drain to High Point Pond Park
• Receives 130 acres (53 hectares) of run-off (106 acres from High Point redeveloped areas)
• Flow control for up to 100-year Storm Event
• Water Quality Treatment in combination w/upstream NDS swales
• Maximum Depth 15.5 feet (4.72 m) • Volume 22+ acre-feet (27,123 m3)
• Pond within 3.5 acre Tract (1.42 hectares) • Wet Pool for Additional Water Quality:
– Storage: 4.2 acre-feet (5,178 m3) – Depth: 4.5 feet (1.37 m)
• Live Storage for Flow Control/Detention: – Volume: 11.8 acre-feet (14,546m3)
• Remaining 3.2 acre-feet (freeboard and Dam Safety flow)
• Conveyance system out of pond designed for 5,000 year storm event for Dam Safety (Two 8-foot (2.44 m) diameter concrete risers below pier)
… And people come from all over to walk around the neighborhood