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BuiltGreen rental housing at High Point fulfills commitment to on site low-income housing

600 low-income units have been built

SEATTLE—April 20, 2009—The finishing touches being added to 256 homes and apartments mark the completion of the second phase of rental housing in the High Point community in West Seattle. A community celebration on April 21 celebrates the Housing Authority's fulfillment of its pledge to build 600 units of housing for low-income people on the site.

"It is appropriate that this celebration comes on the eve of Earth Day," noted Seattle Housing Authority's Tom Phillips, who has served as project manager. "Every one of these new homes and apartments meets or exceeds Energy Star® standards. The entire community represents a huge step forward in both meeting people's need for housing and meeting the goals of low-impact development."

A number of community features contribute to making the award-winning High Point a national model of sustainable development. The community as a whole—from its walkable streets to its natural drainage system to the homes and apartments themselves—was designed as a place connected to the Earth, where harmony between the natural environment and the built environment results in a great neighborhood for people.

Homes and apartments constructed to BuiltGreen® and Energy Star® standards are significantly more energy-efficient than most existing housing stock, and energy-saving features are abundant in the new housing. For example, all ground-related units incorporate gas-fired high-efficiency closed-loop boilers for both on-demand domestic hot water and radiant baseboard heaters to reduce heating bills. Low E coated and argon-filled windows block UV rays and reduce heat buildup in summer and minimize heat loss in winter.

Energy study shows High Point efficiencies

A recent study by the Cedar River Group demonstrated that energy use at High Point was substantially lower than at two other public housing communities in Seattle—NewHolly and Yesler Terrace. NewHolly was selected for the study because it was built in the late 1990s and represents standard city code. Yesler Terrace, built in the late 1930s, represents older public housing stock.

The study compared actual utility use across similar units at the three communities to consider both costs and energy used. It showed that the 'state of the code' systems at NewHolly used 11 percent more electricity for lighting and 37 percent more gas for water and space heating than the 'state of the art' systems at High Point. At 2007 gas and electricity rates in Seattle, that costs NewHolly residents on average $0.20 more per square foot per year than their High Point counterparts, or about $235 per year more for an average 1,175 square foot unit.

Breathe-Easy Homes ease asthma symptoms in children

Phase II of High Point adds another 25 Breathe-Easy homes to the 35 in Phase I, bringing to 60 the total of homes specially designed for people who suffer from asthma or other respiratory illnesses. These homes are the result of a collaboration among residents, health researchers, architects and builders to address the asthma epidemic that is prevalent among low-income children.

Breathe-Easy homes are built to minimize asthma triggers. For example, positive ventilation is used to remove stale air and filter incoming fresh air. Hard flooring replaces traditional carpet that can trap dust and allergens. Even the landscaping near the homes is chosen to reduce seasonal pollens.

Longitudinal studies have shown that the Breathe-Easy homes are fulfilling their health promise. According to Dr. James Krieger of Public Health – Seattle & King County, "Modest improvements in housing design, materials and construction (about $6,000) had a dramatic effect on asthma triggers, symptoms and exacerbations." For example, the study showed that the number of emergency room and urgent doctor visits for the entire group of residents living in Breathe-Easy homes declined by two-thirds, from 61.8 to 20, in a three-month period after moving in to the new homes.

Natural drainage system meets challenges of keeping Longfellow Creek healthy

High Point and its bordering greenbelt make up 8 percent of the Longfellow Creek watershed. The redevelopment of High Point provided an opportunity to significantly affect flow volumes and water quality in the largest creek remaining in southeast Seattle.

Natural drainage strategies were used to meet this challenge. More than four miles of vegetated swales with under-drains on one side of most streets provide filtration and delay the time it takes water to reach the detention pond and hence Longfellow Creek. To minimize impervious areas, half the sidewalks and one block of a residential street were made with porous concrete pavement that allows water to flow through it. Most off-street parking areas use pavers or crushed stone to maximize pervious surfaces.

In the end, Longfellow Creek will receive no more flow from High Point during and after a 24-hour storm than it would if the entire site were still a grassy pasture without 1,600 units of housing on it. The natural drainage system was designed by SvR Design in cooperation with Seattle Public Utilities.

On-demand heaters save water, energy

One of the features of each new rental home and apartment at High Point is a wall-hung tankless water heater that produces hot water on demand. The unit used at High Point, called the Baxi Luna, is manufactured by Marathon International. The company sent technicians to High Point to train Seattle Housing's maintenance mechanics in how to maintain the new boilers.

In addition, Marathon contributed a solar-powered water heater that has been installed in one home. "We will use this unit as a pilot to determine whether we can make more extensive use of this technology in the future," noted Project Manager Tom Phillips.

The on-demand water heaters have been popular with residents. However, one parent of teenagers suggested that a timer on the water heater might help limit the length of his children's showers.

Nearly 150 legacy trees preserved

The Housing Authority preserved 147 decades-old legacy trees for their drainage and aesthetic benefits. The presence of these mature trees gives the new community a permanent, settled feel.

With the completion of the project, more than 3,000 new trees will also have been planted. Wherever possible, streets and buildings were designed around the most significant trees as evaluated by an arborist. The arborist estimated each tree's financial value and posted it near the tree so that construction crews would know exactly how much was owed to the Seattle Housing Authority if a tree were damaged. The total value of trees preserved at High Point is over $3.2 million.

New rentals serve a range of low-income residents

The new townhouses at High Point will serve low-income residents at varying income levels. Three-hundred and fifty units will serve residents who earn less than 30 percent of the Area Median Income (about $23,500 for a family of four). An additional 250 units will serve people earning less than 60 percent of the Area Median Income (about $42,000 for a family of four).

The first phase of High Point included 344 rental housing units and was completed in 2006. This phase also included 252 for-sale homes and 235 apartments for seniors. An additional 256 rental units will be completed in Phase II by the end of April—a milestone in the redevelopment of the 120-acre, 1,700-unit mixed-income site.

Along with the rental housing, construction of the natural drainage system that serves High Point and protects Longfellow Creek is also complete. A new neighborhood center is under construction in Phase II of High Point as well. It is being built by Neighborhood House, and is expected to be completed this year. Lots in the new community that remain vacant will be offered for sale to private homebuilders once the housing market begins to rebound.

All 716 of the low-income units originally on the site will be replaced. This includes 350 units built on-site by Seattle Housing Authority plus Elizabeth House, a 75-unit apartment house for low-income elderly residents built by Providence Health and Services. The remaining 291 units will be replaced off-site, in buildings owned by Seattle Housing Authority or in partnership with another housing provider.

Redevelopment of the mixed-income, 1,700 unit High Point neighborhood began in 2000. At that time, Seattle Housing Authority received a $35 million HOPE VI grant from the U.S. Department of Housing and Urban Development. Overall investment in the site—both private and public—will exceed $550 million.

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