Restoring A Community
"High Point is a model community on both a human and environmental scale—not only locally but globally," says Seattle Mayor Greg Nickels. "High Point’s energy-efficiency and green building features are in line with Seattle’s climate goals."
An Innovative Sustainable Community in Seattle
High Point, a 34-block, mixed-income HUD HOPE VI neighborhood redevelopment in West Seattle, is receiving global attention for its sustainable construction, environmental restoration and innovative master planning
Restoring Community
Led by the Seattle Housing Authority and Mithun, High Point combines ecological and social goals to transform an isolated and distressed site into a vibrant, sustainable neighborhood. Families now feel a growing pride in something as simple as a place to call their own. Chairs get pulled onto front porches. Grassy open spaces become impromptu soccer fields. Homes welcome neighbors and friends.
Environmental, Social, and Economic Sustainability
The 120-acre, market-rate and rental housing community replaces 716 World War II-era subsidized homes with 1,600 energy-efficient, mixed income houses, townhouses, condominiums, apartments, and numerous parks for more than 4,000 residents. Aiming to re-knit the once blighted neighborhood with the surrounding urban context, High Point combines the varied economic, ethnic, and social backgrounds of its residents while increasing density, reducing neighborhood energy consumption, and drawing the greater neighborhood to its walkable streets and green spaces.
Narrow 25-foot wide streets encourage slower driving speeds and contribute to a safer community. Small pocket parks throughout High Point are situated so that parents and caregivers inside their homes can easily monitor children playing outside. The open plan includes community garden spaces and a large market garden where residents can grow and sell produce.
Reconnecting Neighborhoods
The reconfigured street system now joins the city’s existing grid, inviting physical and social connections between High Point and the surrounding neighborhood, and eliminating the perceived barriers created by the area’s previous layout. Market rate and rental housing combine with a commercial center, health and dental clinics, a library, and an expanded community center – all within walking distance of residents – to further strengthen connections between the revitalized neighborhood and the existing West Seattle community.
Affordable High Performance
Environmentally sustainable design practices implemented both inside residences and throughout the site are setting new standards for practical and affordable high performance design. Mithun provided guidelines for all private developers involved with the project, in addition to creating the project’s master plan, and designing all of the Seattle Housing Authority’s homes.
Sustainable design allows ecosystems to thrive in the presence of human development. High Point integrates habitat strategies to benefit larger natural systems.
Low Impact Development (LID)
Stormwater Management
A natural drainage system maximizes the landscape’s role in stormwater runoff treatment so that the 120-acre site simulates natural hydrologic systems. Hydrologically functional landscape design begins at the development’s homes where rainwater runoff from roofs is directed into small furrows and vegetated channels. The flows are retained on-site through rain gardens and compost amended soil, or dispersed to the street through trenches and pop-up emitters that gather water and carry it away from structural foundations.
Run-off from streets and parking areas is mitigated using pervious paving materials and natural drainage systems in the public right-of-way, including grassy and vegetated filtrating swales with amended soils and a stormwater pond.
Gently sloped streets help collect stormwater while run-off is cleansed as it filters through soil and vegetation. By slowing the water down and using natural features for conveyance, stormwater is given maximum opportunity for infiltration and groundwater recharge. 
A one-acre pond at the end of the system provides additional quality treatment and slowly releases water into Longfellow Creek—one of the three largest natural salmon streams remaining in Seattle. In an average storm, this entire system reduces runoff by approximately 65 percent.
Integrated Sustainable Site Design
Native, drought-tolerant, and site-suitable plants minimize irrigation and pesticide use. Amended soils improve water retention, while a computerized irrigation management system adjusts water supply based on plant needs, solar orientation, and local weather information. One hundred fifty mature trees were carefully preserved and 2,600 new trees were planted in parks and along streets, effectively tripling the number of previously existing trees.
The allocation of land for public infrastructure was carefully negotiated to preserve prime areas for housing. Placing a public conveyance storm pipe under swales avoided multiple utility trenches and optimized space for LID practices. The natural drainage system reduced the size required for the central stormwater pond, allowing more land for development. The pond is strategically located in an existing depression, further minimizing its land area while creating a functional community open space and reducing long-term maintenance costs.
The Homes
High Point’s designs follow the same common-sense approach as their surroundings, focusing on the fundamentals of sustainable building, such as well-insulated, well-ventilated homes.
Breathe Easy
With a near epidemic of asthma in the United States, especially in low-income families, High Point is the first community in the country to offer Breath-Easy Homes. Sixty residences minimize airborne particles and pollutants by using hard surface flooring; air filtration systems; hydronic heating; low-VOC paints, finishes and cabinetry; HEPA filter vacuum cleaners; and easy-to-clean surfaces such as linoleum flooring and window blinds.
Seattle Housing partnered with Neighborhood House, University of Washington, King County Health Department and the American Lung Association of Washington to develop the Breathe Easy Homes program. Recognizing that poor indoor environmental air quality is a key factor in the national increase in asthma, this program includes design and construction strategies, lifestyle changes, and monitoring. In the first year, participants experienced a 60 percent decrease in their need for emergency treatment.
Built Green™ and Energy Star
All High Point home designs follow the Master Builders Association of King and Snohomish Counties’ Built Green™ three-star standard, which encourages practical innovations and energy efficiency. Energy Star fans and appliances further reduce energy costs, and outdoor fluorescent fixtures feature daylight sensors. Exterior construction focuses on airtight drywall installation techniques to minimize heat loss and improve insulation.
Project Economics
Social Equity
High Point’s overall economic strategy is based on neighborhood diversity as the natural condition of a thriving community. To create viable living spaces for low-income residents, subsidized homes are designed to keep expenses to a minimum. The 300 rental units at High Point make up the largest single collection of Energy Star certified homes in the country. Smart design and smart decisions regarding details and appliances make it possible for the subsidized market to participate.
Energy and Cost Savings
While green building techniques increased the hard costs of High Point’s first phase by three percent, these costs will easily be recouped through energy savings. The units at High Point use 30 to 40 percent less power than homes that simply meet the building code. As a result, High Point not only houses twice as many people, but uses fewer resources than the site’s original development.
Marketplace Success
Funding public housing projects is always a challenge. High Point’s creative solution leveraged land value against the development’s masterplan to sell parcels at a premium and raise the capital needed to support a mixed-income development. But only one third of the finances came from land sales; the rest relied on marketplace success. High Point’s innovative design – incorporating numerous amenities along with energy efficiency – achieved the desired results. The community exemplifies a market-based, mixed-income project.
Public Agency Support
Seattle City Light, as part of its plan to extend its electrical generating capacity, reimbursed the Seattle Housing Authority for the extra money spent on energy-saving lights, washers, and dryers. Additionally, the Housing Authority received a concession on the residents’ federal housing subsidies to offset the cost of the hydronic heating systems with zoned thermostats that are more efficient than baseboard heating. Through Seattle Public Utilities, the City of Seattle contributed $2.7 million to pay the difference between a natural drainage system and a conventional system.
Breathe Easy Grants
To pay for the first 35 Breathe Easy Homes, the Seattle Housing Authority received funding from the Federal Department of Housing and Urban Development. The National Institute of Environmental Health Sciences supported additional programs to help residents to keep allergens out of their homes.
“So many different players came together. There was a universal desire and willingness to innovate that has contributed to High Point’s success,” says Tom Phillips, High Point’s redevelopment manager.
Reused, Recycled and Restored
Before new development began, 22 existing structures were carefully dismantled so that many of the materials – including old growth fir – could be sold for reuse. Concrete foundations were crushed and used as base material for new sidewalks and foundations. As existing topsoil was removed, it was stockpiled for later site development.
Tree Preservation
Whenever possible, streets and buildings were designed around the best trees, which were 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 it owed Seattle Housing Authority if any trees were damaged. This approach resulted in saving 150 mature, healthy trees worth a total of $1.5 million.
Salmon Creek Protection
In addition to these resource-saving tactics, designers focused on restoring and protecting Longfellow Creek – underscoring choices made for stormwater management that would both preserve and clean the watershed through natural features such as bioswales and pervious pavement.
“ULI’s recognition of High Point puts Seattle on the global stage of sustainability,” says Greg Johnson, ULI Seattle chair and president of Wright Runstad & Company. “Just think about the positive impact of High Point’s vision and quality being replicated around the world.”
Public Involvement
High Point’s achievement as a sustainable neighborhood – environmentally, socially and economically – began with an extensive community involvement process that made use of surveys, charettes and informational meetings. These gatherings delved into every aspect of the planned community, focusing not only on the here-and-now, but also on the long-term needs of the area and its multicultural residents, with translations spanning a dozen languages. Gatherings engaged original neighborhood residents, city officials, community stakeholders and planning staff so that each was equally invested in the results.
High Point Awards and Accolades
Selected Awards
- Urban Land Institute 2007 Global Award for Excellence
- Urban Land Institute 2007 Award for Excellence — Americas
- Environmental Protection Agency: 2007 National Award for Smart Growth Achievement
- American Institute of Architects: 2007 Housing Committee Award (Multifamily)
- American Institute of Architects Housing and Urban Development Secretary’s Award: 2006 Community Informed Design Award
- National Association of Home Builders (NAHB) National Green Building Award: 2007 Multifamily Project of the Year
- NAHB National 2007 Built Green™ Hammer Award (highest scoring community to date)
- National Rudy Bruner Award for Urban Excellence: 2007 Silver Medalist
- 2007 Washington Excellence in Concrete Construction: Sustainable Merit Award
- Puget Sound Regional Council: 2007 Vision 2020 Award
- Pacific Coast Builders Conference: 2007 Gold Nugget Grand Award for Masterplanned Community
- 2007 Gold Nugget Grand Award for Best Infill, Redevelopment, or Rehab Site Plan
- International Society of Arboriculturists: 2006 Green Leaf Award
- Energy Star: 2006 Outstanding Achievement Award
- American Institute of Architects: 2006 Show You’re Green Award
- Built Green™: 2006 Certificate of Merit
- Pacific Northwest Regional Council of Carpenters: 2006 Apprenticeship Opportunity Award
- Seattle Built Green™ Design Competition: 2005 Communities Award
- Pacific Coast Builders Conference: 2004 Grand Gold Nugget Award for Best On The Boards Site Plan
- Washington Society of Landscape Architects: 2003 Landscape Planning Award
- Seattle Design Commission: 2003 Master Plan Design Award
It Takes a Team
Seattle Housing Authority
Seattle Housing Authority is a public corporation serving nearly 27,000 low-income residents in Seattle. The agency owns and manages about 6,000 units of low-income and affordable housing and administers rental housing vouchers.
Mithun
Mithun is a leading integrated design practice that creates lasting places for people. The firm’s innovative and collaborative spirit encompasses architecture, urban planning, landscape architecture, interior design and ecology – a multidisciplinary approach combining nature, technology and design. Mithun’s commitment to sustainability extends to mixed-use, corporate, commercial, residential, civic, science and technology, higher education, environmental learning, retail, senior living and healthcare projects.
Project Team
- Owner/Developer – Seattle Housing Authority
- Lead Architect & Planner – Mithun
- Associate Architect – Streeter and Associates
- Landscape Architect – SvR Design Company, Nakano Associates, LLC, Mithun
- Civil Engineer – SvR Design Company
- Structural Engineer – PCS Structural Solutions
- Mechanical Engineer – HV Engineering
- Electrical Engineer – Travis Fitzmaurice
- Contractor – Absher Construction (Phase I Infrastructure & Rental Housing)
- Contractor – Tri-State Construction (Phase II Infrasctructure)
- Contractor – Absher Construction (Phase II Rental Housing)
- Property Management – Seattle Housing Authority
Details
Development Phase
New construction, affordable and market rate single family and multifamily units
Funding
Land sales, bonds, HOPE VI Revitalization, Seattle Housing Authority contributions, tax credits, grants
Resident Profile
- 796 units for people earning 30 – 80 percent
- area median income; 160 market rate rental
- units of independent and assisted senior housing
- 644 for-sale homes
Density
- 14 to 36 units per acre
- community facilities
- library
- medical and dental clinic
- neighborhood center
Construction Type
Wood frame construction, up to three stories
Development Costs
$133 million
Further Reading
Sharing the Benefits of Building Green: A Study of the High Point Community (1.2 MB PDF 2009/01/21) – A report by the Cedar River Group:
Assesses the "green" features of the High Point public housing project from three angles: (1) costs and benefits of the sustainability features; (2) the impact on residents’ attitudes and behaviors regarding conservation; and (3) the impact of public policies on both housing authorities and residents to conserve. The study proposes a new paradigm to get the most out of sustainability features in public housing.
Brochure: High Point – An Innovative Sustainable Community in Seattle:
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