Affordability and environmental sustainability come together at Village Gardens Townhomes to create homeownership opportunities in the Central District.

Developed through a partnership of Homestead Community Land Trust and Edge Developers on surplus land provided by the City of Seattle, these award-winning three-bedroom townhomes are Built Green 4-Star certified. The development includes ten homes priced affordably, between $237,000 and $302,000, for income-qualified households and six market-rate units.

Accelerating home prices in the City of Seattle have pushed many of its residents to southern cities’ suburban neighborhoods like Renton’s Sunset neighborhood in search of lower rents and home prices. While run-away housing prices in King County affect most residents, it is especially hard-hitting on people who have experienced discrimination. Homestead’s work to provide income-appropriate homeownership opportunities to qualified households puts ownership within reach. Homestead has a 57% ownership rate by people of color compared to 28% in King County as a whole.

To address this disparity in homeownership rates Village Gardens was the first affordable homeownership project that utilized the City of Seattle’s Community Preference Policy as part of the buyer selection process for the affordable housing units. The Community Preference Policy gives preference in resident selection based on imminent or past displacement of residents from defined areas where displacement has occurred.

The Village Gardens’ partnership between the developers and Africatown Community Land Trust worked to assure the development benefits historic residents and leaders of the Central District including efforts to reach and support potential buyers and Black contractor participation. As a result, Black contractors secured $1 million in subcontracts on the project (20%). The total Women and Minority Owned Business participation in contracts was 40%.

"Too often we are given a forced choice to either build for affordability or sustainability. It's urgent that we build more affordable housing. It's urgent that we address climate change. We must reject this false choice. We must do both now. This project demonstrates how it is possible to do both." - Kathleen Hosfeld, Executive Director, Homestead Community Land Trust

Energy efficiency, on-site solar energy generation, proximity to large employers, and nearby bicycle routes and frequent public transportation are a model for sustainable urban living. The development was named through a community process which recognizes historic use of the property as an unofficial community garden that brought together the diverse cultures living together in the neighborhood.

Author: Nina Olivier, Built Green Coordinator

By September 2020, wildfires had burned over 713,000 acres in the State of Washington, resulting in the loss of 181 homes and one fatality. Research conducted by the National Fire Protection Association concluded that wildfire embers and smaller flames were the main ignition source of homes.

Along with the destructive risks associated with wildfires, exposure to the particulate matter in its smoke also poses a significant health risk. According to the University of Washington's Department of Environmental and Occupational Health Sciences, breathing in the fine particulate matter from wildfire smoke, known as PM2.5, can contribute to respiratory, cardiovascular, and other health problems and even lead to premature death.

Built Green recognizes the importance of providing healthy indoor air and fire safe homes for all those living in Built Green certified homes. As a result, there are numerous checklist credits dedicated to decreasing the number of pollutants and providing means for air filtration during wildfire smoke season as well as methods to minimize the likelihood of flames or surface fire touching the home or any attachments.

Below is a list of preventative actions you can take to protect your family and your home during the annual wildfire season.

Roofs and Gutters

Strategies to limit your home's ability to act as a fuel source include:

• Clean roofs and gutters of dead leaves, debris and pine needles that could ignite from air-borne embers.
• Replace or repair any loose or missing shingles or roof tiles to prevent ember penetration.
• If you are replacing your roof, install a Class A slate or metal roof.
• Install 1/8-inch metal mesh screening to reduce embers that could pass through vents in the eaves and attics.

Windows and Doors

• Ensure all windows and doors are closed and tightly sealed to reduce the infiltration of smoke and embers in your home.
• Install weather stripping to increase air tightness during smoke events.
• Do not use portable air conditioners that use a single hose exhausted out a window which will bring more smoke inside.
• Have a portable air conditioner with two hoses? Make sure that the seal between the window vent kit and the window is as tight as possible through adhesive-backed foam tape, felt, EPDM rubber weather seal tape, and vinyl strips.
• Once air quality improves, air out your home by opening windows or the fresh air intake on your HVAC system.
• If you are retrofitting the siding of your home, consider installing fire resistant exterior siding such as three-coat stucco, metal siding, and fiber cement siding.

Indoor Air Quality

• Invest in a high quality portable air cleaner as recommended by the EPA.
• Upgrade the air filter in your furnace or central heating, ventilation, and air-conditioning (HVAC) systems and use them to recirculate and filter the air inside your home.
• Attach a MERV 13 or FPR 10 filter to the back of a box fan to create an additional air filter.
• Increase your home's humidity to help remove small particulate matter in the air using portable humidifiers.
• Avoid activities that create fine particles indoors such as smoking, cooking, burning candles, and spraying aerosol products.

Decks and Porches

• Treat existing wood decks against fire with a flame retardant spray; do not replace them with endangered tropical woods like Ipe or ironwood.
• Add metal sheathing around the base timbers.
• Replace any decaying timber boards.
• Install metal screening around the crawlspace beneath the deck to keep fire embers out.
• Consider building a deck with composite materials with Class A or B fire ratings, but avoid composites that contain PVC, which produce very toxic fumes when they burn.
• Remove anything stored underneath decks or porches.
• Store away all furniture cushions, mats, potted plants, and decorations to avoid them catching embers and igniting.
• Remove the deck as a source of ignition by instead building a stone, paver, or concrete patio.

Landscaping

• Map out your home's ignition zones and take actions to decrease the ignition risks in the immediate ignition zone that directly increase the likelihood of flames touching your home.
• Establish defensible spaces that are maintained and designed to slow the spread of fire to and from the building, and create fire buffers around the house.
• Plant native species that are fire resistant
• Remove dry underbrush and unhealthy vegetation and trees.
• Mow tall or dry grass areas and discard the clippings.
• Trim back tree limbs that hang over or encroach on your home's immediate ignition zone and deck.
• Move any flammable material away from exterior walls – mulch, flammable plants, leaves and needles, firewood piles, grill, or fire pit propane tanks – anything that can ignite or combust.

Be Prepared

In an event of an evacuation, understand and map out a safe evacuation route from your region. Prepare an emergency kit including a supply of N95 or P100 masks, water, flashlights, and first aid essentials. Continue monitoring https://www.airnow.gov/ and https://www.dnr.wa.gov/Wildfires to monitor your region's smoke index and wildfire locations.

More information can be found on the National Fire Protection Association's Website.

Diagrams produced by National Fire Protection Association and Colorado State University

The builder set out to overcome these obstacles by planning ahead, communicating his plans to the HOA board as far in advance as possible. He also sent notice of his plans, indicating that if he did not hear back from the board by a certain date, he would take it as approval to move forward. This allowed him to keep a timely schedule.

Despite not being able to puncture the exterior walls to make energy-saving improvements, the builder was still able to reduce the unit’s overall energy consumption by over 30% compared to its reference home. A combination of indoor storm windows, a heat recovery ventilator (HRV), a heat pump water heater add-on, heat pump dryer, 100% Energy Star appliances, and 100% LED lighting allow for significant savings! WaterSense certified fixtures, a low-water-use dishwasher and clothes washer, and removing the existing garbage disposal also reduce water consumption, which ultimately save energy on water heating!

In addition to saving energy, the HRV significantly improves the indoor air quality. An HRV supplies outdoor fresh air while tempering cold air as it comes in. With a HEPA filter, this reduces pollutants carried in from outside—so valuable as wildfire events become more frequent in the Seattle area. The builder also selected interior finish products that are no- and low-VOC, Green Guard certified, and FloorScore certified, meeting stricter standards for indoor air quality.

Removing the carpet initially wasn’t allowed, due to sound requirements, so the builder took the time to educate the HOA board where he could. Armed with information, he demonstrated the sound qualities of carpet vs. cork flooring with cork underlayment and was able to convince the board to approve replacing the existing carpet with hard-surface cork flooring.