tag:blogger.com,1999:blog-44377505764920533042024-03-18T21:19:51.962-07:00Neiman Taber ArchitectsA blog exploring our work on livability, affordability, community, and access to housing for all.David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.comBlogger115125tag:blogger.com,1999:blog-4437750576492053304.post-9301158842814458492023-04-18T22:55:00.003-07:002023-04-19T17:33:43.776-07:00Does Money Grows on Trees?<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEizMixHTfF8bUrQaNjm3wLzZ8K5D32h3p0GXKw48U8cEQtyaE6TLZPSc49bnzAGSm5UUII7rgRJ7Y6FjbK5XllV3AEjPmR1210jmA78tJUT5zNu5VRjWcHQbmO33JKe1DCHRYNs-jkliEN_0eO1jhsmGoK0kMSE-0SdEOJIj9CpgBECM59SnXeG-8d5/s1024/money%20tree%202.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1024" data-original-width="1024" height="400" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEizMixHTfF8bUrQaNjm3wLzZ8K5D32h3p0GXKw48U8cEQtyaE6TLZPSc49bnzAGSm5UUII7rgRJ7Y6FjbK5XllV3AEjPmR1210jmA78tJUT5zNu5VRjWcHQbmO33JKe1DCHRYNs-jkliEN_0eO1jhsmGoK0kMSE-0SdEOJIj9CpgBECM59SnXeG-8d5/w400-h400/money%20tree%202.jpg" width="400" /></a></div><br /><p>Last week Erica Barnett wrote a thought provoking article in
<a href="https://publicola.com/2023/04/11/byzantine-tree-regulations-wont-save-seattles-urban-forest/">Publicola</a>
looking at the proposed tree legislation. Among its criticisms, the article
noted the cost of the new staff needed to administer this proposed legislation
against the expected revenue the city hoped to raise to fund a tree planting in
underserved neighborhoods.</p><p class="MsoNormal"><o:p></o:p></p>
<p class="MsoNormal" style="margin-left: 0.5in;"><i>… the city’s Department of
Construction and Inspections says it will need to hire three new full-time
staffers at an initial cost of $273,000 a year. That more than offsets the
revenues the city expects to receive from payments in lieu of tree plantings,
which will be used to plant new trees on city-owned property—an estimated
$191,000 in the first year</i>.<o:p></o:p></p>
<p class="MsoNormal" style="margin-left: 0.5in;"><i>Analysis of the tree legislation
didn’t include the exact cost of replacing trees removed for development. But
using the city’s own average “nursery purchase price” of $2,833 per tree, that
$191,000 would plant about 67 trees citywide<o:p></o:p></i></p>
<p class="MsoNormal">Barnett raises that the point that it's hard for government
initiatives to be effective when more money is spent on administration than on
actually achieving their goals. A few months ago AIA Seattle <a href="https://aiaseattle.org/wp-content/uploads/Balance-Housing-Trees-12-13-22.pdf">sent
a letter</a> to the council and the mayor critiquing the proposed legislation and
outlining some principles that they felt were important in crafting a
successful tree policy. One of those principles was very much along the same
lines as Barnett's criticism: <o:p></o:p></p>
<p class="MsoNormal" style="margin-left: 0.5in;"><b><i>Spend money on planting
trees, not on paperwork</i></b><i>: <span style="mso-spacerun: yes;"> </span>Arborist reports, regulatory review, city
inspections, and the attendant delays and bureaucracy associated with an
emphasis on verification of compliance are costly. City and community resources
are better allocated to developing the tree canopy.<o:p></o:p></i></p>
<p class="MsoNormal">If we take Barnett’s point, and expand the cost of the
program to include not just the salaries of the new SDCI staff but the cost of
all of the paperwork and bureaucracy required by the program, how much would
that be? How much are we spending to generate $191,000 of fees for the city to
plant 67 trees per year? I sat down this week to make a rough estimate. <o:p></o:p></p>
<p class="MsoNormal">I began with the city permit data from <a href="https://data.seattle.gov/Permitting/Building-Permits/76t5-zqzr">data.seattle.gov</a>
for issued <a href="https://docs.google.com/spreadsheets/d/1Fbz9PMzwgB1-Ol75pLobdWxGBnRwwrMg7mvxsY1BSew/edit?usp=sharing">building permits for 2022</a>. My goal was to figure out about how many
permits each year might trigger a tree review. The
first step is to figure out how many permit processes a year are going to be affected
by the new tree legislation. I began with all of the new construction permits. Safe
to say a new building is going to have significant ground disturbance. I also
looked through the additions and alterations, filtered by the keyword “addition”,
and then manually checked the project descriptions to remove projects where the
addition seemed likely to be at an upper story and not at the ground level. Most
of the projects left over are additions to single family homes, attached
accessory dwelling units, and projects like decks and porches that create
ground disturbance. <o:p></o:p></p>
<p class="MsoNormal">Seattle permit data isn't exactly straightforward. Some permit
applications generate more than one permit number. If there are multiple structures
proposed on a site, SDCI will issue a separate permit for each freestanding structure.
So, short of researching each individual line item, there's a little guesswork
involved here. Most of the new multifamily projects are of the townhouse
variety which typically generate 2-3 permits for each project, and many of the new
single-family projects include a DADU which would generate two permits for each
project (one for the house and one for the DADU). I created a summary table of
each project type and divided the single family permits by 2 and the multifamily
permits by 3. From that I got an estimate of about 1200 completed permit
applications per year.<o:p></o:p></p>
<p class="MsoNormal">Some of those projects aren't going to have trees on site or
on neighboring sites or anywhere near the area of ground disturbance and so
they won't require a review. But the whole point of this legislation is to
require careful study of all sites to make sure protected trees are identified
and that exhaustive means are taken to protect them, so I think it's fair to
assume that a significant percentage of projects are going to have to go
through the new processes outlined by this legislation. For the purposes of
this exercise, I assumed that 65% of sites that have ground disturbance will be
subject to the SDCI arborists review during the permitting process. That works
out to just under 800 unique permit application processes each year that will
be subject to new reviews.</p>
<table border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="border-collapse: collapse; mso-padding-alt: 0in 5.4pt 0in 5.4pt; mso-yfti-tbllook: 1184; width: 425px;">
<tbody><tr style="height: 15pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;">
<td colspan="3" nowrap="" style="background: rgb(242, 242, 242); height: 15pt; padding: 0in 5.4pt; width: 318.7pt;" valign="bottom" width="425">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">2022 - Complete permit applications
with ground disturbance<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 6pt; mso-yfti-irow: 1;">
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191"></td>
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72"></td>
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162"></td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 2;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191"></td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Permits<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">likely # of projects<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 3;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Single Family/Duplex<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">847<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">424<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 4;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Multifamily<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">242<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">81<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 5;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Commercial<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">37<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">37<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 6;">
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Additions<o:p></o:p></span></p>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">681<o:p></o:p></span></p>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">681<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 7;">
<td colspan="2" nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Est. projects with ground disturbance<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">1222<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 8;">
<td colspan="2" nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">% of project sites requiring review<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">65%<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 9; mso-yfti-lastrow: yes;">
<td colspan="2" nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Annual permits requiring review<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">794<o:p></o:p></span></p>
</td>
</tr>
</tbody></table>
<p class="MsoNormal">The next step is to estimate how much these new permit
reviews will cost. All projects with a tree nearby will now begin with a survey
and an arborists report. Once those elements are provided the architect must
translate those into a series of diagrams that analyze the trees, their
protected root zones, any proposed disturbance into those root zones, placement
of protection fencing etc. The city arborists will review the architects’
diagrams and the arborist report. SDCI has the discretion to request further
site investigations to explore the extent of feeder roots so that those
elements may be located with precision and protected if deemed necessary. Based
upon those site investigations, the tree protection areas may have to be
adjusted and the building redesigned.</p><p class="MsoNormal"><o:p></o:p></p>
<p class="MsoNormal">With this background in mind, I have attempted to estimate
the additional costs per project that we might expect in order to comply with
these new requirements:</p>
<table border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="border-collapse: collapse; mso-padding-alt: 0in 5.4pt 0in 5.4pt; mso-yfti-tbllook: 1184; width: 411px;">
<tbody><tr style="height: 15pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;">
<td colspan="3" nowrap="" style="background: rgb(242, 242, 242); height: 15pt; padding: 0in 5.4pt; width: 308.05pt;" valign="bottom" width="411">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Estimated Costs of Proposed Tree
Legislation per Application<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 6pt; mso-yfti-irow: 1;">
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282"></td>
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65"></td>
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65"></td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 2;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Required Costs/Processes<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Low<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">High<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 3;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Survey<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$3,000<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$5,000<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 4;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Arborist Report<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$1,500<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$2,500<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 5;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Arborist Supplement<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$500<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$1,000<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 6;">
<td style="height: 15.75pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Arborist review letter<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15.75pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$300<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15.75pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$500<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 7;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Architect site plan and diagrams<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$3,000<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$5,000<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 8;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">SDCI reviewer charges (5-10 hours)<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$1,500<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$3,000<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 9;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Architect plan revisions (15-50
hours)<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$1,500<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$5,000<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 10;">
<td style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Time delay costs (1-2 Months)<o:p></o:p></span></p>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$5,833<o:p></o:p></span></p>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$11,667<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 11; mso-yfti-lastrow: yes;">
<td style="height: 15pt; padding: 0in 5.4pt; width: 211.15pt;" valign="bottom" width="282">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Estimated total<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$17,133<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 48.45pt;" valign="bottom" width="65">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$33,667<o:p></o:p></span></p>
</td>
</tr>
</tbody></table>
<p class="MsoNormal">This works out to an average of about $25,000 per project. That
might seem like a big number but if anything it's probably a lowball estimate,
because this is just looking at costs incurred during design and permitting. It
doesn't take into account costs during construction required for tree protection
fencing, SDCI inspection fees, and increased fees for right of way usage due to
the inability to stockpile materials on site. But that's not exactly my world
and those costs will vary a bit more depending on project specifics, so for now
let's just go with $25,000 additional cost per project. With that in mind we
can flesh out our earlier table to get a total annual cost of this new process:
<i>$20 million dollars!</i> </p>
<table border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="border-collapse: collapse; mso-padding-alt: 0in 5.4pt 0in 5.4pt; mso-yfti-tbllook: 1184; width: 425px;">
<tbody><tr style="height: 15pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;">
<td colspan="3" nowrap="" style="background: rgb(242, 242, 242); height: 15pt; padding: 0in 5.4pt; width: 318.7pt;" valign="bottom" width="425">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">2022 - Complete permit applications
with ground disturbance<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 6pt; mso-yfti-irow: 1;">
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191"></td>
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72"></td>
<td nowrap="" style="height: 6pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162"></td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 2;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191"></td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Permits<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">likely # of projects<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 3;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Single Family/Duplex<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">847<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">424<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 4;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Multifamily<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">242<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">81<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 5;">
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Commercial<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">37<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">37<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 6;">
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 143.35pt;" valign="bottom" width="191">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Additions<o:p></o:p></span></p>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 0.75in;" valign="bottom" width="72">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">681<o:p></o:p></span></p>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border: none; height: 15.75pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">681<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 7;">
<td colspan="2" nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Est. projects with ground disturbance<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">1222<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 8;">
<td colspan="2" nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">% of project sites requiring review<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">65%<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15pt; mso-yfti-irow: 9;">
<td colspan="2" nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Annual permits requiring review<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: black; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">794<o:p></o:p></span></p>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 10; mso-yfti-lastrow: yes;">
<td colspan="2" nowrap="" style="height: 15.75pt; padding: 0in 5.4pt; width: 197.35pt;" valign="bottom" width="263">
<p class="MsoNormal" style="line-height: normal; margin-bottom: 0in;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">Total Annual Process Cost<o:p></o:p></span></p>
</td>
<td nowrap="" style="height: 15.75pt; padding: 0in 5.4pt; width: 121.35pt;" valign="bottom" width="162">
<p align="right" class="MsoNormal" style="line-height: normal; margin-bottom: 0in; text-align: right;"><span style="color: red; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-font-kerning: 0pt; mso-hansi-font-family: Calibri; mso-ligatures: none;">$20,177,971<o:p></o:p></span></p>
</td>
</tr>
</tbody></table>
<p class="MsoNormal">So, if we put all of this information together, our new tree
legislation will generate $20 million in new bureaucracy costs every year to
plant 67 trees. That's $300,000 per tree. If you're looking for an example of ineffective
and wasteful government policy, the $300,000 tree is right up there with the <a href="https://www.pogo.org/analysis/2018/06/why-do-air-force-planes-need-10000-toilet-seat-covers">$10,000
toilet seat.</a></p><p class="MsoNormal"><o:p></o:p></p>
<p class="MsoNormal">Imagine what else you could do with that money, aside from
pushing a bunch of paper in a circle. $20,000,000 would fund the planting and
maintenance of 7,000 trees on public land every year. Or, instead of paying
city employees an hourly wage to plant and maintain trees, you could simply give
away <a href="https://www.seattle.gov/trees/planting-and-care/trees-for-neighborhoods">free
trees</a> and let an army of volunteer tree lovers do the rest.<o:p></o:p></p>
<p class="MsoNormal">Some pieces of problematic legislation are basically sound
ideas that simply need to be tweaked. This proposal is not one of them. It's
based on a flawed premise that the way to grow our tree canopy is to
create a massive new bureaucracy to restrict and fine landowners into retaining
the trees they have. But trees are something that people really like, are
generally happy to maintain, and will often volunteer to plant all on their own.
Where do you think all the trees that we have today came from? <o:p></o:p></p><p class="MsoNormal">We are working to get this proposal amended to try to blunt the worst effects that might suppress housing by making sites undevelopable. But there's no tweak that can pave over the gulf between the millions of wasted dollars and the thousands of dollars in benefits. Here's hoping the council can find five votes to send this one back to the drawing board.</p>
David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-15032914758872932752023-03-31T09:19:00.002-07:002023-03-31T09:23:40.412-07:00Proposed Tree Legislation Awaits its Turn to Add to Seattle’s Housing Woes<div style="text-align: left;"><span style="font-family: inherit;"> </span><br /><div class="separator" style="clear: both; text-align: center;"><a href="https://docs.google.com/spreadsheets/d/e/2PACX-1vQ7WSNus5JIFBZhzDDBi_JfxqVITn7-ACjeDPjD36N1lFSR2H33PlFifOjfk5kKmbxMg7hniZQULM70/pubchart?oid=2139090422&format=image" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="415" data-original-width="800" height="332" src="https://docs.google.com/spreadsheets/d/e/2PACX-1vQ7WSNus5JIFBZhzDDBi_JfxqVITn7-ACjeDPjD36N1lFSR2H33PlFifOjfk5kKmbxMg7hniZQULM70/pubchart?oid=2139090422&format=image" width="640" /></a></div><div class="separator" style="clear: both; text-align: center;"><br /></div><div class="separator" style="clear: both; text-align: center;"><a href="https://docs.google.com/spreadsheets/d/e/2PACX-1vQ7WSNus5JIFBZhzDDBi_JfxqVITn7-ACjeDPjD36N1lFSR2H33PlFifOjfk5kKmbxMg7hniZQULM70/pubchart?oid=580393538&format=image" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="428" data-original-width="800" height="342" src="https://docs.google.com/spreadsheets/d/e/2PACX-1vQ7WSNus5JIFBZhzDDBi_JfxqVITn7-ACjeDPjD36N1lFSR2H33PlFifOjfk5kKmbxMg7hniZQULM70/pubchart?oid=580393538&format=image" width="640" /></a></div><br /><div class="separator" style="clear: both; text-align: center;"><br /></div><div style="text-align: left;">I have an <a href="https://www.theurbanist.org/2023/03/31/proposed-tree-legislation-awaits-its-turn-to-add-to-seattles-housing-woes/">editorial</a> in the Urbanist today that outlines my objections to Seattle's proposed new tree
legislation and frames it within the context of the recent collapse in housing starts caused by over-regulation. The numbers are pretty
shocking: Townhouses down 50%, <b>losing 940 homes per year</b>, and
apartments down 67%, a loss of over <b>8000 homes per year.</b> </div></div><div style="text-align: left;"><p class="MsoNormal" style="line-height: 106%; margin-bottom: 8pt;"><o:p></o:p></p></div><div style="text-align: left;">You can read the editorial <a href="https://www.theurbanist.org/2023/03/31/proposed-tree-legislation-awaits-its-turn-to-add-to-seattles-housing-woes/">here</a>. Due to the complexity of land use regulation and the limited space available for an Op-Ed (even in a generous publication like The Urbanist), the article isn't able to fully explore legislation in detail. For land use and policy wonks only, I have included a more complete explanation below</div><div style="text-align: left;"><br /></div><div style="text-align: left;"><span style="font-family: inherit; font-size: 11pt; white-space: pre-wrap;">Top ten problems w/ the proposed new tree legislation:</span></div><div style="text-align: left;"><span id="docs-internal-guid-2573e501-7fff-9517-d4c7-58fef78255c3"><span style="font-family: inherit;"><br /></span><ol style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">This legislation will elevate tree protection to a level of scrutiny and review roughly equivalent to the amount of effort we put into geotechnical review. Each project will require a survey, and arborist report, an arborist’s review of plans letter, and likely several rounds of back and forth with reviewers to ask for refinement of documentation on the plans, further detailed field investigation to determine the extent and location of key feeder roots, soil conditions, water table, etc. It will create significant cost and time delay associated with each project, and in most cases, it will just be process for the sake of process.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="2" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-family: inherit;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;">The only provision for the removal of exceptional trees (tier 2 trees) in this legislation is a rule that allows for removal if the basic tree protection areas leave less than 85% of the site available for buildings, access, walkways, utilities, etc. This is a rule that is workable for townhouse developments on low-rise sites that have relatively low lot coverage. However, it is totally unworkable for commercial zones, where the building itself typically covers 80% of the site and the flexibility for how the building is configured is minimal. For these types of sites, tree preservation is almost always incompatible with full development to the zoned capacity. There needs to be a general rule that allows trees to be removed if an applicant can demonstrate that preservation is incompatible with development to the zoned capacity of the site. </span><span style="background-color: white; color: #242424; font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;">The current tree regulations have such an exception, but it's been written out of these new regulations. Developers are paying MHA fees for every square foot they build in exchange for the last increment of floor-area. Regulations that deny developers access to that development potential essentially turn MHA fees into a taking.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="3" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">There will be many instances, particularly in commercial zones, where full development along with preservation of a tier 2 tree might be technically possible but would lead to a bad design. Boards need to have the discretion to allow for tree removal when doing so leads to a building that is more compatible with the design guidelines. Some Tier 2 trees will be exceptional specimen trees, but many of them will be ordinary and otherwise unremarkable. Quite often trees will be designated as Tier 2 because of a low fork in the tree that increases the measure diameter of the tree. There are also a number of trees in the six-to-12-inch diameter range that are designated as Tier 2. We need rules that allow design review boards and planners to make discretionary calls.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="4" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">The legislation uses two concepts: “Basic tree protection area” is what we use today. This is the area under the tree canopy. This is easy to define. “Tree protection area” is a more nebulous concept that includes the basic tree protection area but can also be expanded up to twice the area of the tree canopy. Mostly the legislation refers to the more nebulous “tree protection area” in determining portions of the site where you cannot build and where construction activities cannot occur. Leaning heavily on this subjective standard will make it difficult for applicants to understand where they can build and where they can't. It will require the preparation of extensive reports on the part of the applicant which the Seattle Department of Construction and Inspections (SDCI) must then evaluate and whose conclusions they may choose to challenge, leading to a difficult and lengthy review process. This is a swamp into which we will sink countless hours of arborist reports, opinion letters, correction cycles, increased costs, and lost housing.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="5" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-family: inherit;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;">All trees >12” are required to be administered with the same care that we reserve today only for exceptional trees (mostly 30” diameter and larger), and no trees >6” can be removed without a building permit. This is a massive increase in the bureaucratic load that SDCI has to carry. This is a problem for housing developers, but the problem is not just associated with new development. </span><a href="https://www.census.gov/quickfacts/fact/table/seattlecitywashington,US/PST045222" style="text-decoration-line: none;"><span style="color: #1155cc; font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; text-decoration-line: underline; text-decoration-skip-ink: none; vertical-align: baseline; white-space: pre-wrap;">150,000</span></a><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"> homeowners who believe they are entitled to the quiet enjoyment of their own land will wake up to discover that they have a whole new relationship with city government that they will not be happy about, and with good reason.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="6" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">The inflexibility of these rules and the City’s discretionary role in enforcing and defining a tree protection area is particularly problematic when it comes to off-site trees. It is not uncommon for trees to be planted near property lines and for canopies and root systems to extend from neighboring properties onto a development site. While state law allows for a property owner to limb a neighbor’s tree at the property line, this legislation does not seem to acknowledge any limitation for when a neighboring tree can impinge on the development potential of a neighboring site. Given that the city has the discretion to define a tree protection area as being twice the tree canopy, large portions of a site could be rendered undevelopable by a neighbor’s tree. No remedy for these situations is recognized in the code.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="7" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">This legislation requires costly processes both in the permitting stage and during the construction process to protect existing trees, but it also allows removal of trees as needed to facilitate development. Most developers and builders will logically conclude that they should remove every tree possible from a site so as to avoid the costs and bureaucratic hassles associated with preserving them. If this legislation were enacted, it is easy to imagine a situation a few years down the road where people will be complaining about developers clear-cutting sites then calling for further restrictions on new development, when in fact the problem is the costs associated with tree preservation.</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="8" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">For the Seattle Department of Construction and Inspections (SDCI), the obvious outcomes from this legislation are likely to be:</span></span></p></li></ol><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ul style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">A surge in applications for hazardous tree removal, which is now the only way to get rid of a tree outside of new development.</span></span></p></li><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">A massive increase in the workload for the SDCI arborist department, leading to a staffing crisis and long delays in permit reviews.</span></span></p></li><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">Significantly increased costs for every permit application for survey, arborist reports, detailed exhibits from the architect, numerous correction cycles, increased permit review fees for all the staff time.</span></span></p></li><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">Increased time required for permit approval.</span></span></p></li><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">Increased disputes between neighbors. As the impact of off-site trees on development sites becomes more significant, the legal landscape becomes murkier, and the stakes become higher.</span></span></p></li></ul><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;"> </span></span></p><ol start="9" style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: decimal; margin-left: -18pt; padding-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">This proposal includes 48 new pages of rules. The costs, time, and bureaucratic headache created by it are all chasing after incredibly little benefit. Most of the benefits this legislation aims for could be achieved in a two-bullet point memo.</span></span></p></li></ol><span style="font-family: inherit;"><br /></span><ul style="margin-bottom: 0px; margin-top: 0px; padding-inline-start: 48px;"><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">New development should attempt to retain existing trees. Development and construction activities should minimize disturbance of the tree roots underneath the tree canopy.</span></span></p></li><li aria-level="1" dir="ltr" style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; list-style-type: disc; margin-left: 18pt; vertical-align: baseline; white-space: pre;"><p dir="ltr" role="presentation" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"><span style="font-family: inherit;">Where sites cannot be developed to the full zoned capacity while preserving trees, such trees may be removed, equivalent trees must be replanted on-site, or a fee must be paid to plant them off-site.</span></span></p></li></ul><div><span style="font-size: 14.6667px; white-space: pre-wrap;"><span style="font-family: inherit;"><br /></span></span></div><p dir="ltr" style="line-height: 1.2; margin-bottom: 0pt; margin-top: 0pt; padding: 0pt 0pt 0pt 36pt; text-indent: -36pt;"><span style="font-family: inherit;"><span style="font-size: 11pt; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; vertical-align: baseline; white-space: pre-wrap;"> 10.<span> </span><span> </span></span><span style="font-size: 11pt; white-space: pre-wrap;">This legislation is all stick; no carrot. The goal of the legislation is to protect existing trees, most of which came into existence simply because people like trees and so they plant them where they can. Instead of trying to leverage our general affinity for trees and encourage the planting of more of them, this legislation proceeds from an assumption that people will cut down trees at the first opportunity they have to do so. The City has an army of people that would be delighted to plant trees on their land, and to help plant them along parking strips and in natural areas. It offers no rewards to the landowners or developers who protect existing trees. On the contrary, it burdens them with page after page of new restrictions on the quiet enjoyment of their land.</span></span></p></span></div>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-5737734241759059802023-03-11T21:55:00.003-08:002023-03-11T21:55:29.091-08:00Seattle Policymakers Microhousing Tour<div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><img border="0" data-original-height="3072" data-original-width="4080" height="482" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXcqNLXjwk-1gA2dXo7p30usIPc9i3Lu9bmFHK40HTuQqYEJmwZpSiJyZycLOTfogw8uQsn9Y-VV8YFzUqLzWLYbq9abHcAZh8Qwda7rC3A8whKctAJQ7KrE8PFqQ9lfBxq9jm0fks9RO-2Q7VkIDkXQUeuGFQ7xXW20Io0MuLqFn8coQet0BzeyRh/w640-h482/PXL_20230306_191440829.jpg" width="640" /></span><span style="font-family: inherit;"> <br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">Guest Post from Liz Pisciotta:</span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">Monday, I had the opportunity to join a tour of microhousing
projects that Neiman Taber helped organize. The aim of the tour was to show
city policymakers examples of microhousing, from historical SRO (single room occupancy)
buildings to today's SEDU (small efficiency dwelling unit) and congregate
housing. Our goal was to highlight the need for affordable market-rate housing
solutions and to demonstrate how Seattle's regulatory choices have negatively
affected our ability to produce this housing. The tour group included leaders
from several city agencies, including the Mayor’s Office, the City Council, Office
of Housing, SPU, OPCD, SDOT, as well as several developers and architects who
work on this building type.</span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">For some time now, David Neiman has been <a href="https://www.sightline.org/author/davidneiman/">writing</a> about the
importance of microhousing as an important tool in the affordability toolkit.
Unfortunately, microhousing has <a href="https://www.sightline.org/2021/02/04/when-is-seattle-going-to-fix-microhousing/">succumbed</a>
to a slow death by a thousand policy cuts. While many policymakers understand the
problem, politicians have been unwilling to expend political capital on the
issue. Fortunately, this appears to be changing. The explicit purpose of the
tour was to familiarize city leaders with the importance of microhousing as an
affordable housing typology, show different scales of microhousing, and to
illustrate how policy choices have increased the cost of microhousing or
eradicated it altogether. The hope was that the agency leaders will be primed
to collaborate on the mayor's effort to develop a comprehensive set of policy
prescriptions and legislation to make microhousing more plentiful and
affordable, enabling it to play a meaningful role in delivering affordable
housing solutions for individuals and couples in core Seattle neighborhoods.</span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><span style="font-family: inherit;"><img border="0" data-original-height="1318" data-original-width="2500" height="338" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh4x3fSegoCv8KjuHNArf-z_dQKyakORmLRpus9qPYYIEkHlHsddlpGkRrcAN9mXzPUu4NAgUwJ2Ea-wvNqrI0dYpA9NfoZH1Bky3lQsKSyhz5-XzZpfm41SrSEYwvdYlSgw7n5B96dkL1bedLMvK4K1MJZkHnd0DnOdMYOmaiTR7EqVWT6z5VB9oEU/w640-h338/The%20Helen.jpg" width="640" /></span></span><br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">We all piled into a couple of vans and headed off to our first
destination: The Helen, a traditional SRO building, built in 1908 and recently
remodeled. The apartments at The Helen are simple bedrooms, most of them
without a private kitchen or bathroom. Bathrooms and full kitchens are shared
down the hall. Think of your typical college dorm set up but nicer. The
building is a good example of basic housing that allows people to live in a
desirable neighborhood at minimal cost. It's a three-story building with no
elevator, no in-building waste room, no bike room, no exercise room, no frills.
Buildings like this used to be commonplace and were a key type of workforce housing
when Seattle was growing at the turn of the last century. Homes at The Helen
rent for $800 to $900 a month, which is affordable to someone making less than
the minimum wage (35%-40% AMI). SROs were built before much land use regulation
even existed. Once modern zoning codes came along, SROs were pretty much
outlawed.</span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><span style="font-family: inherit;"><img border="0" data-original-height="1288" data-original-width="2456" height="336" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhwGx04xUsYMr7XNnw6QPEMSLqG1pUqITAULYxbg0CkE8-cpcMzVQt_rupJUOXURrzK2gMVSfjkmHtyljzFJ79k6HFF_djoVSZpYCNBEWndFg_KEMVPSPO6DpgNtz2w4gwKMA9qre5ZquXT7MMAnRe5vG5SGrdMsUhGVqTdp0NdbPbppe_-amTatd0g/w640-h336/Spring%20Park.png" width="640" /></span></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">Originally included in the tour but cut for time was Spring Park Flats, a townhouse-style pod micro. Seattle built a couple of thousand
units of this type from 2008 to 2014, before the City Council passed legislation
that killed off this type of project. These projects feature townhouse clusters
with eight bedrooms and eight bathrooms in each townhouse. When they were
developed, they were legal to build in any multifamily zone in Seattle, and so
they sprung up in locations all over the city. This project type shares some
important features with its historical cousin, the SRO. They were simple
low-rise buildings with no elevator, no parking garages, and no amenities other
than the basic shared kitchens.. They had low barriers to entry because they
were small and inexpensive projects, so mom-and-pop scale developers were able
to build them, and a lot of them got built very quickly. They delivered
affordability, with rents for these simple pod-style townhomes currently
ranging from $900 to $1050 per month (40%-45% AMI).</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="font-family: inherit;"><img border="0" data-original-height="790" data-original-width="1444" height="350" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjCVWKcJLU4S70TQyOkfIH_WFNHZaagZ-7JxRBtjOrrNzIMO2EaIh6eeIEYKOSKRj6VtvJ7vhLxdyztfjg9wFIR9b9zCkRijAB-ZqfA5-H0RL0WdIbc3MEDPoXbjMIMjfu5yfzSztNPfUhSrSG6nJBOl8yK9M4gj3ou7Tn-5bxfvFy-A4Qqk2OwprXo/w640-h350/betula.png" width="640" /></span><br /><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">The first two projects are examples what builders produced
in the past but were regulated out of existence. The next two projects on the
tour are pretty good examples of what Seattle allows instead.<br />The tour’s next stop was Betula House, a SEDU apartment building.
SEDUs are miniaturized studio apartments, and at Betula, they average about 250
sq. ft. per unit. Betula is a new and beautiful apartment building with
well-designed units, large windows, and lots of natural light. In 2014, when Seattle
<a href="https://www.sightline.org/2016/09/06/how-seattle-killed-micro-housing/">prohibited</a>
pod-style micro townhouses and severely limited congregate housing, they paved
the way for SEDU projects like Betula. Critics at the time complained that the
resulting units would be larger, more expensive to build, and as a result, the
rents would be less affordable. Unfortunately, the critics were right. SEDU
units at Betula are currently advertised at $1400 a month, about 40% more than
a room at Spring Flats. Betula was on the tour to make this point, but also
made a related one. In the few years it took for Betula to go from the
sketchpad to finished construction, new regulations have added so much cost and
diminished so much value that the developer of Betula (Ben Maritz) estimated
that if he tried to build a similar project today, he would not be able to get
the project financed and built unless the rents increased to about $2000 per
month.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br />The final stop on the tour was 500 Broadway, a brand-new
congregate housing project located at Broadway and Jefferson, designed by Neiman Taber. The
2014 microhousing code revisions banned congregate housing from low-rise zones but permitted them in
limited areas, such as NC3 zones where intensive development might provoke
fewer complaints from constituents. 500 Broadway is an example of what happens
to congregate housing when you try to build it in these areas of the city.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><span style="font-family: inherit;"><img border="0" data-original-height="4000" data-original-width="6000" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEicJsZuuDaqfGTI2xBzYgGeAlx_PhO9HYvLSGALIu9BbAbpVhVCwAmgHVeSQHNrwMpjFWT9Vb9W5UtHD3mqNf8onidLWj0TAeOTPEsJuzXElIqJHBxTwxdsOCvsBmOi2BrKfnK9BenHKGGnJwkr79SxA3d-jZUWKe-eQx_tcKlRPGIarDrbl2y1kDyT/w640-h426/500%20Broadway%20(Seattle)%20-%20MLS%20(39%20of%2039).jpg" width="640" /></span></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">500 Broadway is an 8-story building, a height that necessitates an
elevator. Once you introduce an elevator, accessibility codes trigger a
requirement for all units to be accessible. That means larger doors, larger
maneuvering spaces, larger bathrooms, and lots of special details throughout
the unit. In rough terms, it means that the units get about 20% larger than
they would otherwise, increasing costs, and often adding the square footage in
the bathroom and other areas that are less than ideal for a small unit used by
an able-bodied person. The height of 500 Broadway also requires more expensive
concrete construction, which adds significant cost. Bicycle rooms are required
to have about three times the amount of storage than building managers see
utilized, so essentially, they are bicycle rack storage rooms. This is
unfortunate because these spaces could be optimized to provide other amenities,
such as a music practice room, an exercise room, or even another unit. We are
proud of 500 Broadway, which occupies a prominent corner on First Hill. The
building is clad in gorgeous manganese iron spot brick and Oko skin panels
imported from Germany. Were these natural design choices for an affordable
housing project? Perhaps not, but they were the way to get the project accepted
by the design review board.</span><br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">The basic market-rate units at 500 Broadway rent for about $1200-$1300
per month. To achieve a deeper level of affordability, Housing Diversity Corp.,
the project developer, struck a deal with the non-profit Enterprise Community
Partners to become a partner in the project to lock in affordable rents. The
subsidized units start at $1050 per month (50% AMI), which is a great deal to
live in a beautiful new project like 500 Broadway with premium finishes,
generous shared amenities, and killer views of the skyline. However, we also
need to realize that, in just a few short years, we are in the frustrating position
where bringing significant subsidies to the table still isn't enough to achieve
the level of affordability that a project like The Helen or a townhouse pod
building could achieve just through its simplicity.</span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><img border="0" data-original-height="3072" data-original-width="4080" height="482" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiH6t-upB2SUQn_4IlhUKUgq9jIBWN1N7sM4jDWXM0DDo_0mjfz45RopW9QpVEa9hNdSvN-EihmiiN9tsLqsjzNf2yxlGeBGu1zhwYuqjsINocsvSUy5Ng2JGnziNfUhoA77Yi-KzAJJ89_cvr-8mT9MC34Z1iWNWtAn564Nl1DeeBPMUR6QoK1e3-z/w640-h482/PXL_20230306_210438454.jpg" width="640" /></span><span style="font-family: inherit;"><br /><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><br /></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">As we hit the different stops on our tour, I and the other tour
guides made sure to drive home a long list of issues that drive up the cost of
microhousing. A sample of some key points: <span style="mso-spacerun: yes;"> </span></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /><span style="mso-list: Ignore;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-style: normal; font-variant: normal; font-variation-settings: normal; font-weight: normal; line-height: normal;">
</span></span><!--[endif]--><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;">The update to the energy code introduced in
2021 has added about $20,000 of cost per unit <span style="color: black;">— </span>units
which cost only $120,000 each to build. This summer will bring a new energy
code that will increase costs more. As a firm, we are concerned about
sustainability, in fact smaller, denser units are already much more efficient
per user than larger units. Unit and user density should be taken into account
in the energy code and the code should focus on the energy use per occupant.</span></span></div><div style="margin: 0in; text-align: left;"><span style="mso-bidi-font-family: Calibri; mso-bidi-theme-font: minor-latin;"><span style="font-family: inherit;"><br /></span></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>Due to stricter requirements, many waste rooms
now require waste chutes, compactors, and two-story tall internal truck loading
docks. Smaller projects cannot absorb these costs and often lose meaningful amounts of housing to oversized waste facilities.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;"> </span>New pedestrian zone requirements add expensive
oversized canopies and create empty commercial storefronts which are too deep, large,
and expensive for small shop owners to lease.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>Street rental fees to construct projects have
ballooned from five figures to six figures.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>The scope creep of street frontage
improvements have piled lots of new costs to projects, often to replace improvements that were perfectly fine in the first place. In addition to the cost
of the improvements, the cost of
permitting the work is sometimes as expensive as the work itself.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>It’s a positive thing that we are phasing out
fossil fuels but now projects that previously didn’t need in-building
transformer vaults require them.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>Individual projects pay for million-dollar
upgrades to aging utility mains, often well beyond the site extents.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>Congregate buildings are required to provide
15% of the room areas as common space, which makes for a nice building, but
these spaces are a luxury that shouldn't be required for basic housing.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>Subsidized affordable housing are currently
exempt from design review. The city should extend this exemption to housing
projects that choose the performance MHA path.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /></span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;">·<span style="font-feature-settings: normal; font-kerning: auto; font-optical-sizing: auto; font-size: 7pt; font-stretch: normal; font-variant-alternates: normal; font-variant-east-asian: normal; font-variant-numeric: normal; font-variation-settings: normal; line-height: normal;">
</span>Congregate housing should be allowed in
low-rise zoning. This would provide a lower barrier to entry for multifamily
developers and offer more affordable housing in more areas.</span></div><div style="margin: 0in; text-align: left;"><span style="font-family: inherit;"><br /><span style="color: black;">What most impressed me about the tour was the
in-between times of the day — the conversations in the van or questions in the
hallway — curiosity and support coming out of institutions that have previously
been openly hostile to microhousing. There was a hopeful spirit of
collaboration and excitement. </span><br /><span style="color: black;"><o:p> </o:p></span><br /><span style="color: black;">An oft-quoted estimate by the Puget Sound Regional
Council is that we'll need to produce 800,000 new homes in the Seattle metro
area by 2050. By that measure, we're falling behind year after year. </span>As
a city, we have regulated our way into a corner where we can no longer produce
the housing we need at prices that the people who most need it can afford. The
shortfall has gotten bad enough that the City's top leadership are finally
paying attention and that's what this tour was all about. To hit that target
and ensure that future Seattle will be a city that has a place for everyone,
this is an all-hands-on-deck moment. Certainly, we will need publicly
subsidized housing but we will also need market-rate solutions and
public/private collaborations if we hope to dig ourselves out of this
predicament. We will need to be creative and collaborative.<o:p></o:p><br /><o:p> </o:p><br /><span style="color: black;">I'm typically a realist — there's a glass and there's
water in it. Here’s how the glass currently looks: i</span>n
the ten years since the term "housing affordability crisis" has been
buzzing around Seattle, City leaders have generated policy after policy that
has addressed the concerns of individual agencies and constituents in ways that
have made all housing more expensive, often disproportionately affecting Seattleites
who can afford it the least. T<span style="color: black;">his tour, however, made
me cautiously optimistic that Seattle can produce effective housing policy and,
once again, be a leader in microhousing. </span><o:p></o:p><br /><o:p> </o:p><br />-Liz</span></div>
David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-47272866904085517432023-01-24T20:12:00.002-08:002023-01-24T20:44:13.220-08:00All Policy is Local Podcast - The Case for Building More Microhousing<p> </p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg8GrXE1AOe55zx_Y8UqrL3K5ul-uM4pY3muEkov0hvTkiIIwo69yU2-0HxnP1WMh10iSKsNTXtvdg_oWZZGUiCAqOWmsK7uspZml5_63TXeiXvC8p8q6cJdwI6Y9YR4KZshnypwoLCYGc6M2-aUtf33l1i5ui3a36jzRIQbfO4w2Rc7BzrKv3ylitO/s4032/IMG_0143.HEIC" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="3024" data-original-width="4032" height="480" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg8GrXE1AOe55zx_Y8UqrL3K5ul-uM4pY3muEkov0hvTkiIIwo69yU2-0HxnP1WMh10iSKsNTXtvdg_oWZZGUiCAqOWmsK7uspZml5_63TXeiXvC8p8q6cJdwI6Y9YR4KZshnypwoLCYGc6M2-aUtf33l1i5ui3a36jzRIQbfO4w2Rc7BzrKv3ylitO/w640-h480/IMG_0143.HEIC" width="640" /></a></div><br /><div><br /></div><div><br /></div>Councilmember Andrew Lewis invited me in to his office a few weeks ago <a href="https://podcasts.apple.com/us/podcast/david-neiman-the-case-for-building-more-microhousing/id1650317040?i=1000596317318">to talk about microhousing:</a> Who needs it, how we killed it off, why we should bring it back, and what needs to change to make that happen. The fact that this episode got made and aired is a pretty good indicator that policymakers are finally coming around to doing something about Seattle's anti-microhousing policies. A year ago, Mayor Bruce Harrell dropped in an <a href="https://www.bizjournals.com/seattle/news/2022/03/03/harrell-micro-apartments-decision.html">PSBJ interview </a>that he wanted to put microhousing "back on the table" to see if they "can once again become an effective tool to achieve density". This year looks to be the time when those good intentions may ripen into a legislative agenda. Similar rumblings are coming from the council side as well. I'm hoping this conversation with Councilmember Lewis is a starter's whistle of sorts. Fingers crossed.<div><br /></div><div><a href="https://podcasts.apple.com/us/podcast/david-neiman-the-case-for-building-more-microhousing/id1650317040?i=1000596317318">https://podcasts.apple.com/us/podcast/david-neiman-the-case-for-building-more-microhousing/id1650317040?i=1000596317318</a></div><div><div><br /></div><div><div><br /></div><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhaQeyYNLTMcPTzuevhtlw5HfwClO7J_BzoHwhkD5pWgvHwEFh5R4t53xlC7994wBmCAGFH3EqO3vVIHblrROiUCMTw-oTC1eoDD-pzibpUP4KSItvTkAijALuvtyuiueUL9h0lv6U0TuGSRYCtpqpEwwjcguZXSSBukwiYsmSWeWKOBVBzxvLrdggZ/s1003/All%20policy%20is%20local.JPG" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="384" data-original-width="1003" height="246" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhaQeyYNLTMcPTzuevhtlw5HfwClO7J_BzoHwhkD5pWgvHwEFh5R4t53xlC7994wBmCAGFH3EqO3vVIHblrROiUCMTw-oTC1eoDD-pzibpUP4KSItvTkAijALuvtyuiueUL9h0lv6U0TuGSRYCtpqpEwwjcguZXSSBukwiYsmSWeWKOBVBzxvLrdggZ/w640-h246/All%20policy%20is%20local.JPG" width="640" /></a></div></div></div>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-90284657842276351692023-01-11T19:29:00.000-08:002023-01-11T19:29:29.277-08:00701 S Jackson Street wins Approval from ISRD Board<div style="text-align: left;"><span style="font-family: times;"> </span><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgSAhlX1gum_LRB4dliGLbbe2cfOipbdFNI7cCG8wIMwu-Z-gHduoUX0Qfk1pxtl8qGQNubtlmxbcCA58PGq4cgNjoIMydpmzbNbwkjk9paSRkudv1RG-RUxJi2soLLoYk5LQahJkPXDPTKrbzVfk4rZ-OK6b1_WCRtfeMCROoySb1i7Fh1f3yJ_CFS/s5000/C1.jpg" imageanchor="1" style="font-family: times; margin-left: 1em; margin-right: 1em; text-align: center;"><img border="0" data-original-height="3200" data-original-width="5000" height="410" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgSAhlX1gum_LRB4dliGLbbe2cfOipbdFNI7cCG8wIMwu-Z-gHduoUX0Qfk1pxtl8qGQNubtlmxbcCA58PGq4cgNjoIMydpmzbNbwkjk9paSRkudv1RG-RUxJi2soLLoYk5LQahJkPXDPTKrbzVfk4rZ-OK6b1_WCRtfeMCROoySb1i7Fh1f3yJ_CFS/w640-h410/C1.jpg" width="640" /></a></div><p style="text-align: left;"><span style="font-family: inherit;">At last night's presentation to the International District Special Review District Board, we got formal approval for a new development at 701 S Jackson Street. The project is an eight-story building with 202 apartments and about 7000
sf of commercial space. The apartments are a mix of one-bedroom apartments and
congregate housing units (the smallest and most affordable form of micro-housing). In addition to providing units that are generally smaller and more
affordable than what you see in typical market rate development, the project
will participate in the city’s MFTE program, guaranteeing that 25% of the units
are reserved for income qualified applicants at prices set by the Office of Housing.</span></p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgJZJnsbJCkArZT0GdAKVncPwQJAqTqecgyAy2yImUdH7lrTTTRhiqKVQWYdt_4EeIi4t-84WTdkciO_I_2WV8y5xpuPAWacGZhXYwEtGBocSMzwl7ubehNtrJtEtqFSvZzqBibV-eq1rZWWYsvebb2WUYprEdvR0FUUHEKaTZpFI_JckyRPWpZf-8s/s6000/C2.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"></a></div><p></p><p style="text-align: left;"><span style="font-family: inherit;">The building is clad in brick masonry, following in the tradition of the old residential hotels in the <span style="line-height: 107%;">Chinatown
International District </span> The building has
highly repetitive window arrangements with window openings that are set deep
into the façade that create strong shadows that reveal the depth of the
masonry.</span></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;"><o:p></o:p></span></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;">The building has a step in the massing that is partly driven
by fire code height restrictions, but also helps to scale the building down at
the corner. A reveal at that step that helps incorporate the step
into the whole building design and helps to break down the scale of the overall
façade.</span></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;"><o:p></o:p><span style="font-family: inherit;"><img border="0" data-original-height="3380" data-original-width="6000" height="360" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgJZJnsbJCkArZT0GdAKVncPwQJAqTqecgyAy2yImUdH7lrTTTRhiqKVQWYdt_4EeIi4t-84WTdkciO_I_2WV8y5xpuPAWacGZhXYwEtGBocSMzwl7ubehNtrJtEtqFSvZzqBibV-eq1rZWWYsvebb2WUYprEdvR0FUUHEKaTZpFI_JckyRPWpZf-8s/w640-h360/C2.jpg" width="640" /></span></span></p><p style="text-align: left;">
</p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;">The masonry skin employs subtle horizontal banding to break
the building composition into a base middle and a top. The base corresponds to
the typical storefront heights in the CID of 1 ½ - 2 stories tall. The height
of the middle section corresponds to the 5-6 story height of the tallest
residential hotels in the historic fabric around us.</span></p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhpHte47ENlM6vliyaBVSZzIy8gDelDRYGriqBXNpqevIRBfxBlPrA_bZz7-k6EFT4u-4_eNzt8aHLZlNr-rYHyXtXouwexC9zr4RgLr8HwL_Y0X6blfdnr982RV7dvy8Szk-3fIwousaCFj_e0JH6InRDZQIKO1Zeue5JIZvkHuCHvb5Y796E_S6KL/s6000/C3.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><span style="font-family: inherit;"><img border="0" data-original-height="3375" data-original-width="6000" height="360" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhpHte47ENlM6vliyaBVSZzIy8gDelDRYGriqBXNpqevIRBfxBlPrA_bZz7-k6EFT4u-4_eNzt8aHLZlNr-rYHyXtXouwexC9zr4RgLr8HwL_Y0X6blfdnr982RV7dvy8Szk-3fIwousaCFj_e0JH6InRDZQIKO1Zeue5JIZvkHuCHvb5Y796E_S6KL/w640-h360/C3.jpg" width="640" /></span></a></div><span style="font-family: inherit;"><br /></span><p></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;">A Flemish bond pattern and decorative coursing is introduced
into the base of the building to help distinguish the base from the sections
above. The windows are set back into the wall to provide a sense of depth to
the masonry. The vent openings in the façade needed to meet today’s code
requirements for ventilation have been grouped inside the masonry openings
along with the window to help keep the masonry looking simple and uncluttered
by mechanical penetrations.</span></p><p class="MsoNormal" style="text-align: left;"><br /><br /></p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi4zEmzF_9JMec6hO_9Wa4bWeFm2DG5aU62cx6no5EVFQ34Qk7eWWInG028jgbBSrMMkO0Q_6UqGvXOZQwYtO7Rf6kT8RA9cRiAZPrakEq5bpNOJZfog86w60XGjGICLaEoduEUj6inRTylkrr0C9ztt9njlJ1g_CUznlYmPY4BXEhP5IrjdsfhzWCa/s2550/Pages%20from%20DONH-COA-00278%20-%20701%20Jackson%20-%20C%20of%20A%20Briefing%20Packet%20Cycle%205%20-%20Small_Page_1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1662" data-original-width="2550" height="418" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi4zEmzF_9JMec6hO_9Wa4bWeFm2DG5aU62cx6no5EVFQ34Qk7eWWInG028jgbBSrMMkO0Q_6UqGvXOZQwYtO7Rf6kT8RA9cRiAZPrakEq5bpNOJZfog86w60XGjGICLaEoduEUj6inRTylkrr0C9ztt9njlJ1g_CUznlYmPY4BXEhP5IrjdsfhzWCa/w640-h418/Pages%20from%20DONH-COA-00278%20-%20701%20Jackson%20-%20C%20of%20A%20Briefing%20Packet%20Cycle%205%20-%20Small_Page_1.jpg" width="640" /></a></div><br /><span style="font-family: inherit;"><br /></span><p></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;">The masonry colors were derived from a careful study of the context building to find modern brick that were most compatible w/ the historic fabric. We used a blend of two similar sand colored </span>bricks<span style="font-family: inherit;"> to achieve the subtle variation that we found in the the surrounding masonry. We also introduced a darker accent brick that allowed us to create decorative patterns and coursing that reflect some of the craft traditions commonly found in historical masonry </span>buildings<span style="font-family: inherit;">, while giving them a bit of a modern twist.</span></p><p class="MsoNormal" style="text-align: left;"><br /></p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiHMvRW3SHYmEXa7JBkUAtQd-Ra4H6oP8ia3yXIzELZ9wsf3uUtQjWrVjddleBMBAUpKOHP036weAYmkmH33vOSI3gdXA-NOg1ExtR3n9SNZPOO1EkUgA8I_wnke5uqeFZJBIQIrrrm9PQ09nCKWFjNGR0EGeO6y1w4J7QmHfNjvsD0ZlXkCt0Sj1DN/s2550/Pages%20from%20DONH-COA-00278%20-%20701%20Jackson%20-%20C%20of%20A%20Briefing%20Packet%20Cycle%205%20-%20Small_Page_3.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1662" data-original-width="2550" height="418" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiHMvRW3SHYmEXa7JBkUAtQd-Ra4H6oP8ia3yXIzELZ9wsf3uUtQjWrVjddleBMBAUpKOHP036weAYmkmH33vOSI3gdXA-NOg1ExtR3n9SNZPOO1EkUgA8I_wnke5uqeFZJBIQIrrrm9PQ09nCKWFjNGR0EGeO6y1w4J7QmHfNjvsD0ZlXkCt0Sj1DN/w640-h418/Pages%20from%20DONH-COA-00278%20-%20701%20Jackson%20-%20C%20of%20A%20Briefing%20Packet%20Cycle%205%20-%20Small_Page_3.jpg" width="640" /></a></div><p></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;"><br /></span></p><p class="MsoNormal" style="text-align: left;"><span style="font-family: inherit;">Construction is scheduled to begin in Spring 2023, beginning with a cleanup & remediation phase. The larger construction effort will being in the fall 2023. Doo</span>rs should open in Spring/Summer 2025</p><p class="MsoNormal"><o:p></o:p></p><p class="MsoNormal"><o:p></o:p></p><p class="MsoNormal"><o:p></o:p></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-71502408304517804512022-11-11T18:00:00.002-08:002022-11-13T16:18:08.543-08:00The Roost Lofts Receives AIA Seattle’s Honor Awards - Award of Merit<p></p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhf7p1O9YbksJr5Db9lJgfs3M-2epDv4t6D4qxW7ajd6OMRjsf_hmP5Yc0Rj85-fR61ZH03gf4aaRFx0cUD9iENB9SJ0OWFEc_jXFp34tYsWWLVDbF55MhCjr10Be0d1v_imYV8xCkIinT7vN0JCA6XpsTEnmEsPBJchLGWV_6XmAp3p8DXW4jmNaNb/s2048/AIA%20Honor%20Award%20Graphic.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="2048" data-original-width="1638" height="640" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhf7p1O9YbksJr5Db9lJgfs3M-2epDv4t6D4qxW7ajd6OMRjsf_hmP5Yc0Rj85-fR61ZH03gf4aaRFx0cUD9iENB9SJ0OWFEc_jXFp34tYsWWLVDbF55MhCjr10Be0d1v_imYV8xCkIinT7vN0JCA6XpsTEnmEsPBJchLGWV_6XmAp3p8DXW4jmNaNb/w512-h640/AIA%20Honor%20Award%20Graphic.png" width="512" /></a></div><br /><div class="separator" style="clear: both; text-align: center;"><br /></div> <p></p><span style="font-family: arial;"><span color="rgba(0, 0, 0, 0.87)" style="background-color: white;">For the second time in less than a week, Neiman Taber has been recognized with a design award. We are proud to announce that The Roost Lofts just received the Award of Merit at the 2022 AIA Seattle Honor Awards for Washington Architecture.</span><br />
</span><p class="MsoNormal"><span style="font-family: arial;"><span face="Arial, sans-serif">The entirety of
the awards ceremony can be watched at this </span><a href="https://www.youtube.com/watch?v=3LMwSfqO1zQ">link</a><span face="Arial, sans-serif">. (The discussion of
The Roost starts at 48:13.) Of the project, the </span><a href="https://aiaseattle.org/honorawards2022/">jury</a><span face="Arial, sans-serif"> said:</span></span></p><blockquote style="border: none; margin: 0px 0px 0px 40px; padding: 0px;"><p class="MsoNormal" style="text-align: left;"><span style="font-family: arial;"><i>“The Roost is a
model for creating affordable housing in an urban core with no public
subsidies. This project is rethinking our living environment. It’s providing affordable
units while introducing an innovative housing typology…you have gone above and
beyond to stay with a project, persist with a project…this a project that we
have a team who has deeply invested in prototyping a way forward for housing
and we just found it to be exemplary.”</i></span></p></blockquote><p class="MsoNormal"><span style="font-family: arial;"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: arial;">The Roost is an
innovative microhousing development, providing affordable market-rate housing
aimed at strengthening Seattle’s arts community. The project combines
inexpensive market-rate units, 40% AMI affordable units, and a below
market-rate commercial space leased to an arts nonprofit. The housing units are
supplemented with shared community kitchens, living, dining, and meeting spaces
that improve the livability of the small apartments and provide an opportunity
for residents to meet, interact and build community.</span></p><p class="MsoNormal"><span style="font-family: arial;"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: arial;"><span face="Arial, sans-serif">Wearing three
hats — developer, designer, and operator, we successfully prototyped an
innovative housing model that is profitable, affordable, sustainable,
community-oriented, and replicable. The project was built for $150K per unit,
total project cost including land. The 33 individual units are designed to
function as live-work studios. To separate the bed space from the work area,
we made each of the units double-height and lifted the sleeping area into a
small loft. The vertical segregation of uses creates units that live like
one-bedroom apartments, all in about 220 sf of space.</span></span></p><p class="MsoNormal"><span style="font-family: arial;"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: arial;"><span face=""Arial",sans-serif">We are so
pleased that the AIA Honor Awards jury recognized all the hard work that went
into this project and how it addresses a critical issue in our community. For
more information, please see:</span><o:p></o:p></span></p>
<p class="MsoNormal"><a href="https://aiaseattle.submittable.com/gallery/160caa80-db44-4de7-8fb6-81375d5115ae"><span style="font-family: arial;">2022
AIA Seattle Honor Awards Gallery</span></a></p><p class="MsoNormal"><span style="font-family: arial;"><o:p></o:p></span></p>
<p class="MsoNormal"><a href="https://aiaseattle.submittable.com/gallery/160caa80-db44-4de7-8fb6-81375d5115ae/32469735/"><span style="font-family: arial;">2022
AIA Seattle Honor Awards Roost Information Page</span></a></p><p class="MsoNormal"><span style="font-family: arial;"><o:p></o:p></span></p>
<p class="MsoNormal"><a href="http://www.neimantaber.com/the-roost"><span style="font-family: arial;">Neiman Taber Website: The Roost</span></a></p><p class="MsoNormal"><span style="font-family: arial;"><a href="https://www.builtgreen.net/blog-detail/builtgreenblog/2019/06/03/neiman-taber-the-roost">The Roost Built Green 5-Star Certification</a></span></p><p class="MsoNormal"><span style="font-family: arial;"><a href="http://neimanarchitects.blogspot.com/2018/08/introducing-roost-new-affordable-urban.html">The Roost Neiman Taber Blog Summary</a></span></p><p class="MsoNormal"><o:p></o:p></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-48632657577222540322022-11-04T17:39:00.001-07:002022-11-04T17:50:04.533-07:00Karsti Co-Living Receives IIDA Award - Distinction Accolade for Relevancy<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi31FoTQb6ZyvqPxuYby8p4zs7Q4jYVXiUxM6LByhXmoGFMYRN9Zmc6juTSRmBcRoTd8FLOHY6T3qAxXZWFn7r_qD39vrhcgqhGJF_PUBHHWoHsviAAU-TvMhOLs-NM2aLVxhGrjqNf7bHGSQ0D10VL8P7OB1F_kscsCCIjcHAKu3PTtAfCtfftaM9T/s2000/The%20Karsti-8.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1333" data-original-width="2000" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi31FoTQb6ZyvqPxuYby8p4zs7Q4jYVXiUxM6LByhXmoGFMYRN9Zmc6juTSRmBcRoTd8FLOHY6T3qAxXZWFn7r_qD39vrhcgqhGJF_PUBHHWoHsviAAU-TvMhOLs-NM2aLVxhGrjqNf7bHGSQ0D10VL8P7OB1F_kscsCCIjcHAKu3PTtAfCtfftaM9T/w640-h426/The%20Karsti-8.jpg" width="640" /></a></div><br /><p>We are proud to announce that Kärsti Apartments just received The International Interior Design Association Northern Pacific Chapter's 19th Annual INawards INmulti-family - Distinction Accolade for Relevancy. The jury spoke very highly of the project and how it addresses a critical need – housing affordability and community. We are grateful for the honor and are happy that the IIDA INawards jury chose to honor our solution to this important issue.</p><p>Individuals in cities across the country are struggling with the same issues – urban isolation, limited housing stock, and a lack of affordability. Co-living allows people to live in places that they otherwise wouldn’t be able to afford. This project brings more diversity to a neighborhood that historically has been inaccessible to many. Residents report the stability and savings they experience allow them the flexibility to pursue education, projects, and career options that formerly were out of reach. These projects benefit not only the residents, but also the larger neighborhood, and the city itself.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOpnUA145UGiuOqzeXG4PLareeUGZrd17ofua0pyXU-fDGINaqg0FkDxNXnkjkbf4y5xQasBnUVh4gBkdtC8jUpYya0ozGM3PJQPC4nefF-6cBO2R4o_z0DzDpf7KwgGY8l0rflLKySMpoN28GpNXFUovLkRCWlXnq-jcR1-j4S4EEr4W_xdca5xv-/s2000/The%20Karsti-4.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1333" data-original-width="2000" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiOpnUA145UGiuOqzeXG4PLareeUGZrd17ofua0pyXU-fDGINaqg0FkDxNXnkjkbf4y5xQasBnUVh4gBkdtC8jUpYya0ozGM3PJQPC4nefF-6cBO2R4o_z0DzDpf7KwgGY8l0rflLKySMpoN28GpNXFUovLkRCWlXnq-jcR1-j4S4EEr4W_xdca5xv-/w640-h426/The%20Karsti-4.jpg" width="640" /></a></div><br /><p><br /></p><p>Kärsti reimagines affordable micro-housing with a focus on fostering interconnectedness among residents. It provides small private apartment homes paired with generous common amenity spaces. This configuration, generally known as co-living, helps renters with two challenges of urban living – finding affordable rent and building friendships, relationships, and community.</p><p>Renters in Seattle are searching for housing that both combats urban isolation and doesn’t break the bank. In terms of affordability, people in the lowest income brackets are often the focus of publicly funded affordable developments. However, another demographic exists, sandwiched between those who qualify for subsidized housing and those who can afford typical market rate. In Seattle, about 25% of renters fall into this income category. This project is designed specifically for this underserved demographic, focusing as much on quantitative measures like affordability as on qualitative values like community, belonging, dignity, and sustainability.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi7x8-eyK8Ms02Hm1UQQb5XkEgpGXOdCcx6evuOrK9wfB5QFaSU_a4_9h5MYJY_AhAZI2KF6LqtYVqKAxiTqe74NLPivIalHFL0b4qVfJ2vAq0MbeYkeTyqWOLfi7d8n1Jy05LeObS3RlvVvtYM_XA8d50Z6MQVkU0dIGAd8S-OqcGKJ7Gglk0b6qdb/s2000/The%20Karsti-17.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1333" data-original-width="2000" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi7x8-eyK8Ms02Hm1UQQb5XkEgpGXOdCcx6evuOrK9wfB5QFaSU_a4_9h5MYJY_AhAZI2KF6LqtYVqKAxiTqe74NLPivIalHFL0b4qVfJ2vAq0MbeYkeTyqWOLfi7d8n1Jy05LeObS3RlvVvtYM_XA8d50Z6MQVkU0dIGAd8S-OqcGKJ7Gglk0b6qdb/w640-h426/The%20Karsti-17.jpg" width="640" /></a></div><br /><p><br /></p><p>Homes in this building range from approximately 180 to 300 square-feet. 25% of these units are reserved for individuals earning 40% Area Median Income (AMI) or roughly minimum wage (around $34,000 per year), and the other 75% are affordable for those earning 50% AMI (around $40,000 a year). The individual units are modest – consisting of a small bed space, a kitchenette, and a private bathroom – but the communal amenities are ample and easily accessed. Each floor has a shared lounge, dining room, and kitchen well-stocked with everything from cookware, to espresso makers, to insta-pots. Additionally, the building has an exterior deck, exercise room, and game lounge that encourage entertaining – facilitating social cohesion that stretches into the larger community. Circulation routes are designed through the building to serendipitously bring people into contact with one another and enhance connectivity.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiEcnef2QgFua-WuJgG7aVod5mQeee37eJRjUKoRoGSDkOW9tL8Yd-a8v27wz0JMC2K_3eKV4Map0XgtXwZ0fbWxowegg8sin8nn5tgcUdISnLbaABYa6xXpNLdg4jZSF0OhPNAKp_2qEJm92aI6rqViROkYw7BaGErBNT_COL8mWz_7PUAIMLN3RuF/s1320/KarstiApartments_09.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1020" data-original-width="1320" height="494" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiEcnef2QgFua-WuJgG7aVod5mQeee37eJRjUKoRoGSDkOW9tL8Yd-a8v27wz0JMC2K_3eKV4Map0XgtXwZ0fbWxowegg8sin8nn5tgcUdISnLbaABYa6xXpNLdg4jZSF0OhPNAKp_2qEJm92aI6rqViROkYw7BaGErBNT_COL8mWz_7PUAIMLN3RuF/w640-h494/KarstiApartments_09.jpg" width="640" /></a></div><br /><p><br /></p><p>The interior is designed to give residents a space that feels dignified. The decor, inspired by 80’s punk rock, incorporates high contrast neutrals interspersed with intense pops of color. Amenity areas in the building hold surprises, including a large-scale mural and a Ms. Pac-Man machine. The goal is for residents to feel excited about their home, want to gather with their neighbors, and feel proud to invite over guests.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhg3EAL_6co-D1WCPryS_D0m6M2o7akB_EfoY6S9bdvSC_ABVtco1m9WfmjYccxKjiGChhMb1PrwI_fkzoeoyFvyA69mjUlJq50e_GXJM0NAl1k2uOrq1tYRteogA1dN68bU5CychmSTGHfNiH-Jboj1dcUU163R5CxyLD_QsZE5hq5k2UR681x5DAx/s2000/The%20Karsti-12.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1333" data-original-width="2000" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhg3EAL_6co-D1WCPryS_D0m6M2o7akB_EfoY6S9bdvSC_ABVtco1m9WfmjYccxKjiGChhMb1PrwI_fkzoeoyFvyA69mjUlJq50e_GXJM0NAl1k2uOrq1tYRteogA1dN68bU5CychmSTGHfNiH-Jboj1dcUU163R5CxyLD_QsZE5hq5k2UR681x5DAx/w640-h426/The%20Karsti-12.jpg" width="640" /></a></div><br /><p><br /></p><p>The community focus is balanced with individual studio apartments that provide for the private aspects of domestic life. Each unit has a contemporary design aesthetic and high-end materials, including quartz countertops, custom cabinetry, stainless appliances, and hardwood-style flooring. Top floor homes include sleeping lofts with mountain views.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgNdMmOKzmQs67WZNe1iP12tt9CZLu_NHzc00yBZ0xLPVGmqJhs6n9GB9yzCChWn88L30X0Al0kTxqbstB2ICb2-jwthPFoOzx1w9EmI4E5vWXAKDqmNNQw5D1kQByretGthe0R0sF5cnF9SdZ8_ldI5GW7MtgXdKF8sSFcr4yK5xvWajcnwKOj6SGG/s4000/KarstiApartmentsGallery_02.jpg" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" data-original-height="4000" data-original-width="2684" height="320" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgNdMmOKzmQs67WZNe1iP12tt9CZLu_NHzc00yBZ0xLPVGmqJhs6n9GB9yzCChWn88L30X0Al0kTxqbstB2ICb2-jwthPFoOzx1w9EmI4E5vWXAKDqmNNQw5D1kQByretGthe0R0sF5cnF9SdZ8_ldI5GW7MtgXdKF8sSFcr4yK5xvWajcnwKOj6SGG/s320/KarstiApartmentsGallery_02.jpg" width="215" /></a></div><br /><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi9UjfWScJEzGOSV0Bnp562KKkMP21DUaUiwkjAgVyuW8G5Y0kQfHUzpOAC01SVLnW7bNmLzEkYlk-M2m7pw6fdreAgJbb-xsCRjnPCFGcjUsWgWfGyvJ5tPtNb80sAIBXyQtcOK0Gw0dbaSBBN46jnLGU_X51LVvf1IRHCQLzIxGXztAjS9yH0a_jd/s2000/The%20Karsti-15.jpg" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" data-original-height="1333" data-original-width="2000" height="213" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi9UjfWScJEzGOSV0Bnp562KKkMP21DUaUiwkjAgVyuW8G5Y0kQfHUzpOAC01SVLnW7bNmLzEkYlk-M2m7pw6fdreAgJbb-xsCRjnPCFGcjUsWgWfGyvJ5tPtNb80sAIBXyQtcOK0Gw0dbaSBBN46jnLGU_X51LVvf1IRHCQLzIxGXztAjS9yH0a_jd/s320/The%20Karsti-15.jpg" width="320" /></a></div><br /><p><br /></p><p>The collective culture promoted by this dwelling is further facilitated by the management company, which specializes in collective living arrangements. As a “co-living operator,” they work to identify community members’ interests, and organize and fund shared meals and events. As resident makeup changes over time, they maintain a working knowledge of their distinct community. Customized engagement events even extend into fully-fledged initiatives, such as the Community Catalyst program, where four residents were given several months of free rent in exchange for sharing their talents and helping establish the tone of the budding resident community. They organize weekly dinners, Music Mondays, group dance nights, and other events. Residents often express how special it is to have a home that feels inclusive, collaborative, and intentional.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjOOLa3pPpUClloQtX1nU-qqBhMS42rF3nQlL00RUti3sPv85cwp2zGkMHvAkN4PHdhGbmUkBP6J2nKlZN9XoWhRyx6NBjs8MzDRtzPAjU2E3cTmhPc3noFUBLJXpSMACvni05gYmC7-Hu43KqLaal5QuWb_rZyzWK7j2AlCIAiyl0kThME8FC6GiSY/s2000/The%20Karsti-1.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1333" data-original-width="2000" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjOOLa3pPpUClloQtX1nU-qqBhMS42rF3nQlL00RUti3sPv85cwp2zGkMHvAkN4PHdhGbmUkBP6J2nKlZN9XoWhRyx6NBjs8MzDRtzPAjU2E3cTmhPc3noFUBLJXpSMACvni05gYmC7-Hu43KqLaal5QuWb_rZyzWK7j2AlCIAiyl0kThME8FC6GiSY/w640-h426/The%20Karsti-1.jpg" width="640" /></a></div><br /><p><br /></p><p>People are drawn to co-living housing from a variety of backgrounds, and for a number of reasons. Although this type of housing is commonly perceived as the domain of young professionals, this type of housing appeals to a broader range of individuals, with the average age of residents falling in their mid-30s and largely skewing toward women and BIPOC individuals. Residents are people moving in from more distant neighborhoods or exurbs, looking for opportunities to live closer to the city core. Co-living creates a type of housing that provides a stable home base for individuals to change, grow, and pursue opportunities within the city.</p><p>In paying attention to these individuals’ needs and pushing for change in their city, this project demonstrates a model for housing that provides a glimpse of a more collective, sustainable, and equitable future. With its intentionally-designed stylish interior, the building offers a sense of home for each resident at an accessible price point.</p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXODJ-eR9FAD3GBzu2FZAd3Otn1FgRe8nvUtElKD0vbJz86LoOfZ990I2E6XeRk2HjodQ3tGCDptK4vOV1L0h6pGC9JKZe1tXCPNgUJHBsLpJ1QvWew16-TOld0fuKvm87AKPCD_2NDrbD8sg-ImOkcYUu-tLPw_7yjCinIAnpXPFt835Atduxcgyo/s1987/Affordable%20Housing%20chart.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1624" data-original-width="1987" height="524" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXODJ-eR9FAD3GBzu2FZAd3Otn1FgRe8nvUtElKD0vbJz86LoOfZ990I2E6XeRk2HjodQ3tGCDptK4vOV1L0h6pGC9JKZe1tXCPNgUJHBsLpJ1QvWew16-TOld0fuKvm87AKPCD_2NDrbD8sg-ImOkcYUu-tLPw_7yjCinIAnpXPFt835Atduxcgyo/w640-h524/Affordable%20Housing%20chart.jpg" width="640" /></a></div><br /><p><b>Credits:</b></p><p>Development Team: Hamilton Urban Partners & Neiman Taber Architects</p><p>Architect: Neiman Taber Architects</p><p>Builder: Pacific Continental Construction</p><p>Structural: Malsam Tsang Structural Engineering</p><p>Civil: Sitewise Design Pllc</p><p>Landscape: Pacific Landscape Architecture</p><p>Geotech: Geotech Consultants Inc </p><p>Energy Modeling: Solarc Energy Group</p><p>Survey: Chadwick + Winters</p><p>Furniture, Fixtures and Equipment: Open Door and Neiman Taber Architects</p><p><br /></p><p><br /></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-43716182164652301752022-06-30T12:47:00.003-07:002022-06-30T12:47:55.347-07:00Freya Apartments gets 15 minutes of fame<p class="MsoNormal" style="mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;"><br /></p><div class="separator" style="clear: both; text-align: center;"><iframe allowfullscreen="" class="BLOG_video_class" height="355" src="https://www.youtube.com/embed/JzrgGkgyxZQ" width="666" youtube-src-id="JzrgGkgyxZQ"></iframe></div><br /><p class="MsoNormal" style="mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;">One of our Freya residents is a accessibility advocate at Starbucks & was <a href="https://www.vanityfair.com/sponsored/story/starbucks-art-on-a-mission?fbclid=IwAR3lmjegmS-Ng44AQcRhTQAIQvChwULzSJnZ7FQFpGJsisYZ-fG2EQCazhs" target="_blank">featured in a Vanity Fair piece</a> that was filmed at Freya. Scroll down to the youtube video at the end of the article). Its a great slice-of-life story that also gives you get a peek at the spaces & apartments within Freya.</p><p class="MsoNormal" style="mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;"><o:p></o:p></p><p class="MsoNormal" style="mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;"><a href="https://www.vanityfair.com/sponsored/story/starbucks-art-on-a-mission?fbclid=IwAR3lmjegmS-Ng44AQcRhTQAIQvChwULzSJnZ7FQFpGJsisYZ-fG2EQCazhs">https://www.vanityfair.com/sponsored/story/starbucks-art-on-a-mission?fbclid=IwAR3lmjegmS-Ng44AQcRhTQAIQvChwULzSJnZ7FQFpGJsisYZ-fG2EQCazhs</a></p><p class="MsoNormal" style="mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;"><br /></p><p class="MsoNormal" style="mso-margin-bottom-alt: auto; mso-margin-top-alt: auto;"><br /></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-80180330708473513212022-04-20T16:44:00.005-07:002022-04-20T16:50:01.645-07:00Project Spotlight on Co-Living in the Registry<div class="separator" style="clear: both; text-align: center;"><a href="https://i0.wp.com/news.theregistryps.com/wp-content/uploads/2022/04/Neiman-Taber-Architects.jpg?fit=1600%2C1067&ssl=1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="534" data-original-width="800" height="427" src="https://i0.wp.com/news.theregistryps.com/wp-content/uploads/2022/04/Neiman-Taber-Architects.jpg?fit=1600%2C1067&ssl=1" width="640" /></a></div><br /><p>We've a had a string of stories come out the this year, providing a variety of perspectives on our work to design and develop affordable and elevated market-rate housing. The coverage continues this week with this feature over at <a href="https://news.theregistryps.com/as-seattles-urban-growth-continues-unabated-co-living-projects-in-ballard-gain-traction%ef%bf%bc/">The Registry</a>. The article talks a bit about the design of the two projects, our general approach and firm mission, and also touches on the case for re-legalizing this type of housing, which has been actively suppressed by city policy since 2014. If you hit a paywall, you can read a .pdf version of the article at:</p><p><a href="https://drive.google.com/file/d/157kjHPxmWbDRy1Xy8zpSEQbFnbkwNYb_/view?usp=sharing">https://drive.google.com/file/d/157kjHPxmWbDRy1Xy8zpSEQbFnbkwNYb_/view?usp=sharing</a></p><p>If you've missed the recent coverage also see:</p><p><a href="https://www.kuow.org/stories/in-ballard-a-beehive-style-apartment-offers-refuge-for">https://www.kuow.org/stories/in-ballard-a-beehive-style-apartment-offers-refuge-for</a></p><p><a href="http://neimanarchitects.blogspot.com/2022/02/neiman-taber-co-living-projects-in-djc.html">http://neimanarchitects.blogspot.com/2022/02/neiman-taber-co-living-projects-in-djc.html</a></p><p><a href="https://www.theurbanist.org/2022/03/09/harrell-micro-housing/">https://www.theurbanist.org/2022/03/09/harrell-micro-housing/</a></p><p><br /></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-26165545523336631752022-03-24T15:24:00.000-07:002022-03-24T15:24:06.614-07:00KUOW feature story about Karsti <div class="separator" style="clear: both; text-align: center;"><a href="https://kuow-prod.imgix.net/store/937305069e739423ad9f20edbcb29e14.jpg?auto=format&dpr=1&crop=faces&fit=crop&fill=false&w=1400&h=1050" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="600" data-original-width="800" height="480" src="https://kuow-prod.imgix.net/store/937305069e739423ad9f20edbcb29e14.jpg?auto=format&dpr=1&crop=faces&fit=crop&fill=false&w=1400&h=1050" width="640" /></a></div><br /><p>KUOW has a <a href="https://www.kuow.org/stories/in-ballard-a-beehive-style-apartment-offers-refuge-for">story</a> out today about Karsti, our newest co-living project in Ballard. I'm really pleased with the time and care that the reporter (Joshua McNichols) took to understand the project, the folks that we are serving, the benefits and challenges of community living, and the things we've done differently to try to make this kind of project really work for people. Here's hoping that the project finds some eyes and ears down at the city!</p><p><a href="https://www.kuow.org/stories/in-ballard-a-beehive-style-apartment-offers-refuge-for">https://www.kuow.org/stories/in-ballard-a-beehive-style-apartment-offers-refuge-for</a></p><p><br /></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-72453945565563280312022-03-13T13:44:00.001-07:002022-03-13T13:44:19.742-07:00Is Microhousing back on the table in Seattle?<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/a/AVvXsEh-O12_9wDgv7mURzg7uyUgVpeld2PWiRvG2VDrp0RwGR5ugasXZ2ocp3p2m2hlPyc9y7b-5lUNAAi7IMsi-2ECZwBhuJTncJAFJco0aNYfGy6qjyHyfSnzOOcTC0T4kd7BoNJm-Zxx03mOjL3p2ilcZK5IW81W8MFSaQ_x5lZsDCDaW0oSa2gcuQKY=s915" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="736" data-original-width="915" height="514" src="https://blogger.googleusercontent.com/img/a/AVvXsEh-O12_9wDgv7mURzg7uyUgVpeld2PWiRvG2VDrp0RwGR5ugasXZ2ocp3p2m2hlPyc9y7b-5lUNAAi7IMsi-2ECZwBhuJTncJAFJco0aNYfGy6qjyHyfSnzOOcTC0T4kd7BoNJm-Zxx03mOjL3p2ilcZK5IW81W8MFSaQ_x5lZsDCDaW0oSa2gcuQKY=w640-h514" width="640" /></a></div><p>For many years now I've been writing about Seattle Microhousing. I began modestly (and unsuccessfully) by trying to <a href="https://www.theurbanist.org/2014/09/18/an-architects-perspective-the-details-of-microhousing-projects/">influence</a> the 2014 legislation that ended up largely killing off congregate housing. Later efforts focused on documenting the harm done the <a href="https://www.sightline.org/2016/09/06/how-seattle-killed-micro-housing/">legislation</a> and by the <a href="https://www.sightline.org/2017/03/20/how-seattle-killed-micro-housing-again/#:~:text=In%202014%2C%20Seattle%20amended%20its,220%20square%20feet%20(sf).">administrative decisions</a> that came in its wake. More recently I wrote on the strange disconnect between our need for <a href="https://www.postalley.org/2020/05/30/low-cost-housing-heres-the-way-to-do-it/">simple low-cost housing </a>to address homelessness and the lack of any urgency on the part of the city or non-profits to use microhousing as part of the toolkit. And last year I asked the question "<a href="https://www.sightline.org/2021/02/04/when-is-seattle-going-to-fix-microhousing/">When is Seattle Going to Fix Microhousing</a>", providing a look back at years of data that confirm the trends that were seen immediately following the 2014 legislation. To be honest, I thought of the question posed by that last article to be largely rhetorical. However...</p><p>The <a href="https://www.theurbanist.org/2022/03/09/harrell-micro-housing/">big news last week</a> was that Mayor Bruce Harrell is interested in putting microhousing back on the table. The announcement came as part of an interview with the Puget Sound Business Journal on March 4th. Harrell was non-specific as to what he had in mind, and its a little early in the process to get too excited, but nevertheless this is really big news. This is the first time since 2014 that a powerful Seattle politician has signaled that they both care about the issue and (more significantly) that they are willing to spend political capital on fixing microhousing.</p><p>For a quick dive, The Urbanist did a good refresher on the issue here: <a href="https://www.theurbanist.org/2022/03/09/harrell-micro-housing/"> https://www.theurbanist.org/2022/03/09/harrell-micro-housing/</a></p><p>Looking to study up? Here's a digest:</p><p></p><h3 style="background: white; line-height: 15.0pt; margin: 0in; vertical-align: baseline;"><span style="color: black; font-size: 11.0pt; mso-fareast-font-family: "Times New Roman";">Wonkery:</span><span style="color: black; font-size: 11.0pt; font-weight: normal; mso-fareast-font-family: "Times New Roman";"> There are three articles in Sightline that cover the issue
fairly comprehensively. </span><span style="color: #29473d; font-size: 11.0pt; font-weight: normal; mso-fareast-font-family: "Times New Roman";"><a href="https://www.sightline.org/2016/09/06/how-seattle-killed-micro-housing/"><span style="border: none windowtext 1.0pt; mso-border-alt: none windowtext 0in; padding: 0in;">How Seattle Killed Micro-Housing</span></a> </span><span style="color: black; font-size: 11.0pt; font-weight: normal; mso-fareast-font-family: "Times New Roman";">is the history of how the council kneecapped
micro-housing in the first place. </span><span class="MsoHyperlink"><span style="border: none windowtext 1.0pt; font-weight: normal; mso-border-alt: none windowtext 0in; mso-fareast-font-family: "Times New Roman"; padding: 0in;"><a href="https://www.sightline.org/2017/03/20/how-seattle-killed-micro-housing-again/"><span style="font-size: 11.0pt;">How Seattle Killed Micro-housing, Again</span></a> </span></span><span style="color: black; font-size: 11.0pt; font-weight: normal; mso-fareast-font-family: "Times New Roman";">covers how the SDCI and CCAB made administrative rules that
have made the situation significantly worse. </span><span class="MsoHyperlink"><span style="border: none windowtext 1.0pt; font-weight: normal; mso-border-alt: none windowtext 0in; mso-fareast-font-family: "Times New Roman"; padding: 0in;"><a href="https://www.sightline.org/2021/02/04/when-is-seattle-going-to-fix-microhousing/"><span style="font-size: 11.0pt;">When Is Seattle Going to Fix Microhousing?</span></a></span></span><span style="color: #29473d; font-size: 11.0pt; mso-fareast-font-family: "Times New Roman";">
</span><span style="color: black; font-size: 11.0pt; font-weight: normal; mso-fareast-font-family: "Times New Roman";">is a 2021 update looking at years of data &
trends: <a href="https://www.sightline.org/author/davidneiman/">https://www.sightline.org/author/davidneiman/</a></span><span style="font-size: 11.0pt; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></h3>
<p class="MsoNormal"><b>Homelessness</b>: <a href="https://www.postalley.org/2020/05/30/low-cost-housing-heres-the-way-to-do-it/">Low-Cost
Housing: Here’s the way to do it</a> is an article that discusses the link
between the lack of basic housing and the epidemic of homelessness in our
cities. The article also contains four concrete recommendations for how policy
changes can help micro-housing to be part of our strategy for combatting
homelessness.</p><p class="MsoNormal"><o:p></o:p></p>
<p class="MsoNormal"><b>Inspiration:</b> <a href="https://www.youtube.com/watch?v=bEQRinfJe3k&ab_channel=NeimanTaberArchitects">A
ten minute talk</a> I gave about the development of The Roost, including some
discussion about the moral case and the political barriers.</p><p class="MsoNormal"><o:p></o:p></p>
<p class="MsoNormal"><b>Talking points:</b> Top Ten Reasons to re-legalize
congregate housing </p>
<ul style="margin-top: 0in;" type="disc">
<li class="MsoListParagraphCxSpFirst" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Provides
plentiful 40%-60% AMI affordable housing w/ no subsidies.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Is
affordable to minimum wage workers.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Provides
opportunities for people to live in the city core who would otherwise be
priced out.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Provides
people individual units w/ greater security & privacy than
house/apartment shares.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Promotes
community, wellness, and social capital through shared spaces and
experiences.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Uses
~1/3 of the energy per unit compared to conventional housing.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Promotes
dense, livable, walkable communities and car-free lifestyles.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">Women
and BIPOC individuals are disproportionally the people who live in
congregate housing. Women for reasons of improved security, safety, and
community, and BIPOC individuals because of the wealth gap.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpMiddle" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">A
city policy that actively suppresses the development of housing options
used disproportionality by women and BIPOC individuals is a glaring equity
issue.<o:p></o:p></span></li>
<li class="MsoListParagraphCxSpLast" style="margin-left: 0in; mso-add-space: auto; mso-list: l0 level1 lfo1;"><span style="mso-fareast-font-family: "Times New Roman";">A
city policy that actively suppresses the development of housing options
for poor people is morally indefensible.<o:p></o:p></span></li>
</ul><b>Don't take my word for it!</b> <span style="font-family: "Times New Roman",serif; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;">Take advantage of the
expert advice already sitting on our (virtual) bookshelf. The HALA, AMIHAC, and
The Path Forward reports are three commissions convened in the last five years
that all support the advice I am offering.</span><p></p><div><span style="font-family: "Times New Roman",serif; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;"><b><a href="http://www.seattle.gov/documents/departments/hala/policy/hala_report_2015.pdf">HALA Report</a></b>: See recommendation MF8 on page 24</span></div><div><span style="font-family: "Times New Roman",serif; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;"><br /></span></div><div><span style="font-family: "Times New Roman",serif; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;"><b><a href="https://durkan.seattle.gov/wp-content/uploads/sites/9/2020/01/AMIHAC-Final-Report-2020-01-22-.pdf">AMIHAC Report:</a></b> See recommendation 3.01 on page 42 and 3.04 on page 45</span></div><div><span style="font-family: "Times New Roman",serif; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;"><br /></span></div><div><span style="font-family: "Times New Roman",serif; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: Calibri; mso-fareast-language: EN-US; mso-fareast-theme-font: minor-latin;"><b><a href="https://www.seattle.gov/Documents/Departments/pathwayshome/HousingResourceCenter.pdf">The Path Forward</a></b>: See page 9 discussion of rooming houses/shared housing.</span></div>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-70030201962828411702022-02-23T17:22:00.003-08:002022-02-23T17:22:43.622-08:00Neiman Taber Co-Living Projects in the DJC<p> </p><div class="separator" style="clear: both; text-align: center;"><a href="https://drive.google.com/file/d/1NFgP6wr5g0ec5BcOHAIYcAzQGAOmS4xH/view?usp=sharing" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="767" data-original-width="1244" height="394" src="https://blogger.googleusercontent.com/img/a/AVvXsEi1To-DBaNRXCmCH6KJXVBAJ4Q7SUCIwnKZI_VD72gcYPnLJWS58zpWtDrzXkbsrZXS8SBF3Vj-gmWN0CEakFDIBbvSwsWc5FIbNIla-cBL5fSvKv2g_dA6qAF-X5ZCZ1gGEdfemKoPBHi8mkUzq-8D099J2k8tVk9pQWwqoYLgnByvIKhU3flWotus=w640-h394" width="640" /></a></div><br /><p></p><div style="text-align: left;"><span style="color: #1f497d; font-family: "Calibri",sans-serif; font-size: 11.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "MS Mincho"; mso-fareast-language: JA; mso-fareast-theme-font: minor-fareast;">The DJC did a little blurb on Freya & Karsti today. We developed these projects in partnership with Hamilton Urban Partners. OpenDoor Co-living opened a Seattle office in order to operate them for us. These projects represent a big step forward for us, marrying our experience designing small apartments & shared amenities to OpenDoor's expertise in operating co-living buildings. </span></div><div style="text-align: left;"><span style="color: #1f497d; font-family: "Calibri",sans-serif; font-size: 11.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "MS Mincho"; mso-fareast-language: JA; mso-fareast-theme-font: minor-fareast;"><br /></span></div><div style="text-align: left;"><span style="color: #1f497d; font-family: "Calibri",sans-serif; font-size: 11.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "MS Mincho"; mso-fareast-language: JA; mso-fareast-theme-font: minor-fareast;">You can read more <a href="https://drive.google.com/file/d/1NFgP6wr5g0ec5BcOHAIYcAzQGAOmS4xH/view?usp=sharing">here</a></span></div><div style="text-align: left;"><span style="color: #1f497d; font-family: "Calibri",sans-serif; font-size: 11.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "MS Mincho"; mso-fareast-language: JA; mso-fareast-theme-font: minor-fareast;"><br /></span><br /></div>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-59882333299752942082021-12-30T00:07:00.003-08:002021-12-30T00:07:55.208-08:00Neiman Taber 2021 Promotions<p></p><div class="separator" style="clear: both; text-align: center;"><br /></div><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/a/AVvXsEg5nXJNde1LVE-e9r_DKg7wA-LBBMTa0Tf-AIGbUvsEa5WxBLNRaGQ7FGY_BNR29wlOJNj7sDI0wVqYdVEPuu36xkM4gSBZd3ssCk7IDHr2kGrL1wviJw3A6OU6oRV2tI7jy5T0o5Fr6Auj0zynt7b3k7JNhi1T1Sda5c8c7-xWDddGBRRIrVE5ighX=s1440" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="720" data-original-width="1440" height="320" src="https://blogger.googleusercontent.com/img/a/AVvXsEg5nXJNde1LVE-e9r_DKg7wA-LBBMTa0Tf-AIGbUvsEa5WxBLNRaGQ7FGY_BNR29wlOJNj7sDI0wVqYdVEPuu36xkM4gSBZd3ssCk7IDHr2kGrL1wviJw3A6OU6oRV2tI7jy5T0o5Fr6Auj0zynt7b3k7JNhi1T1Sda5c8c7-xWDddGBRRIrVE5ighX=w640-h320" width="640" /></a></div><br /><p>As Neiman Taber Architects continues to grow and evolve, we are excited to provide pathways for professional advancement and announce a number of promotions. </p><p></p><p>NTA has promoted Liz Pisciotta to partner and Anton Dekom to senior associate. Additionally, several design staff have been promoted to associate: Sari Ellis, Kyle Francis, Kyle Jenkins, Sharon Rubin and Patrick Taylor. </p><p><b>Liz Pisciotta</b> has worked with NTA for 9 years and has led firm efforts in interior design, company culture and project management. She has experience in multifamily residential, hospitality and institutional design. She is currently working on the Littlefield Apartments annex<br /> project and recently designed the interiors and branding of the Freya and Karsti Apartments. Pisciotta is a member of the AIA Seattle Housing Task Force. </p><p><b>Anton Dekom</b> has experience with a variety of project types including multifamily residential, commercial office, and sustainable infrastructure. He is a former member of AIA Seattle's Public Policy Board and a former co-chair of the Committee on Homelessness. He also co-led the effort to design and build the Mighty House, a prototype transitional shelter for people experiencing homelessness. He is currently project manager on a new mixed-use development in the Chinatown-International District and the Washington Irving Apartments Annex.</p><p><b>Sari Ellis </b>has experience in hospitality design, educational renovations and multifamily developments. At NTA, she specializes in multifamily unit design and is our in-house accessibility expert. She is currently project architect on a new mixed-use development in the Chinatown-International District, as well as the Washington Irving Apartments Annex. </p><p><b>Kyle Francis</b> has experience in high-end single family housing and commercial work. He is finishing the construction phase on a mixed-use development at 500 Broadway in Capitol Hill, neighboring an adaptive re-use of 510 Broadway, for which he was also the project architect. He is currently project architect on a new transit-oriented development near Cal Anderson Park. </p><p><b>Kyle Jenkins</b> specializes in design culture at NTA and also organizes professional development education. He serves on the advisory panel for the North Highline Urban Design Standards and volunteers design services for community organizations. Jenkins is currently project manager on a 191-unit mixed-use apartment building near Othello Station. </p><p><b>Sharon Rubin </b>was co-project lead for a joint partnership between Architects Without Borders and the BLOCK Project, from 2018 to 2021. She also leads website development at NTA. Rubin is currently project architect on a 271-unit mixed-use development near Othello Station.</p><p><b>Patrick Taylor</b> is deeply involved in public policy around issues of land use, transportation, and housing. He is the education and programming director for The Urbanist as well as a member of their governing board. He is also co-chair for both the Seattle Bicycle Advisory Board and the AIA Seattle Housing Task Force. Taylor is currently project manager on a 271-unit mixed-use development near Othello Station.</p><div><br /></div>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-15180000672809699002021-02-05T11:13:00.004-08:002021-02-05T11:15:42.872-08:00When Are We Going to Fix Microhousing?<p><br /></p><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhI5iNWSZ1lgVy8APm92dKeILlAenb6gUTVH5Y2x5CRhZBg1mrZRmoQ-cbbNzbubFEhuTVJSZjbK3Q5wIjcoRnU6FVJnukq9_0OpNZedpMG-2kjUIDNCMOrLgQWg_neA8fbQrdWc5HAv8Q/s555/cover.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="405" data-original-width="555" height="468" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhI5iNWSZ1lgVy8APm92dKeILlAenb6gUTVH5Y2x5CRhZBg1mrZRmoQ-cbbNzbubFEhuTVJSZjbK3Q5wIjcoRnU6FVJnukq9_0OpNZedpMG-2kjUIDNCMOrLgQWg_neA8fbQrdWc5HAv8Q/w640-h468/cover.jpg" width="640" /></a></div><div class="separator" style="clear: both; text-align: center;"><br /></div><div class="separator" style="clear: both; text-align: center;"><br /></div><p>Sightline just published <a href="https://www.sightline.org/2021/02/04/when-is-seattle-going-to-fix-microhousing/">a follow-up</a> to the articles I wrote back in 2016-2017 on how <a href="https://www.sightline.org/2016/09/06/how-seattle-killed-micro-housing/">Seattle Killed Microhousing</a>. Back then, we were looking at emerging trends based on a couple years of permit applications from the SDCI permit data. In this article, we have the benefit of several more years of data collection from multiple sources that allows us to fill out the picture with more precision.</p><p>The article confirms the trend that we pointed to back in 2016, namely that Seattle killed off congregate housing (the smallest and most affordable form of microhousing) and replaced it with larger and more expensive Small Efficiency Dwelling Units (SEDUs). The article also points to some new problems: The code changes that we pointed to in <a href="https://www.sightline.org/2017/03/20/how-seattle-killed-micro-housing-again/">2017</a>, in combination with further actions taken by policymakers since that time have significantly impacted the housing economy and have driven all forms of microhousing (congregate and SEDU alike) into decline.</p><p>Read the whole article <a href="https://www.sightline.org/2021/02/04/when-is-seattle-going-to-fix-microhousing/">here</a></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-10794805000596254202020-10-18T21:26:00.001-07:002020-10-26T11:45:09.788-07:00Freya Apartment Launch - Artist in Residence Program - 5 Months Free Rent<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh5MtMDEe9eXR59hQuK8C4RJ3x8cUmw6maDhXdzPegYjdkA9w7xnzim4ySHbra0PcrZglFsu3g06rjvCso9SQL8MPueN1df3iUADxjhh3qr5StSrVpe2GHdO9F6ijsIYzzVDvHjqLpHvgE/s705/Capture.JPG" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="523" data-original-width="705" height="474" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh5MtMDEe9eXR59hQuK8C4RJ3x8cUmw6maDhXdzPegYjdkA9w7xnzim4ySHbra0PcrZglFsu3g06rjvCso9SQL8MPueN1df3iUADxjhh3qr5StSrVpe2GHdO9F6ijsIYzzVDvHjqLpHvgE/w640-h474/Capture.JPG" width="640" /></a></div><br /><p>The Freya Apartments, our latest co-living community, will open its doors next month. As part of the launch, we are trying out a new idea: An <a href="http://join.opendoor.io/lb8bn4">artist-in-residence program</a> that will provide a dozen artists free rent for five months as they live at The Freya and use their art to capture their experiences and the process of building a community.</p><p>Credit for the idea belongs to OpenDoor, a co-living management company based in the Bay area that we recruited to open a Seattle office to manage Freya and its cousin project Karsti (opening in Ballard early 2021). They are a mission-driven property management company focused solely on co-living communities. They have really dug into the nuts and bolts of living together to provide a range of innovative practices for how to operate co-living communities. We are beyond excited to combine their unique skill set with the physical environment we have created at Freya.</p><p><span style="font-family: Arial, sans-serif; font-size: 11pt;">To apply for the
Artist-in-Residence program visit: </span><a href="http://join.opendoor.io/lb8bn4" target="_blank"><span style="font-family: "Arial",sans-serif; font-size: 11.0pt;">http://join.opendoor.io/lb8bn4</span></a></p><p style="margin-bottom: .0001pt; margin: 0in;"><o:p></o:p></p><p>In addition to the Artist-in-Residence program, notable features of the building operations will include:</p><p></p><ul style="text-align: left;"><li>The project will feature a shared grocery and meals program to both build community and help residents save money on food costs.</li><li>Community leaders will be recruited to help support day-to-day operations in exchange for a rent stipend.</li><li>Some of the building fixture budget will be left unspent at the project launch to allow for community input as to how these areas can be best outfitted.</li><li>Special interests of the residents will be identified and become part of the branding for the community to create distinctive cohorts within the building.</li><li>Twenty (20) of the units will be reserved for income qualified applicants and rented at 40% AMI (currently $760/mo).</li></ul><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiL0F7FsVrHjswNIp7EvHAXLdWWpIM2CmVCAP2kJCXDhB1UckYHKI4Yk2fJu50ozqZt3Yp3Vfv6eQwKFGL1nxNCWSCMwLFrdYQVNl_s1A0_DgV22GVlAFLsvxCtdhXoRmB3UqOATjwq2U/s2048/freya.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1264" data-original-width="2048" height="396" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiL0F7FsVrHjswNIp7EvHAXLdWWpIM2CmVCAP2kJCXDhB1UckYHKI4Yk2fJu50ozqZt3Yp3Vfv6eQwKFGL1nxNCWSCMwLFrdYQVNl_s1A0_DgV22GVlAFLsvxCtdhXoRmB3UqOATjwq2U/w640-h396/freya.jpg" width="640" /></a></div><br /><div><br /></div><p></p><p><br /></p>David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-7168334535842764222020-04-17T21:25:00.000-07:002020-04-17T21:25:52.455-07:00The Case for Re-legalizing Microhousing<div class="separator" style="clear: both; text-align: center;">
<iframe allowfullscreen="" class="YOUTUBE-iframe-video" data-thumbnail-src="https://i.ytimg.com/vi/bEQRinfJe3k/0.jpg" frameborder="0" height="532" src="https://www.youtube.com/embed/bEQRinfJe3k?feature=player_embedded" width="640"></iframe></div>
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It's been over five years since the City of Seattle passed legislation that effectively ended Seattle's run as an international leader in microhousing. I documented these changes in a series of articles in Sightline. <a href="https://www.sightline.org/2016/09/06/how-seattle-killed-micro-housing/">How Seattle Killed Microhousing </a>describes the effects of the legislation on housing production and affordability. <a href="https://www.sightline.org/2017/03/20/how-seattle-killed-micro-housing-again/">How Seattle Killed Microhousing Again</a> describes a failed initiative to get the Seattle Department of Construction and Inspection to reconsider some administrative policies that were further inflating the size and cost of people's homes. In the intervening years, a removal of the restrictions on microhousing has been proposed by Mayor Murray's <a href="http://murray.seattle.gov/wp-content/uploads/2015/07/HALA_Report_2015.pdf">Housing Affordability and Livability Agenda</a> (HALA), and Mayor Durkan's <a href="https://durkan.seattle.gov/wp-content/uploads/sites/9/2020/01/AMIHAC-Final-Report-2020-01-22-.pdf">Affordable Middle Income Housing Advisory Council.</a><br />
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The response has been a growing consensus among housing advocates and opinion leaders that changes need to be made. The City Council and the Mayors office have responded with the gentle chirping of crickets. In a political culture obsessed with loud, high-profile, symbolic gestures there never seems to be space on the agenda to consider some simple common sense fixes for microhousing.<br />
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Should it be on the agenda? In this talk, given at the 2019 Green Building Slam, I tell the story of <a href="http://theroostlofts.com/">The Roost</a> - an artist live-work microhousing community we recently designed and developed in Seattle's Rainier Valley. I make the case for why re-legalizing microhousing should be a priority on our legislative agenda. How many more years and blue ribbon commissions need to pass before we actually do something about it?<br />
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<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-41894893797669559182019-11-14T22:01:00.000-08:002019-11-14T22:01:14.673-08:00Hiawatha Art Club Critique Circle<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiNNCW7gPYNYCAmVrPvWtLhnU6DgpqvKteFOFL2ozCrDh236uJ1DNRcHw-T4rn-gLa86N7x7DeImBRhy6ofUe9tXRt-tN9HTaDdjNuXr8VQLcPlb1iSSDigvOoUkWmf-gthyphenhyphen8D7nvgtb4g/s1600/The+Roost+Critique+Circle.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" data-original-height="1200" data-original-width="1600" height="480" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiNNCW7gPYNYCAmVrPvWtLhnU6DgpqvKteFOFL2ozCrDh236uJ1DNRcHw-T4rn-gLa86N7x7DeImBRhy6ofUe9tXRt-tN9HTaDdjNuXr8VQLcPlb1iSSDigvOoUkWmf-gthyphenhyphen8D7nvgtb4g/s640/The+Roost+Critique+Circle.jpg" width="640" /></a></div>
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Across the street from The Roost a live-work artist housing project built by Artspace. Over the past year their folks and our folks have gotten to know one another. Last month one of our residents launched a monthly arts salon where artists from both buildings get together to show their work, have a few drinks, and enjoy each other's company. Its exactly the kind of messy vitality we hoped the Roost might bring to the neighborhood. Seeing it actually happen in real life is deeply rewarding.</div>
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<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-40102442759413137012019-10-07T19:16:00.003-07:002019-11-14T22:01:42.999-08:00The Roost - DJC Project of the Week<div class="separator" style="clear: both; text-align: center;">
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We got a nice surprise honor from the <a href="https://www.djc.com/co/pow.html">DJC</a> today. The Roost was featured on today's from page as Project of the WeekDavid Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-72153727770873468562019-09-18T20:58:00.000-07:002019-11-14T22:02:14.522-08:002019 AIA Housing Forum Presentation - The Roost: Micro Housing, Community and Cultural Space<div class="separator" style="clear: both; text-align: center;">
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The summer we were honored to be given a showcase at the 2019 AIA Housing forum to present The Roost: Micro Housing, Community, and Cultural Space. We gave a 30 minute presentation about the project including some background behind the project, the challenges inherent in designing for small spaces, and the tensions inherent in playing the dual role of architect / developer.<br />
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Video of the presentation (and of the other presentations given at the forum) is available at the AEC Knowledge website<br />
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<a href="https://aecknowledge.com/courses/140">https://aecknowledge.com/courses/140</a><br />
<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-63619438458107959882019-09-18T20:57:00.001-07:002019-11-14T22:02:37.591-08:00Housing Choices for Everyone<br />
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This summer The Master Builder's Association invited me in for an interview to talk about The Roost for a video series called Housing Choices for Everyone. It is aimed at educating the public about the changing landscape of urban housing and the new housing types that help serve the needs of ordinary people. Its a brilliant project and I'm really proud to have been asked to participate.<br />
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Ben Leiataua, the resident featured in the video, is one of the many artists who make their home at The Roost. Ben spent many years working as the marketing director for a casino before deciding to change direction and lean into the craft of singing and acting more fully. The Roost provides him with a modest home in the city from which to pursue his art in the company of other people who share his passions and interests. Ben's work is in Seattle, but before he moved to the Roost he was living in Auburn, where he had been commuting 60 miles a day in order to find affordable rent. Ben's story is fairly typical in that respect. Over 75% of our residents moved to The Roost from distant neighborhoods or exurbs around Seattle.<br />
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Later this fall we will publish a series of stories from The Roost, introducing some of our residents, and telling their "housing story". The goal is to put a human face on the answer to the question "who lives in micro-housing". Coming soon to a blog near you.<br />
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<a href="https://www.youtube.com/watch?v=n6fWvtvz5NE">https://www.youtube.com/watch?v=n6fWvtvz5NE</a><br />
<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-2072445674584421552019-01-01T21:40:00.000-08:002019-11-14T22:02:55.902-08:00We Did It! The Roost Artists Live-Work Lofts is CompleteIn early December, we crossed an important threshold, leasing up our last remaining apartment as well as signing up an arts non-profit for our commercial space. That milestone represents the completion of a four year effort to design and develop The Roost, a first-of-its-kind artist's live work micro-housing development.<br />
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The Roost has 33 units with 34 residents, 7 dogs, 2 cats, and is home to about two dozen working artists. Our residents share kitchens, living, dining, co-working and laundry rooms. Nine of our residents live in units that are subsidized through Seattle's MFTE program, capping their rent at $702/mo. The market-rate units rent for an average of around $1200/mo.<br />
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<tr><td class="tr-caption" style="text-align: center;">Images from the 2018 Women's March, featuring artwork produced and distributed by Amplifier</td></tr>
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The Roost is also the new home of <a href="https://amplifier.org/">Amplifier</a>, a non-profit media lab that helps connect artists with social change movements to design, produce, and distribute art and media that helps those movements reach a wider audience. Bringing Amplifier to The Roost is the culmination of a years-long effort with Seattle's Office of Arts and Culture to identify a non-profit arts institution whose activities could provide interest and inspiration to our tenants. We hope this collaboration ican serve as a model for how new development can help support arts and cultural institutions in Seattle.<br />
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It has been a lot of work getting to this point, and we were at times uncertain if we would be able to pull it off. Having finally crossed the finish line, it's worth taking a moment to reflect on what we have accomplished and to share some of the lessons we learned along the way.<br />
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<b>Background</b><br />
Four years ago (November 2014) we purchased a 4000 sf lot near the future Rainier Light Rail Station with the intent of developing our first micro-housing project. Our starting point was the community micro-housing model that we first conceived for projects like the <a href="http://www.neimantaber.com/yobi-apartments">Yobi</a>. These early projects paired compact, affordable private sleeping rooms with generous common areas arranged to promote chance interaction and help build community among the residents. We aimed to push this form of housing beyond its utilitarian roots, improve the general design quality, and explore the inherent opportunities and challenges that are created when people live in community with one another. We described this effort as Microhousing 2.0.<br />
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Could we design housing that helped build friendships, social capital, and quality of life? Our first intuition was that we might be more successful if we could assemble a group of residents that shared some common interests and/or challenges. So we looked around the neighborhood and tried to imagine what a natural resident cohort might look like. With projects like Hiawatha Artspace next door, Pratt Art Institute nearby, and work spaces like Inscape and Rainier Oven within a short walk, we saw a natural opportunity to create artist's housing that could have a symbiotic relationship with these exiting arts institutions.<br />
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At the time, Artspace had 150 rooms available in Seattle with over 1000 artists on a <a href="https://www.artspace.org/mt-baker">waiting list</a>. Projects like Artspace are an important but scare resource, accessible only to those patient and lucky enough to get a spot. We saw an opportunity to create a market-rate analogue to Artspace's non-profit development model; aimed at helping the same group of people but with a solution shaped by the toolkit that we have at hand. Artspace provides large generous units to its residents, charges its commercial tenants market rate, achieves affordability through federal tax subsidies and insures those subsidies benefit artists by screening applicants through a portfolio review. The Roost, by contrast, would achieve affordability through space efficiency and shared resources. We would use conventional private financing, charge market rate for our rooms, and use <a href="https://www.seattle.gov/housing/housing-developers/multifamily-tax-exemption">Seattle's MFTE program</a> to achieve a deeper level of affordability. We would provide subsidized commercial space to attract an arts-oriented anchor tenant. Our doors would be open to anyone, so we would have to find ways to attract artists to the project via marketing and outreach.<br />
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<b>Early Design Concepts</b><br />
Our earliest designs featured three upper stories of small (160sf) studios with a main floor dedicated mostly to a large common work room. The idea was that residents could live upstairs and work together downstairs in the common studio. This vision was a natural extension of our own past experiences as architecture students working in large shared studios. We took the earliest sketches of this idea around to a range of schools and institutions (Pratt, UW, SEED, Equinox, Artspace) with experience providing artists work space. The feedback was not encouraging: Artists work in a variety of media, at all hours, often with specialized, expensive tools and supplies. They have unique personalities, a fierce devotion to their work, and a need to protect the fruit of their labors. Accordingly, almost every institution that provides artist work space provides it in the form of four walls with a door and a lock. Our vision of a gleaming storefront space full of artistic collaboration and creative foment needed a bit of re-thinking.<br />
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<tr><td class="tr-caption" style="text-align: center;">An early planning concept for the main floor featuring a large common work room.</td></tr>
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We published our plans online and <a href="http://neimanarchitects.blogspot.com/2015/08/calling-all-artists-reinventing.html">sent a survey around</a> to get feedback directly from prospective tenants. Some respondents found the idea intriguing. Many artists were suspicious of our intentions, which was generally presumed to be some sort of <a href="https://www.berkshirefinearts.com/08-11-2016_artwashing-a-tool-for-gentrification-or-cultural-enrichment.htm">artwashing</a> scheme. One pearl of wisdom that we gleaned from the outreach: Respondents put a much higher priority on <i>living</i> in a building with other artists than on <i>working</i> in a building with other artists.<br />
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Based on the feedback, we shifted gears a little bit. We gave up on the common work room and redesigned the main floor to have a conventional commercial space that we would reserve for an arts-oriented tenant. Having lost the common work area, we put a little bit of that work space back into each unit. We turned the upper three stories into two levels, but made each unit double height to accommodate a small bed loft. Lifting the beds up off the main floor opened up a small space for a work area within each unit - a miniaturized live-work loft,<br />
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<b>Walking the Walk</b><br />
Throughout the process we have had to live with a degree of uncertainty about the outcome. While we have always had a high level of confidence that we could make the project work as a conventional housing development, right up until the last we didn't have a clear sense if we could actually deliver on the promise of creating an arts community. It's one thing to want artists to come live here, but whether or not they will take up the invitation is another matter entirely. We offered up our storefront at reduced rent to arts institutions, but two years of matchmaking during the design and construction phase didn't produce much beyond a series of first dates. As the project approached completion, we sat down with our property manager to discuss a lease-up strategy, and a contingency plan.<br />
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We completed construction and got permission to occupy the building in mid-August. Summer and early Fall is considered a great season for leasing apartments. A conventional lease-up strategy would immediately buy up a lot of advertising and focus on getting the units leased before the slow season arrived. In our case, we felt our best chance to establish the project as an arts building would be to make sure that the first crop of tenants included as many artists as possible. So, rather than advertising broadly on general media sites like Craigslist and Zillow, we wanted to do our early outreach directly to artists.<br />
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We found ourselves at a junction where the project's financial best interests (quick lease-up) were in direct conflict with the projects stated goal (arts community), so we had to do a little soul searching paired with some spreadsheet work. We ultimately decided that we could afford to give artists a six-week head start and stick with our guerrilla marketing plan through October 1, at which point we would need to switch over to a conventional marketing strategy to get our units leased up and start paying on our bank loan.<br />
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<b>Lease-Up</b><br />
We reached out to over 60 arts non-profits and 35 galleries to use their bulletin boards, reception counters, telephone poles, and online social networks to spread the word about the project. We blogged, handed out postcards, and tacked up posters outside of art supply stores and art schools. We got enormous help from a few key institutions like SEED Arts, Artists Trust, Equinox, and Artspace. Slowly at first, and then more steadily, artists began to find the place. By the time October 1 rolled around, ten of the units were rented up, with artists living in seven of them. It was a promising start, but we were out of time and needed to move on. Conventional advertising had to begin. How many more artists would show up? We were just going to have to find out.<br />
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In early Fall we finally caught a lucky break on leasing the commercial space. Amplifier was looking for a new headquarters, and the Seattle Office of Arts and Culture helped connect the dots. We began working on an agreement to get them into The Roost, and the match finally took. We got ourselves a dream tenant, and the final pieces began to fall into place.<br />
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In October and November, the building continued to lease up steadily at the rate of about 3 units per week. We wanted to know how many of the later lease-ups were artists. It's not easy to know. When people apply for an apartment, they declare their income and where they work for a living, but very few working artists make their primary living through their art, so you don't really know if someone is an artist until you get a chance to ask them directly. To answer the question more accurately, we are conducting a tenant survey. While the information is still coming in, so far (with a 75% response rate) about 85% of our respondents identify as artists.<br />
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<b>What's Next?</b><br />
Our development projects provide us a laboratory to push new ideas and experiment in a way that isn't always possible in our client driven projects. The Roost is the first of a series of micro-housing projects where we are both the architect and the developer. These projects provide an opportunity to test new ideas in the marketplace, and enhance our subject matter expertise for this kind of housing. Operating the buildings is a unique opportunity to learn more about the day-to-day lives of our tenants, and deepen our understanding of this specific housing type. It is a form of research that can help us improve our future projects, guide our clients more effectively, and speak with more authority in our public advocacy role.<br />
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<tr><td class="tr-caption" style="text-align: center;">1501 NW 59th St - Construction to Begin Spring 2019</td></tr>
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<tr><td class="tr-caption" style="text-align: center;">8311 15th Ave NW - Shared Residential/Commercial Courtyard</td></tr>
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<tr><td class="tr-caption" style="text-align: center;">8311 15th Ave NW - Under Construction. Completion Jan 2020.</td></tr>
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<b>Credits</b><br />
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Neiman Taber Architects Design Team: David Neiman, David Taber, Elizabeth Pisciotta, Patrick Taylor, Kyle Jenkins, Juan Vergara, Erin Feeney, Sharon Rubin.<br />
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General Contractor: STS Construction Services<br />
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Consultant Team: Malsam Tsang (Structural); Sitewise Design (Civil); Pacific Landscape Architecture (Landscape); Geotech Consultants (Geotech); Evergreen Certified (Built Green); Solarc Energy Group (Energy Modeling); Chadwick and Winters (Surveyor).<br />
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<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-89667994977582501462018-10-14T23:30:00.003-07:002019-11-14T22:03:20.761-08:00West Seattle Church of the Nazarene Townhomes Project on KING5 News<iframe allowfullscreen="true" height="360" mozallowfullscreen="true" src="https://media.king5.com/embeds/video/8280844/iframe" style="border-color: #e6e6e6; border-style: solid; border-width: 1px;" webkitallowfullscreen="true" width="640"></iframe>
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KING5 has a short video about our townhouse project for West Seattle Church of the Nazarene.<br />
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<div class="MsoPlainText">
<a href="https://www.king5.com/video/news/local/church-finds-creative-solution-to-afford-space-in-seattle/281-8280844">https://www.king5.com/video/news/local/church-finds-creative-solution-to-afford-space-in-seattle/281-8280844</a><o:p></o:p></div>
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<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-43840504089100923092018-08-26T23:39:00.001-07:002019-11-14T22:03:41.444-08:00The Roost Gets Discussed at City Council Hearing<div class="separator" style="clear: both; text-align: center;">
<iframe allowfullscreen='allowfullscreen' webkitallowfullscreen='webkitallowfullscreen' mozallowfullscreen='mozallowfullscreen' width='620' height='532' src='https://www.blogger.com/video.g?token=AD6v5dypIRi1KzR3wy54KtnC2oXK1vKOtrH3MswhZb6UYiKO1QzPYECOp3fWr1m_FSeR46XPfiX0xYQHs_wGrCJgZg' class='b-hbp-video b-uploaded' frameborder='0'></iframe></div>
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We got a nice complement from the Seattle Office of Arts and Culture last week when our work came up in the context of a city council meeting about creating and preserving cultural space. The project they are discussing is The Roost at 901 Hiawatha PL S, where we are offering the building commercial space to an arts non-profit at below-market rent. In doing so we hope to both make a contribution to strengthening the arts in our city, but also to secure an arts identity for our building and provide our tenants with goods and services that are enriching for the folks living upstairs. As they allude to in the discussion, we think we are very close to announcing a deal with a tenant for the space. Stay tuned...David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-27777267129905270822018-08-15T23:24:00.002-07:002018-09-15T22:31:27.542-07:00Introducing The Roost - A New Affordable Urban Co-Living Community<div class="separator" style="clear: both; text-align: center;">
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<b>Introducing The Roost - 901 Hiawatha Pl S (See <a href="https://www.on-site.com/apps/criteria.jsp?goal=6&attr=x20&property_id=227612&lease_id=0&unit_id=0&required=">here</a> to apply)</b><br />
The Roost is an innovative new micro housing development designed from the ground up as affordable market rate housing aimed at supporting and strengthening Seattle's arts community. As part of our launch, we are doing extensive outreach to artists and arts organizations. We hope that you will assist us in spreading the word about this project via your own social network.<br />
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<b>Affordable Urban Co-Living</b><br />
The Roost is a unique project, unlike anything we have ever designed before. Most of the units are double height spaces with a small bed loft, freeing up room on the main level for work space or living room furnishings. They function more like one-bedroom apartments than micro-units. Nine of the units are set aside as income and rent restricted units, available to qualified applicants at rents significantly below market rate. The building also has a large commercial space on the first floor . We have reserved this space for an arts non-profit, furnishing the non-profit with a long-term home while also providing our tenants with services and/or cultural resources for artists and people in creative fields.<br />
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<b>Pricing:</b><br />
The rents listed below are averages. Individual unit prices may vary slightly based on unit size and location. Wi-Fi service and utilities are included for all units (at no additional charge). MFTE units are available to individuals with annual incomes of less than $28,100.<br />
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Unit Type<o:p></o:p></div>
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<td style="border-left: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 85.45pt;" valign="top" width="114"><div class="MsoNormal">
Quantity<o:p></o:p></div>
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<td style="border-left: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
Avg Unit Size<o:p></o:p></div>
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<td style="border-left: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
Avg Monthly Rent<o:p></o:p></div>
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<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 148.25pt;" valign="top" width="198"><div class="MsoNormal">
Small Units<o:p></o:p></div>
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<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 85.45pt;" valign="top" width="114"><div class="MsoNormal">
2<o:p></o:p></div>
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<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
160sf<o:p></o:p></div>
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<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
$950<o:p></o:p></div>
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<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 148.25pt;" valign="top" width="198"><div class="MsoNormal">
Small Units - MFTE<o:p></o:p></div>
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2<o:p></o:p></div>
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<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
160sf<o:p></o:p></div>
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<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
$702<o:p></o:p></div>
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</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 148.25pt;" valign="top" width="198"><div class="MsoNormal">
Large Units <o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 85.45pt;" valign="top" width="114"><div class="MsoNormal">
2<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
330sf<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
$1300<o:p></o:p></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 148.25pt;" valign="top" width="198"><div class="MsoNormal">
Units with Outdoor Patios<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 85.45pt;" valign="top" width="114"><div class="MsoNormal">
2<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
250sf<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
$1350<o:p></o:p></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 148.25pt;" valign="top" width="198"><div class="MsoNormal">
Loft Units<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 85.45pt;" valign="top" width="114"><div class="MsoNormal">
18<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
245sf<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
$1200<o:p></o:p></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 148.25pt;" valign="top" width="198"><div class="MsoNormal">
Loft Units - MFTE<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 85.45pt;" valign="top" width="114"><div class="MsoNormal">
7<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
245sf<o:p></o:p></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0in 5.4pt 0in 5.4pt; width: 116.9pt;" valign="top" width="156"><div class="MsoNormal">
$702<o:p></o:p></div>
</td>
</tr>
</tbody></table>
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgb3756JTPATcuDbuf_RstBIFh3V1vjwupu_IqdN3wjYjtUNu4x-yGi2BCOlJvnCuJz6aHUkLYXf0LxFUKnFLzzxXVK7vKWXYn1kBhlE5BxeqSUsFuYLuQb98zW9C0dgOMr1qJy6j3Pwqg/s1600/IMG_3353.JPG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1600" data-original-width="1067" height="400" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgb3756JTPATcuDbuf_RstBIFh3V1vjwupu_IqdN3wjYjtUNu4x-yGi2BCOlJvnCuJz6aHUkLYXf0LxFUKnFLzzxXVK7vKWXYn1kBhlE5BxeqSUsFuYLuQb98zW9C0dgOMr1qJy6j3Pwqg/s400/IMG_3353.JPG" width="266" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiQys7WddInqLLE0miKP0I8sy3lat9SmGv5iG_-39FfuoXlCQq9Bt0sNa3NFK71ef1niHUHPKpRYc9nxXFmWxO8q9v-4oq7I1Jr5LYFLuBPAAdqM7VQAkRIma4X-UhT1D0bT00iIcWigyE/s1600/IMG_3388.JPG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1600" data-original-width="1067" height="400" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiQys7WddInqLLE0miKP0I8sy3lat9SmGv5iG_-39FfuoXlCQq9Bt0sNa3NFK71ef1niHUHPKpRYc9nxXFmWxO8q9v-4oq7I1Jr5LYFLuBPAAdqM7VQAkRIma4X-UhT1D0bT00iIcWigyE/s400/IMG_3388.JPG" width="266" /></a></div>
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<b><br /></b>
<b><br /></b>
<b>Unit Features:</b><br />
Most of our units are double height lofts, with the bed space lifted up to provide a clear space at the main level for a work area or living room furnishings. The loft units feature thoughtful built-in amenities, unique custom finishes, and generous natural light and ventilation. Each unit has a private bathroom, a built-in wardrobe, and a kitchenette with a compact refrigerator, sink, and microwave. The cabinets were built out of fir plywood by a local cabinetmaker on Vashon Island. The flooring was custom-made using photographs of cedar fronds that we collected from Al Larkins Park in Madrona.<br />
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjQv3DFYfxAsR_LZyHEBRjnAZylXDJJixUhdGal_B6ROFiSQ_P0mfWBY9h6L56fK8duhxnpKViits4ctZ4_FiNJwR7fJ9pkut0VrB9KSQct-GGbmQNc9_uSBFi-uKxVBNXQB010wvJLyP4/s1600/IMG_3295.JPG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1600" data-original-width="1067" height="400" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjQv3DFYfxAsR_LZyHEBRjnAZylXDJJixUhdGal_B6ROFiSQ_P0mfWBY9h6L56fK8duhxnpKViits4ctZ4_FiNJwR7fJ9pkut0VrB9KSQct-GGbmQNc9_uSBFi-uKxVBNXQB010wvJLyP4/s400/IMG_3295.JPG" width="266" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEicMspKMvOE-ANYS9qn7JiAnazYQhXP9c_krU6AyULyob-n9We4A7-PLfMewxPsQnosN1E9Oai9x5UJBKHQt1O6XmMhzAKa1FDr7CFUiG1eRgBwiYeCYC0mPkZ-3sIl0fPouvVVLVpH-QM/s1600/IMG_3407.JPG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1600" data-original-width="1067" height="400" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEicMspKMvOE-ANYS9qn7JiAnazYQhXP9c_krU6AyULyob-n9We4A7-PLfMewxPsQnosN1E9Oai9x5UJBKHQt1O6XmMhzAKa1FDr7CFUiG1eRgBwiYeCYC0mPkZ-3sIl0fPouvVVLVpH-QM/s400/IMG_3407.JPG" width="266" /></a></div>
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<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiiYk-ErZA-7Y9iN7j8iZuJgquF_4S5O0NbtObYCJDI5x7Wp7ZzYBLTbGHFYijrvogRqgP-RlDxNrGBYWAehvNoASBxY4pNzjS1KTsNVv7x1XcaTQE7Ehdx7odZ7A9N8DLhEL7awl-fGy0/s1600/IMG_3672.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="682" data-original-width="1024" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiiYk-ErZA-7Y9iN7j8iZuJgquF_4S5O0NbtObYCJDI5x7Wp7ZzYBLTbGHFYijrvogRqgP-RlDxNrGBYWAehvNoASBxY4pNzjS1KTsNVv7x1XcaTQE7Ehdx7odZ7A9N8DLhEL7awl-fGy0/s640/IMG_3672.jpg" width="640" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">Typical loft space fits a queen sized bed</td></tr>
</tbody></table>
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<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjZVHbIFyRUaO325SOLcf5T-bJt0BfNF4yZt5FE4bj-GgSmo1fUc1hj6D0WKAimX9-mljYQIOAUHV73mj6Rm-V3-_DaVuFLrVwJLkmUdUXqidL9U2hRJ3DzjmzA4a9YDuT-vM9hyphenhyphenn7PuKU/s1600/IMG_3321.JPG" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="1067" data-original-width="1600" height="426" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjZVHbIFyRUaO325SOLcf5T-bJt0BfNF4yZt5FE4bj-GgSmo1fUc1hj6D0WKAimX9-mljYQIOAUHV73mj6Rm-V3-_DaVuFLrVwJLkmUdUXqidL9U2hRJ3DzjmzA4a9YDuT-vM9hyphenhyphenn7PuKU/s640/IMG_3321.JPG" width="640" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">Custom fir plywood cabinets and cedar frond photo-print flooring</td></tr>
</tbody></table>
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<br />
<b>Common Amenities:</b><br />
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg_uSh7eQpz4_B-Alt4_ISXeH53FIxorG5dldpdVQunL00I9dIjIUqAPx1l7CJVmeUwMv4H7wWRLu_y8vcsDvvI4ASa-Dqn6xx80xRSI9zvppBsCcTHZbMollw5bGzPEQ7JiOsqaPfwOPU/s1600/IMG_3372.JPG" imageanchor="1" style="clear: right; display: inline !important; float: right; margin-bottom: 1em; margin-left: 1em; text-align: center;"><img border="0" data-original-height="1067" data-original-width="1600" height="266" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg_uSh7eQpz4_B-Alt4_ISXeH53FIxorG5dldpdVQunL00I9dIjIUqAPx1l7CJVmeUwMv4H7wWRLu_y8vcsDvvI4ASa-Dqn6xx80xRSI9zvppBsCcTHZbMollw5bGzPEQ7JiOsqaPfwOPU/s400/IMG_3372.JPG" width="400" /></a><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjw-5ebnA7VzaTjmXMLrST52wq9vNR8Xa4Sg0GR8hF8UwrRPA-R4Qk_KuI1NQd69iaIASnvkQi9q-vEp8_Rcdf6HPT6HJsaU4n8tReQNscgZ2W_2bJmgnU-9iGrsR4f01NaJ2sFPOPgFLU/s1600/IMG_3288.JPG" imageanchor="1" style="clear: right; float: right; margin-bottom: 1em; margin-left: 1em;"><img border="0" data-original-height="1067" data-original-width="1600" height="266" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjw-5ebnA7VzaTjmXMLrST52wq9vNR8Xa4Sg0GR8hF8UwrRPA-R4Qk_KuI1NQd69iaIASnvkQi9q-vEp8_Rcdf6HPT6HJsaU4n8tReQNscgZ2W_2bJmgnU-9iGrsR4f01NaJ2sFPOPgFLU/s400/IMG_3288.JPG" width="400" /></a>Just off the main building entry is a large common area containing a kitchen, dining table, laundry, mail room, TV lounge and a meeting space. The common room is a public counterpoint to the smaller, private units. It provides a community center for gatherings, casual meetups, movie nights, weekend dinners, and more.<br />
<br />
Smaller common kitchens on both the 2nd and 3rd floors provide tenants with some additional food preparation areas convenient to their rooms. These features create more opportunities for chance encounters among neighbors as part of the day-to-day living experience.<br />
<br />
A secure room for 26 bikes is located in the lower level and is accessed directly from the alley. Small rental storage areas are available as well. Building-wide Wi-Fi is provided free of charge for all tenants<br />
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<b>Sustainability</b><br />
The project is targeting Built Green Five Star certification, a comprehensive third-party verified green building program. Built Green requires performance above and beyond conventional building standards in a number of categories, including site development, water conservation, energy efficiency, indoor air quality, and resource efficiency. Based on our modeling, we expect energy usage to be about 1/3 that of a conventional apartment building. A rooftop solar array will provide 85-90% of the domestic hot water for the building.<br />
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<b>Support for the Arts</b><br />
We are currently looking for an arts-oriented nonprofit organization to become our primary commercial tenant. We aim to provide a long-term home for an arts organization while also providing our tenants with services and/or cultural resources that would be useful to artists and people in creative fields.<br />
<br />
<b>Contact:</b><br />
To inquire about renting a unit at the Roost or to schedule a tour, contact Revel Property Management at: <a href="http://revelrealtymgmt.com/contact/">http://revelrealtymgmt.com/contact/</a><br />
<div class="MsoNormal">
To apply for a unit:<o:p></o:p></div>
<a href="https://www.on-site.com/apps/criteria.jsp?goal=6&attr=x20&property_id=227612&lease_id=0&unit_id=0&required">https://www.on-site.com/apps/criteria.jsp?goal=6&attr=x20&property_id=227612&lease_id=0&unit_id=0&required</a>=<br />
<div class="MsoNormal">
<o:p></o:p></div>
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<div>
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David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0tag:blogger.com,1999:blog-4437750576492053304.post-67827819405268873532018-02-12T16:28:00.001-08:002019-11-14T22:04:04.739-08:00Hiawatha Artworks in Search for Commercial Tenant and Artists<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhFoV4jQaOVec24K6vd6SKSI0-ybPYvB_5ayRmWoYyBFPKqo-L9WaraHmcC5HTZHC4xF_MeqvdPiV4HmBOgK7W9RWHbnRUaGOI5vYNMXyztB2weGcJMsYMMKIJ3vtH_y-TSHCv0ucoqRns/s1600/901_Hiawatha_NW_Streetview_Stencil_Final.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="1101" data-original-width="1500" height="468" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhFoV4jQaOVec24K6vd6SKSI0-ybPYvB_5ayRmWoYyBFPKqo-L9WaraHmcC5HTZHC4xF_MeqvdPiV4HmBOgK7W9RWHbnRUaGOI5vYNMXyztB2weGcJMsYMMKIJ3vtH_y-TSHCv0ucoqRns/s640/901_Hiawatha_NW_Streetview_Stencil_Final.jpg" width="640" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;">Street View from S Charles St</td></tr>
</tbody></table>
<br />
<br />
Construction is rapidly progressing on our latest project at 901 Hiawatha Pl S, the latest evolution of our work in micro-housing model, aims to create a new live-work community for working artists. With a June 2018 completion date just around the corner, we are stepping up our outreach efforts to the artist community.<br />
<br />
Commercial Storefront Space<br />
One key component to our arts-based building is finding an arts-based tenant that can provide a facility, services, or cultural resources that would help secure an arts identity for the building and provide services useful to the working artists living in and around the building. By offering a below market rate rent for the space we hope to attract a tenant that can fulfil this mission.<br />
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<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXOs0uwmUaJAQm5scLxeR76Ti6RfVoupqpmiXCBxfqLVMfwX27P4NMm2EdU5_0GupIB9TlaVkkVrMG8h7w2tE8x14x7mA8WZ3vh4zPPmHUjYFK5FaoK4eCJBsBGAFs0qyLBAnlKpO5aDM/s1600/901+Hiawatha+COMM+SPACE-3.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="1064" data-original-width="1600" height="425" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjXOs0uwmUaJAQm5scLxeR76Ti6RfVoupqpmiXCBxfqLVMfwX27P4NMm2EdU5_0GupIB9TlaVkkVrMG8h7w2tE8x14x7mA8WZ3vh4zPPmHUjYFK5FaoK4eCJBsBGAFs0qyLBAnlKpO5aDM/s640/901+Hiawatha+COMM+SPACE-3.jpg" width="640" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;">Commercial Space</td></tr>
</tbody></table>
<br />
The commercial storefront is a double-height, 1,236 SF space ideal for exhibition space, open work area or light hazard maker-space. Large windows along Hiawatha Place South and South Charles Street flood the space with natural light….. Overlooking the storefront is 600 SF of mezzanine suitable for additional workspace, private offices, conference rooms or storage. The space could be leased to a single tenant or shared among multiple smaller organizations.<br />
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<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhk_5zbqkHEK84x32CkI-P17-45nk4Ve_B0ruej8P9sjqkVRDgbQnn_D12zE1iXUGPMVrmt8z655pMA79sdr2vu9NS44YxDQq9UC5btdi_dRwCTNasC9H_yiNm3i4KCLbJYBDoTKIa52wM/s1600/901+Hiawatha+COMM+SPACE-2+-+Copy.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="1014" data-original-width="1600" height="404" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhk_5zbqkHEK84x32CkI-P17-45nk4Ve_B0ruej8P9sjqkVRDgbQnn_D12zE1iXUGPMVrmt8z655pMA79sdr2vu9NS44YxDQq9UC5btdi_dRwCTNasC9H_yiNm3i4KCLbJYBDoTKIa52wM/s640/901+Hiawatha+COMM+SPACE-2+-+Copy.jpg" width="640" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;">Commercial Space</td></tr>
</tbody></table>
<br />
<br />
Artist Live-Work Units<br />
There are 33 units over 4 floors, containing 4 daylight basement units and 2 ground floor ADA units. 29 of the units are double-height spaces allowing a sleeping loft, and providing a small work-space below. Each unit contains over-sized windows, a kitchenette, small bathroom and built-in storage.<br />
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The daylight basement units are the smallest in the project at 160 SF. The remaining 29 units sizes range from 241 SF including loft to 359 SF (including the loft). Because the project is enrolled in the Multi-Family Tax Exemption (MFTE) program, we will be able to offer nine of these units at a rate of $672/month. The remainder of the project will be market rate with monthly rents likely in the $900-$1100 range.<br />
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<tr><td class="tr-caption" style="text-align: left;">Typical Loft Unit</td></tr>
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Building Amenities<br />
Just off the main building entry is the Commons, a communal space containing a large kitchen, dining area, laundry, mailroom, a flat screen TV and rentable cabinets. This space is a public counterpoint to the smaller, private units and is designed to create community for the artists for gatherings, causal meetups, movie nights and weekend dinners.<br />
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Smaller common kitchens on both the 2nd and 3rd floors provide tenants with some additional cook-space closer to their rooms and create more opportunity for chance encounters as part of day-to-day living. <br />
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A secure room for 26 bikes is located in the daylight basement and is accessed directly off the alley. Small rental storage areas are available as well.<br />
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Building Location<br />
The building is located less than 1 ½ miles from downtown Seattle and the International District and in close proximity to two new development hubs at Yesler Terrace and Promenade 23. Frequent transit bus service is currently available less than a block away on Rainier Avenue. In 2023, Sound Transit Phase 2 will open a light rail station two blocks south of the project.<br />
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Nearby Cultural Resources<br />
In addition to Art Space Hiawatha Lofts across the street, Pratt Fine Arts Center, Inscape Cultural Center and Rainier Oven Building are all within a mile walk.<br />
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<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgwMfZdc5PpzCAiF_Tom8laN-KjdCkYAnPwRM5Q_BtkniM7mGKMB4TBBExspzAcD5YO5xMHPEJwu-T4RqE9wT2QNhj9uuW9uK57kL6J6uSGAICpsb5up_yIuIpI6MDhVsG8d9tn9_1qvsI/s1600/CD+ARTS+MAP_BLOG.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="1232" data-original-width="1570" height="502" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgwMfZdc5PpzCAiF_Tom8laN-KjdCkYAnPwRM5Q_BtkniM7mGKMB4TBBExspzAcD5YO5xMHPEJwu-T4RqE9wT2QNhj9uuW9uK57kL6J6uSGAICpsb5up_yIuIpI6MDhVsG8d9tn9_1qvsI/s640/CD+ARTS+MAP_BLOG.jpg" width="640" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: left;">Nearby Arts Organizations</td></tr>
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If you know of an organization or working artist that may be interested in our project, please pass our blog along. For additional information or to schedule a tour of the building, please contact David Taber at dt@neimantaber.com.<br />
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See below for project plans and sections<br />
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<br />David Neimanhttp://www.blogger.com/profile/12866581385583941464noreply@blogger.com0