MT Baker LCC CEP460-FINALREPORT

Strategiesfor
Sustainable
Development:
RealizingtheNorthRainierMt.Baker
HubLivingCommunityChallenge
_______________________________________________________________________________________
Developedby:CristinaArias,LarenBarulich,ZackCrotty,
RahulDevanarayanan,CarolineEngle,VeronicaGuenther,
CarolynHartman,EmilyHeim,MishuPham-Whipple,CarolineSuttie
TableofContents
1.Introduction 3
2.LivingCommunityChallengeElementsBreakdown 3
2.1Holisticapproach 3
2.1.1Place 4
2.1.2Water 4
2.1.3Energy 4
2.1.4Health/Happiness 4
2.1.5Materials 5
2.1.6Equity 6
2.1.7Beauty 6
2.2Mission/GlobalContext 7
3.MountBakerContext 7
3.1PlanningVision 7
3.2Strengths,Weakness,OpportunitiesandThreats(SWOT)Assessment 7
4.NorthRainierUrbanVillage/Mt.BakerHubPropertyAssessment 10
4.1IntroductiontoPropertyAssessment 10
4.2Context 10
4.3Vacancies 12
4.4Development 14
4.5Rezone 16
4.6Value 18
4.7Seattle2035 21
4.8PropertyAssessmentRecommendations 26
4.9PropertyAssessmentMetadataInformation 27
5.CaseStudiesandImplementationtools 28
5.1LicensingandFundingCaseStudy 28
5.1.1Background 28
5.1.2KeyFindingsTheBullittCenter 29
5.1.3ApplicationtoMt.Baker 29
5.2LivingBuildingsCaseStudies 30
5.2.1Background 30
5.2.2KeyFindings 30
5.2.2.1GeorgiaTechLivingBuilding 30
5.2.2.2BertschiSchoolLivingScienceWing 32
5.3CentralSoMaPlanCaseStudy 36
5.3.1Background 36
5.3.2KeyFindings 36
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5.4Non-MotorizedConnectivityStudy 44
5.4.1Background 44
5.4.2KeyFindings 45
5.5SupportingProduction:TheCommunitySolarProgram 48
5.5.1Background 48
5.5.2KeyFindings 49
5.6AnalysisofDistrictEnergyinMountBaker 50
5.6.1Background 50
5.6.2KeyFindings 52
6.LookingForward 54
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1.Introduction
ThisInitialResearchPacketAssessmentwillfocusontheNorthRainierUrban
Village/Mt.BakerHub,locatedinSouthSeattle.Thisprojectplanstodiscussand
unpackthefactorsaffectingtheLivingCommunityChallenge(LCC)inthiscommunity.It
willbesplitintofourmajorcomponents:ElementsBreakdown,Mt.BakerContext,
PropertyAssessment,andCaseStudiesandImplementationtools.Thesesectionswill
explainourstrengths,weaknesses,opportunities,andthreats(SWOTanalysis),give
contexttothetimelineandfutureoftheLCC,andlookintounderstandingtheareaofMt.
BakerthroughGISmappingandassessments,aswellasthroughresearchedcase
studiesthatgivebackgroundtofutureaction.
OurgroupconsistsoftenUniversityofWashingtonstudentsinaCommunity,
Environment,andPlanning(CEP460)class.Eachpersonhasaninterestinurban
planningandsustainabledevelopment,inlinewiththeLCCgoals.Thisprojecthasbeen
madefororganizersoftheLivingCommunityChallenge,includingTheFriendsofMt.
BakerTownCenterandMt.BakerHubBusinessAssociation.
ThegoalofthisassessmentistocompileusefulinformationfortheLCC.Itismeantto
supplythetoolsandresearchnecessaryforfutureaction.Itisimportantbecauseit
allowstheLCCtocontinueitsworkintheNorthRainierUrbanVillage/Mt.BakerHub
area.Thiswillallowforfuturedevelopmentsinsustainableinfrastructureinthisarea,
whichcouldinturnleadtomoresustainable,equitableactionsacrossthecityofSeattle.
2.LivingCommunityChallengeElementsBreakdown
2.1HolisticApproach
PetalCertification
TheLivingCommunityChallenge
operateswithinaholisticframework.
Thisrequiresavisionthatcontinuesto
understandalltheissuesthata
communityfaces.Thereisnotone
solutiontoaproblem,butinsteada
myriadofproblemsthatrequire
solutionsthateffectivelysolvemany
issuesatonce.Alivingcommunities
successlieswithintheintersectionof
petalsoutlinedinthechallenge.These
sectionswillbeoutlinedbelow.Our
casestudiesandpropertyassessment
marrythesevenpetalsbyfocusingin
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ontwoormoreofthem.AlloftheseattributesprovidesupporttoLivingCommunity
Challengespetalcertification.
2.1.1Place
Place,themostcentraltothepetals.Inthiscase,welookatNorthRainier/Mt.BakerHub
locatedwithinSeattle,WA.TheHubsassetsareitslocationwithinthecity,proximityto
downtown,anditsadvantageofbeingatransithub.Uniquetothisneighborhoodisthe
unusedlandparcelsthatcanbefoundthroughoutthecoreandsurroundingarea.This
providesanunusualopportunitytocreatesustainablespaceandbuildingsfromthe
groundup.Inalivingcommunity,eachspaceusedforanewpurposemustbenefitall
wholivethere.Thisincludesprotectingfragileareasandsteeringpollutantsawayfrom
vulnerablecommunities.
2.1.2Water
Water,acriticalresourceforourcommunitiesandourplanet.Inalivingcommunity
watermustbecollectedthroughprecipitationandwastewatertreatedonsite.TheNorth
Rainier/Mt.BakerHubhostsaUWLaundrysiteandhasamajorstormwaterissuethat
requiresSeattlePublicUtilitiesoversight(NorthRainierUrbanVillageAssessment).
Projectsthatcombineopenspacewithwaterfacilitiescanbemostbeneficialtowork
andprovidesupporttotheLivingCommunityChallengesholisticframework.Seattle
PublicUtilitiesexecutedtheThorntonCreekWaterQualityChannelprojectinNorth
Seattle,whichcombinedawaterqualitytreatmentfacilitywithaengaginglandscape.
TheNorthRainier/Mt.BakerHubwouldbeanexcellentchoiceforasimilarproject.
2.1.3Energy
AstheNorthRainier/Mt.BakerHubdevelops,sotoowillitsuseofenergy.Itisessential
thatenergysourcesbepollution-freeinordertosupporttheLivingCommunity
Challenge.ThereispotentialtoparticipatewiththeSeattleCityLightcommunitysolar
program.ProjectshaveoccurredintheneighboringcommunityofBeaconHills
Jeffersonpark,wherealargeshelterforpicnictablesismadeupofsolarpanelsthat
serveSeattleCityLightsgrid.AsNorthRainier/Mt.Bakerfindsopportunitiestodevelop
itsvacantparcels,thereispotentialtoincludesolarpanelswithitsprojects.Inthis
report,therearetwocasestudiesonenergypoliciesthatcouldhelpachievethispetal
certificationrequiringthataLivingCommunityChallengeharness105%ofitsenergyto
sustainitsneeds.
2.1.4Health/Happiness
Communitiesthataresafeforpedestrians,provideopenspaces,andacelebrate
differentculturesaddtothehealthandhappinessofanarea.TheNorthRainier/Mt.
Bakercommunityischallengedbyitscar-centricdesign.Thisexacerbateswalkability
issuesforitsresidentsandparticularlyforstudentswhocrossthesectionofRainierAve
andMLKWaytogettoFranklinHighSchoolandHoaMai,aVietnameseBilingual
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Preschool.Therehavebeendesignproposalstowidensidewalks,increasecrosswalk
widths,andrepairthepedestrianbridge.Thesuccessofimplementingdesignsthat
encouragewalkingcanbelinkedtohealth,assafetycanimpacthappiness.These
connectivityanalysesareoverviewedintheNon-MotorizedConnectivityStudyfoundin
thecasestudiessectionofthisreport.
Figure2.1.4AccesibleMountBaker,SeattleBikeBlog,2015.
2.1.5Materials
Thematerialspetalrequiresthatsubstancesinnewdevelopmentsmustbe(1)
non-toxic,(2)sourcedlocallywheneverpossible,and(3)easytoreplaceandmaintain.If
materialsfollowthiscriteria,thenthebuildingswillnotjustbebuiltefficiently,butwill
continuetobesustainableforfutureuse.ForabuildingtomeettheLivingCommunity
Challengescriteria,allmaterialscontainedintheRedListmustbeavoided.
TheRedListincludes
Alkylphenols
Asbestos
BisphenolA
Cadmium
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Chlorinatedpolyethyleneandchlorosulfonatedpolyethylene(CSPE);HDPE
andLDPEareexcludedfromtheRedList.
Chlorofluorocarbons(CFCs)
Chlorobenzenes
Chloroprene(neoprene)
ChromiumVI
Chlorinatedpolyvinylchloride
Formaldehyde
halogenatedflameretardants(HFRs)
Hydrochlorofluorocarbons(HCFCs)
Lead
Mercury
Polychlorinatedbiphenyls
Perfluorinatedcompound
Phthalates
Polyvinylchloride
Polyvinylidenechloride
ShortChainChlorinatedparaffins
Woodtreatmentscontainingcreosote,arsenicorpentachlorophenol
Volatileorganiccompounds(VOCs)inwetappliedproducts
2.1.6Equity
TheLCChandbookrequiresconsensuswithinitscommunityengagementprocess.This
alsorequirestheorganizerstoreachouttodiverseexistingcommunities(Living
CommunityHandbook1.0,2016)toensuretheLCCisforthepeoplewhohavebeen
callinganareahomebeforethechallengewasinitiated.ThediversityofNorthRainier/
Mt.BakerHubisanassettothelocationandasnotedinthe2010CensusBureau
Report,itszipcode,98144,istheoneofthemostdiverseinracial/ethnicmakeupaswell
asforeignbornresidentsinproportiontoSeattleasawhole.Inorderforthecityof
Seattletomaintainsocialsustainabilityanddiversityinthisarea,housingmustbe
accessibleaswellasaffordable.Suggestionsforoutreachcanbefoundinthenext
sectionsSWOTassessment.
2.1.7Beauty
AstheNorthRainier/Mt.Bakerneighborhoodisslatedformassdevelopment,therewill
bechangestothebuiltenvironmentandtothephysicalfeelingsofaplace.Itis
necessarythatthecommunitydemandthatwhatisbuiltaddtothebeautyoftheir
neighborhoodandcomplimentthenatureofthePugetSoundregionbyrespectingits
lushgreenscapes,mountains,andbodiesofwater.Thisincludesbuildingatahuman
scaletothemoreformidabletaskofcurbingbillboarddisplaysandexcessadvertising.
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2.2Mission/GlobalContext
TherearecurrentlyfourcommunitiesregisteredfortheLivingCommunityChallenge.
TheNorthRainierMt.BakerHubistheonlycommunityregisteredontheWestCoast.It
hasthepotentialtoleadanexampleforthePacificNorthwestregionandtheworldat
largeofwhatalivingcommunitylookslike.Thiscommunityorganizationshows
promisebysharingitsresources,workingwiththecity,andincentivizingdevelopersto
createaneighborhoodthatishealthyforitspeopleaswellastheEarth.
3.MountBakerContext
3.1PlanningOverview
CommunityorganizersworkinginSeattlesNorthRainier-MountBakerHubarecurrently
advocatingforneighborhooddevelopmentthatfulfillstheInternationalLivingFuture
InstitutesLivingCommunityChallenge(LCC).Asdescribedinthesectionabove,the
LCCisacertificationprogramthatprovidesabuiltdesignframeworkforthecreationof
anetzeroimpactcommunity.Thisneighborhoodmovementstemsfromthegoalsset
outinthe2010NorthRainierNeighborhoodUpdatePlantofosterathriving,
transit-orientedtowncenterandGreenHubintheareasurroundingtheMountBaker
LinkLightRailstation.Althoughneighborhoodtransformationhasbeenslow-moving,
recentplanningdevelopmentsfurtherthisvision,includingtheexpectationoflarge-scale
infrastructureinvestmentthroughtheSeattleDepartmentofTransportationsAccessible
MtBakerprojectandthe2014rezonearoundtheLightRailstationtoallowforbuildings
upto125.Intheinterestofcatalyzingsustainabledevelopment,inJuly2016theMount
BakerHubBusinessAssociation(HUBBA)andtheFriendsofMountBakerTownCenter
(FMBTC)registeredtheareafortheLCC.Currently,theseneighborhoodgroupsare
preparingforabrownbaglunchinMarchwithinterestedpartieshostedbyBullitt
FoundationPresidentDenisHayes.
3.2Strengths,Weaknesses,OpportunitiesandThreats(SWOT)
Assessment
Ourpurposeinthisassessmentistodeterminetheinternalstrengthsandweaknesses
versusexternalopportunitiesandthreatsthattheNorthRainier-MountBakerHUB
neighborhoodfacesinrealizingtheLivingCommunityChallenge.Withthisknowledge,
neighborhoodorganizerscanstrategizepathsforwardthatworktoleveragestrengths
andopportunitieswhileminimizingweaknessesandthreats.Theinternalstrengthsand
weaknesses(seeInfographic1:SWOTInternal)arecategorizedastheNorth
Rainier-MountBakerHubneighborhoods1)communityfeatures(white),2)keyphysical
components(blue),and3)planningvisions(green).Theexternalopportunitiesand
threats(seeInfographic2:SWOTExternal)aresortedas1)stakeholders(white)and2)
social,political,economicortechnologicaltrends(green).
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Infographic1:SWOTInternal
Regardingthecommunity,diversityprovidesrichculturalcapitaltoneighborhood
dialogue,butamoreheterogeneousgroupnecessitatesunique,targetedoutreach
techniquestobringeveryonetothetable.Anextensive,multiculturaloutreachcampaign
wasconductedinupdatingtheNorthRainierNeighborhoodPlanin2010,but
subsequentlymuchoftheoutreachsurroundingneighborhooddevelopmenthasbeen
TownHallstyle,Englishonly.Furthermore,thetwokeyneighborhoodorganizationsin
theareahavedoneanexcellentjobbuildingmomentumsincethe2014rezone,buttheir
visioningandconveningcapacityislimitedbytheiravailabletimeasvolunteers.
Next,thevacantandunderutilizedlotsprovideablankslateforgreendevelopment,but
existduetochronicredevelopmentbarriers.Accordingtoareportconductedlastyear
byBERKConsultingonbehalfoftheCityofSeattlesOfficeofEconomic,thesebarriers
areduetoalackof1)publicinfrastructureinvestment,2)Cityinterdepartmental
coordination,3)privatesectorpartnerships.TheLinkLightRail,NeighborhoodPlancall
foraGreenHubandrezoneforthetowncenterallpushtowardssustainable
development,butdonotovercomethepersistingredevelopmentbarriers.Lastly,the
LCChaspotentialtobuildmomentumandpotentiallyattractCityresourcesand
developerpartnerships,butatthesametimerequiresextensivepolicyandinvestment
maneuveringgivenitsstrictrequirements.
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Infographic2:SWOTExternal
Regardingexternalforces,Iwillfocusonthestakeholdersthathavethepotentialtobe
eitherathreatoropportunityinfurtheringtheLCC.Inthepast,theCityhasprioritized
investingresourcesinthedevelopmentofotherurbanvillages,buttheirsupportiskeyin
overcomingredevelopmentbarriers.Anopportunitytoincentivizetheirgreater
involvementexistsinintegratingtheMountBakerLCCprojectintotheirsustainable
developmentandenvironmentaljusticepolicyagenda.Next,developersandproperty
ownersarecrucialinbuildingthegreenbuildingsandinfrastructurethatwillcreatethe
LCC,butmanyareconcernedwiththeadditionalcostsassociatedwithsustainability
features.Furthermore,theyarenotsanctionedformakingsuchassessmentsinour
currentmarketplace.Lastly,manyenvironmentalorganizationshavemetwiththeMount
BakerHubLCCneighborhoodorganizersandexpressedinterestinsupportingthe
project,butamoreconcreteshowofsupportisneededtoleveragetheirexpertise.
BaseduponourSWOT,wehaveidentifiedtwokeystrategyrecommendationsmoving
forward.Thefirstistoemphasizeinclusivedevelopmentinconveningstakeholdersand
visioningneighborhoodtransformationfortheLCC.Giventhehighriskofdisplacement
inthisareaandthevalueofpresentcommunitydiversity,thisprojectneedstoprioritize
notjustenvironmentalsustainability,butalsosocialandculturalsustainability.
Environmentalsustainabilitycentersonthegoalofachievingintergenerationalequity:
ensuringfuturegenerationshavethesamequalityoflifeasthepresent.Byextension,
themovementmustalsosupportpresentequity.Wealldeserveahealthyqualityoflife
nomatteroureconomicorsocialclass.Ensuringinclusivedevelopmentwillrequirea
focusoninclusivecommunityoutreachtechniques,creatingrelationshipswithkey
developersinterestedinbalancingaffordabilityandenvironmentalsustainability,and
alsoleveragingtheCityspolicyinterestindevelopmentandenvironmentaljustice.
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Second,theMountBakerLCCteamwouldbewellservedinexpandingtheirvisioning
andconveningcapacitybyapplyingforagrant.GiventhesheerscopeoftheLCC,the
chronicredevelopmentbarriersintheareaandthelimitationsofvolunteercapacity,a
grantwouldallowthecommunityorganizerstoconducttheappropriateresearchand
seekoutkeypartnershipsinatimeliermanner.
4.NorthRainierUrbanVillage/Mt.BakerHubPropertyAssessment
4.1IntroductiontoPropertyAssessment
InordertounderstandthepotentialfornewsustainabledevelopmentintheNorth
Rainier/Mt.Bakerarea,wehavecompletedaseriesoftargetedpropertyassessmentsto
assesstheneighborhoodscurrentcomposition.Thisanalysiswasperformedto
examinetheexistingparcelvacancies,propertyvalues,zoning,andcurrentlypermitted
constructionprojects.Uponsynthesizingourresults,theseassessmentscanbeusedas
avisualtooltoinformandengageresidentsoftheneighborhood.Communitymembers
areoftenunabletoassesstheirneighborhoodsatalargerscaleandwithamore
comprehensiveview.Therefore,thesepropertyanalysesandvisualrepresentations,
pairedwiththecorevaluesorpetalsoftheLivingCommunityChallenge,helptoadvise
andguidethecommunityaboutincominggrowthwithinamoresustainableframework.
4.2Context
DuetothedifficultyofestablishingclearboundariesencompassingtheNorthRainier
regionandthenaturallyformingcommunityofMt.Baker,wechosetostandardizeour
analysisbyaligningwiththeCityofSeattlesurbanvillagelocations,asestablishedby
theSeattle2035ComprehensivePlan.WeutilizedtheNorthRainierUrbanVillage
boundarytofocusourpropertyassessmentssinceitisfixedaroundthenewtransithub,
similartoareasdescribedbythegoalsoftheLCC.ThisareaencompassestheMt.Baker
hub,thecrosssectionofthemajorroadwaysofMLKWayandRainierAve,thenewlight
railstation,therezonedcommercialcore,andgroupingsofexteriorresidentialhousing.
Weutilizedtheseboundariesbecausethecoreisposedforamuchlargerwaveof
developmentwhichwillhavemajorimpactsontheaforementionedfeaturesand
surroundingproperties.Weprovidedacontextmapbelow,wherewehaveidentifiedthe
exactbordersoftheVillageHubwithinthecontextofthegreaterSouthSeattlearea.
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4.3Vacancies
Inordertounderstandthecurrentcompositionofthecommunitythroughexamining
parcelhabitation,wewantedtoanalyzetheamountofvacancies.Thegoalofthis
assessmentwastorecognizevacancygroupingsandtospatiallycomprehendthe
amountofvacatedpotentialwithintheNorthRainierUrbanVillage.
Toperformthisanalysis,weutilizedtheKingCountyGISDatabase,anddownloadedthe
followingshapefiles:UrbanVillages,Parcels,Buildings,andPavementEdges.Tonarrow
alloftheacquireddata,weclippedtheParcels,Buildings,andStreetstotheNorth
Rainier/Mt.BakerUrbanHub,asidentifiedinthecontextmap.Oncethedatawas
focused,welookedwithintheParceldatatableandfoundPropertyNameCodesthat
identifiedtheparcelsasvacant.Wemadethisthebaselayerofthemapandhighlighted
thevacanciesinredtostandoutagainstthecurrentbluebuildinglayer.
Thisassessmentprovideduswith116parcelsthatweredeemedvacantbyKingCounty
intheyear2004andrangedacrossmixedusecommercial,singlefamily,andmultifamily
residentialzones.Thebulkofthevacantparcelswerelocatedalongtheinteriorcorridor
ofRainierAvenuewithinthemixeduse-commercialzoning.However,theseresultswere
ofparcelslistedasvacantlots,whichdoesnotaccountforparcelscontainingowned
andoperateddilapidatedbuildings.Detaileddataonbuildingqualityismuchharderto
find,makingabandonedbuildingsandbuildingsindisrepairmoredifficulttoincorporate
withinthevacancyanalysis.However,buildingdilapidationwasdeemedasignificant
issuebycommunitymembersatthemidterm-progresspresentation.Therefore,the
amountofunderutilizedparcelswithintheNorthRainierVillagecouldbefarmorethan
116parcels,offeringsomewhatofablankslatedistributedacrosstheregionfornew
development.
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4.4Development
Movingawayfromthecompositionandconditionofexistingproperties,wewantedto
understandthecurrentstateofdevelopmentintheNorthRainier/Mt.BakerVillage.The
goalofthisanalysiswastorecognizeandmapoutthenewdevelopmentprojects
currentlytakingplaceacrosstheregion.
followingshapefiles:UrbanVillagesandBuildings.Additionally,weutilizedcurrentdata
providedbySeattleinProgress.SeattleinProgressisawebsitethatfunctionsasa
proposedlanduseactiondatabaseforprojectshappeninginthegreaterSeattlearea.To
narrowalloftheacquireddata,weclippedtheBuildingstotheNorthRainier/Mt.Baker
UrbanHub,asidentifiedinthecontextmap.Wethenappliedtimelyconstruction
informationfromSeattleinProgressbyidentifyingnewconstructionandcreating
coloredlayersinordertodistinguishtheseprojects,greenforapprovedandyellowfor
applied.
Thisapplicationallowedustounderstandthecurrentstateofnewconstructionprojects
takingplace.Wewereabletoidentify11developmentprojectsthathavebeenapproved
bythecityand8developmentprojectsthatareintheapplicationstage;withmostofthe
projectstakingplaceinthesouthernendofthevillage.AsadesignatedUrbanVillage
andaTransitOrientedDevelopmentarea,theNorthRainier/Mt.Bakerregionisposedfor
alargewaveofimpendingdevelopment,aswitnessedbycitiespossessingsimilar
features.AdeeperlookwithintheApprovedProjectsrevealedthatthemajorityofthe
newdevelopmentwillbelargemultifamilyhousingcomplexes.Thecurrentconstruction
isseeminglypositioningitselfwithinthecitytoanticipatetheimpendinggrowth.
However,bycomparingthevacanciesmapanddevelopmentmap,wewereastounded
atthedisconnectbetweentheamountofdevelopmentcurrentlytakingplaceandthe
sheervolumeofvacantlandavailable.
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4.5Rezone
Furthermore,shiftingourfocusawayfromthecurrentslatedconstructionprojects,we
moveouranalysistowardsfuturedevelopment.Tobegin,wewantedtoapplyand
analyzetheMt.BakerHubRezonethatrecentlypassedin2014.Thegoalofthis
applicationwastounderstandwhatgroupingsofparcelswereaffectedbytherezone
andtherelationshipbetweenthenewheightsandthesurroundinglevels.
followingshapefiles:UrbanVillages,Parcels,andZoning.Additionally,weutilizedthe
NorthRainier/Mt.BakerRezoneproposaldocumentfromSeattlesOfficeofPlanning
andCommunityDevelopment.Tonarrowalloftheacquireddata,weclippedtheParcels
andZonestotheNorthRainier/Mt.BakerUrbanHub,asidentifiedinthecontextmap.
Wethenusedtheoriginalparcellayerasthebasemapandoverlaidthelandusezoning.
Thisprocesshelpedusidentifywhichparcelswerecontainedwithintherezoneand
allowedustoedittheparcelzoninginformationtoaccuratelyreflectthenewheight
increasesoftherezone.Weappliedagradienttorepresentthedifferenceinthenew
availabledevelopmentheightlimits.
Thisapplicationrevealedexactlywhichparcelswerechangedbytherezonebutmore
importantly,representstheextentofthenewzonesreachandtheextentofthenew
heightlimitsinrelationtothesurroundinglowlevelparcels.Additionally,werecordedall
oftheoriginallandzonesandwereabletosynthesizethechangeswhereinthecity
largelychangedparcelszonedforNeighborhoodCommercial65toparcelszonedfor
SeattleMixedUsewithheightsupwardsof85-125.TherezonefromNeighborhood
CommercialtoSeattleMixedUsechangesthetypeofdevelopmentfromsmall
commercialshopsandconvenienceretailtozonesusedtoencouragedevelopmentand
incorporateamuchlargerrangeofuses.
Inaddition,weextrudedthe2-dimensionalrezonemapintoa3-dimensional
representationofthenewheightlimits.Wefoundthistobeaveryvaluabletoolin
helpingthecommunitytrulycomprehendthechangeshappeningintheircommercial
core.Thoughthesemaximumheightsarerarelymetbydevelopers,wewantedto
portraythelegallimitsandthecontrastbetweenthedensifiedcoreandthenearbylow
leveldevelopmentsandsinglefamilyresidences.
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NorthRainier/MountBakerHub:ExtrusionModels
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4.6Value
TofurtherourunderstandingoftheuseandqualityofpropertieswithintheNorth
Rainier/Mt.Bakerregion,wewantedtoanalyzethevalueofindividualproperties.The
goalofthisassessmentwastounderstandtheaveragevalueoflandaswellasrealizing
thespatialdistributionofhighvaluepropertiesandtheirproximitytolowvalue
properties.
followingshapefiles:UrbanVillages,ParcelAddresses,andStreetEdges.Tonarrowall
oftheacquireddata,weclippedtheParcelAddressesandStreetsNetworkstotheNorth
Rainier/Mt.BakerUrbanHub,asidentifiedinthecontextmap.Oncethedatawas
focused,welookedwithintheParcelAddressesdatatableandfoundtheLandValueas
appraisedbytheCity,creatingthemarketvalueoftheland.Wewereunabletomapthe
truevalueoftheland,includingthelandappraisalandimprovementvalue,duetoalack
ofinformationintheimprovementdata.However,thebaselandvalueappraisalstill
helpedcreateapictureofparcelpricing.WeestablishedthebaselayerastheAppraised
LandValueandchangedthesymbologytoagradientinordertoaccuratelyrepresentthe
differenceanddistributionoflandvalue.WeincludedtheStreetEdgeslayertoaidinthe
understandingoftherelationshipbetweenthelandvaluesandmajorroadways.
Thisassessmentprovideduswithanextremelylargerangeoflandvalueswithinthe
NorthRainier/Mt.Bakervillage,rangingfromparcelsworthlessthan$25,000and
parcelsappraisedatvaluesupwardsof$35,000,000.Morespecifically,the$100,000-
$200,000landvaluerangehadthehighestamountofparcels,whichsetsapretty
standardbaselineforresidentialproperties.Thisassessmentisaccuratelyrepresented
inthemapthroughthepureamountoforangeshadeslocatedawayfromthe
commercialcoreandstreetcorridor.Thenextmostpopulatedrangeoflandvaluesis
$300,000-$600,000,includingmorecommercialpropertiesdistributedalongtheRainier
Avecorridor.Andlastly,themostexpensivepropertiesintheentireregionarelocatedin
theverycenterofthevillageoutline.Thesearethelargestparcels,themostcentrally
located,andwithinthemajorrezone;allofthesefactorscombinetoestablishaclear
financialdividebetweenparceltype.ThroughacomparisonoftheLandValuemapand
theRezonemap,wewereshockedatthestarkcontrastandproximityofextremely
cheapresidentialparcelslocateddirectlyacrossfromlargecommercialparcelsworth
millions.Additionally,pairingthedevelopmentpotentialnowallowedinthroughthe
rezoneandthepurevalueoflandinthecommercialcore,thecommunitycanseethe
potentialfordevelopmentbeingguidedintotheverycenteroftheregion.
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4.7Seattle2035
TheSeattle2035GrowthandEquityAnalysisisastudypublishedin2015bytheCityof
SeattleasacompaniontotheEnvironmentalImpactStatement(EIS)whichwas
releasedtostudytheimplicationsofthecurrenturbanvillagestrategy.The2035Growth
andEquityAnalysisfocusesontheeffectsthisstrategycouldpotentiallyhaveon
marginalizedpopulationsspecificallytouchingonthefourthvalueoftheSeattle
ComprehensivePlan,RaceandSocialEquity.Twoindexeswerecreatedinorderto
gaugethecurrentsituation:Theriskofdisplacementindexandtheaccessto
opportunityindex.Theseindexesareusefultosituatethecurrentcontextofsustainable
developmentintheNorthRainierurbanvillagewiththelargerSouthSeattleareaandto
informelectedofficialsandthepublicaboutfutureimpactsonmarginalized
populations.
Thedisplacementriskindexmeasuresfactorsthatincreasetheriskofmarginalized
populationsbeingdisplaced.Asageneraltrend,thedisplacementriskisgreatestin
neighborhoodsthathavehistoricallybeenhometocommunitiesofcolor.Asyoucan
seefromtheDisplacementIndexmapbelowmostoftheNorthRainierUrbanVillageis
inthemidrangeofdisplacementriskwhileasubstantiallargeinteriorportionisathigh
displacementrisk.Theriskofdisplacementindextakesintoconsiderationthe
amenities,vulnerabilities,andrentofthepeoplewhocurrentlyliveintheareabutdoes
notassumethatthecurrentpopulationswillbeabletocontinuelivinginthisarea.
ThesecondmeasurementtoolistheAccesstoOpportunityIndex.Thisindexanalyzes
factorsthatcontributetosocial,economic,andphysicalwellbeing.Itismeasuredusing
educationopportunities,employment,landvalueandproximitytoresources.TheNorth
RainierUrbanVillagehasrelativelyhighaccesstoopportunity.However,thesouthern
poleofthisareahasloweraccesstoopportunitywhilestillratinghigherthanthegreater
southSeattleareaintermsofaccesstoopportunity.Theaccesstoopportunityindexis
basedonresourceswhichmaynotnecessarilybeusedbythecurrentcommunitylike
education,economicopportunity,civicinfrastructureandhealthfacilitiesinthedefined
area.
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Seattle2035GrowthandEquityAnalysis:DisplacementRiskIndex
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Seattle2035GrowthandEquityAnalysis:DisplacementRiskIndicators
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Seattle2035GrowthandEquityAnalysis:AccesstoOpportunityIndex
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Seattle2035GrowthandEquityAnalysis:AccesstoOpportunityIndicators
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4.8PropertyAssessmentRecommendations
Insummation,thepropertyassessmenthashelpedidentifytheamountandlocationof
underutilizedland,currentlymaterializingdevelopments,rezoneddevelopmentpotential,
andlandvaluethroughouttheNorthRainierMt.Bakerregion.Throughthisanalysisof
thebuiltenvironmentwehavedeterminedthatthereishighopportunityfornewgrowth
andsustainabledevelopment.TheNorthRainierMt.Bakerregion,functioningasan
UrbanVillageandTransitOrientedDevelopmentcommunity,isaltogetherposedtodraw
inandencompassawiderangeofpopulation,construction,andeconomicgrowth.The
amountofvacanciesandunderutilizedlotsprovideeasilymalleablelandtobebought
anddeveloped,offeringablankslatefornewbuildingopportunities.Thelackofcurrent
developmenthelpsrevealthepublicinfrastructureissuesthatmustbeaddressed.The
HubRezonedemonstratesthemassamountofhighvalued-mixeduse,verticalpotential
availableintheheartoftheregion.Allofthispotentialfornewgrowthandsustainable
developmentleadstoahighriskfordisplacementofcommunitieswhocurrentlylivein
theNorthRainierUrbanVillage/MountBakerHUB.Thisregionrateshighontheaccess
toopportunityindexwhichtakesintoaccountthebuiltenvironmentassetsoftheplace.
Unfortunately,therearenoguaranteesthatthepeopletakenintointhefirstindexwill
havecontinuedaccesstotheresourcesidentifiedinthesecondindex.
Throughboththegeospatialandequityanalysis,itiscleartoseethattheNorthRainier
Mt.Bakerareahasthepotentialforequitableandsustainablegrowthanddevelopment.
However,withoutthepropervisioningandguidance,theaforementioneddevelopment
opportunitiescouldbetakenadvantageofbydeveloperswhoaremorefocusedon
economicadvancementratherthansustainablegrowth.Inordertopromotesustainable,
equitabledevelopmentitisimportantthattheCityofSeattletoprovidedeveloperswith
attractiveincentivestobuildwithequitablehousing,environmentalsustainability,and
thecurrentcommunityinmind.TosupportthisprocesswithintheNorthRainierUrban
Village,werecommendanemphasisbeputoninclusivedevelopmentpractices.These
practicescouldbeestablishedthroughthecultivationofpublic-privatepartnerships,
whichwouldeffectivelystrengthentherelationshipbetweenstructuralgrowthand
sustainablepractices.Thispartnershipwouldaidinaccomplishingbothnew
developmentwhileaddressingthecommunitysdesiredresourcesandgoalsof
sustainability.Additionally,policiescouldbedevelopedinordertomandateaffordable
housing,requirecommunityoutreach,andenforceaholisticapproachtosustainable
communitydevelopment.Thiscanbeaccomplishedthroughthefundingofcommunity
education,hiringofenvironmentalconsultants,investingininfrastructureandliving
buildings,andthepermittingofpetalcertifiedconstruction.
26
4.9PropertyAssessmentMetadataInformation
Name: ProvidedBy: LatestUpdate: Link:
UrbanVillages WAGDA 2012 https://wagda.lib.washington

.edu/data/geography/wa_citi
es/seattle/metadata/cd_1/ge
oguide.htm
Buildings WAGDA 2012 https://wagda.lib.washington

es/seattle/metadata/cd_2a/
Metadata/geoguide2.htm
StreetEdges WAGDA 2012 https://wagda.lib.washington

es/seattle/metadata/cd_3/ge
oguide.htm
Zoning KCGISCenter 7/1/2016 http://www5.kingcounty.gov/

sdc/Metadata.aspx?Layer=zo
ning
Parcels KCGISCenter 11/18/2016 http://www5.kingcounty.gov/

sdc/Metadata.aspx?Layer=pa
rcel
ParcelAddresses KCGISCenter 11/22/2016 http://www5.kingcounty.gov/

sdc/Metadata.aspx?Layer=pa
rcel_address
Rezone SeattleDepartment 2014 http://www.seattle.gov/dpd/

ofPlanningand cs/groups/pan/@pan/docum
Development ents/web_informational/p213
5524.pdf
Developments SeattleinProgress 2016 https://www.seattleinprogres

s.com/
Growth/Equity Seattle2035 2016 http://www.seattle.gov/dpd/

ComprehensivePlan cs/groups/pan/@pan/docum
ents/web_informational/p242
7615.pdf
27
5.CaseStudiesandImplementationtools
5.1LicensingandFundingCaseStudy
1

TheBullittCenter,
2012Greenest
Commercial
Buildinginthe
World

5.1.1Background
TheBullittFoundationtookontheLivingBuildingChallengewiththeintentofcreating
thegreenestcommercialbuildingintheworldtosetaprecedentforotherstofollow2.
NowlocatedinSeattlesCentralDistrict,thisprivatelyfundedbuildingishometothe
InternationalLivingFutureInstitute,thecreatorsoftheLivingCommunityChallenge
amongotherlikemindedorganizationsliketheBullittFoundation.Buildingsmakeup
48%ofenergyuseascomparedtoothersectorsat25%industry,27%transportation3.
Thisbeingsaid,greenbuildinghascometotheforefrontasthelargestchunkofenergy
usethatcanbemitigated.Seattlelandusecodeandbuildingcodeshadtobeamended
forthisprojecttobesuccessfulasitwouldnothavehappenedwithoutthevisionary
leadershipandsupportoftheCityofSeattle,theMayor,andtheCityCouncil.TheCity
CouncilsadoptionoftheLivingBuildingOrdinancecementedSeattleasaleaderin
sustainabledevelopment,andfacilitatedanumberofdeparturesandvariancesfrom
existinglanduse,water,wasteandbuildingcodes4.Someexamplesincludeapermitto
treatandcollecttheirownwaterwithaUVlightpurificationsystem5.Seattlerequires
1
Kahn, Brad. 570.001 - Bullitt Center across Madison Street (See: Http://Www.flickr.com/Photos/Bullitt_center/ for Usage
Information). Photo, July 18, 2013. https://www.flickr.com/photos/bullitt_center/10425291624/.
2
WA, DEI Creative in Seattle. Bullitt Center. Accessed November 23, 2016. http://www.bullittcenter.org/.
3
Pena, Robert B. Living Proof, The Bullitt Center High Performance Building Case Study. University of Washington,
2014.
4
Pena, Robert B. Living Proof, The Bullitt Center High Performance Building Case Study. University of Washington,
2014.
5
Bullitt Center. Wikipedia, November 19, 2016.
https://en.wikipedia.org/w/index.php?title=Bullitt_Center&oldid=750353380.
28
thatdrinkingwatermustbetreatedwithchlorinebeforeuse.Thebuildingisallowedto
useitsownwaterwiththestipulationthattheyareconnectedtomunicipalwaterfor
emergencyuse6.Thetwofollowingcodesandordinancesarethemostinfluentialfor
developmentandwerewhatgavewaytothesuccessoftheBullittCenter.
5.1.2KeyFindings
Ordinance17709,ortheGreenBuildingandSustainableDevelopmentOrdinance,most
notablyhasshapedtherequirementsforgreenbuildinginKingCounty.Itwasenacted
intolawamendingpreviousordinancestoanewstandardofgreenbuilding,andby2013
upholdingLEEDstandards.7Thisordinancerequiresthatallcapitalprojectsstrivefor
LEEDcertification,andiftheycannotmeetthecertificationtheyarerequiredtouse
sustainabledevelopmentspractices.Mostimportantlyitrequiresacknowledgementof
greenbuildingachievementsfromKingCountyaffordablehousingprojectsthat
increaseequitableaccesstoimprovedpublichealth,airquality,livingandworking
environments,andwalkablecommunities8andensuresustainabledevelopmentis
encouraged.
SeattleDepartmentofConstructionandInspectionsDirectorsRule12-2016establishes
requirementsthatthedevelopmentmeetthecitysGreenBuildingStandards,which
includesrequirestheownertocommittoGreenBuildingStandardsanddemonstrate
compliance9.Sincethisruleistop-down,thecityistryingtopushformoregreen
development.Developersreceivemorefloorspaceorheightinreturnshouldtheychose
tobuildaccordingtotheLandUseCodeforgreenbuildingstandards.
NationalfundingfortheLivingCommunityChallengecanbefoundfromtheongoing
partnershipsince2009oftheDepartmentofHousingandUrbanDevelopment(HUD),
DepartmentofTransportation(DOT),andEnvironmentalProtectionAgency(EPA)for
SustainableCommunities.10Thegoalofthesegrantsistopromoteaccesstoaffordable
housing,moretransportationoptions,andlowertransportationcostswhileprotecting
theenvironmentincommunitiesforequitabledevelopment,andhelpaddressthe
challengesofclimatechange,inlinewithLCCstandards.11
6
Bullitt Center. Wikipedia, November 19, 2016.
https://en.wikipedia.org/w/index.php?title=Bullitt_Center&oldid=750353380.
7
GreenBuildingandSustainableDevelopmentOrdinanceforKingCounty,WA.AccessedNovember21,2016.
https://your.kingcounty.gov/solidwaste/greenbuilding/green-building-ordinance.asp.
8
GreenBuildingandSustainableDevelopmentOrdinanceforKingCounty,WA.AccessedNovember21,2016.
https://your.kingcounty.gov/solidwaste/greenbuilding/green-building-ordinance.asp.
9
SeattleDCIDirectorsRule12-2016.AccessedNovember21,2016.http://www.seattle.gov/dpd/cs/groups/pan/@pan/
documents/web_informational/p2553226.pdf.
10
USEPA,OA.HUD-DOT-EPAPartnershipforSustainableCommunities.OverviewsandFactsheets.AccessedNovember
23,2016.https://www.epa.gov/smartgrowth/hud-dot-epa-partnership-sustainable-communities.
11
USEPA,OA.HUD-DOT-EPAPartnershipforSustainableCommunities.OverviewsandFactsheets.AccessedNovember
23,2016.https://www.epa.gov/smartgrowth/hud-dot-epa-partnership-sustainable-communities.
29
5.1.3ApplicationtoMountBaker
Inthepastfewyears,Seattlehasbecomeamoreconducivecityforlicensinggreen
buildings.Thetwolicensingexamplesemergedconcurrentlywiththeprojectofthe
BullittCenter,unsurprisinglyallowingforsuchdeviationsfromthepreviouscodeand
pavingthewayforfuturedevelopment.TheCityofSeattleisoneofthemosthospitable
placesintheworldforthedevelopmentofgreenbuilding,ecodistricts,andfora
sustainablecity.Thecitypoliciesprovetobelow-barriertosustainabilityendeavours;
whatprovestobethelargestobstacleisfunding.AlthoughtheBullittFoundationgrants
twoawardsperyearthroughtheirapplicationprocess,thefoundationdoesnotfund
capitalprojects,equipment,buildingconstructionorlandacquisition.12
5.2LivingBuildingsCaseStudies
5.2.1Background
TounderstandhowLivingBuildingsareputtogetherandfunded,thissectionwill
analyzetwocasestudies:livingbuildingsatGeorgiaTechandtheBertschiSchoolin
Seattle.Thesetwocasestudiesvaryinafewways.TheGeorgiaTechbuildingisstillin
thedesignandreviewstageandwhenbuilt,willincludethenewestrequirements,Living
BuildingChallenge3.0.Thiscasestudywillshowthecurrentprocessandfundingofa
livingbuilding.Alternatively,thispaperwillalsobelookingattheBertschiSchoolLiving
ScienceWing.Inthisstudy,itwillaidanunderstandingofhowlivingbuildingsare
createdinSeattle.Thegoalofthecasestudiesaretocreateacompleteunderstanding
oftheLivingBuildingprocess,andadditionally,theseparatewaysthetwobuildingswere
funded.
5.2.2KeyFindings
5.2.2.1GeorgiaTechLivingBuilding
BeforelookingattheBertschiSchoolinSeattle,thispaperwillfocusontheGeorgia
Techexample.AtGeorgiaTech,tobreakgroundin2017,alivingbuildingprojectwas
approvedbytheBoardofRegents.13Theplanoftheprojectwastohaveaninternal
groupintheuniversitybeinchargeoftheplanningphasesoftheproject,inadditionto
hiringcontractorsanddesignersforthedesignofthebuilding.14Todesignthebuilding,
GeorgiaTechinvolvedmanydepartmentsintheprocess,includingCapitalPlanningand
12
WA,DEICreativeinSeattle.GrantmakingProcess|TheBullittFoundation.AccessedNovember23,2016.
http://www.bullitt.org/grants/grantmaking-process/.
13
LivingBuildingChallenge:TheJourneyBegins.AccessedNovember23,2016.
http://www.news.gatech.edu/2016/02/01/living-building-challenge-journey-begins
14
LivingBuildingChallenge:TheJourneyBegins.
30
SpaceManagement,FacilitiesManagement,CollegeofArchitecture,andmanymore.15
Additionally,GeorgiaTechheldanideascompetitionfromdifferentteamsof
professionals,toassessbestoption.
TheGeorgiaTechLivingisplannedtofollowtherequirementsoftheLivingBuilding
Challenge3.0requirements.16TheoverallLivingBuildingChallengehasthreedifferent
typesofcertification:LivingBuildingCertification,PetalCertification,andNetZero
EnergyBuildingCertification.17TheLivingBuildingCertification3.0mustincludePlace
(UrbanAgriculture,Growthlimitations,etc.),NetPositiveEnergyforWater,NetPositive
Energy,HealthandHappiness(CivilizedEnvironment,HealthyInterior,etc.),Materials
(RedList,NetPositiveWaste,etc.),Equity(UniversalAccess,EquitableInvestment),and
Beauty(Inspiration+Education).18ToreceiveaPetalCertification,theprojectmust
completetherequirementsoneofthethreePetals:Water,EnergyorMaterial.19
Additionally,theprojectmustassessLimitstoGrowthandImperativeandInspiration
andEducation.20Lastly,thebuildinghastheoptionofgettingaNetZeroEnergyBuilding
Certification.ThiscertificationRecognizesbuildingprojectsthatachievetheEnergy
Petal,alongwithasubsetofImperativeswithinthePlaceandBeautyPetals.
CertificationforNetZeroEnergyBuildingprojectsissimple,cost-effectiveandcritical
forintegrityandtransparency.21Nosinglebuildingisrequiredtomeetallthree
certifications.WithanyLivingBuilding,thereisaTwo-PartCertificationprocess.22There
isapreliminaryassessment,thatmayoccuranytimeafterconstructioniscompleted.
23
Secondly,thereisafinalassessmenttodecidewhetherthebuildingiscertifiedto
LivingBuildingstandards.24

ToGeorgiaTechLivingBuildingissettobeconstructedatthebeginningof2017.25In
relationtotheLivingBuildingChallenge3.0requirementsbuildingwillinclude:
Net-positiveenergyandwatersolutions,procurementofmaterials,meaningfuloutreach
15
LivingBuildingChallenge:TheJourneyBegins.
16
DivisionofAdministrationandFinance.AccessedNovember23,2016.http://af.gatech.edu/news/team-selected-
design-living-building-georgia-tech
17
CertificationOptions,2015,accessedNovember26,2016,
http://living-future.org/living-building-challenge/certification/certification-options#living.
18
LivingBuildingChallenge3.1.AccessedNovember26,2016.
https://living-future.org/sites/default/files/16-0504%20LBC%203_1_v03-web.pdf.
19
CertificationOptions,2015,accessedNovember26,2016,
http://living-future.org/living-building-challenge/certification/certification-options#living.
20
CertificationOptions
21
CertificationOptions
22
Two-PartCertification.2015.AccessedNovember26,2016.
http://living-future.org/living-building-challenge/certification/certification-details/two-part-certification.
23
Two-PartCertification.
24
Two-PartCertification.
25
GeorgiaInstituteofTechnology.TeamSelectedtoDesigntheLivingBuildingatGeorgiaTech.March15,2016.
AccessedNovember26,2016.http://af.gatech.edu/news/team-selected-design-living-building-georgia-tech.
31
andengagement.26ThegoaloftheprojectistocompletetheLivingBuildingChallenge
3.0certificationin2020.27

ThefinalaspectofimportancewiththeGeorgiaTechLivingBuildingishowtheproject
wasfunded.AnorganizationcalledtheKendedaFund,aleadingphilanthropicinvestor
incivicandenvironmentalprogramsintheAtlantaarea,28isinvolvedintheproject.The
fundhasinvestedover$25milliondollarsforthenextfewyearstopayfor100percent
ofthedesignandconstruction,inadditionto$5millioninsupportofprogramming.29
TheKendedaFundisgivengrantsbyinvitationonly,30anddoesnotacceptorrespond
tounsolicitedgrantproposals,inquiries,orlettersofintent.31Therefore,the
organizationgetsfundingfromindividualprivatedonors.

Overall,theGeorgiaTechprojectisstillinitsearlystagesofdevelopment.Whilemostof
thedesignofthebuildingiscomplete,thereisstillconstructionandassessmentsinthe
comingfuture.Theuniversityhascontinuedtomakeitsprocesspublic,sotherewillbe
moreinformationontheprogressinthecomingyears.Thiscasestudyisimportant
becauseitgivesaglimpsetothedesign,construction,andprocessofcreatingaLiving
Building.Itshowsthattherearemanystakeholdersthatmustbeincludedincreating
suchaprocess,includingthecommunityandworkingprofessionals.

5.2.2.2BertschiSchool,LivingScienceWing
ThenextLivingBuildingwillanalyzeistheBertschiSchool,LivingScienceWing.The
schoolislocatedinSeattle,Washington,andwillbeacomparablecasestudyto
possiblefuturebuildingsintheLivingCommunityChallenge,inMt.Baker.TheScience
wingis1,425sqftby3,380sqft.,andwascompletedinFebruary2011.32Itmeetsthe
requirementsoftheLivingBuildingChallenge2.0.33Thebuildingwascreatedin
collaborationwithbothstaffandstudents;specifically,theschoolaskedstudentswhat
featurestheywantedtobeincluded.34ItwasfullycertifiedbytheILFIinApril2013,after
thedesignatedperformanceperiod.35
26
GeorgiaInstituteofTechnology.ConstructionManagementTeamSelectedforGeorgiaTechsLivingBuilding.
September12,2016.AccessedNovember26,2016.
http://livingbuilding.gatech.edu/news/construction-management-team-selected-georgia-techs-living-building/.
27
GeorgiaInstituteofTechnology.ConstructionManagementTeamSelectedforGeorgiaTechsLivingBuilding.
September12,2016.AccessedNovember26,2016.
http://livingbuilding.gatech.edu/news/construction-management-team-selected-georgia-techs-living-building/.
28
TheKendedaFund.2016.AccessedNovember26,2016.http://kendedafund.org/about/#for-grantseekers.
29
GeorgiaInstituteofTechnology.LivingBuildingChallenge:TheJourneyBegins.February1,2016.AccessedNovember
26,2016.http://www.news.gatech.edu/2016/02/01/living-building-challenge-journey-begins.
30
31
32
BertschiSchool.LivingBuildingScienceWing.2015.AccessedNovember26,2016.
http://www.bertschi.org/who-we-are/our-campus/science-wing/.
33
BertschiSchool.LivingBuildingScienceWing.
34
35
BertschiSchoolLivingScienceBuilding.February2016.AccessedNovember26,2016.https://www.wbdg.org/
references/cs_bslsb.php.
32

AbovedisplaysthedesignedplanfortheBertschiSchoolLivingScienceWing.
Source:(Pham,Diane."Seattle'sBertschiElementarySchoolIstheWorldsFourthLivingBuilding."InhabitatGreenDesign
InnovationArchitectureGreenBuilding.2013.AccessedDecember11,2016.)
Theoverallcostoftheprojectwas$935,000.36Thedesignfeesfortheprojectwere
pro-bonotheGeneralContractor,Skanska,removedtheirprofitsanddonatedtime,
materials,andconstruction.37Additionally,subcontractorsdonatedtheirtimeand
materials.38Thecompleteconstructioncostoftheprojectwascollectedthrough
communityfundraising,ledbytheBertschiSchool.39
Someofthefeaturesincludedinthebuildingare,wood-framedwallshydronicradiant
floorheating,anenergyrecoveryventilator,andnaturalventilationtocontributeto
reducingenergyconsumption.40Additionally,allmaterialsareRedListcompliantandall
woodisFSC(ForestStewardshipCouncil)certified.41Duringconstruction,98-100%of
wastefromtheconstructionprocesswasdivertedfromlandfills42andthecarbon
emissionsfromconstructionwasoffsetbythreeacresofundevelopedlandbeing
designatedforhabitatpreservation.43Thegoaloftheprojectisnotonlytocreatea
sustainablebuilding,buttogetstudentsinvolvedwiththeprocess.Forexample,
36
BertschiSchoolLivingScienceBuilding.
37
38
39
40
BertschiSchool.LivingBuildingScienceWing.2015.AccessedNovember26,2016.http://www.bertschi.org/
who-we-are/our-campus/science-wing/.
41
42
43
33
Becausethebuildingmusthavenetzerowaterandenergyusage,studentsparticipate
inreal-timemonitoringofthebuilding'senergyuseandproduction,aswellasthewater
usageandcollection.44ThisLivingBuildingprojectdiscussesatlengththeimportance
ofstudentandschoolcommunityengagement.

TherearemanyfeaturestotheLivingScienceWing,sothispaperwilllookafewmain
petals,includingWater,Energy,Materials,andEquity.
ThefirstpetaltolookatisWater.Thebuildinguseslowimpactdevelopmentfeatures
tomanagestormwaterandwaterreturnedtotheecologicalflowafterusewithinthe
building.45Additionally,thebuildingcollectsrainwater,greenroofstormwater,and
greywateronsite.46Therainwateriscollectedbythemetalroofingonthebuilding.
Stormwateriscollectedfromgreenroofsandwhenitoverflows,collectsinacistern.47
Lastly,greywateriscollectedinAqua2usefilterunitsandispumpedtoanindoorgreen
walltoreduceirrigationpurposes.48ItisimportanttonotethatCurrently,thewater
purveyorforthearea(SeattlePublicUtilities)willnotpermitanotherpublicdrinking
watersystemwithintheirjurisdiction,whichprohibitstheWashingtonStateDepartment
ofHealth(DOH)fromconsideringthissystemforpermit.49Thereasonforthis,isthe
systemisconsideredtobeaPublicGroupAWatersystem,becauseitservesmorethan
25peopleperday,yearround.50TheScienceWingassessedtheproblemsofthepermit,
andhasinstalledanewtreatmentsystem.51
ThesecondpetalofimportanceisEnergy.ThetypeofsysteminstalledintheBertschi
Schoolisasinglecatch-allelectricmeter,thatmeasureskWandtotalkWh.Also,the
buildinggetsitsenergythroughphotovoltaicproduction,A20-kilowattPVsystemon
theroofoftheadjacentbuildingprovideselectricitytothegrid-tiedbuildingtoachieve
netzeroenergyonanannualbasis.52TheLivingBuildingassessmentbelievesthe
projectwasnotagoodfitfortypicalenergymodelingtools,53andthereforefuture
projectsmaynothaveexactlythissystem.
ThethirdpetaltodiscussisMaterials.Thematerialsintheconstructionofthebuilding
wererequiredtobenon-toxic,includedlife-cycleconsiderations,andmustbeproperly
sourced.54Theprojecttriedtoeliminateneedlessmaterialsandtriedto,whenpossible,
44
45
InternationalLivingFuture.BertschiLivingBuildingScienceWing.2015.AccessedNovember26,2016.
http://living-future.org/case-study/bertschiscience.
46
InternationalLivingFuture.
47
48
49
50
51
52
53
54
34
reuseorreclaimobjects.55Additionally,theprojectusedRed-Listfreematerials,in
considerationofstudentshealthandwell-being.56Throughouttheconstructionprocess
Studentslearntoreduce,reuse,recycleandcompostwasteaswellasunderstanding
someofthelargerglobalissuesofwastestreams.57Overall,theprojecttriedtouse
materialsthatwerelowimpact.
Thefourthpetal,andonethatisimportanttofutureprojectsinMt.Baker,isEquity.The
BertschiSchoolbelievesthebuildingmusthavepurposeforothers.58Further,the
schoolbelieves,TheBertschiSchoolLivingScienceBuildinghasanhonorableand
necessarypurpose.Itexistsforprimaryschooleducationandaspirestoteachnotonly
science,butenvironmentalstewardship,aswell.59TheScienceWinghopestoeducate
youthaboutself-sustainingbuildingsandhowtousethem.
Inall,theBertschiSchoolLivingScienceWingisanexampleofcommunityengagement
onaLivingBuilding.Thefundingandcontinuedvisionoftheprojectincludesmultiple
ideas,inadditiontocontinuedaccesstothecommunity.Thiscasestudylooksatthe
specificsofcreatingaLivingBuildinginSeattle.Itdiscusseswhatsystemsandpolicies
workedandthosethatdidnot.Overall,itisagoodcomparisonMt.BakerandtheLiving
CommunityChallengevision.
ThesetwocasestudiesdirectlyrelatetotheLivingCommunityChallenge.TheGeorgia
Techcasestudy,showsthatitispossibletogetfundingfromprivatedonorsthathave
similarvalues.TheKendedaFundgivesmoneytoprojectsthatassessenvironmental,
equityandeconomicvalues.Whilefindingtheorganizationtofundtheprojectsmaybe
difficult,itisnotimpossible.Additionally,theGeorgiaTechcasestudyshowsthe
importanceofcommunityengagement.Throughouttheentireprocess,students,faculty,
andworkingprofessionalshelpedtocreatetheproject.TheLivingBuildingwasa
collaborativeeffortbetweenmultipledepartmentstocreateafinalgoalthatwas
ultimatelyacommunitydecision.Lastly,theLivingbuildingatGeorgiaTechshowsthe
powerofcommunication.Theuniversityhascontinuedtocreatearticlesontheoverall
process,design,andconstructionofthebuilding.Byspreadingthisinformation,ithas
allowedforaccesstoasharedbodyofknowledge.Peoplearemorewillingtohelp,when
theyunderstandthesituationathand.Additionally,whenthesuccessofaprojectis
documented,itcancreatefurtherprojectsandinterest.
55
56
57
58
59
35
Thesecondcasestudy,theBertschiLivingScienceWing,showstheprocessofcreating
aLivingBuilding,inaSeattlecontext.Itshowsthatitispossibleforabuildingtobe
fundedbythecommunity.Thekeytothecommunityinvolvementisthepurposeofthe
project.TheLivingBuildingprojectwasgoingtobenefitthoselivingintheneighborhood,
andmoredirectlythestudentsgoingtotheschool.Additionally,itisimportantthatthe
purposeorgoalofaprojectaddressesthepetalsoftheLivingBuildingChallenge.A
projectmustprotecttheHealthandEquityofthoseinvolved.Inthetwocasestudies
given,thebuildingsdothisbycreatingaspaceforeducation.TheLivingBuilding
Challengedoesnotjustlookatthematerials,ortheenergyassessments.Itlooksatthe
entirepicture,includingpresentandfutureusesofthebuilding.Itincludesthe
communityandallowsfordesignorfunctionalitythatrepresentsaspecific
neighborhood.
5.3CentralSoMaPlanCaseStudy
5.3.1Background
TheCentralSoMa(southofMarketstreet)areainSanFranciscoissimilarinmanyways
totheMountBakerneighborhood.AsubwaystationintheheartofCentralSoMais
plannedtoopenin2019,similartotheLinkLightRailStationthatexistsintheMount
Bakerneighborhoodnow.Bothareasalsohavemanyunderdevelopedsites.Central
SoMaandMountBakerbothhavethegoalsofhavingMixedUseCenters,aswellas
connectingaresidentialneighborhoodtoadowntownworkcenter.Bothareasaimto
preservestrongculturalandhistoricalsitesandpractices,createmoreaffordable
housing,createattractiveandinteractivespaces,andsupportlocalbusinessand
communitydevelopment.Althoughtherearemanyparallelsbetweenthesetworegions,
therearealsoafewsignificantdifferences.Forexample,intheMountBaker
neighborhood,creatingatowncenteraroundFranklinHighSchool,Mt.BakerBlvd,the
Mt.BakerStation,andCheastyBlvdGreenSpacerequiresmorethanwidesidewalks
withtreesandhigh-densityresidentialspaces;thisspacewillrequireamoderate
investment.Ontheotherhand,theCentralSoMaplandoesplanforalotofhigh-density
andwidesidewalkswithtrees.
5.3.2KeyFindings
TheCentralSoMaPlanaddresseseightgoals,includingincreasingthecapacityforjobs
andhousing;maintainingdiversityofresidents;facilitatinganeconomicallydiversified
andlivelyjobcenter;providingsafeandconvenienttransportationthatprioritizes
walking,biking,andpublictransit;offeringanabundanceofparksandrecreational
opportunities;creatinganenvironmentallysustainableandresilientneighborhood;
preservingandcelebratingtheneighborhood'sculturalheritage;andensuringthatnew
36
buildingsenhancethecharacteroftheneighborhoodandthecity.Eachofthesegoals
indirectlyaddressesoneormorepetalsintheLivingCommunityChallenge.60
First,theCentralSoMaPlanproposestoincreasetheareawherejobsandhousingcan
bebuiltbyretainingexistingzoningthatsupportsjobsandhousingandremovingzoning
thatdoesnotsupportthisgoal.Increasingtheheightlimitonparcelswouldallowthe
physicalspacetodeterminetheheightanddensitycontrol.Thesechangescouldleadto
anadditional45,000jobsand7,800housingunitsinCentralSoMa.61Thisgoal
addressestheplaceandequitypetals.
Thesecondgoalwithintheplanisaboutsocialsustainability.Theplansuggests
maintainingtheexistingstockofhousingbyimplementingcontrols.Maintaining
affordabilityofexistinghousingstockisalsoimportantandcanbeachievedby
implementingcontrolsandsupportingtheconversionofexistinghousinginto
permanentaffordablehousing.Theplanalsoensuresatleast33%ofnewhousingis
affordabletoverylow,low,andmoderateincomehouseholds.Settingaffordability
requirements,requiringcommercialusestocontributetoaffordablehousing,and
allowingaffordablehousingsitestosellanyunuseddevelopmentrights(below85feet
isconsideredunderutilized)wouldhelpachievethisgoal.Thisplanalsotakesinto
accountthemiddleclassthatdoesnotqualifyforaffordablehousingbutalsocannot
affordmarketratehousingbyprovidingpaymentassistanceloanprograms.They
requirefamily-sizedunitsandsupportservicessuchasschools,childcare,and
communityservices.Themechanismforprovidingtheseservicesincludesfunding,
whichwouldcomefromnewdevelopmentimpactfees.62Thisgoaladdressestheequity
andplacepetals.
Whilesupportingmorehousing,theplanalsofavorsnon-residentialgrowth.Jobsshould
belocatedadjacenttomajorandlocaltransitstations.Non-residentusesinnew
developmentonlargeparcelsandreducingthecurrentrestrictionsonnon-residential
developmentarealsosuggested.Supportingthegrowthofofficespaceisamust.Sixty
percentofjobsarelocatedinoffices,andthisnumberisgrowing.Production,
distribution,andrepair(PDR)servicesarealsoimportantfornon-residentialgrowth,and
theplanensurestheremovalofprotectivezoningwillnotresultinalossofPDRinthe
planarea.Thesejobsprovideworkforpeoplewithout4-yeardegrees.Theplanintends
tofacilitateavibrantgroundfloorretailenvironmentthatservestheneedsofthe
communityandsupportsthedevelopmentofhotels,especiallyinthegrowth-oriented
partsoftheplanarea.Nightlifeusesareimportantandshouldbeallowedwhere
appropriate.63Thisgoaladdressestheplace,equity,andhealthandhappinesspetals.
60
SanFranciscoPlanningDepartment,CentralSoMaPlan(CA:SanFranciscoPlanningDepartment,2016),1-192.
61
62
63
37
ThereiscurrentlycitysupportforsafeandconvenienttransportationinCentralSoMa.
Improvementsintransportationincludeabetterstreetsplanwithimprovementsto
sidewalks;abicycleplantoimprovethebikenetwork;VisionZero,whichincludes
infrastructureimprovements;MuniForward,withimprovementsinlocaltransit;the
centralsubwaydevelopment;ElectrificationofCaltrain,includingamorefrequent
service;HighSpeedRail,whichwouldconnecteconomiccentersofthestatetogether;a
transportationdemandmanagementprogramtoinformfuturetransportation
investment;ConnectSF,whichisa50-yearvisionoftransportation;andtheCore
CapacityStudy,whichlooksatstrategiestomeetthegrowingneedofconnectivityfrom
SanFranciscototheEastBay.Withtheseprogramsinmind,theCentralSoMaPlanhas
anobjectivetocreatesafe,convenient,andattractivewalkingenvironmentsonall
streetsintheplanarea.Thisincludeswideningsidewalkwidths,prohibitingcurbcutson
majorstreets,providingadditionalsignalizedcrosswalks,openingcurrentlyclosed
crosswalks,improvingintersectionsandfreewayramps,providingcornersidewalk
extensionstoenhancepedestriansafetyatcrosswalks,improvingconditionsonnarrow
streetsandalleys,addinginvitingstreetfurnishingsandtrees,expandingthepedestrian
network,andusingpublicart,lighting,andotheramenitiestoimproveexperienceunder
freeways.Theplanalsoaimstomakecyclingsafeandconvenientforallagesand
abilitiesbycreatingbicyclelanesandprovidingadditionalbikeinfrastructure.Public
transitshouldalsobemadeadequate,reliable,andpleasantbycreatingtransit-only
lanes,fundingmaintenanceofexistingfleetandinfrastructure,andstudyinghowthe
adjustmentsofjobsandhousingwillaffecttransitdemand.Theplanurgesshiftsaway
fromprivateautousagebylimitingparkinginnewdevelopmentsandutilizing
transportationdemandmanagementstrategiestoencouragetheuseofalternatives.64
Thisgoaladdressesthebeauty,equity,healthandhappiness,andplacepetals.

CentralSoMasuffersfromashortageofparksandrecreationalopportunitiesrelativeto
thepopulation.Theplanurgesthecitytomaximizethebenefitprovidedbyexisting
parksandrecreationbysupportingfundingfortherehabilitationoftheGeneFriend
RecreationCenterandimprovedprogrammingatparks.Theyalsoseektoexplore
additionalstrategiestofundexistingparksandrecreationalopportunitiessuchas
federalandstatefundingaswellasgrantsandpartnerships.Anotherobjectiveisto
createnewpublicparksinthehighestgrowthareaoftheplanthatwillservethegreater
area.Alongwithnewparks,theplanseekstocreatenewrecreationalopportunitiessuch
asanewpublicrecreationcenterandpublicrecreationalfacilitiesunderthefreeway.
Theplandoesnotrequirereplacementofprivaterecreationalfacilitiestoensurea
balancebetweenhousingandworkopportunity.Utilizingthestreetrightofwayfor
additionalgreenspace,gathering,andrecreationisanothergoaloftheCentralSoMa
Planthatcanpromotepedestrian-onlyorsharedstreetconceptsfornarrowstreetsor
mid-blockconnections.Openingupandstrengtheningprivately-ownedpublicopen
spacescansatisfythedaytimeneedsofofficeworkers.Newopportunitieswillfunction
64
38
asanetworkandcomplimentfacilitieswithinthebroaderareainasystematicmanner.65
Thisgoaladdressestheplace,healthandhappiness,equity,andbeautypetals.
CentralSoMaaimstobeatrulysustainable,resilient,andregenerativeneighborhoodby
becominganeco-district.Thismeansthattheneighborhoodwouldgivemoretothe
environmentthanittakes.Todoso,CentralSoMawouldneedtocreatea
comprehensivestrategyforcreatinganenvironmentallysustainableandresilient
neighborhood,createanimplementingentitywithintheneighborhood,consider
sustainabilityandresiliencyholisticallyinpublicinvestmentdecisions,evolvethe
requirementsandrecommendationswithchangingneedsandtechnology
developments,andallowpropertyowners,developers,andtenantstohavethe
opportunitytomaximizesustainabilityandresilience.Inthiseco-district,greenhousegas
emissionswouldbeminimizedbymaximizingenergyefficiencyinthebuiltenvironment,
maximizingonsiterenewableenergygeneration,usegreenhousegasfreepower
suppliestomeet100%ofelectricitydemand,minimizetransportationgreenhouse
gasses,andexplorestrategiestoreducefossilfueluse.Waterwastecanbeminimized
byefficientstormwatermanagement,efficientlyusingpotablewater,increasing
non-potablewateruseinbuildings,suchasrainwater,andincreasenon-potablewater
useinparks,openspaces,sidewalks,andstreets.Someexamplesofnon-potablewater
usescouldbelandscapingandstreetcleaning.Aneco-districtwouldalsosupport
biodiversity,accesstonature,andahealthyecosystembymaximizinggreeningofparks,
streets,andpubliclyaccessiblespaceswithtreesandgardens.Airqualitycanbe
improvedbyareductioninvehiclemiles,utilizinggreening,andbyusinghealthier
buildingmaterials.Theneighborhoodcanbemademoreresilientbycreatingasealevel
riseandfloodmanagementstrategy,reducingbuildingvulnerability,andmaximizing
stormwaterandfloodmanagementbyusingstreets,sidewalks,andopenspaces.San
FranciscoliesontheSanAndreasfaultlineandispronetofrequentearthquakes.To
maximizeearthquakeresiliencebuildingsshouldbebuilttowithstandaseismicevent
andtheneighborhoodshouldbepreparedwithenoughpowerandwatersuppliestolast
72hours.CentralSoMacanachievezerosolidwastebymaximizingrecyclingand
compostingofsolidwastefromallbuildings.Receptaclesshouldbeaccessibleand
thereshouldbestafftofacilitateandeducateconsumersabouttheirwastedisposal.
Recyclingandreuseofconstructionanddemolitionmaterialscanalsobemaximized.
SomeofthisrecyclingandreuseisalreadypartoftheLEEDandgreenbuildingcode.In
ordertoreducelitter,receptaclesshouldbetamper-proofanddurable.66Thisgoal
addressestheplace,water,energy,healthandhappiness,materials,equity,andbeauty
petals.
The1906earthquakechangedcultureinCentralSoMadramatically.Itdestroyedalmost
everybuildingandchangedthesocio-economiccharacteristicsintheentirearea.Two
importantculturalsurvivorsweretheFilipinoandthelesbian,gay,bisexual,transgender,
65
San Francisco Planning Department, Central SoMa Plan (CA: San Francisco Planning Department, 2016), 58-67.
66
39
andqueer(LGBTQ)communities.TheCentralSoMaPlanseekstopreserveand
celebratethesetwocommunitiesandtheirhistories.Oneobjectivetoachievethisgoal
istoensurethatthehistoryoftheneighborhoodisadequatelydocumentedthroughan
officialhistoricalcontextstatement.Anotheristosupportthepreservation,recognition,
andwellbeingoftheculturalheritageresourcesbyfacilitatingthecreationand
implementationofSoMaPilipinasFilipinoculturalheritagestrategyaswellaswiththe
LGBTQcommunity.Theplanalsoensurestheneighborhoodstangibleandintangible
industrialandartslegacyisnotlostbymaintainingPDRjobsintheneighborhoodand
reservingbuildingsandfeaturesthatreflecttheindustrialandartslegacy.Preventingthe
demolitionoforinsensitivealterationstoculturalheritageresourcesinthebuilt
environmentisalsoimportant.Culturalheritageresourcesinthebuiltenvironmentcould
beobjects,buildings,sites,structures,andlandscapes.Theplansuggeststhattheybe
preservedthroughdesignationtoanarticleintheplanningcode.Mechanismsforthe
rehabilitationandmaintenanceofculturalheritagepropertiescanbesupportedby
fundingforrehabilitation,enablingsignificantandcontributingbuildingsunderbuiltper
applicablezoningtoselltransferabledevelopmentrights,whichwouldcreateeconomic
valueforbuildingsbyenablingthemtosellunuseddevelopmentrightswherethereisa
significantdifferencebetweenwhatisallowedandtheactualsizeofthebuilding.Large
newbuildingscanalsopurchasetransferabledevelopmentrights.Theplansupports
additionsoverwholesaledemolitioninordertopreserveculturalheritageproperties.
Existingstrategiesandincentivesthatfacilitatethepreservationandrehabilitationof
designatedculturalheritagepropertiessuchasfederalhistoricpreservationtax
incentives,exemptionsfromtheplanningcode,andfaadeeasementsshouldalsobe
considered.InCentralSoMathereisafine-graineddevelopmentpatternthattheplan
urgestokeepandcontinueenhancingitscharacter.Todothis,CentralSoMacan
restricttheconsolidationofsmallandmediumsizedlotswithcharacterenhancing
buildings,whicharepleasantandaddcharactertotheneighborhood.Toincentivizethe
retentionofcharacterenhancingbuildings,theycouldbeallowedtoselltheir
transferabledevelopmentrights.67Thisgoaladdressestheplace,healthandhappiness,
equity,andbeautypetals.
Buildingdesignshaveastrongimpactonhowpeoplefeel.Buildingscanmakesomeone
feelsafe,invited,interested,alienated,andtheycanenhanceordetractfromthecity
skyline.TheCentralSoMaplanstressestheimportanceofensuringgroundfloorsof
buildingscontributetotheactivation,safety,anddynamismoftheneighborhood.The
planrequiresthatgroundfloorsactivelyengagethestreetbydesigningbuilding
frontagesandpublicopenspaceswithfurnishingsandamenitiestoengageamixed-use
neighborhood.Thisincludesamenitiesthatcanbeusedatallhoursoftheday,fixtures,
furnishings,art,utilities,programming,andcanbeimplementedinalleys,openspaces,
andsidewalks.Theplanensuresthatbuildingsarebuiltuptothesidewalkedgebecause
whentheyarenot,itcancausefeelingsofdetachmentfromthebuiltenvironmentand
67
40
leavesthestreettrafficasthedefiningexperience.Anotherwaytoincreasethe
pleasantnessofsidewalksistodecreaseparkingandloadingentrances,whenever
possible.Theplanalsoinsiststhattheoveralldevelopmentpatterniscomplementaryto
theskyline,whichcanbeachievedbysettingheightlimits,bulkcontrols,and
architecturalguidelinesthataremindfultoimportantviews.Developmentshould
reinforcethecharacterofCentralSoMaasamidrisedistrictwithtangibleurban
rooms,whichhaveastrongpresenceonthestreet.Buildingstallerthanthestreetwidth
willalsoberequiredtostepbackatthesupperstories.Newtowerswillbelimitedand
focusedatimportantnodesandheightwillbelimitedinareasofhistoricbuildingsand
areasofuniquecharacter.Theplanseekstominimizetheimpactofshadowsonpublic
spacesandutilizethenewbuildingstodiminishthedominantpresenceofthefreewayin
theneighborhood.Narrowstreetsandalleyswillmaintaintheirintimatenessandsense
ofopennesstotheskybyrequiringnewbuildingsfacingthealleyornarrowstreetto
stepbackattheupperstories.Theplanensuresthatlargedevelopmentsitesare
carefullydesignedtomaximizepublicbenefitandpromoteshighqualityarchitecture
thatwillenhancetheneighborhood.Lastly,theplanestablishesclearrulesfor
developmentbydelineatingwithintheplanningcodewhatisallowedandwhatisnot,
whenpossible.68Thisgoaladdressestheplace,healthandhappiness,materials,equity,
andbeautypetals.
Theobjectivespreviouslylistedareintendedtoprovidepublicbenefits,whicharegood
andservicesthatsupportthecommunityswellbeing,arenottypicallyprovided
voluntarilybytheprivatesector,andthatrequirepublicfundingorsubsidy(bythe
development)tocreateandmaintain.TheCentralSoMaPlanisexpectedtogenerateup
to$2billioninpublicservicebenefitsversusthe$300millionthatwouldbegenerated
withoutit,whichisa667%increaseinpublicbenefits.This$2billionwouldbederived
fromnewdevelopmentandwouldallowforabout5,000market-ratehousingunitsand
approximately40,000newjobs.Publicbenefitswouldbedeliveredthroughdirect
provisionofthebenefit,suchasaffordablehousing,one-timeimpactfees,andongoing
taxation.Ofthepublicbenefits,44%wouldgotowardsaffordablehousing,24%to
transit,and9%totheproduction,distribution,andrepairindustry.69
MuchlikeCentralSoMa,MountBakercouldbenefitfromenhancingitsstrengths.Some
ofthecommonstrengthsbetweenbothneighborhoodsarethediversityofresidents,
transit-centrallocation,diversityofbuildings,andculture.Ontheotherhand,theyalso
sharemanychallengessuchasrents,conditionsforpeoplewalkingandbiking,lackof
parksandopenspace,andinefficientuseofland.InordertolearnfromtheCentral
SoMaplan,acomparisoncanbemadebetweenneighborhoodsforeachgoaldescribed
intheplan.
68
69
41

IntheMountBakerneighborhoodthereareanumberofvacantparcelsthatcouldbe
usedforhousingorjobspaces.AnotherconceptthatcouldbeappliedinMountBaker
couldbeallowingthephysicalspacetodeterminetheheightanddensitycontrols,which
couldincreasehousingunitsandjobs.
Maintainingtheaffordabilityofexistinghousingstockbyimplementingcontrolsand
strategiescouldalsobeusefulintheMountBakerneighborhood.OnewayCentralSoMa
proposestomakehousingmoreaffordableisbyallowingaffordablehousingsitesto
sellanyunuseddevelopmentrights,whichinSanFranciscoislessthan85feettall.A
programlikeCentralSoMaspaymentassistanceloanprogramwouldbebeneficialfor
middleclassresidentsintheMountBakerneighborhood.Providingsupportservicesfor
theMountBakercommunitywouldbeachievablebyusingtheMountBakerClubhouse.
AlthoughtheMountBakerneighborhoodiscomprisedmostlyofresidentialhousing,itis
importanttofavornon-residentialgrowthaswell.TheMountBakerLinkLightRail
Stationprovidesanexcellentwaytogettojobcenteredarea,liketheindustrialdistrict
andofficespacesdowntown.Thestationalsoprovidesahubthatislocatedinthe
centerofretailandadjacenttojobsalongRainierAveS.
ThereiscurrentcitysupportforsafeandconvenienttransportationinMountBaker,
muchlikeCentralSoMa.Whereverpossible,itwouldbebeneficialtoimplementbicycle
lanesandparking,safesidewalksandcrosswalks,andeventuallyastrategytomeetthe
growingneedofresidents.
MountBakerwouldalsobenefitfromasafe,convenient,andattractivewalkingand
bikingenvironmentonallstreetsintheneighborhoodbyexpandingthepedestrian
networkwhereverpossible.Addingpublicart,lighting,bicycleparking,andother
amenitiestoimprovepedestrianexperiencewouldbelesscostlyandfasterto
implementthanlargerinfrastructureimprovementsthatarealsonecessaryforsafeand
convenienttravel.Anothereasystepforwardwouldbetocreateastudyofadjustment
fortransitserviceswiththenewLinkLightRailstationsandanyfurtherneighborhood
development.MountBakercouldalsoencourageashiftawayfromprivateautousage
bylimitingparkinginnewdevelopmentsitesandutilizingtransportationdemand
managementstrategiestoencouragetheuseofalternatives.
TherearemanypublicparksintheMountBakerneighborhood.Someofthelargerparks
includeColmanParkandMountBakerParkbuttherearealsouniquesmallerparkssuch
asBrandersGardensPark,HunterBoulevard,EastPortalViewpoint,andtheMount
BakerRidgeViewpoint.TheCentralSoMaplansupportsfundingforimproved
programmingatexistingparksandrecreationcenters.Increasingfundingforprograms
likeBicycleSundaysonLakeWashingtonBoulevardandsimilarprogramswouldbe
beneficialintheMountBakerNeighborhood.Additionalstrategiesforfundingcouldbe
42
exploredthroughthefederalandstatelevel,grants,andpartnershipopportunities.New
publicparksandpublicrecreationalopportunitiesarealsopossibleintheMountBaker
neighborhood.Vacantparcelsprovideanexcellentspaceforsmallparks,greenspaces,
gardens,orrecreationamenities.Anotheropportunityforgreenspaceistousethe
streetrightofwayfornarrowstreetsandmidblockconnections,similartowhathas
alreadybeendonewithHunterBoulevard.TheCentralSoMaPlanrecommendsthatany
newopportunitiesfunctionasanetworkandcomplementthefacilitiesofthebroader
areainasystematicorder.
MountBakercanstarttoestablishaneco-districtbyfirstdevelopingacomprehensive
strategyforcreatinganenvironmentallysustainableandresilientneighborhood.Itmay
alsobeusefultocreateandestablishanimplementingentityintheMountBaker
neighborhoodorgreaterSeattleareatooverseethestrategy,considersustainabilityand
resiliencyinaholisticmannerforpublicinvestmentdecisions,andtohelpevolve
requirementsandrecommendationswiththechangingneedsofthecommunityand
changingtechnology.MountBakeralsohasthepotentialtodecreasegreenhousegas
emissionsbymaximizingenergyefficiencyinthebuiltenvironmentandexploring
strategiestoreducefossilfueluse,suchasincreasingpublictransportation
accessibility.Thereductionoffossilfuelsalsoimprovesourairquality.Thereisalsoa
largepotentialtominimizewaterwastebyefficientlyusingpotablewaterinnewandold
developmentsliketheUWLaundryFacility.Managingstormwatercanminimizewater
wastetremendously.Forexample,vacantparcelscouldbedevelopedintoraingardens
orbioswales,andrainwatercouldbeusedinbuildingsfornon-potablewaterpurposes,
suchassewagesystems.Non-potablewatercanalsobeusedforlandscapingand
streetcleaning.TheCentralSoMaPlanalsomentionsacoupleplansandstrategiesthat
wouldbeapplicableinthegeneralSeattlearea,suchassealevelriseandflood
managementstrategyandearthquakeprotocols.Forthesealevelrisestrategy,theplan
suggestsreducingbuildingvulnerabilityandmaximizingstormwaterandflood
managementbyusingstreets,sidewalks,andopenspaces.Earthquakeresiliencecanbe
maximizedbyassuringbuildingscanwithstandseismiceventsandensuringthereare
enoughpowerandwatersuppliestolastatleast72hours.Tomaximizerecyclingand
compostingofsolidwastefromallbuildings,receptaclesshouldbeaccessibleandthere
shouldbestaffavailabletoassistwithcorrectsortingofwasteandeducatingthepublic.
Constructionanddemolitionmaterialscanalsoberecycledandreusedandthese
requirementsalreadyexistinLEEDandgreenbuildingcode.Littercanbereducedby
implementingtamper-proof,durablereceptaclesystems.
ThecultureandhistorythattheMountBakercommunityholdsisuniqueanddiverse.
MountBakercanpreserveandcelebrateitshistoryandculturebyreservingbuildings
andfeaturesthatreflecttheuniquecharacteroftheneighborhood.Someexamples
includetheMountBakerClubhouse,theDennyproperty,ColmanPark,thepierattheend
ofHolgatestreet,FranklinHighSchool,thetreeline,andtheviewsofMountBaker,other
mountains,andLakeWashington.Infact,theviewofMountBakerishowtheMount
43
Bakerneighborhoodreceiveditsname.Itisworthwhiletopreventthedemolitionor
insensitivealterationsofahistoricalorculturalsite,building,object,structure,or
landscape.TheCentralSoMaPlansuggestsprotectingthesesignificantplacesand
viewsthroughdesignationtoanarticleoftheplanningcode.Theyalsorecommend
enablingsignificantbuildingstoselltransferabledevelopmentrights.Thiscreates
economicvalueforbuildingsbyenablingthemtosellunuseddevelopmentrightswhere
thereisasignificantdifferencebetweenwhatisallowedandtheactualsizeofthe
building.MountBakerwouldalsobenefitfromsupportinganydevelopmentpatternor
characterenhancingbuildingsthatareimportanttotheneighborhood.

ThenextsectionoftheCentralSoMaPlandealswithlargerscaledevelopmentplans
thatmayormaynotbeusefulintheMountBakercontext.Onesmallerscalechange
thatcouldbeimplementedisrequiringthegroundfloorofbuildingstoactivelyengage
withthesafetyanddynamismoftheneighborhood.Oneideathatcouldhelpmakethisa
realityislesseningthenonpublicspaces,suchasparkingandofficespace,and
increasingamenitiesinbuildingfrontagesandpublicspaceswithfurnishingsthatcan
beusedatalltimesoftheday.Examplesofamenitiesmightincludeart,fixtures,
furnishings,utilities,andprogramming.Activelyengagingthestreetmakespeoplefeel
interested,safe,andinvited.Poorbuildingfrontagesandpublicspacescanmakepeople
disinterested,alienated,andcanleavestreettrafficasthedefiningexperience.Someof
thelargerscalerecommendationsrequiremuchmoreplanningbuttheyareworth
keepinginmind.BecausethemountainviewsareimportanttotheMountBaker
neighborhood,theneighborhoodshouldsetheightlimitsonnewdevelopmentthatare
mindfultotheseviews.Theplanalsosuggestspromotinghighqualityarchitecturethat
enhances,yetvariestheneighborhoodcharacter.Lastlyandimportantly,theplan
recommendsestablishingclearrulesfordevelopmentanddelineatingtherulesinthe
planningcode.
5.4Non-MotorizedConnectivityStudy
5.4.1Background
ThetransportationconsultingcompanyFehrandPeerscreatedtheNon-Motorized
ConnectivityStudyforKingCountyMetroandSoundTransitinSeptember2014.This
studywasdonebecauseofadesiretoimprovemobilityinandaroundSeattle.Several
methodsofbeingmobilearenon-motorized,andthesemethodsaregenerallycheaper
andmoreenvironmentallyfriendlythantheirmotorizedcounterparts.Specifically,this
studyfocusedoncombiningnon-motorizedtransportationoptionswithpublictransit
likeKingCountyMetrobusesandSoundTransitsLinklightrail.Theinformation
gatheredbyFehrandPeersisintendedtoshowKingCountyMetroandSoundTransit
44
whatprojectstheyshouldbeprioritizingastheymoveforwardincreatinginfrastructure.
70

Basedonaliteraturereview,theconsultantsdecidedtofocustheirresearchon
intersectiondensity,landusedensity,streetandsidewalkdensity,routedirectness
index,bicyclefacilitydenseness/coverage,andsignalizedarterialcrossingdensity.71
Thesearethefactorstheybelievemostaffecttransitusage.Theconsultantsdid
recognizethattransitridershipandmodesharearealsoinfluencedbyfactorssuchas
theareasdemographics,householdincome,andcarownershippatterns.Bikestress,
routedirectness,sidewalk/walkwaydensity,arterialsignalizedcrossings,andtravel
shedswereallcalculatedandlookedat,aswell.Thesefeatures(includingtheonesin
progress,plannedforthefuture,orstillbeingproposed)wereallusedtocalculatea
connectivityfactorfordifferentprojects.72

Theproposedprojectswererankedinafewdifferentwaysbasedonthreecriteria.The
firstwaytheprojectswereprioritizedwasbywhatgeneratedthemosttransitridership;
thesecond,abalanceofcostandridership;thethird(andlast),amethodthat
considereddemographiccharacteristicsandpopulationgrowth.Adistinctionwasalso
madeforhoweachprojectwouldaffectthenetchangeindailyridershipversusthe
percentchangeindailyridership.Projectsinvestigatedincludeddifferenttypesof
non-motorizedinfrastructure,includingoff-streettrailsandcycletracks,bikelanes,new
streets,newsidewalks,andnewsignalizedarterialcrossings.73Toevaluatehowsuch
proposedchangeswouldaffectSeattlesmetropolitanareainpractice,FehrandPeers
didcasestudiesoffourdifferentareas:NorthgateTransitCenter,OverlakeVillage,
MountBakerTransitCenter/LinkStation,andFederalWayTransitCenter.74
5.4.2KeyFindings
Broadlyspeaking,FehrandPeersdeterminedtherearesevenmainconnectivityfeatures
thataffecthoweasyitisforpeopletousenon-motorizedtransportationoptions.These
featuresarebicyclefacilities,elevation,intersections,roadwaynetworks,sidewalks,
transitstops/stations,andtrafficsignals.Theconsultantsalsofoundthatflextime
schedulingisthepredominantfeaturewithsignificantmarginalinfluenceoverwhich
modeoftransportationapersonwillchooseandwhetherthatpersonwillbewillingto
usenonmotorizedtransportation,butthatconnectivitylevelsatthepersonspointof
70
FehrandPeers,Non-MotorizedConnectivityStudy.(Seattle:2014),1.http://metro.kingcounty.gov/programs-projects/
nmcs/pdf/nmcs-report-091214.pdf
71
72
73
74
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destinationwerealsoafactor.Peoplevaluedirectroutes,aswellassidewalksand
signalizedcrossingonarterialstreets.Peopledesiretoliveinanareaclosetodifferent
transitoptions,eveniftheyusuallydrive.Intermsofurbandesignimprovements,Fehr
andPeersfoundthattheonlyurbandesignvariablethatinfluenceswhetherpeoplewill
walkorbiketotransitwithinhalfamileofwheretheyliveisstreetlightingdensity.
Ascanbeseeninthegraphicabove,MountBakersTransitCenterisconsideredtobe
similartoOthelloslightrailstationintermsofhowrobusttheirstreetgridsare.Both
havesomenoticeablegapsinarterialcrossingsandsomeareaswithhighbikestress.
ThehilltothewestofMountBakeristhemainfactorthatlimitsitsconnectivity.Bike
stressishighlargelybecauseofthehillandbecausebikerswouldmostlikelyhaveto
travelalongRainierAvenueandMartinLutherKing,JrWaytoreachMountBakerslight
railstation.Additionally,somesidewalksnearthelightrailstationarenarrowandhave
polesorotherobstructions.ThesecurrentconnectivityissuesledFehrandPeersto
concludethatthemostbeneficialtypesofinfrastructureimprovementintheMount
Bakerareawouldbesignalizedarterialcrossings(whichareusuallyassociatedwith
greenways)andcycletracks/bikelanes.
Currently,MountBakersbikestressisveryhighinsomeareas,asthetwomapsbelow
illustrate.By2035,though,Seattleplanstobuildanewstreetthroughthepresent-day
Lowe'ssite;createbicyclelanesalongMcClellanStreet,SMt.BakerBoulevard,andLake
WashingtonBoulevard;andmakeanewcycletrackormajorseparatedbicyclefacilityon
RainierAvenuenorthofMartinLutherKing,JrWay,aswellasonMartinLutherKing,Jr
46
Way.By2035,thesenon-motorizedimprovementswillincreasedailyridershipofthe
MountBakerLightRailStationby379people.Ofanytransitstationareaintheregion,
MountBakerispredictedtohavethe21stbiggestchangeinconnectivity,from3.56to
3.80.75Thiswascalculatedbasedonbothpercentandnetchangesindailyridershipand
demographic/transitserviceproximitymeasures.Additionally,FehrandPeersevaluated
theideaofputtinginmoregreenwaysandsignalizedcrossingsnearMountBakerslight
railstation,whichwouldcost$3millionandaddanestimated88dailyriderstothelight
rail,whichwouldbea2.1%increase.Thisresultsinanannualcostperannualriderof
ninedollars.76ComparedtothedozensofotherinfrastructureprojectsFehrandPeers
evaluated,thisprojectisoneofthemostefficientusesofmoney;theproposedchanges
arerankedseventhofallprojectsintermsofcostrelativetoridershipadded.77
75
FehrandPeers,Non-MotorizedConnectivityStudy.(Seattle:2014),68.
http://metro.kingcounty.gov/programs-projects/nmcs/pdf/nmcs-report-091214.pdf
76
77
47

TheAccessibleMt.Bakerprojectidentifiednear-termaccessandsafetyimprovements
thatcouldbemadetothearea.Toenhancethetransportationenvironmentforall
travelers,theprojectalsodevelopedalong-termmultimodaltransportationplanthatis
consistentwiththeMt.BakerUrbanDesignFrameworkandtheNorthRainier
NeighborhoodPlan.AccordingtotheAccessibleMountBakerproject,theintersectionof
RainierAvenueSandMartinLutherKing,JrWaySisacatalystprojectintheBicycle
MasterPlan,whichmeansthatitisasignificantchokepointinthenetworkthatposesa
challengetoimplementduetoinfrastructureconstraints.Thesenewpiecesofbicycle
infrastructurearesupposedtobebuiltin2017.
Theprojects--bothproposedandplanned--mentionedintheNon-Motorized
ConnectivityStudyfitwellwiththreedifferentimperativesoftheLivingCommunity
Challenge:HumanPoweredLiving,CivilizedEnvironment,andHealthyNeighborhood
Design.Bypromotingbikingandwalking,MountBakerwouldimproveitsstandingsin
HumanPoweredLivingandHealthyNeighborhoodDesign.78Becausetheseprojects
wouldalsoencouragepeopletogooutsidemore,itismorelikelythattheywillinteract
withoneanother,andbuildingsthathousecommunitytoolsharingandartand
recreationcouldgrowasmorepeoplewalkbyanddecidetogoinside.79
AlthoughtheproposedchangesinMountBakersconnectivitythatareoutlinedinthe
Non-MotorizedConnectivityStudyarenotenoughtoguaranteeLivingCommunity
Challengecertification,theproposedinfrastructureimprovementswouldmaketheNorth
RainierMountBakerHubclosertobeingabletobecertified.Alreadyhavingthecitys
backingonseveralofthekeyconnectivityimprovementsproposedanddiscussedinthis
studyisalsopromisingforreachingtheseimperatives.
5.5SupportingProduction:TheCommunitySolarProgram
5.5.1Background
Actionsthattackletheenergypetalcanbebrokendownintotwocategories:thosethat
improveon-siterenewableenergyproduction,andthosethatimproveenergyefficiency.
78
79
48
Section5.5.1willfocusonapplyingtheCityslargestprogramforsupportingrenewables
productiontotheHubregion.
Historically,Seattlehasdemonstratedleadershipinurbanrenewablesdevelopment.The
cityisrecognizedbytheU.S.DepartmentofEnergyasaSolarAmericacityfor
promotingsolarenergyatthelocallevel.Givencityandstatefinancialincentiveslikethe
CommunitySolarprogram,solarenergyappearstobeastrongoptionfortheNorth
Rainier-MountBakerHubtomeettheLCCrenewableproductionrequirements.
5.5.2KeyFindings
TheCommunitySolarprogramprovidesfinancial,zoning,andtechnicalsupportforsolar
energysitesthatallowcommunitymemberstoenrollintheinstallation.80
Enrollinginacommunitysolarprojectislikecrowdfunding.Acommunitymember
purchasesashareintheinstallationandisproportionallycompensatedovertimeby
theenergyproductionofthesiteandotherannualfinancialstipendsfromthestateand
City.Evenwithcityandstateprogramslikethecommunitysolarinitiative,however,
on-siteproductionrequiresasignificantcapitalinvestment.
Intermsoftheproductionafforded,aCommunitySolarprojectisfarfrommeetingthe
Hubsconsumptionneeds.InstallationsinSeattlehaveproducedbetween22-75kWhof
power.81Forcomparison,theNorthRainier-MountBakerHubconsumedaround73,000
kWhofpowerthroughbuildingsalonein2013.82
5.5.3ApplicationstoMountBaker
WhileprogramslikeCommunitySolarareastepintherightdirection,theyobviously
haveawaystogobeforebecomingcost-effectiveatthescaleanddensityofanentire
neighbourhood.Asurbanrenewablesprogramscontinuetomature,however,theywill
beabletomeetthatrequirement.Givenhow(geographically)boldtheLCCisinits
objectives,itislikelythattheHubwillatsomepointhavetopioneeradoptionand
adaptationofurbanrenewablesfortheneighbourhood-scaledemand.Intheshort-term,
however,itisrecommendedtheHubfocusonthemuchmorereachableobjectiveof
energyefficiency.
80
"Photo:JeffersonParkShelter".CityofSeattle.AccessedDecember8,2016.
http://www.seattle.gov/light/solarenergy/images/JeffersonParklargeshelter350px.jpg.
81
CommunitySolar-CurrentProjects.CityofSeattle.AccessedDecember8,2016.
http://www.seattle.gov/light/solarenergy/commsolarcurrent.asp.
82
BuildingEnergyBenchmarkingAnalysisReport.SeattleOfficeofSustainability&Environment.AccessedDecember8,
2016.http://www.seattle.gov/Documents/Departments/OSE/EBR-2013-report.pdf.
49
5.6AnalysisofDistrictEnergyinMountBaker
5.6.1Background
WhatisDistrictEnergy?

Districtenergyrepresentsarangeof
technologiesthatintegrateheatingand
coolingsystemsforaneighborhoodor
community.Districtenergysystems
(DES)producesteam,hotwateror
chilledwateratacentralfacility,which
isthenconnectedunderground
throughpipesystemstoindividual
buildingsforspaceheating,domestic
hotwaterheatingand/orair
conditioning.Thisallowsindividual
buildingstofunctionwithouttheirown
boilersorfurnaces,chillersorair
conditioners,resultinginmoreenergy
83
efficientdistricts .Simplyput,energyissharedbetweenbuildingsandcirculatedfrom
areaswithexcessheatedorcooledairtoareasthatarelacking.

Whensuccessfullyimplemented,theenvironmentalandeconomicbenefitsofaDESare
huge.Implementation,however,requiresasignificantlevelofplanningandengineering.
Becauseoftheexpertiseandinfrastructurerequiredtoimplementtheproject,the
systemsarecapitalintensiveandrequiresubstantialinvestmentsnotonlyintheinitial
stagesoftheproject,butalsoforconstruction,businessdevelopment,design,and
contractnegotiation84.Financingtoolssuchasenergyservicecontracts,thirdparty
financing,grants,reservefunds,greenfunds,andloansareoftenusedbyinstitutions
implementinglargescaleDES85.Privatefirmsareincreasinglyplayingalargerrolein
financingDESprojects,creatingmorefinancingoptionsforentitiespursuingaDES.
Theseprivatefirms,suchasCorixorVeoliaEnergyNorthAmerica,havetheexpertiseto
designandoperateaDES,butinherentlyoperatethesystemwithafor-profitmodel.
Financingsmallerscalesystems,suchasoneinvolvingtheUWConsolidatedLaundry
facility,however,aremorechallengingtofinancethroughprivateenergyfirmsand
83
"WhatIsDistrictEnergy?"DISTRICTENERGYINITIATIVE.AccessedNovember16,2016.
http://districtenergyinitiative.org/.
84
Jun7,2013BySTEVETREDINNICK,PE,CEM;SyskaHennessyGroup;Madison,Wis.|HPACEngineering."WhyIs
DistrictEnergyNotMorePrevalentintheU.S.?"HeatingPipingAirConditioningEngineering.AccessedNovember16,
2016.http://hpac.com/heating/why-district-energy-not-more-prevalent-us.
85
Seidman,KarlF.,andDrewPierson.FinancingUrbanDistrictEnergySystems:TrendsandImplicationsforPortland.PDF.
MassachusettsInstituteofTechnology,CommunityInnovatorsLab,January2013.
50
insteadrequireamorecustomizedfinancingarrangement.SmallerDESprojectsoften
relyheavilyongrantfunds.Formoreinformationonlivingbuildinggrantfunds,please
refertoTheBullittCentercasestudy.
AnothermajorrequirementofaDESisbuildingdensity.86Buildingdensityinthesystem
isasignificantconsiderationbecausethisfactorinfluencesthecostofthepipeand
networkinfrastructure,affectingtheoverallcost-benefitoutcome.Formanymajor
institutionalcampuses,suchasuniversities,militarybases,ormedicalcenters,district
energyisregardedasapreferredheatingandcoolingmethod.Theseinstitutionsare
idealhostsofDESduetohighbuildingdensityandconsistencyinbuildingownership,
whichallowsforeasierimplementation.87
Inadditiontocurrentbuildingdensity,futurebuildingdensitymustalsobetakeninto
considerationsothatarrangementscanbemadetopotentiallyincorporatenew
buildingsintothesystem.Moreover,furtherconsiderationintowhattypesofbuildings
arein/willbeintheDES,forexample,commercialorresidential,mustbetakeninto
accounttoevaluatetheenergydemandonthesystematdifferenttimesofday,and
ultimatelyprovideanaccuratecost-benefitcalculation.

IntheMountBakerneighborhood,thereispotentialforasmallDESthatwouldutilizethe
wasteheatproducedbytheUWConsolidatedLaundryfacilityintheneighborhoodto
provideenergyforadjacentbuildingsandthelaundryfacility.

Between 2009 and
2011,afewstudies
were conducted to
give a basic
analysis of the
feasibility of a DES
using waste heat
recovery
technology for
district heating.
Thesestudieswere
intended to be
used to inform the
discussion around
a DES in Mt. Baker
and are not near a
complete
86
DistrictEnergyinCities.PDF.Paris:UnitedNationsEnvironmentProgramme,2015.
87
Seidman,KarlF.,andDrewPierson.FinancingUrbanDistrictEnergySystems:TrendsandImplicationsforPortland.PDF.
MassachusettsInstituteofTechnology,CommunityInnovatorsLab,January2013.
51
evaluation of the systems feasibility.88 Initial stakeholders involved intheexplorationof
a Mt. Baker DES were Sound Transit, UW Laundry, City of Seattle, PaladinoandCo.,and
HeartlandLLC.
5.6.2KeyFindings
Acommonconclusionofthefeasibilityanalysisarethatfurtherstudiesshouldbe
conductedtodetermineifaDESistrulyaviableoptionforMt.Bakeratthismomentin
time.AmoredetailedanalysisofseveralcomponentsoftheDES,includingthebusiness
case,legalarrangements,anticipatedgrowth,andsystemcapacitymustbeexamined
foraDEStomoveforward.Furthereconomicanalysisisrequiredtodeterminewhether
anenergyprovidercangenerateenergyataneconomicalratefortheUWLaundrygiven
therequiredcapitalinvestmentforthesystemandUWLaundrysinfrastructure
investmentwhilefurtherinvestigationintospecificlegalarrangementsisnecessaryfor
establishingadistrictenergyutility.Unfortunately,discussionsbetweenSoundTransit,
UW,andtheCityofSeattle,werenotabletodeterminewhowouldsponsorfurther
analysis.89

Althoughthestudiesweregenerallyinconclusive,someroughestimates,potential
barriers,andfurtherrecommendationswereidentified.Abasicanalysispreparedby
AffiliatedEngineersestimatedthattheconstructioncostforvariousheatingsystems
rangedfrom$90,000to$950,000perbuilding.90Thesewereroughestimatesthatwere
basedonassumptionssuchasfuturedevelopmentofbuildings,energydemands,and
costofelectricityandexemplifiesthecurrentuncertaintyaroundwhatspecificsystemis
bestsuitedfortheDESprojectandatwhatcost.Twomajorpotentialbarriersthatwere
identifiedaretheuncertaintyoffuturedevelopment,91includingassociateddensityand
buildingtype,andprocuringcapitaltosupporttheproject.Uncertaintyaroundfuture
developmentmaybereducedbyexamininganticipatedgrowthprojectionsinthe
PropertyAssessmentsectionofthisdocument.Onepotentialbarrierrelatedtofuture
developmentisthewillingnessofdevelopersofadjacentparcelstosignpowerpurchase
agreements,authorizingparticipationintheDES.
Intermsofidentifyingafundingsourcefortheproject,theanalysispreparedbyPaladino
suggestslookingtoincentivesthatcomefrompoliciessuchasanincentiveofferedby
utilitiesunderconservationandalleviatedinfrastructuredevelopmentprograms.92State
andfederalgrantsandloans,suchasthoseofferedbytheU.S.DepartmentofEnergy
andtheEPAcanalsosupportthefundingoftheDES.Thelocalgovernmentcouldalso
playamorecentralroleinsupportingaDESbyprovidingfinancialtools,suchas
88
Mt.BakerStationAreaSteamDistrictEnergySystemDemandSideAnalysis.PDF.Seattle:AffiliatedEngineersInc.,
January13,2009.
89
SoundTransitDistrictEnergyFeasibilityAnalysis.PDF.Seattle:PaladinoandCompany,May21,2010.
90
Mt.BakerStationAreaSteamDistrictEnergySystemDemandSideAnalysis.PDF.Seattle:AffiliatedEngineersInc.,
January13,2009.
91
CityofSeattle-DistrictEnergyPre-FeasibilityStudy.PDF.Seattle:AffiliatedEngineersInc.,September22,2011.
92
52
subsidies,93aswellasimplementingpoliciesthatincentivizeandstreamlinedistrict
energyprojects.
InordertomoveforwardwiththeDESintheMountBakerneighborhood,theimmediate
recommendationistoupgradethecurrentsteamgenerationequipmentatUW
ConsolidatedLaundry.94AccordingtotheanalysispreparedbyPaladinoandCo.,
althoughthereareenergyefficiencyopportunitiesusingthewasteheatattheUW
ConsolidatedLaundry,giventheageandefficiencyofthecurrentsteamgeneration
equipment,itisnotrecommendedtoserveasastandaloneenergygeneratorwithout
efficiencyupgradesorinfrastructurereplacement.Furtherdetailedfeasibilitystudies
shouldbepursuedonceUWLaundrytakesactionstoupgradetheirinfrastructure.Sound
Transit,UW,andtheCityofSeattlecontinuetoremaincommittedtoexploringand
participatinginadistrictenergysystemattheMt.BakerStationareasolongasan
efficiencyupgradeprocessattheUWlaundrybegins.Withoutsuchupgrades,aDESis
veryunlikelytobecosteffective.
BeyondenergysavingsopportunitiesspecifictoaDEScenteredattheUWLaundry
facility,thereisopportunityforUWlaundrytocapturewasteheattoimprovethe
efficiencyoftheirownboilers.Thiswouldbeaninternalenergysavingsprojectandmay
beeligibleforincentivesofferedbytheutility95butwouldnotbeconsideredadistrict
energyproject.Morebroadlyspeaking,energysavingscanbepursuedatmultiplescales
andthroughmultipleavenues.Immediateattainableopportunitiesintermsofbuilding
energyefficiencyareapplianceandbuildingretrofitssuchaswindowandinsulation
upgrades.SeattleCityLightoffersfreehomeenergyauditsforthosewhoqualifyand
rebatesforvariousretrofitsandappliances.

OptionsmoredirectlyaimedtomeettheLivingBuildingCertificationfeatureofthe
LivingCommunityChallengeshouldaddressrenewableenergyproduction.TheNetZero
EnergyBuildingCertificationrequiresthatenergyneedsbemetwithonsiterenewable
energyproduction.96Themostcommonformofurbanonsiteenergyproductionissolar
powerbutwindpowerisalsoanoption.97Ahomesolarelectricsystemisestimatedto
costbetween$9,000-$15,000,98haveapaybackperiodof10-15years99dependingonthe
system,andcomewithvariousincentiveandfinancingprograms.Thesystemsarealso
generallymaintenancefreesonomaintenancecostsarerequired.Largersystems,for
commercialbuildingsforexample,willcostmorebuthaveshorterpaybackperiods.

93
DistrictEnergyinCities.PDF.Paris:UnitedNationsEnvironmentProgramme,2015.
94
95
96
LivingCommunityChallenge.PDF.Seattle:InternationalLivingFutureInstitute,2016.
97
"NetZeroEnergyBuildings."NetZeroEnergyBuildings|WholeBuildingDesignGuide.December16,2014.Accessed
November22,2016.https://www.wbdg.org/resources/netzeroenergybuildings.php.
98
"SolarEnergyFAQ."http://www.seattle.gov/light/solarenergy/solarfaq.asp#cost.
99
NWWindandSolar."FrequentlyAskedQuestions."NWWind&Solar.AccessedNovember22,2016.
http://www.nwwindandsolar.com/residential-solar-power/faqs/.
53
AdistrictenergysystemutilizingUWLaundryswasteheatwouldbeapositiveaddition
totheMountBakerneighborhood.However,thebenefitsofaDESwouldnotdirectly
benefitthecommunitymembersofMountBaker,exceptforfutureresidentsoffuture
developmentsparticipatingintheDES.Communityawarenessandsupportforthe
projectcanbeincreasedthroughalargeroutreachandmarketingeffort.Effortsshould
addresswhoissponsoringtheprojectaswellastheeconomicandenvironmental
benefits.Beingclearaboutwherethefundsfortheprojectcamefromandwhyis
importantformembersofthecommunitytonotfeelmarginalizedorleftoutofmoney
whichtheyperceivetobebetterspentsomewhereelse.
ThedistrictenergyprojectutilizingthewasteheatofUWLaundrywouldnotqualifyfor
thenetzeroenergybuildingrequirementoftheLivingBuildingChallengeduetothelack
ofproductionofrenewableenergy.However,workingtoincreaseenergyefficiencyis
stillavaluablegoalthatshouldbepursued.Communityawarenessofthisprojectwould
alsoencouragefurtherpursuitsofenergyefficiencyandsustainableenergyproduction.
6.LookingForward
Thisprojecttiestogetherastrength,weakness,opportunity,andthreat(SWOT)analysis,
apropertyassessment,andvariouscasestudiestoestablishacontextoftheLiving
CommunityChallengeanditscontextwithintheMountBakercommunity.
ThisprojectsareaassessmentincludesboththeSWOTanalysisandtheproperty
assessment.Recommendationsfromtheareaassessmentincludeanemphasison
inclusivedevelopmentandexpandingcommunityorganizingcapacitywithagrant.
Thecasestudiescoveredinthisreportarevariedandvastlydifferent.
Recommendationsincludedrawinguniqueelementsfromeachcasestudyandbuilding
upontheminthecontextofMountBaker,emphasizinginclusivedevelopment,and
expandingcapacitywithgrants.
Thecasestudyrecommendationsareasfollows:
TheGreenBuildingandFundingcasestudiesrecommendationistodevelopatleastone
LivingBuildingandresearchandapplyforenvironmentallysustainabledevelopment
grants.GreenbuildingintheU.S.istypicallyviewedassingle-usedevelopment;however,
amixed-usetypeofLivingBuildingisrecommendedforincreasedeligibilityforfunding
andreachfortheLCC.Forexample,DockOne(Dokk1),amulti-purposebuildinglocated
inDenmark,featuresalibrary,playground,cafe,studyrooms,publicservices,andhealth
insuranceallwrappedupinasustainablybuiltcommunitycenter.Blendingthefeasibility
54
forinfrastructureinSeattlewithinspirationfromcasestudieselsewhereopensupa
hostofpossibilitiesfortheNorthRainierMt.BakerHubLivingCommunityChallenge.
LikeCentralSoMa,theNorthRainierMountBakerHubcouldbenefitfromenhancingits
strengthsandstartbyimplementingtheeasiestexamplesofchangesmentionedinthe
CentralSoMaPlan.Walkabilityandbikeabilitycanbeimprovedbyincreasingstreet
lighting,publicart,andbicycleparking.Culturalandhistoricalsitescanbepreservedand
celebrated.Parkprogramfundingcanbeincreasedbyresearchingandapplyingfor
federalandstatefunding,grants,andcommunitypartnerships.Buildingfrontagescan
bemademoreactivebyincreasingpublicseatinganddecreasingstreetparking.
Thenon-motorizedconnectivitycasestudyrecommendslookingintobuildingsignalized
crosswalksandgreenwaysaroundtheMountBakerLinklightrailstation.
Intermsoftheenergyanalyses,recommendationsincludeincreasingtheUWLaundry
sitesenergyefficiency,buildingacommunitysolarprojectwhentheprogrambecomes
scalableforaneighbourhood,andtakingadvantageofnewcitypoliciessurrounding
energyefficiency.
55

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UrbanVillages WAGDA 2012 https://wagda.lib.washington

Buildings WAGDA 2012 https://wagda.lib.washington

StreetEdges WAGDA 2012 https://wagda.lib.washington

Zoning KCGISCenter 7/1/2016 http://www5.kingcounty.gov/

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