Additional Photos Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 High Point combines ecological and social goals to transform the site into a vibrant, sustainable neighborhood. The 34-block residential neighborhood was redeveloped by the Seattle Housing Authority to financially sustain the neighborhood, improve services, and build community. The redevelopment occupies roughly 8 percent of Seattle's Longfellow Creek watershed, an urban salmon-bearing stream that is one of only four remaining in the city. High Point is located in the Central Puget Lowland  ecoregion. Seattle's mild climate is classified as Marine west coast, which is characterized by dry summers and cool wet weather during the rest of the year. High Point is in the West Seattle neighborhood-a close-knit community characterized by small lot single-family residences, a number of healthy commercial cores, and major park and shoreline assets with extensive bike and trail systems.  The site developed area drains to a single discharge point that is piped to Longfellow Creek. These gradients provided opportunities for views and variations for massing, yet they added constraints as the design team dealt with trees, accessibility and earthwork.

Sustainable Practices

Natural riparian corridors are an integral part of Seattle's drainage system, as more than 20 percent of the city's stormwater runoff flows into local creeks. High Point's natural drainage system provides clean water for 8 percent of the salmon-bearing Longfellow Creek Watershed, a mile-long urban creek system running through the heart of West Seattle.

Increased social interaction: Small pocket parks throughout High Point are situated so that parents and caregivers inside their homes can easily monitor children playing outside. The shared green spaces are conducive to more social interaction and in turn to more security through the direct and constant supervision of residents. The open plan includes community garden spaces and a large market garden where residents can grow and sell produce.

Reduced paving and pedestrian safety: Considerable effort was made to design narrower streets to reduce impervious surface area, encourage slower driving speeds and contribute to a safer community.  Morgan Street/Sylvan Way, which bisects the site, was re-designed to slow traffic moving through the residential neighborhood.

Connectivity: The reconfigured street system now joins the city's existing grid, inviting physical and social connections between High Point and the surrounding neighborhood, and eliminating the perceived barriers created by the area's previous layout. A library and an expanded community center are all within walking distance of residents, further strengthening connections between the revitalized neighborhood and the existing West Seattle community.

Native and Adapted Vegetation: Native and adapted plants were used to reflect the local ecosystem and to minimize maintenance needs. The landscape emphasizes vegetated plantings with appropriate and limited use of grass. Vegetative diversity was greatly increased on the site.

Tree Preservation: More than 1,000 existing trees were evaluated and rated by an arborist with the design team; the team then optimized street and block layout to retain trees across the 120-acre site. This was challenging due to the need to reconfigure the roads and essentially double the number of units. Approximately 150 mature trees were carefully preserved on-site, thus retaining the character of a mature neighborhood.

Irrigation efficiency: Native, drought-tolerant, and site-suitable plants were used to minimize the need for irrigation and pesticides. Amended soils improve water retention, while a computerized irrigation management system adjusts water supply based on plant needs, solar orientation, and local weather information.

Protecting air quality: 350,000 gallons of alternative bio ultra-low sulfur diesel fuel are being used for infrastructure construction. Reducing asthma was a key focus in the health aspects of the design. Thirty-five homes were designed to Breathe Easy standards and allergen-free landscape guidelines were developed.

Material Reuse: Before new development began, 22 existing structures were carefully dismantled so that many of the materials-including old growth fir-could be sold for re-use. Concrete foundations were crushed and used as base material for new sidewalks and foundations.



MORE PHOTOS OF 3012 SW CYCLE COURT in WEST SEATTLE

Voted one of the Best Places to Live by Seattle Metropolitan Magazine, this is an Award-winning community. Redevelopment work at High Point has received more than 20 awards from around the world, recognizing its innovations and achievements in areas such as master planning, green building, landscaping and construction.  Including: 2007 Global Award of Excellence: Urban Land Institute 2007 Award of Excellence, Americas: Urban Land Institute 2007 National Award for Smart Growth Achievement, Built Projects: EPA 2007 Governor´s Smart Communities: Jury´s Merit Award 2007 Gold Nugget Award: Best Infill, Redevelopment, or Rehab Site Plan: PCBC 2007 Gold Nugget Award: Master-Planned Community of the Year: PCBC