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FAQs: Building Affordable Housing at Sand Point
Ever since 1993, when the City of Seattle first started planning how to reuse the surplused Naval Station Puget Sound at Sand Point, Solid Ground has been involved. We’ve helped to shape a housing campus that creates unique opportunities for homeless people to regain stability, with housing that blends into the park and surrounding neighborhood. The Reuse plan approved by the Navy in 1997 included 200 units of housing for homeless people. The first residents moved into transitional housing in renovated Navy buildings in 2000. The City transferred ownership of the existing 94 housing units to Solid Ground in 2008. We expect to break ground for building 106 new units in early 2010. The new units will be managed as “transition-in-place” housing, which means that residents will receive the same services as those in transitional housing, while being given the opportunity to remain in their homes without time limits.
As Sand Point Housing has demonstrated successful programs and caring stewardship of its facilities and grounds, it has become a valued member of the community. Neighborhood community groups, churches and individuals volunteer their time, energy and passion to contribute firsthand to our success.
The stunning and expansive park-like setting enables us to provide a comprehensive array of onsite services in an environment that is itself nurturing. This is among the first efforts in the country to turn a former military base into a vibrant community geared to helping people with low incomes regain stability. More than just a low-income housing developer, Solid Ground brings to Sand Point 35 years of experience developing and implementing services to meet the changing needs of people working to move from homelessness to permanent housing.
This effort makes an important contribution to the goals of the region’s 10-Year Plan to End Homelessness by creating 106 new housing units for families, veterans and others. Its environmentally green design will ensure the health of the park area, while our comprehensive support services help all residents overcome the issues that have led to their homelessness.
Solid Ground has been a part of the Sand Point Housing effort for more than 15 years, helping to shape the campus and providing services to residents. Since Solid Ground has assumed ownership and management of the project as well as development of the new housing, we have worked diligently to develop our capacity to manage the property, work with tax credits and master other technical aspects of the project. We have undertaken partnerships with recognized leaders, such as Quantum property management and Common Ground housing developers, to ensure that we have the resources, support and experience to make this project a success!
Sand Point Housing will comply with the stringent Evergreen Sustainable Design Standards established by Washington State. Among the specific attributes are high-efficiency appliances and lighting, which will reduce energy consumption over the life of the buildings. Low VOC (Volatile Organic Compounds) paints, sealants and flooring materials will be used throughout the project to minimize environmental and health impacts. In addition, plywood cabinets (rather than particle board) and 40-year roofing materials will have a much longer lifespan, eliminating the need for more frequent replacement and disposal.
The Community Center will incorporate rooftop photovoltaic panels that will provide about enough electricity to sustain the building, as well as exterior lighting throughout the site. The Center will also have natural ventilation, a concrete floor with integral stain and Structural Insulated Panel in the ceiling, and some walls to provide exceptional insulation.
Additionally, we will minimize resources used during construction:
- Recycled concrete from existing parking areas will be used as fill under new floors and parking areas.
- Construction waste materials will be recycled.
- Drought resistant landscaping and drip irrigation will reduce operating costs.
- High density site and compact building design, such as two- and three-story buildings, reduce construction costs as well as provide more energy-efficient operation.
The operational future of Sand Point Housing programs is built on a solid base of diversified revenues. Operational costs will include: property management, building repair and maintenance, tenant screening, case management, etc. Core funding will come through user fees in the form of rents (one third of tenants’ income) as well as Section 8 subsidies. Additional operational support will be sought from the Veterans and Human Services Levy, Washington Families Fund, the Gates Foundation, individual donors and other sources. Solid Ground has strong experience and expertise in funding its 27 programs. Throughout our history we have developed exemplary relationships with governmental funders, United Way, hundreds of private grantors and corporations as well as thousands of individual donors.
The average cost per unit at Sand Point Housing is projected to be about $250,000. The cost per square foot is budgeted at $151. These amounts are less expensive than two comparable projects being developed by Common Ground, our housing developer. The costs are determined largely by these factors: how the site is developed, the types of materials to be used, the size of units, and the expected sustainable lifetime of the buildings. The site where the first group of buildings will be developed is sloped and largely covered with old concrete, which will combine to increase excavation costs. In addition, affordable housing is built to be durable and energy-efficient in order to reduce maintenance and operating costs. Materials like plywood cabinets and wooden doors add to the initial cost of construction, but cost less in the long-term and are more environmentally sustainable. Family units, which will be 2-4 bedrooms, are larger, which increased the per-unit cost.
The new Community Center will be 3,900 square feet in size. It is designed to meet programmatic needs and conform to guidelines set forth in the project’s historical review. The new center will triple the amount of space available at Sand Point Housing for classes, programs and other community meetings, which keeps pace with the increase in the number of units onsite and is projected to meet increasing demand for space. Additionally, the placement and design of the Center need to preserve exterior community space surrounding the residential buildings as well as maintain the required “view corridor” as stipulated by the historical review.
In 2005, the Federal government mandated that local communities develop 10-Year Plans to End Homelessness, reflecting a shift from managing the problems of people who are homeless toward an effort to find permanent solutions to end homelessness. In King County, the Committee to End Homelessness (CEHKC) developed a unique model, combining a Governing Board, an Interagency Council and a Consumer Group to develop, manage and oversee execution of the King County 10-Year Plan to End Homelessness. The plan calls for the creation of 9,500 housing units, 1,900 of which are targeted for families. The plan was developed in March 2005; implementation started in July 2005.
Relevant Links:
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Committee to End Homelessness in King County
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Sand Point Housing is located in Magnuson Park on Lake Washington at 6940 62nd Avenue NE, Seattle, WA 98115.
Directions to Sand Point Community Housing's
Community Meeting Room at Santos Place
From I-5 NORTH or SOUTH:
- Take the NE 45th Street exit off of I-5, driving NORTH or SOUTH.
- Drive EAST on NE 45th Street.
- Turn LEFT onto NE 45th Street / Montlake Blvd. NE. Continue to follow NE 45th Street.
- Stay STRAIGHT to go onto SAND POINT WAY NE.
- Turn RIGHT into the Main Gate to Magnuson Park at NE 74th Street.
- Take the first RIGHT on 62nd Avenue NE.
- The green third building on your left is Santos Place.
- Turn left immediately past the building, following the road down and around to the back entrance.
- The sign reads: "Sand Point Community Housing Association."
Phone: 206.694.6803
TTY: 7.1.1
Email: paulh@solid-ground.org
FAX: 206.694.6777
Mailing Sand Point Capital Campaign
Address: 1501 N 45th Street
Seattle, WA 98103-6708
Attn: Paul Haas, Resource Development Director
Physical Sand Point Housing
Address: 6940 62nd Ave NE
Seattle, WA 98115