Making Homes Affordable and Sustainable in Tacoma, Washington

Making Homes Affordable and Sustainable in Tacoma, Washington

Bay Terrace replaces dilapidated public housing with new, environmentally friendly affordable housing that reduces residents’ utility costs. Credit: Tacoma Housing Authority The Tacoma Housing Authority (THA) recently completed the first phase of Bay Terrace, a development that replaces dilapidated public housing units with townhomes, cottages, midrise apartments, and a community center. Located in the Hilltop neighborhood of Tacoma, Washington, the public housing units had fallen into disrepair during the 1990s and required major reinvestment. Bay Terrace has replaced the original 104 public housing units with 70 affordable units, and an additional 74 units are planned. Designed to be environmentally sustainable, two of the buildings received Leadership in Energy and Environmental Design (LEED) Gold and the third received LEED Silver certification. The goal of the development is to transform the neighborhood into a “community of high quality, healthy, and environmentally friendly homes to meet the needs of residents.

With 144 units spread over two phases, Bay Terrace will exceed the number of affordable housing units in the original public housing development by 30 units. Credit: Tacoma Housing Authority

Bay Terrace was designed to reduce energy and water consumption, a consideration raised during planning meetings by residents, who are billed for utilities. Energy costs for the mid-rise apartment building are 24 percent less than those of a conventional building. Low-flow faucets, showers, and toilets reduce water demand, and the landscaping incorporates native and adaptive plants that are drought tolerant, reducing the need for irrigation. The project was built with renewable materials wherever possible, and construction materials were selected to improve indoor air quality. These features helped Bay Terrace exceed Washington State’s Evergreen Sustainable Building Standard in addition to achieving LEED certification.

Bay Terrace also includes a 7,227-square-foot community and education center and computer lab for tenants. Through a partnership with Tacoma Public Schools, the center hosts a Head Start program for about 25 children between ages 3 and 5. Bates Technical College, in conjunction with Goodwill Industries, also runs an offsite education and job training program for local residents. Partially funded through a HUD Capital Fund Education and Training Community Facility grant, the center was built with sustainability in mind, achieving LEED Gold certification and reducing energy costs by 32 percent through an optimized building envelope and a high-efficiency heating, ventilation, and air conditioning (HVAC) system. The center also includes a green roof and swales that filter stormwater.

Bay Terrace’s first phase, including demolition and construction, cost $15.8 million. The main sources of funding were a $3.7 million permanent loan from J.P. Morgan Chase and $8.9 million in low-income housing tax credits (LIHTCs) through Enterprise Community Investment. Other sources were THA, the Washington State Department of Commerce’s Housing Trust Fund, a HUD Capital Fund Education and Training Community Facility grant, the city of Tacoma, and the Tacoma Community Redevelopment Authority.

Future Steps for Bay Terrace

THA is continuing to raise capital for the 74-unit second phase. THA has been awarded $1 million from the Tacoma Community Redevelopment Authority and has applied for and is expecting to receive 9 percent LIHTCs. During both phases, more units of affordable housing will be added. This is an increasingly important consideration, says Clair, as housing affordability in Tacoma is a growing concern.