HFHSC Builder’s Update for 3/13/17

Posted on Posted in Construction

A brief update for the Habitat for Humanities of Snohomish Co (HFHSC) community of builders. (Originally sent to construction update email alias on 3/15/17.)

Project Overview: Twin Creeks Village We’re at the beginning of a six-year project to build homes for 28 families on our 1.4 acres located in S Everett. Phase 1 is a four-unit town home built at 917 112th St SE. The three-story building’s footprint is 80’x40′. Each unit will have 3 BR, 2.5 BA, 2-car garage. Planning and permits are being gathered. Construction planned start 7/3/17. Home dedication planned 12/1/18 (74 build weeks).

What got done
– Put a call out to several civil engineering firms. Tammy Zemple (Sound Development) responded with some great info, and good questions to ask as we review plans with the city. Tammy continues to assess the plan. A soils report is required input for storm water plan. Referral on soils engineer from Goldsmith Engineers.

  • Met with David Flake. David owns the property immediately W of 917 112th St SE, where we will build Phase 1. David owns half the road 917 uses to access 112th. Habitat owns the other half. As planning moves forward we’ll likely see value in a partnership with David. (David is a local for-profit developer.)

  • The construction team met this week (1st Tue). Time focused on providing Savanah LaFave, Gabbert Architect Planners, feedback on TCV floor plan and elevations. Plans are now 95% complete.

  • Cost forecasting for TCV Phase 1 nearing complete. Forecast based on actual Phoenix 2 costs (1 single family home), then modified to match scope of Twin Creeks Phase 1 (4 unit condo). Forecast currently $450K. Civil engineering design and execution cost estimates not well developed. As precision increases total likely to go up.

What’s Next
– Contact/engage firm to perform geo-technical (soils and other) testing of complete property. Share with civil design team.

  • Meeting with city public works and planning advisers informally. Review plans, ask questions. Determine if we should have a design review meeting covering the entire project before or after the pre-application meeting (done before submitting permits). Working with same folks so helpful with Phoenix 2 planning.

  • Gather contact information for the two other property owners (land sits between the Habitat and Flake properties). Likely both will be required (by the city) to sign-off on road improvements we must make to build Phase 1.

  • Construction team begins detail plan needed to purchase and install hundred of elements that make up the homes.

  • Schedule hazmat testing of 917 in prep for demo. Testing donated via Dave Williams, ZipperGeo. Thx!

  • Work with HFHSC Volunteer Coordinator Katie Rickel to determine number of the 205 build days already reserved, and to create Builder Scorecard to track commitments.

Key Dates
– 4/1/16 Submit to city permits for review
– Pre-construction work days listed here when scheduled
– 7/1/17 Sat TCV Phase 1 Ground breaking 10a on-site
– 7/6/17 Thu TCV Phase 1 First Build Day 8a-4p on-site
– 12/1/18 TCV Phase 1 Dedication/move-in 10a on-site

Follow-up on offered donation of dbl-wide: Site visit confirmed home is not in top condition. Donation respectfully declined.

​Thank you for helping us build!


Christian Anderson – Construction Manager
Habitat for Humanity of Snohomish Co