06-05 YWCA Yakima

Three phases of construction have completed the YWCA's conversion of a former boarding home (1965) and skilled nursing facility (1955) into a 15-unit / 45-bed emergency shelter for domestic violence victims and 16 units of transitional housing for the same population – the first in Yakima County. Associated service space and administrative offices are included, as are two secured, outdoor courtyards for resident use. The existing building was well suited to the need for multiple resident rooms with adjacent private bathrooms.

Environmental Reviews – Full environmental review was required by the funding agencies including a Phase 1 Environmental Site Assessment. Hazardous materials inspection reports were followed by mitigation. The SEPA Checklist was completed by Traho Architects.

Zoning & Building Code Reviews – The new occupancies were reviewed with local building code and planning department officials to confirm compatibility with code requirements. Barrier free accessibility and an altered routing of required exiting from the building were necessitated by these reviews.

Life Cycle Cost Analysis – Traho completed a Life Cycle Cost Analysis on the buildings based upon the Marshall & Swift depreciation values and the effective age of the replacement systems and finishes proposed for the project.   The life expectancy of the building will be extended 40 to 50 years, assuming normal maintenance and replacement practices.

Sustainable Building Practices – The renovation of the area of the building assigned to Transitional Housing was designed to meet Evergreen Sustainable Development Criteria. An integrated design process took into account the site and location of the buildings, site improvements, water conservation, energy efficiency, materials beneficial to the environment, a healthy living environment and operations and maintenance procedures to be put into place upon the completion of construction.

Crime Prevention Through Environmental Design (CPTED) – Traho conducted an on-site review with Owner representatives and a Yakima Police Department official to obtain police recommendations for project design to help with crime prevention around the existing site and building. Security issues within the building itself were very carefully evaluated in concert with security consultants and YWCA staff.

Washington State Housing Trust Fund (HTF) – The architectural requirements of the HTF, a major funding source, were addressed in a process of lengthy and detailed communication beginning with requirements for the number of housing units and the determination of the mix of one-, two- and three-bedroom units that would best serve the YWCA client population as well as HTF criteria and the budget. Review procedures with the HTF's third-party oversight company contracted to follow this project, included review of the Owner-Architect Agreement and various requirements that became part of the Owner-General Contractor Agreement.