Seattle’s lower income communities, particularly in the Central District and Rainier Valley, have endured decades of displacement. Redlining, housing and employment discrimination, and predatory real estate practices have systematically denied many the opportunity to own homes and build wealth. Since the 1970s, families that once thrived in these neighborhoods have been pushed out, losing their homes and the generational wealth that could have provided future stability.

Corvidae Co-op directly addresses these disparities by offering affordable, sustainable homeownership, welcoming back those who have been displaced.

An Innovative Solution for Affordable, Sustainable Living

Corvidae Co-op introduces a new model of shared-equity housing that balances individual and collective ownership. By creatively navigating housing and land use policies, the project consists of 10 co-op residences on two lots within single-family zoning guidelines. In an area where the median home price exceeds $875,000, and single-family homes often surpass $1 million, Corvidae stands out by offering more attainable housing. Instead of constructing two multi-million-dollar homes, the project delivers 10 residences, including four subsidized by the Seattle Office of Housing, with prices starting at $170,000. This model not only keeps purchase prices and living expenses low, but also allows residents to build individual equity while maintaining shared amenities, fostering both personal and community sustainability.

Located in Rainier Valley, just a short walk from the Mount Baker Light Rail Station, Corvidae is 4-Star Built Green certified and designed with sustainability at its core. The project features ten 2-bedroom, 1-bedroom, and studio residences: 6 suites and 4 independent units, averaging 600 square feet each. The co-op design fosters a balance of shared and private spaces to allow for gatherings and shared experiences when desired.

Partnerships Rooted in Equity and Vision

Corvidae is a collaborative effort between Allied8, Frolic, and Green Canopy NODE.

"This project wouldn’t have been possible without the dedication and collaboration of our partners," said Leah from Allied8. "I knew I had a committed team behind me, and that was invaluable. Purpose is what drives buy-in, and every partner brought their passion and expertise to ensure Corvidae Co-op could offer a sustainable, affordable pathway to homeownership."

• Allied8, the architect and co-developer and original visionary investor behind Corvidae, led the design of the project, balancing the needs of individual residents with the collective good. The thoughtful layout of the homes and shared spaces reflects their deep understanding of how architecture can foster community and support equitable living.

• Frolic, co-developer alongside Allied8, brought a unique perspective to the project, ensuring that the co-op model remains financially accessible and replicable across other sites in Seattle. Their co-op model aligned with the project’s goal of creating long-term affordability for future generations.

• Green Canopy NODE, serving as both financial consultant and builder, brought expertise in sustainable development and affordable housing. With a strong commitment to equity and community, Green Canopy NODE ensured that Corvidae was not only financially viable but also met the highest standards of environmental sustainability and social impact.

Other key partners include Urban Black, 1st Security Bank, and Rainier Valley Community Development Fund.

A Replicable Model for the Future of Seattle

Corvidae goes beyond being a standalone project, demonstrating how single-family zoning can be reimagined to create equitable and multigenerational housing across the city. With its shared-equity structure and focus on affordability, Corvidae offers a scalable solution to Seattle’s housing challenges.

"Corvidae Co-op represents everything Green Canopy NODE stands for: sustainability, equity, and community. We’re grateful to have played a role in making this vision a reality, and it’s truly rewarding to see the positive impact it will have on future generations," shared Sam Lai, co-founder of Green Canopy NODE.

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Learn more about Corvidae: https://corvidaeco-op.com/
Partner with Green Canopy NODE on your next project: https://www.greencanopynode.com/development-services

We are pleased to share our 2022 Impact Report!

I deeply believe that as a society we are going to make the transition to a resilient future. That said, the path to get there may not be smooth or pretty. However, if the pandemic has taught us anything, it is that when faced with crisis, we can adapt and rise to the occasion.

At Green Canopy NODE, we stand at the forefront of this movement, fully aware of the magnitude of the problem and the immense potential for positive change. Through our commitment to building carbon-negative, healthy homes, we strive to regenerate communities and environments, demonstrating that housing can be a catalyst for transformation.

We are a deeply committed community of teammates, board members, shareholders, impact investors, institutional investors, homeowners, landowners, developers, affordable housing groups, architects, real estate agents, and sub-contractors.

Together we are building the future of housing!

I invite you to join us on this journey. Please feel free to start by sharing with me your insights and reflections on this report.

 With deep gratitude,

Susan Fairchild
Chief Marketing & Impact Officer

We were honored to participate in the 2022 Built Green Conference. Every year, it provides valuable and cutting-edge information on green building and sustainability. Green Canopy NODE’s Co-Founder Sam Lai was invited to moderate the panel Partnerships for Delivering Sustainable Affordable Housing. “The point of convening today is to come with humility and listen. The group of people in this space is amazing. I hope every one of you can leave this room having learned one or two things that you can apply in your work,” he said.   

In a nutshell, panelists were clear on a generalized goal: residential real estate projects need to be increasingly community-led. Unhelpful structures need to change. That change can be hard, painful, and sometimes even feel impossible. But if the brave people in the industry continue to gather and partner, willing to look at problems, racist structures, or blind spots – within our communities and organizations – everything is possible. 

We want to share the key insights from each of the panelists on creating partnerships to help ensure real estate development meets community needs. 

South Puget Sound Habitat for Humanity – “When someone tells me something is impossible, I am more motivated to do it and partner with smart people that will help me accomplish it. We need to plan different types of housing for all people at all income levels," said CEO Carly Colgan. Habitat for Humanity builds affordable homeownership opportunities for current and future generations. Each home is built closely with the future homeowners, so they are part of creating a better life for themselves and their families, developing strength, stability, and independence in the process. 

Africatown Community Land Trust – “Do developers impact communities in the way the latter would like them to do? It is only by working together that we can bring about a new paradigm in which communities are fully taking part in developments,” explained Muammar Hermanstyne. Africatown Land Trust works to acquire, steward, and develop land assets to empower the African diaspora in the Greater Seattle Region, fostering civic participation and equity.  

Artisans Group Architecture Planning – “We feel a strong call to action from our industry: we need to address racial equity and affordable housing. We should all be fighting for something,” shared Tessa Bradley, Principal Architect. Artisan Group Architecture Planning is a women-owned firm committed to artful design and building science for a better world. The firm currently works 70 percent on Passive House and 30 percent on affordable housing, partnering with South Puget Sound Habitat for Humanity, Homes First, and other actors in the process. 

Homestead Community Land Trust – "Too often we are given a forced choice to either build for affordability or sustainability. It's urgent that we build more affordable housing. It's urgent that we address climate change. We must reject this false choice. We must do both now," urged Kathleen Hosfeld, Executive Director. Homestead Community Land Trust preserves and advances access to affordable homeownership to create thriving, equitable and inclusive communities, empowering individuals, families and neighborhoods in the Greater Seattle and King County area.  

Washington State Housing Finance Commission – “There is more need for resources than we have resources to provide. How do we prioritize which projects to finance? Through a community-based approach and partnerships informing a scoring criterion to distribute resources,” shared Lisa Vatske, Director of Multifamily Housing and Community Facilities Division. The Commission is dedicated to expanding housing access, safeguarding racial equity values, and committed to actively dismantling structural racism in the housing industry. 

City of Seattle – “The growth strategy in Seattle has been almost the same for the past 30 years, that is, concentrating most new developments –apartments and townhomes – in the same areas,” explained Senior Urban Planner Nick Welch. “We are now in the exciting phase of rethinking that; addressing the historic underproduction of housing and creating more opportunities in affordable and income-restricted markets,” he added. As prices rise and economic and racial segregation continues, Seattle’s Land Use division strives to shift these issues by rethinking how to distribute housing opportunities throughout the city. 

Building Communities 

There are many ways to go about including communities in real estate projects. The spectrum ranges from ignoring or merely informing groups to collaborating, co-developing, and even delegating responsibility for different parts of the project. Collaboration allows for creating the housing that communities want, and future generations need.  

Green Canopy NODE has long recognized that to build sustainable homes for everyone, we cannot work in isolation. Building partnerships is key to creating a better future where good homes are affordable, communities are resilient and inclusive, net zero carbon homes are the norm, wild lands are preserved and impact investors earn profits.  

Interested in exploring a partnership opportunity to deliver more sustainable and affordable housing?  

The Spring season begins a beautiful process of birth and renewal. What once was dormant, begins to awake, slowly unfurl, and reveal its true purpose. To be called to purpose with such intention is not to be taken lightly.

Amidst the ongoing strain of the pandemic and global crises, Green Canopy & NODE took the concept of purpose further. Rather than tackle the challenges of the construction industry separate from each other, we recognized that we could accelerate transformation of the construction industry towards greater sustainability, health, and affordability together. Today, Green Canopy NODE is a collective of investors, innovators, changemakers, makers-at-heart, and people living their lives aligned to purpose. Our shared vision is to provide more healthy and sustainable housing for people of all income levels across the nation.

I am grateful to not be alone in this work. At Green Canopy NODE we come together in a coordinated effort to do more than one person could on their own. I am blessed with a deeply committed community of teammates, board members, shareholders, impact investors, institutional investors, homeowners, landowners, developers, affordable housing groups, architects, real estate agents, and sub-contractors; all playing an important role in achieving our collective mission and vision.

I welcome you to engage with us on this journey! Please feel free to start by sharing with me your insights and reflections on this report.

With deep gratitude,
Susan Fairchild, Chief Marketing and Impact Officer
Green Canopy NODE

We’re excited about the potential for mass timber, and specifically cross-laminated timber, to help us on our quest to revolutionize construction and deliver sustainable, healthy homes to everyone.

What is Mass Timber and Cross-Laminated Timber?

Mass timber is a category of wood product made by fastening or bonding smaller wood components with nails, dowels, or adhesives. Mass timber is exceptionally strong, can be an excellent low carbon substitute for concrete and steel and is particularly well-suited for modular construction and prefab construction.

Cross-laminated timber blocks
Photo courtesy of Oregon Forest Resources Institute

Cross-laminated timber (CLT) is specific type of mass timber, made from wood that has been stacked at 90-degree angles from each other and glued together with a structural adhesive to form panels. Think of CLT as a giant, thick solid sheet of wood. Similar to plywood, but made of solid lumber instead of thin veneers.

CLT panels can be used for the entire structure of a home and has many benefits including:

• Health & Wellness: CLT can be used to create beautiful, quiet and healthier homes that can help unlock the promised benefits of biophilic design.

• Carbon Sequestration: CLT naturally stores carbon from the atmosphere, which is one significant step to moving beyond net zero energy toward an even more environmentally responsible net zero carbon building.

•  Circular Economy: As a more durable product, CLT homes will last longer than standard code-built homes. At the end of the structure’s life, it can also be more easily deconstructed and re-used rather than ending up in a landfill.

The Path Beyond Net Zero Ready Homes

If you have followed Green Canopy NODE over the years, you have known the company to be determined to innovate within the world of real estate and build much more sustainable homes than code requires. The team has built increasingly more sustainable homes over the years, proving that homebuilders can deliver net zero energy ready homes at roughly the same cost as code-built homes. However, to take sustainability in housing further and build at increasingly lower costs, the slow to transform industry needs to incorporate innovative construction technologies and leverage offsite manufacturing. 

The Power of Manufacturing & Green Canopy NODE

The team, the board, and the shareholders of Green Canopy NODE believe that through the power of manufacturing, Green Canopy NODE can realize the full potential of its mission to build homes, businesses, and relationships to help regenerate communities and environments.  To that end, Green Canopy NODE is excited about the promise of cross-laminated timber as a structural technology solution in the residential mid-to-low rise real estate space. CLT is ideal for leveraging manufacturing. As an engineered wood product, it is more dimensionally stable and easy to carve and groove using large precise computer controlled cutting machines. Controlling uniformity and tolerances allows for efficient installation while maximizing structure and sustainability. 

Innovating to Deliver CLT Housing at all Income Levels

The challenge of building with CLT is the increased cost associated with the cost of extra wood in the floors and walls, especially in mid-to-low rise residential buildings. Green Canopy NODE is working on innovative financing, wood sourcing, construction technologies, design, and manufacturing strategies to lower the cost of construction and make CLT available for housing at all income levels.

For those of you who like to mine for more information here are some links with additional detail on CLT and its benefits: 

• Vox: The hottest new thing in sustainable building is, uh, wood

• Nature in Design: The Biophilia Effect 

• Think Wood: CLT Design + Construction

SEATTLE, Washington (May 6, 2021) - Green Canopy and Habitat for Humanity Seattle – King County (Habitat) are pleased to announce a partnership to design a 17-unit affordable multifamily housing development in the Capitol Hill neighborhood of Seattle. The 4-star Built Green project, located near Cal Anderson Park, features one- and two-bedroom units to be sold to households making at or below 80 percent area median income. The collaboration will bridge affordability and sustainability and fill a gap in the housing market for low-income individuals, couples, and smaller families.

Combining a land trust model with permanent affordability requirements, Habitat lowers barriers to homeownership. Habitat’s homeownership model creates opportunities for those who may not otherwise have access to owning a home and enables them to build equity and obtain security and stability. In Seattle, population growth, low inventory and market price appreciations have prevented first-time homebuyers from being able to afford to live within the urban center and create wealth through equity in ownership.

“We have identified a significant gap in the housing market for those who can’t afford to build equity in the city that they live and work in,” said Patrick Sullivan, Director of Real Estate Development at Habitat. “Typically, affordable housing options are located outside of city centers and further from jobs and other amenities. We are excited to offer these homes to hard-working and deserving people who would otherwise be priced out of the area.”

Through this partnership, Green Canopy and Habitat for Humanity serve as a model for aligning for-profit and nonprofit organizations to develop market-rate land, while accelerating access to affordable, sustainable homes.

“We believe the partnership between Habitat and Green Canopy will set a new standard for homebuilding,” said Brett D’Antonio, CEO of Habitat for Humanity Seattle-King County. “Through private non-profit partnerships we are able to deliver more affordable housing units than we could alone.”

Known for its innovative, highly energy efficient urban infill homes in Seattle and Portland, Green Canopy specializes in unparalleled cost control and project management without compromising on sustainability.

“It is oftentimes a trade-off between sustainable or affordable when it comes to housing,” said Sam Lai, Green Canopy’s cofounder. “We are passionate about unlocking the potential impact of combining our expertise in green building and cost control with Habitat’s expertise in offering homes at a price point that increases accessibility.”

Green Canopy’s stringent green building standards result in homes that are not only better for the environment, but also better for residents’ health. Homeowner’s indoor air quality is improved by using all-electric appliances, low volatile organic compounds (VOCs) products and materials, and through systems like the Energy Recovery Ventilators (ERVs), which bring fresh, filtered air into the homes. Furthermore, the end product simply costs less to operate on a monthly basis than a comparable code-built home.

“Providing all-electric, sustainable, and healthy homes at affordable price points provides a better alternative to the current paradigm of housing,” said Susan Fairchild, Director of Impact at Green Canopy. “Through partnership and collaboration, we believe we can democratize sustainable homes so in time, people at every income level can live in more sustainable and healthy homes.”

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About Green Canopy: Green Canopy is an award-winning urban infill developer and homebuilder specializing in high performing, deep green, all-electric healthy homes. Their mission is to build relationships, businesses, and homes that help regenerate communities and environments. The team at Green Canopy offers development and general contracting services to third party investors, developers, and investment property owners.

About Habitat for Humanity Seattle – King County: Habitat SKC is dedicated to eliminating substandard housing locally and worldwide through constructing, renovating and preserving homes, advocating for fair and just housing policies, and providing training and access to resources to help families improve their shelter conditions. Habitat is founded on the conviction that every man, woman, and child should have a simple, durable place to live in dignity and safety, and that decent shelter in decent communities should be a matter of conscience and action for all.

For more information, please contact:
Susan Fairchild, Green Canopy Director of Impact and Investor Relations
susan@greencanopynode.com

Sam Lai, Green Canopy Cofounder
developmentservices@greencanopynode.com

By Aaron Fairchild

In the heart of Ballard, arguably one of the region’s most opportunity rich communities, seven newly constructed, affordable homes will soon be available to rent for families earning 60% and 80% of the area median income. In partnership with many others, Green Canopy will complete these Net Zero Ready, all-electric, healthy, Built Green certified and affordable homes this summer.

At the front end of the COVID-19 pandemic the crossed the equinox and entered into spring and I wrote,

“As the earth crosses the threshold of equinox into spring, humanity finds itself awakening to the reality that society too is crossing a threshold.”

Shortly thereafter, in the fullness of springtime in bloom, much of America, and many parts around the world, experienced a secondary awakening, crossing yet another threshold. Mr. Floyd’s brutal passing was the moment the world recognizes as a threshold’s leading edge into new societal territory. The future our hearts know is possible, feels possible. The better version of our society and interactions feels possible. I am grateful for those in the streets protesting in favor of ushering in that better version of ourselves. They march for change and transformation, for justice, for equity, for the young, the old, for Black lives, for the left behind, marginalized and excluded; they march for humanity’s better version to bloom.

The work needed to realize this time’s greater purpose takes courage.

Indeed, we are all linked by our common humanity and feel that we must do something. In 2017 Green Canopy officially changed its mission to, We build homes, relationships, and businesses that help regenerate communities and environments. The journey since then has been filled with learning how to navigate rapidly changing markets, learning what regenerating communities requires, and learning how to cost effectively build the best-in-class housing that regenerative communities deserve. It has also been filled with attentive listening into new relationships and deepening existing ones. Through it all I have come to understand that for Green Canopy to realize its full potential, those relationships are the most critical component to our regenerative approach.

In this moment, can we let go of fear, listen and collectively focus on what action is needed to create more equitable, healthier, and resilient communities and relationships?

Taking the difficult yet necessary steps to explore the white supremist American culture begins with the listening and vulnerability required to let empathy flow in. From there a personal journey can begin. One that is full of exploration and learning the history that undergirds the present, and how we contribute to injustice and inequity. With lessons learned and relationships built throughout Green Canopy’s history, our team continues to learn and improve its ability to respond with compassion. May we prove ourselves worthy of this work, and may you hold Green Canopy accountable to the work our future requires. Below is but one example of this work.

Can we consider new and more equitable ways to provide for society’s basic needs such as, health, food, housing, education, security, and employment?

In the heart of Ballard, arguably one of the region’s most opportunity rich communities, seven newly constructed, affordable homes will soon be available to rent for families earning 60% and 80% of the area median income. In partnership with many others, Green Canopy will complete these Net Zero Ready, all-electric, healthy, Built Green certified and affordable homes this summer.

These homes were designed far beyond what the basic code requires to accommodate families; five of the units have three bedrooms, and two units have two bedrooms with garages. We are humbled to work with so many aligned partners on this project. The relationships required to produce deep green and affordable homes, utilizing a reverse displacement strategy into an existing community of opportunity, are many and worthy of note. Without the contribution of all of these people and organizations, this project would not have been possible.

With deep gratitude for the work require for change, we would like to thank:

• The Washington State Housing Finance Commission. This group of people deserves special recognition for seeing the vision and quickly organizing to ensure that these deep green units in the heart of Ballard can be offered to families at the 60% and 80% AMI levels. Thank you…you all are amazing!

• Russ Katz with Windermere Real Estate who initiated this project at the beginning – 7 new Net Zero Energy Ready homes were built in our community because of the opportunity you helped bring together.

• Julian Weber and the talented team at JWA, we appreciate the way you demonstrate your values through the innovation of your designs and your own Net Zero Energy office building!

• Malsam-Tsang Structural Engineering for your long-term partnership and consistent, thoughtful approach to structural design.

• The investors in Green Canopy’s Cedar Fund for championing a project at the intersection of your values.

• Urban Black and Kateesha Atterberry for your friendship, guidance and desire to collaborate on making these best-in-class homes available to families in need.

The establishment of Seattle’s first-ever Affordable Middle-Income Housing Advisory Council was announced by Mayor Jenny Durkan in January, as the city seeks to address the growing need to help middle-income families find affordable homes.

Green Canopy CEO Aaron Fairchild serves as a council member, as the group seeks to close market gaps through investment tools and strategies, along with attracting capital investment to create more affordable homes for Seattle’s middle-income earners. 

 “I’m honored to continue advancing Green Canopy’s mission working alongside such an amazing brain trust assembled by our Mayor Jenny Durkan,” says Fairchild.