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First Community Housing: DEVELOPING A “GREEN” AFFORDABLE HOUSING PORTFOLIO JEFF OBERDORFER FAIA

CRA ANNUAL CONFERENCE 2010. First Community Housing: DEVELOPING A “GREEN” AFFORDABLE HOUSING PORTFOLIO JEFF OBERDORFER FAIA. Portfolio Priorities. Long-term vision – 55 year ownership Quality Architecture that fits its’ context Transit Oriented Portfolio: Green O&M

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First Community Housing: DEVELOPING A “GREEN” AFFORDABLE HOUSING PORTFOLIO JEFF OBERDORFER FAIA

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  1. CRA ANNUAL CONFERENCE 2010 First Community Housing: DEVELOPING A “GREEN” AFFORDABLE HOUSING PORTFOLIO JEFF OBERDORFER FAIA

  2. Portfolio Priorities • Long-term vision – 55 year ownership • Quality Architecture that fits its’ context • Transit Oriented • Portfolio: Green O&M • No Smoking Policy • Mainstreaming special populations • Urban Infill Rentals @ 25-60% AMI • Affordable Housing as a leader in green housing transformation Solar heated pool and rec building powered by Photovoltaics on carports Murphy Ranch Morgan Hill, CA Fisher Friedman

  3. Project Priorities • Tenant Health [IAQ]—Special Needs Population • Site-Responsive Design • Green operations and maintenance • Native, Organic Landscape • Adjacent to Transit & Retail : Ecopasses • Tenant Support Services such as Homework Clubs, Homebuyer Assistance; • Economic Sustainability • LEED Gold as an FCH standard—”green” can’t be an “add on”. Betty Ann Gardens Family Apartments OJK Architects Penetencia Creek Riparian Restoration

  4. Transit, Parking, Density • FCH is the largest purchaser of • residential EcoPasses in Santa • Clara County providing free, • annual passes to all our tenants; • After ten years of history FCH • parks Studios @ .42 and 1BR @ .65; • Special Needs Tenants park @ • 0-.55%; • A structured parking space costs • approximately $50,000. FCH spends • less than $65,000 for passes on our • 13 properties in Santa Clara County! • The Parking Deductions for the Eco • Pass Program and our Special Needs • tenants allows increased density! A family at Murphy Ranch gets photos taken for their EcoPasses

  5. Gish Apartments Family Housing. • Infill site: .45 Acres • Brownfield site • On Light Rail Line • Eco-passes • 35 Family Units • 35% DD population • 30 - 50% AMI • Standard FCH “Green” Finishes • Photovoltaics • Green Cabinets • 7-Eleven LEED NC 2.1 Gold LEED for Homes Gold AIA COTE 2009 Top Ten Greenpoint– 145 Points

  6. GISH APARTMENTSFinancing CalHFA $2,685,000 San Jose $2,355,000 San Jose PV’s $ 292,000 Tax Credit Equity $5,800,000 MHP $3,877,000 Partner $ 800,000 CCLR/Brownfield $ 560,000 Deferred Fee $ 425,000 Site was owned by 7-Eleven whose local representative invited FCH in as Master Developer; During its’ first year of operation, the 7-Eleven was the highest volume 7-Eleven in California; LEED NC Administration Costs and Fees were $160,000.

  7. Villa MontgomeryLEED NC 2.1 GOLD • 58 Family Apartments • El Camino Real • Redwood City, CA • Redwood City RDA • Infill site • Brownfield site • On Rail Line • 30 - 50% AMI • Rental Housing • Key Building in • Redwood City’s • El Camino Grand • Blvd. Design Plan LEED NC 2.1 GOLD

  8. LEED Cost Differential • Both Buildings Constructed Concurrently: • Same General Contractor: Design-Build, Negotiated Contract • Same Sub-Contractors: Design-Build • Different Architects • Similar Funding Sources • Same Interior Finishes, Cabinets, HVAC System, etc. • Both LEED NC2.1 Gold • Savings = 2-3% = LEED Differential

  9. Casa Feliz StudiosLEED NC 2.2 GOLD

  10. Casa Feliz Studios is the first vegetated, “living” roof in the Silicon Valley. Rather than spend over $300,000 to “upgrade” the existing storm water system, the living roof and on site water storage mitigates this requirement and for less than $300,000.

  11. LEED Mid-Rise Pilot • “Showcase” for Silicon Valley • Green Innovation with Serious • Windows, Integrity Block, LED • Lighting, etc. • LEED for Homes Mid-Rise Pilot: • currently scoring Gold, possibly • Platinum @ 50% DD; • The Housing financing is creating • the opportunity for Neighborhood • Retail! • A key Economic Generator and Gateway to south Downtown SJ, First floor is privately owned and pays taxes. • SECOND STREET STUDIOS: • 134 Affordable Studios [425- • 450SF] over 11,000 SF of • neighborhood retail; • Site has been vacant for over 8 • years; • Rob Quigley FAIA Architect

  12. Lessons Learned For Urban Infill Buildings, LEED MidRise Silver or a Greenpoint Score of 75 points is achievable and cost effective! Adjacency to Transit and Arterial Bus Routes are optimal, but acoustic, ventilation and air quality issues should be considered early on. Mechanical ventilation in below grade parking areas carries high, ongoing utility and maintenance costs. To achieve significant sustainability, green features must be integrated early on, rather than be “add-ons”. There is a synchronicity between Special Needs tenants and increased indoor air quality [IAQ]. Be Creative!

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