First Community Housing: DEVELOPING A “GREEN”

AFFORDABLE HOUSING PORTFOLIO

JEFF OBERDORFER FAIA

CRA ANNUAL CONFERENCE

2010

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 RanchMorgan Hill, CAFisher Friedman

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 GardensFamily ApartmentsOJK Architects

Penetencia CreekRiparian Restoration

A family at Murphy Ranch gets photos taken for their EcoPasses

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!

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 GoldAIA COTE 2009 Top TenGreenpoint– 145 Points

GISH APARTMENTSFinancing

CalHFA $2,685,000San Jose $2,355,000San Jose PV’s $ 292,000Tax Credit Equity $5,800,000MHP $3,877,000Partner $ 800,000CCLR/Brownfield $ 560,000Deferred 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.

Villa MontgomeryLEED NC 2.1 GOLD

58 Family ApartmentsEl Camino RealRedwood City, CARedwood 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

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

Casa Feliz StudiosLEED NC 2.2 GOLD

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.

LEED Mid-Rise Pilot

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

• “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.

Lessons LearnedFor Urban Infill Buildings, LEED MidRise Silver or a Greenpoint Score of 75 pointsis 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!