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

Portfolio Priorities Long-term vision –Long-term vision – 55 year ownership Quality Architecture that fits its’ contextQuality Architecture that fits its’ context Transit OrientedTransit Oriented Portfolio: Green O&MPortfolio: Green O&M No Smoking PolicyNo Smoking Policy Mainstreaming special populationsMainstreaming special populations Urban Infill 25-60% AMIUrban Infill 25-60% AMI Affordable Housing as a leader in green housing transformationAffordable 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

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

A family at Murphy Ranch gets photos taken for their EcoPasses Family31$930 Family27$810 Family37$1110 Family465$13,950 SRO24$720 Rehab65$1950 Senior90$2700 Family120$3600 Family100$3000 SRO98$ $31,710 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 and Special Needs Tenants 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 Infill site:.45 Acres Brownfield site Brownfield site On Light Rail Line On Light Rail Line Eco-passes Eco-passes 35 Family Units 35 Family Units 35% DD population 35% DD population % AMI % AMI Standard FCH “Green” Finishes Standard FCH “Green” Finishes Photovoltaics Photovoltaics Green Cabinets Green Cabinets 7-Eleven 7-Eleven LEED NC 2.1 Gold LEED for Homes Gold AIA COTE 2009 Top Ten Greenpoint– 145 Points

GISH APARTMENTS Financing 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.

Villa Montgomery LEED NC 2.1 GOLD 58 Family Apartments El Camino Real Redwood City, CA Redwood City RDA Infill site Brownfield site Brownfield site On Rail Line On Rail Line % AMI % AMI Rental Housing Rental Housing Key Building in Key Building in Redwood City’s Redwood City’s El Camino Grand El Camino Grand Blvd. Design Plan 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 Studios LEED 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 [ SF] 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 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 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!