NBN Online for the week of March 10, 2008

Floor Plans: California Project Proves Green Can Be Affordable

Laurel Crest Apartments: Developed by Jamboree Housing Corporation

The Jamboree Housing Corporation’s Laurel Crest apartments in Lancaster, Calif. prove that it’s not only easy being green, it’s affordable as well.

Laurel Crest represents the epitome of eco-friendly, affordable housing in Los Angeles County’s fastest growing city and the 10th fastest nationwide. Jamboree’s quality construction and innovative onsite resident services also address the city’s charter to reverse a pattern of deterioration, increase the vitality of its neighborhoods and rekindle a sense of community pride.

	An apartment interior.

Laurel Crest provides families earning between $22,160 and $51,540 (40% to 60% of area median income) a safe and affordable place to call home, with units renting for $568 to $1,035 per month based on family size and income level. The $51,540 upper limit is subject to change based on annually published HUD rents for Los Angeles County.

The property features two- and three-story craftsman-inspired buildings and incorporates Jamboree’s commitment to excellent design using the same high-quality finishes and materials found in market-rate communities.

Laurel Crest also is within walking distance of a Metrolink light rail station as well as local schools, hospitals, parks and even a public library.

Green and Affordable Is a Winning Combination

	A path through the community.

“Jamboree combined environmental sensitivity, energy efficiency and affordable housing under one roof for the residents at Laurel Crest,” said Laura Archuleta, president of Jamboree. The project shows that that building green improves the financial feasibility of developments, she said, adding that residents also benefit from reduced utility bills and better health because of less pollution.

“All this underscores Jamboree’s responsibility to pursue increased sustainability of the community as part of the overall building industry,” Archuleta said.

According to Jennifer Caspar, senior development officer for Enterprise Community Partners, a national nonprofit with 25 years of experience in community development and affordable housing, Laurel Crest was one of its first Green Communities grant recipients — a green initiative that helps to fund housing that is both affordable and sustainable.

In addition, Jamboree was recently awarded an Energy Star 2008 Award For Excellence in Energy-Efficient Affordable Housing for Laurel Crest ― one of only two such awards granted in California.

Laurel Crest’s transit-centric philosophy provides residents with cost-effective transportation and nurtures the environment by reducing automobile trips by a projected 50%.

Built within walking distance of multiple mass-transit options, Jamboree was able to reduce parking spaces by 38% and provide more attractive, user-friendly pedestrian walkways and greenery at virtually no increase in costs. 

Greening Can Benefit Bottom Line

	Laurel Crest solar panels.

Honoring its responsibility to respect environmental resources and pursue sustainability also created tangible, bottom-line benefits for Jamboree.

For projects with unusually high assessments and fees, reducing operating expenses can make the difference between a feasible and infeasible project. By leveraging cost-saving environmental efficiencies, Jamboree significantly reduced operating expenses at Laurel Crest.

These savings also increased the property’s supportable debt, while decreasing the funding required from gap financing sources. In addition, Jamboree received 4% tax credits on its additional energy-related construction expenses.

Many of the energy-saving elements simply required resourcefulness and creativity, not excessive expense. Archuleta says that Jamboree now incorporates a green design elements checklist at the outset of design engineering for each new project.

“When we started planning for Laurel Crest a number of years ago, these types of green features were cutting-edge,” said Archuleta. “Now, more and more of our city partners expect that we will incorporate such features into our developments.”

	Two-bedroom apartment. Click for larger image.

Features and Specifications

Types of Apartments: 36 two-bedroom, one-bath apartments starting at $568 per month (based on current AMI levels and TCAC rents) 36 three-bedroom, two-bath apartments starting at $650 per month (based on current AMI levels and TCAC rents) All Units Include: Exterior balconies or patios Bathrooms with flow-reduction faucets and dual-flush toilets Energy-efficient lighting and Energy Star refrigerators, dishwashers, ovens Wiring for high-speed Internet access Window and green label CRI carpets Community Amenities: Swimming pool Community room with kitchen and small library Computer learning center Tot lot Carports in gated community with one pedestrian and two vehicle entrances Six laundry rooms with washers and dryers Onsite Community Services: Child safety courses Tutoring programs Computer learning classes Programs to help residents prepare for career opportunities Green Features Site Selection and Design Not on wetlands or steep slopes Density of 26.5 dwelling units per acre Within 1/4-mile of two bus lines or 1/2 mile of rail Low-water and native, drought-tolerant landscaping (efficient irrigation system) Low-water irrigation Job site construction and demolition waste recycling Erosion and sedimentation control during construction Unit Design and Floor Plan Units oriented on east/west axis for solar access Living rooms, kitchens and balconies oriented to streets and public spaces Usage of through-unit design for maximum daylight penetration and natural ventilation Designed for maximum daylight provision in kitchen and living rooms Major Energy Systems Exceed Title 24 by approximately 20% Adequate air circulation (15 cfm) that provides natural cooling Air conditioner of 13 SEER or higher (high-efficiency heating/cooling system) Central domestic hot water boiler that integrates hydronic heating system Foundation Fly ash in concrete for sidewalks, curbs and gutter Insulation Recycled content, formaldehyde-free fiberglass insulation Sealed all wall, ceiling and floor penetrations Weather-stripped doors to outside and to hallways Windows Low-E windows with high enough SHGC to conform with Energy Code Performance Target Ducting and Equipment No use of HVAC equipment containing CFCs Ductwork within conditioned space User-friendly in-unit thermostats Roofing 25-year warranty roof Indoor Air Quality* Capped ducts during construction Cleaned and flushed ducts before occupancy Prohibit smoking in common areas and near building entryways/intakes/operable windows Automatic dehumidifier in bathrooms No use of wallpaper and sealed all grout in bathrooms Range hoods vent to outside Outdoor venting on all dryers in laundry rooms Low-odor and no-VOC paint Low adhesives and sealants Sealed all exposed particleboard or MDF Flooring* CRI green label low-VOC carpeting and underlayment Plumbing* Insulated hot water pipes Flow reducers in kitchen and bathroom faucets Electrical* Installation of timed onsite lighting controls Alternate Inclusions (with dollars from construction contingency funds) Substituted formaldehyde-based MDF with formaldehyde-free materials (upgraded to all wood cabinetry) Resource-efficient flooring (natural linoleum and recycled carpet) Resource-efficient baseboards and trim (finger jointed) Dual-flush toilets Other Design Elements (significant cost impact and/or required regulatory approval) Changed design of project with Conditional Use Permit amendment to reduce onsite parking and add walkway across center of property, connecting two sides of community Installation of passive solar hot water system for pool Installation of photovoltaic (PV) panels for common area electric with funding incentives from California Energy Commission *Incorporated at no or very minimal additional cost to project Developed by Jamboree Housing Corporation, Irvine, Calif.