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SEPTEMBER 2017 \ BUILDING DIALOGUE \ 65
I n a report commissioned by the Jefferson
County Human Services Department entitled
“AgingWell in Jefferson County Colorado,” offi-
cials state the county is expected to continue to
have the largest population of seniors of any coun-
ty in the state. In this long-term strategic plan that
covers 2015-2020, one of the main concerns cited is the
lack of affordable housing for seniors. Major barriers
to entry identified are longer permitting processes for
rezoning in the redevelopment of properties and the
increased competition for funding affordable housing
projects through the Colorado Housing and Finance Au-
thority.
The Hidden Lake Homes affordable housing project in
Westminster faced these challenges and more when it first took shape
back in 2015. Set on a 4-acre site that was formerly the Shoenberg Dairy
Farm, there was a complicated two-year rezoning process for the project
due to its inclusion in a larger, master-planned project, according to Eliz-
abeth Johnson, AIA, at EJ Architecture – the architect of record for the
project. In addition, there were 31 applications received by CHFA for the
Low Income Housing Tax Credit allocation in 2015, seeking $28 million in
housing credits. Hidden Lake was one of 14 developments awarded that
year, with nearly $1.19 million in annual LIHTC credits for the 72-unit,
three-story project.
With a projected construction cost of $12.8 million, the developer, Jef-
ferson County Housing Authority (JCHA) worked together with Medici
Consulting Group, the owner’s representative, to secure multiple fund-
ing partners to provide eight units at 30 percent area median income –
which was $79,000 in Jefferson County in 2015 – 15 at 40 percent AMI, 29 at
50 percent AMI and 20 units at 60 percent AMI per the LIHTC tax credit.
For affordable housing projects, like Hidden Lake Homes, where fund-
ing is at the forefront, preconstruction services and team dynamics also
increase in importance to support the project’s main goals. Shannon
Sperry, owner’s representative for JCHA, commented, “When we were
managing the RFP process for contractor selection back in October of
2015, we focused on the quality of preconstruction services and ensuring
the personalities of the construction team were a good fit to be a true
partner for the owner.”
Jeremy Nothdurft, executive vice president and principal-in-charge
of the Hidden Lake Homes project at Alliance Construction Solutions,
echoed this sentiment when describing Alliance’s approach. “Precon-
struction budgets must be right on target, because the projects do not
have much leeway once tax credits are received and funding sources are
in place. Additionally, subcontractor selection and partnering early in
the process is key.” These upfront efforts proved beneficial when long
Brian
Weinmaster
President
and CEO, Al-
liance Con-
struction
Solutions