CREJ - Building Dialogue - September 2017
In a report commissioned by the Jefferson County Human Services Department entitled “Aging Well in Jefferson County Colorado,” officials state the county is expected to continue to have the largest population of seniors of any county 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 Authority. 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 Elizabeth 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, Jefferson County Housing Authority (JCHA) worked together with Medici Consulting Group, the owner’s representative, to secure multiple funding 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 funding 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. “Preconstruction 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 lead materials and subcontractor workforce management became challenges that the team had to overcome. “Alliance maintained a strong line of communication from the superintendent down to the subs to maintain the construction schedule and stay within the owner-stated budget,” Sperry said. Despite the focus on financing and budgets for Hidden Lake Homes, Sperry emphasized a “respect doctrine” that guided the project team, such that, “Our goal is to build someone a high-quality product that he/she would be proud to live in, and ultimately do more with less.” Hidden Lake Homes offers several quality amenities, including a two-way fireplace in the community area that integrates the interior to the exterior and allows for about 45,000 square feet of community space, instead of a closed off interior community room. “We have tried to capture a ‘Farmhouse Modern’ feel in the design … with a large porch and fireplace. We [also] have a roof deck with amazing views and lots of common space that will host a variety of functions,” Johnson said. The design and construction team worked together with the city of Westminster to do more with less on the Hidden Lake Homes project. “It was certainly a team effort to understand and implement the housing authority principles to drive this project forward. The city of Westminster has been supportive and is attuned to the safety and comfort of its residents,” Sperry said. The 73,400-sf building includes 42 one-bedroom units and 30 two-bedroom units, and was completed in July.