Spectrum by reGEN Housing

7/30/2019 Spectrum by reGEN Housing

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SPEC

TRUM

reGENH

ousing

Initi

ativ

e

Baile

yRanda

ll

BrianRa

ndlett

Daire

Hen

eghan

Nick

Won

g

Thom

asVogt

CalPoly,SLO

2013


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Table of Contents

Summary

Site Explanation

Housing Need

Entitlements

Design and Unit Plans

Development Timeline

Our Team

Appendix

Context

Spectrum

Amenities and Constraints

How Spectrum Serves the Community

Population Assessment

Needs Analysis

Variances Required

Plants and Landscaping

Sustainability

Why Modular Housing?

Our Partners

4

5

13

16

17

33

35

4048

50

Project Financing

Construction Logistics


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Project & Team Name

Developer

Location

Total Acreage

Development CostFinancing Sources

Unit Types

Square Footage by Use

Key Constituents

Amenities

Spectrum

Executive Summary

by reGEN Housing Initiative

Charities Housing

424 Bryant StreetMountain View, CA

1.45 Acres

$20,932,412

3 Bedroom Residential2 Bedroom ResidentialManager UnitNeighborhood Commercial

28,000 SF / 34 2-Bedroom Units27,200 SF / 17 3-Bedroom Units1 Manager Unit1,600 SF Commercial

Displaced Technology IndustryWorkers

Low-Income Families

City of Mountain View9% Tax Credit EquityInfll Grant

Federal Home Loan Bank GrantTransit Orient Development GrantAffordable Green Neighborhoods

Grant ProgramConstruction Loan

Cafe/Coffee ShopArt GalleryGreen Education Materials

Cal Poly - Spectrum - 4

regenhousing.com


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Site Summary

The City of Mountain View resides inSanta Clara County, nestled between Sunnyvale

and Palo Alto. With a population of around75,000 residents, Mountain View enjoys acultured populace with a variety of schools,scenic views, public amenities, multiple transitauthorities, and free citywide WiFi provided byGoogle. A booming technological city in SiliconValley, Mountain View is home to a few of thelargest technology companies and 11% of thecountys top rms, including Google, Inc., TheMozilla Foundation, and LinkedIn to name afew. The presence of such technological giants

has driven the cost of housing and living inthe area of Mountain View up to unparalleledheights. The average household median incomesits at around $79,000, making Mountain Viewa location in dire need of affordable housingopportunities for those under the median incomelevel.

In response to the need for affordablehousing, reGEN Housing Initiative is excited topropose an affordable housing project that willbolster mixed-use land uses for the downtownarea of Mountain View. We aim at providingcomfortable and modern living units for thosewho have been displaced by the rapidly risingcosts of living in the City of Mountain View.reGEN Housing has chosen a project site closeto the heart of Mountain View; a project sitelocated next to public services amenities, jobopportunities with large technological rms,and the booming downtown of Mountain View.Through our project, known as Spectrum, we

pledge to uphold the citys decision, accordingto their Downtown Precise Plan, to ensure thedowntown remains vibrant through economicdevelopment, building, streetscape and parkingimprovements, and community outreach.

Our site is suitable for affordable housingfor a variety of factors, including: Prime location in the downtown area of

Mountain View Zoned R-3 residential

Proximity of multiple transit stops and parks Easily developable.

The combination of our goals, the citys

commitments, and the favorable factors of thesite will allow us to turn this affordable housingopportunity into a successful living environment.

424 Bryant Street

City of Mountain View

General Plan Map

Site ExplanationContext: Our site is located off of the

Central Expressway in Mountain View, at 424Bryant Street at the intersection of Bryant andCalifornia Street. Conveniently located in thedowntown area of Mountain View, our projectsite is surrounded by a variety of transit options,a public library, two parks, and a downtown full

Figure 1.1 - General Plan map of the project area.


6/58Cal Poly - Spectrum - 6

Figure 1.2 - Project site location in relation to surrounding metropolitan area.


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of commercial and restaurant opportunities. Alsosurrounding the site is the City Hall, Chamberof Commerce, and a performing arts center. Weplan to incorporate the surrounding uses into our

project, aiming to successfully merge these useswith our residents.One thing that makes Mountain View

unique is the style and methodology it useswhen approaching the downtown area. Texturedparking spots exist in between trees, servingas a buffer between busy streets and evenbusier sidewalks. These parking spots canalso be reclaimed by neighboring businessesfor outdoor seating, an idea known as exparking. Wherever possible, raised texture and

lighting are used to help delineate pedestrianand non pedestrian spaces. Unique buildingfacades are encouraged throughout MountainView. The rich presence of these techniquescreates a downtown area that is truly one of akind. Following suit, we will incorporate the Cityof Mountain Views dedication to a pleasant

downtown atmosphere with similar techniquesand building practices. Spectrum offers amodern architectural style, clearly separatingprivate and public areas while still encouraging

neighborhood connection through a variety ofmeans.The name of our housing project,

Spectrum, revolves around a variety ofdenitions and uses. From a serviceperspective, reGEN Housing offers amultitude of services for the future residentsof the Spectrum project, from discounted ridermembership passes to a melange of communityconnections. The Spectrum project aims to notonly provide a colorful combination of services,

but it also aims to serve a variable collective ofpeople. Although we are focused on providingservices and affordable housing for displacedtech workers, reGEN Housing will never turnaway anyone in need of an affordable place tolive. In this way, we aim to be all-inclusive interms of our constituent base, a fact that we

424 Bryant StreetCity of Mountain View

Zoning Map

Figure 1.3 - Zoning map of the project area.


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pride ourselves on. A project, after all, is only assuccessful as its stakeholders. With an array ofservices available, and an even more diversiedconstituent base, Spectrum earns its name

as a place of varied use and a multifacetedcommunity. Much like a spectrum of colors, thishousing project is a mixture; green developmentand sustainable technologies live in the wallsand course through the community througheducation and design, commercial use shinesred on the zoning map as an area of intimateconversation at the coffee shop or piquedcuriosity at the art gallery, blue veins pump lifeinto the area as the proposed community servicehours requirement efciently establishes a link

between the Spectrum housing project and theblooming downtown area of the City of MountainView. We are a regenerative housing group,

hoping to revitalize the once colorful communitystolen by rising housing costs; our token agshipa multitude of hues, each shade providing a newand benecial connection to the surrounding

area. Spectrum qualies as a Transit-Oriented Development (TOD). Transit-OrientedDevelopments are designed to encourage publictransportation and reduce the theme of urbansprawl. Mixed-use projects are perfect for TODsbecause the commercial/retail portions of saiddevelopments generate foot trafc. Spectrumis located so that residents have access topublic transportation, and it is centrally locatedto allow the use of other alternative methods of

transportation. As exemplied in our project, thecoffee shop/art gallery will capture pedestriantrafc. A bus stop is located directly to the northof the project allowing easy access to publictransportation.

Amenities and Constraints

It is in reGEN Housings best interest toprovide as many amenities as possible for thefuture tenants of Spectrum. As such, a variety offunctional amenities and spaces are proposedto support a wide spectrum of communitymembers.

The City of Mountain View has declaredthat it would be in reGENs best interest todevelop a cafe and art gallery in the 1600square feet of commercial space inside theSpectrum project. This commercial space,located on prime retail property on thecrossroads of California and Bryant street,is a direct connection to the community and

downtown area of Mountain View. The heartof downtown, or Castro Street, is a mere blockaway from the proposed commercial spacein the Spectrum project, allowing for walk-by capture for those heading into downtown.The increased street presence demandedby the commercial use would also extendthe downtown area towards our site, furtherincluding it into the community. Page four of theMountain View Specic Plan mentions that vitalresidential and commercial [districts] make up

Name Category Distance

Santa Clara ValleyTransport

Transit 0.0 mi

CVS Pharmacy Retail 0.0 mi

Shivas Indian Restaurant Dining/Bar 0.08 mi

Posh Bagel Coffee 0.1 mi

Avas Downtown Market Grocery 0.1 mi

East West Bookshop Retail 0.1 mi

Easy Foods Grocery 0.1 mi

Art Frame Studio Recreation 0.2 mi

Essence Salon Services 0.2 mi

MV Performing ArtsCenter

Recreation 0.2 mi

Mountain View PublicLibrary

City Services 0.2 mi

Mountain View City Hall City Services 0.2mi

Monte Carlo Nightclub Dining/Bar 0.25 mi

Peninsula Chiurch inChrist

Services 0.3 mi

Eagle Park and Pool Recreation 0.4 mi

MV VTA Bus/Cal TrainCenter

Transit 0.4 mi

MV Police Department City Services 0.4 mi

Figure 1.4 - Amenities within a halfmile radius of Spectrum.



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Introduction Downtown Precise Plan

Figure 1.5 - Mountain View Downtown Precise Plan Areas Map.



CVS PharmacyShivas Indian RestaurantPosh BagelAvas Downtown MarketEast West BookshopEasy Foods

Art Frame StudioEssence SalonPerforming Arts CenterPublic LibraryCity HallMonte Carlo Nightclub

Peninsula Church in ChristMV CaltranPolice Department

Amenities Location Map

Figure 1.6 - Map of select amenities in proximity to the project site.


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the downtown of Mountain View; both of theseservices of which are offered by the Spectrumaffordable housing project.

GreenspaceHaving a space to relax and connectwith the natural elements of Mountain View isa top priority for reGEN Housing. Whether itssimply a place to take off your shoes and feelthe grass between your toes, or a place to playa game with friends and neighbors, we believeit is essential to provide a green expanse forthe tenants of Spectrum. We have includedcommunity garden spaces that connect tenantunits, offering relaxation and connection.

Neighborhood Commercial Connection: Thepresence of commercial uses inside Spectrumis our way of contributing to potential residentconnection to the City of Mountain View. Theaforementioned proposed connections to otherland uses helps sample the culture and feel ofthe city, something that our commercial useswould bolster even further. As such, we arededicated to provide a taste of downtownfor the surrounding residents of Spectrum byfollowing community and downtown guidelinesfor design and purpose implementation. Byusing the rest of the Downtown MountainView area as an effective case study for ourneighborhood commercial, we will providea space that lends residents to still feelincorporated into the downtown area, without thepotentially negative presence of unending trafcand noise.

Transit

Following the Citys lead of improving thedowntown through....parking improvements,reGEN Housing has proposed Spectrum ina way that bolsters transit and pedestrianinvolvement. A pre-existing transit stopservices the site, with two more available in thedowntown area. A transit hub with multiple transitoptions is available a short walk away to thenorth of the site. A huge menagerie of amenitiesand various land uses exist within easy walking

distance, including the downtown area and othercity services. Utilizing a walking corridor in theadjacent Bank of America building, we plan onintegrating a pedestrian connection throughthe building to the light dining services closeby, shortening the distance between Spectrumand the downtown. If plausible, parking calmingstrategies will exist around transit points andpedestrian walkways, providing a safe andcomfortable walking and transit atmosphere forSpectrum.

Constraints

The project site has very few constraintsdue to its ideal proximity to the downtown area,

its transit stops, and the community amenities.Although, the existing use of the site as well asthe parcels directly bordering it pose a smallchallenge for development.Currently the site is designated as a publicparking lot by the City of Mountain View. The lotprovides a total of 160 metered parking spacesto the public. A total of 2,855 public parkingspaces are located in the Downtown Core Area.The removal of 160 spaces would decrease the

Figure 1.7 - Transit stop located on project site alongCalifornia Street.


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parking supply by 5.6 percent in the DowntownCore Area. According to a parking study doneby Wilbur Smith Associates in June 2011 theparking lot currently on the site is at or above

capacity (85% occupied) for 0 hours per day.This means that the removal of these parkingspaces will have a minimal impact on parkingin the area, especially considering a large city-owned parking garage is present around 50 feetaway from the site.

The parcels west of the project site arecurrently occupied by single family homes.Placing a new development in the area next tothe single family homes may create some publictension. Current residents might have concerns

about an increase in trafc, loss of view-sheds,and a decrease in privacy. We have mitigatedthese concerns in the following ways: decreasedcar ownership through discounted transitpasses, decreased view-shed loss throughthe use of consistent building guidelines,and increased privacy by orienting buildingplacement away from residential parcel lines.

How Spectrum Serves the Community

One of the tenents supporting thedriving force of the Spectrum housing projectis the involvement of all age groups in the

green development practice. By providingan environment that promotes sustainability,reduced-need landscaping, and ecologically andsocially friendly practices, we hope to promote

a healthier lifestyle for our residents in thehopes that they will pass this lifestyle onto theirfriends, family, and coworkers. We strive to havea positive effect on a spectrum of people of allages, bringing our residents and the communitytogether under the never-ending inspiration ofeducation.

reGEN Housing also plans to implementan optional community service program thatwould require a mere 5 hours of communityservice a month from its residents. Not only

would this strengthen the relationship betweenthe Spectrum project and the community, but itwould also provide an opportunity for residentsof the Spectrum project to interact with eachother in a benecial environment. The residentsin Spectrum could take pride in their communityservice, further including or even re-includingthem into the City of Mountain View throughprojects such as Adopt-A-Highway or parkcleanups.

Aside from educating our residents aboutthe benets of sustainable design, we aim toreduce the amount of vehicle miles travelled

Figure 1.8 - View of project site from across Bryant Street.


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Affordable housing has become apolarized topic in the City of Mountain View. TheCity originally grew from a small suburb of SanFrancisco. As Mountain View grew in size andwealth, it attracted major tech companies likeGoogle, Mozilla, and Microsoft. This caused anincrease in demand for housing, subsequentlyspurring a need for affordable housing due toincreased cost of living. Google alone brought in

Housing Need

and car-dependencey of our residents. reGENunderstands that a walkable city is a healthy city,from both an environmental and public healthstandpoint. Bay Area trafc is a tremendous

problem, increasing the amount of time peoplespend in their cars therefore increasing theamount of pollutants and greenhouse gases(GHGs) released into the atmosphere. Byintegrating transit-based developments intoour site, namely through the presence oftransit-hubs on site and within a half mile of thesite, we aim to reduce the amount of GHGsreleased into the atmosphere. Partnershipswith the city and the city public transportationroutes also allows us to reduce the amount of

parking spots needed in the Spectrum project,promoting transit use, walking, and alternativetransportation.

Lastly, but also most importantly,Spectrum aims to relieve the tensions createdthrough increasing land costs. Many workerswere pushed out of the community of MountainView for the sole reason of soaring land cost.Our aim to provide affordable housing hopes toalleviate that pressure, allowing some of thosedisplaced workers to call the Mountain Viewcommunity home once again. By reestablishingliving spaces for displaced workers, reGENHousing Initiative also reduces the amount ofvehicle miles traveled and time spent travellingto and from work, a benet that is greatlyappreciated by community members andcommuters alike.

around 10,000 employees and an accompanyingdemand for service workers. reGEN HousingInitiatives project, Spectrum, is looking to aidMountain View in its need for affordable housing

The project is looking to provide housing forGooglers (Google employees) and low incomeresidents of Mountain View.

Former Mayor and current City Councilmember Mike Kasperzak, a major gure inpromoting BMR projects around the city, hasbeen very vocal in trying to provide sufcientaffordable housing. Mike stated in a phoneinterview: I have... received multiple lettersfrom Googlers (Google employees) complainingabout the rising cost of housing in the City,

explaining how they have had to move out ofMountain View to nd cheaper, more affordablehousing. In an article written in the MountainView Voice, Council Candidates Discuss HighCost of Housing by Daniel DeBolt, Mike hasalso stated, One of the things people really likeabout this community is diversity, and we arebecoming a community where people cannotafford to live. Affordable housing projects havebeen proposed in the past but have been shutdown for various project specic reasons.Google tried to fund affordable housing in theNorth Bayshore housing project but they wereshut down by the Planning Commission and CityCouncil, who cited that the site could possiblyaffect the Shoreline wildlife. Chris Clark andMike Kasperzak were the only two advocatingand voting to approve the project stating thatMountain View is in dire need of affordablehousing. Kasperzak ran a poll to see how thegeneral public felt about housing in the North

Bayshore area and out of 114 total votes,48% voted YES, 49% voted NO, and 2% wereundecided. Ultimately the project fell through asrare species habitat would have been destroyed.

During an interview with Randy Tsuda,the director of community development inMountain View, it was stated that a poll wasgiven to residents to see if they would addextra taxes on themselves in order to help fundaffordable housing projects around the City.


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59% of those polled voted YES. Unfortunately,a 2/3 vote was needed for the act to pass.When put on the next ballot the tax almostpassed with a 57% approval rate. This shows

that the majority of residents of Mountain Vieware willing to increase taxes in order to helpsupport affordable projects around the city. CityCouncilmen Mike Kasperzak and Chris Clarkavidly support affordable projects, and reGENHousing is providing the initial proposals for avery feasible project that is needed in an areathat is in dire need of affordable housing.

Population Assessment

The 2010 US Census recorded Mountain

View with 74,066 residents, with an ethnic make-up of 56% White, 26% Asian, 5.1% Hispanic,2.2% African American, 0.5% Pacic Islander,0.5% Native American, and 9.8% other races.The biggest employer in the City is Googlewith 10,000 employees, the second largest isSymantec with 2,793, and the third largest isthe El Camino Hospital with 2,224. The majorityof companies based in Mountain View are techcompanies. Currently there are 33,881 housingunits with 41.7% owner-occupied and 58%renter-occupied. The median age is relativelyyoung at 35.9 with the majority (38%) of thepopulation being between the ages of 25 and44.

Needs Analysis

The City of Mountain View hasdeveloped into a technology city. According tothe US Census, the Citys population grew 9%from 1990 to 2010. The arrival of large tech

companies companies caused an accumulationof wealth, bringing great growth and economicprosperity to the City, causing the standard ofliving to rise. While jobs have been createdby the giant computer corporations, thesecompanies have also displaced many lowto middle class residents in Mountain View.Longtime residents have been forced to moveout the City because the housing market hasbecome too expensive. Mike Kasperzak has

stated on his website that, Mountain ViewMUST NOT become a community where onlythe well-to-do can afford to live. I want ourteachers, reghters, store clerks, children

and others to be able to live in this wonderfullydiverse community. To make that happen,we must continue to explore creative andcollaborative ideas so that those who want tolive and work here are able to do so.For housing to be considered affordable, nomore than 30% of the household's incomeshould be dedicated towards housing costs.Spectrum will offer fty-two 100% affordablehousing units. They will be offered to 30%, 50%,and 80% AMI candidates.

Recent affordable housing projects havereceived strong backing from the City Counciland the public. ROEM planned to constructa 52-unit affordable apartment complex thatwould target income levels between $31,850and $63,660. The project included a communityroom, tness center, and an undergroundparking garage. The City Council voted 5 to 2in support of approving funding for the initiallease. REOM applied for the 9% tax credit butwas denied twice. However the next affordablehousing project proposal in Mountain View is onthe priority list to receive the 9% tax credit.In an article in Mercury News by Jason Green,Godbe Research surveyed 404 likely votersand found that only 59% would favor an eight-year, $59 parcel tax to fund affordable housingfor xed-income senior citizens, low-wageworkers, disabled people and low-incomefamilies earning less than 80 percent of the areamedian income. If passed residents would be

willing to tax themselves in order to fund moreaffordable housing. The measure needed twothirds majority to pass but received a 57% voterapproval. Impressive enough that more thanhalf of the residents of Mountain View are willingto tax themselves to fund affordable housingprojects around the city.



Figure 1.9 - Map showing the relation of tech companies location within mountain view to the project site.


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EntitlementsreGEN Housing Initiative, in our

development of the Spectrum housing project,has a multitude of goals in mind. Sustainability isone of these goals. Our site, 424 Bryant Street,was selected for its potential browneld andinll development. Seeing as the site is currentlyused as an overow parking lot covered ingravel and concrete, minimal preparation ingrading is required for the development ofthe site. As an added bonus because of theexisting use of the site, our project qualiesfor a Mitigated Negative Declaration (MND) incompliance with the California Environmental

Quality Act (CEQA). According to CEQAsection code 15332, or Class 32, the Spectrumaffordable housing project qualies as inlldevelopment. The project exists within citylimits, is no larger than 5 acres, can be servedby all existing utilities, and is compliant withgeneral and specic plan standards. Becauseof the compliance with the aforementionedcharacteristics, Spectrum housing can qualify asexempt under CEQA. reGEN Housing Initiativemay need a mitigated negative declaration for

the Spectrum project, under the requirementof code 15332, section d, which states thatthe approval of the project would not result inany signicant effects relating to trafc, noise,air quality, or water quality. Trafc being themain concern in terms of signicant effects.Unavoidably, Spectrum will require parking,although at a reduced rate. Therefore, a MNDmay be required.

Alternatively, code 15326, or Class 26 of

CEQA, states that actions by a redevelopmentagency, housing authority, or other public agencyto implement an adopted Housing AssistancePlan by acquiring an interest in housing unitswill be exempt. The housing units may beeither in existence or possessing all requiredpermits for construction when the agency makesits nal decision to acquire the units. In short,reGEN and the City of Mountain View will be

acting in collaboration to contribute to a HousingAssistance Plan, offering units at below marketrate prices.

Variances RequiredDue to funding factors and otherrestrictions, reGEN Housing will have to applyfor two variances to the zoning code. The rstvariance concerns setbacks along the rearend of the site facing the existing residentialuses. The P19 Specic Plan section C,which contains our project, states that a 5ftsetback is required for all parking structures.reGEN Housing proposes that the setback bereduced to 2ft for parking structures to allow

the unhindered development of the Spectrumproject. Parking lots can and do act as a buffersbetween buildings, and as such a reduction of3ft off the rear setback would only marginallyimpact the buffer between the existing andproposed developments. Also, a large portionof the developments adjacent to the 424 Bryant

Figure 1.10 - Project site from the corner of Bryant andCalifornia


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Street site are open space/lawn areas, makingthe 2 foot buffer sufcient. reGEN Housingplans on using one incentive given by the statedensity bonus laws to reduce the current rear 5ft

setback.The second variance that the Spectrumproject may require is a reduction in parkingfrom the allotted two spaces per unit, asspecied in the P19 Downtown Specic Plan,to a reasonable one allocated parking spaceper unit.This reduction would only apply to ourtwo bedroom units, and guest parking in bothtwo and three bedroom units. The Bryant StreetRFQ generated by the City of Mountain Viewstates that A reduced parking requirement may

be considered through the development reviewprocess opening the door for reGEN Housingto feasibly reduce the amount of parking spacesrequired. The California Density Bonus Code,government code section 65915-65918, statesthat an applicant may request a reduction in..the ratio of vehicular parking spaces and thatan applicant may request parking incentivesor concessions beyond those provided by theremainder of the code. The Spectrum housingproject contains (depending on the nancingoptions) eighteen units at 30% AMI, twenty unitsat 50% AMI, and fourteen units at 80% AMI.This qualies for a 35% density bonus and threeincentives. reGEN will use incentives to reduceparking ratios within the site. reGEN Housingplans on using two incentives to reduce parkingneeds. Another strategy that will be utilized byreGEN Housing and the Spectrum project isthe abundant presence of mass transit in thesurrounding areas. The 424 Bryant street lot

contains a transit stop onsite, with multiple stopsand a multi-modal transit hub existing 0.4 milesaway. reGEN plans to take advantage of thesetransit opportunities by purchasing bus/train ridermembership passes through the residential EcoPass system in the bay area. Using Eco Pass,reGEN housing will be able to buy the ridermemberships at reduced prices, saving moneyand time for residents. Currently, a city ownedparking structure exists across from the project

site, connected to a CVS Pharmacy and housesover 300 parking spaces. The abundance ofparking available in this structure increases theamount of parking available in close relation to

the site, further justifying the removal of the 0.3guest parking space requirement.The argument can also be made that due tothe economically disadvantaged status of theresidents of most affordable housing projects, areduced amount of vehicle ownership is likely.By offering discounted transit membershippasses and encouraging walking and/or masstransit ridership, Spectrum aims to eliminate theunnecessary need for vehicles for those workingin the area. reGEN Housings main goal is to

relocate those displaced workers back to theirjobs and back into their community.Lastly, reGEN Housing has the option of workingwith the TRANSform GREEN TRIP program,a program used to create custom parkingreduction strategies for housing developments.GREEN TRIP also works with local transitoptions to provide free or heavily discountedrider memberships. By taking advantage of thetailored parking reduction strategies, reGEN canprovide the residents of Spectrum a variety ofways to move around the area without using apersonal vehicle.

Design and Unit Plans

The design of Spectrum originates froma desire to t into the technological landscapethat has permeated the City of Mountain Viewover the last decade. Mountain View is keen onmaking a cohesive design strategy throughout

the city. The design team was careful to makesure the color palette matched the surroundingcontext, all while conjuring up a technologicalaesthetic that allows the development to subtlystand out in its own right. Also important tothe city is to provide enough facade variationalong prominent streets, which is a challengefor modular housing. In order to overcomethis, the team mirrored units almost adjacentto each other. The vertical plane is also broken



Floor Plans

520

40

520

40

520

40

1st Floor

2nd Floor

Cafe/Gallery

3rd Floor

Figure 1.11 - Floor Plans



UPDN

DN

DN

2 unit types:

2 bedroom, 1 bath3 bedroom, 3 bath

Unit Layouts52 Total Units1 Cafe/gallery

520

40

2 Bedroom, 1 Bath

2nd Floor

2 Bedroom, 1 Bath2nd Floor

2 Bedroom, 1 Bath

1st Floor

2 Bedroom, 1 Bath

1st Floor

3 Bedroom, 3 Bath

2nd Floor

3 Bedroom, 3 Bath

3 Bedroom, 3 Bath

3rd Floor

25

10

17

Figure 1.12 - Unit Layouts



2 Bedroom, 2 bath

3 Bedroom, 3 bath

Circulation

Unit Orientation

Figure 1.13 - Unit Orientation



Figure 1.14 - Birds eye view of Spectrum from parking structure above CVS.

Figure 1.15 - View of back connection to Spectrum through rear parking lot.



Figure 1.16 - Rendering of the indoor cafe space.

Figure 1.17 - Spectrum from Bryant Street



Figure 1.18 - Elevation along Bryant Street

Figure 1.19 - Cross section from California Street.

Figure 1.20 - Cross section from Mercy Street.


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up by tactful placement of rooftop gardens anddeck spaces, allowing for more habitable greenspace.

The original design stems from a modular

unit offered by LivingHomes. Using some ofthe interior layouts and materials offered by thecompany, the team designed custom modularunits that t into the technological landscapeof Mountain View. The units consist of a steelframed structure, and are clad in stucco, cedarwood paneling, and ber cement panels. Itwas important for the design to incorporatematerials offered by the company, as the overallconstruction cost would be drastically lowered.The units lining Bryant Street are angled in a

north-south orientation, to maximize passiveheating, increase deck space, and allow theability to provide more units on the site. Thesouth facing units have ample sun shading,provided by galvanized steel sun shades. Thereare three blocks of units lining Bryant Street, andthe middle block is stepped back to break up thefacade and provide a front plaza. On the interioroff of Bryant Street, there are 2 large courtyardsfor the tenants to use for recreational purposes.Surface parking exists on the edge towardsthe rear of the site, which is almost completelyhidden from the street. Not only does this follownew urbanist practices, but it also satises theCity of Mountain Views vision of eliminatingattractive parking view-sheds, pursuit of theDowntown Precise Plan. On the rst oor of thedevelopment on the corner of Bryant Street andCalifornia Avenue sits a small cafe/art gallery.This corner is arguable the most prominentcorner of the property, and has great potential

for a commercial entity. Mike Kasperzak,councilman for the City of Mountain View, statedthat the city has an ambitious and growing artscommunity that is currently underserved by thelack of art galleries in the downtown area. Inresponse to this need, Spectrum plans to includean art gallery into its commercial space.

Spatial Relations/Amenity Connection

reGEN Housing is lucky in the sense

that the chosen site is surrounded by easilyaccessible amenities. Aside from the abovementioned local amenities that offer communitymembers a variety of services and goods, a

booming job market also exists in MountainView, especially concerning technologicalindustries. Google, Inc, makes its home base inthe City of Mountain View, and offers free wiand free day-use bike transportation; Mozillaemploys a multitude of workers in the area,along with Audience Inc and LinkedIn. Mozillasmain headquarters exist within a mere 0.5 miof the site, Google and LinkedIn being within3 miles of the site. The Spectrum affordablehousing project was created to serve individuals

who can and do work at technological industriessuch as Google and Mozilla, and our locationwas chosen to provide the easiest connectionpossible for those workers. The amenities

Figure 1.21- Seven principles of the Bay-Friendly Landscapand Gardening Coalition

Figure 1.22- Explemary Bioswale



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Coastal Prairie

Herbaceous PerennialsAchillea millefolium (White Yarrow)Calamagrostis nutkaensis (Reed Grass)

Calochortus luteus (Golden Mariposa)Carex tumulicola (Dwarf Sedge)

Danthonia californica (Wild Oat Grass)

Deschampsia caespitosa holciformis (Hair Grass)Festuca idahoensis (Fescue Bunchgrass)

Iris douglasiana (Douglas Iris)Pteridium aquilinum pubescens (Bracken Fern)Sisyrinchium bellum (Blue-eyed Grass)

Northern Coastal Scrub

ShrubsArctostaphylos uva-ursi 'Pt. Reyes' (Manzanita)Artemisia californica (Coast Sagebrush)Baccharis pilularis ssp. pilularis (Dwarf Coyote Brush)Baccharis pilularis var. consanguinea (Coyote Brush)

Ceanothus cuneatus (Buckbrush)Ceanothus gloriosus (Ceanothus)

Cercocarpus betuloides (Mountain Mahogany)

Diplacus aurantiacus (Monkey Flower)

Heteromeles arbutifolia (Toyon)Lupinus albifrons (Bush Lupine)

Mimulus aurantiacus (Sticky Monkeyflower)Rhamnus californica (Coffee Berry)

Salvia melifera (Black Sage)

Herbaceous PerennialsChlorogolum pomeridianum (Soap Plant)

Epilobium canum (California Fuchsia)Heracleum lanatum (Cow Parsnip)Scrophularia californica (Bee Plant)Wyethia angustifolia (Mule's Ears)

Valley Grassland

Herbaceous PerennialsCalochortus luteus (Golden Mariposa)Dichelostemma capitatum (Bluedicks)Eschscholzia californica (California Poppy)

Nasella lepida (Needlegrass)Nasella pulchra (Purple Needlegrass)

Sidalcea malviflora (Checkerbloom)

Sisyrinchium bellum (Blue-eyed Grass)Solidago californica (California Goldenrod)

Triteleia laxa (Ithuriel's Spear)Wyethia angustifolia (Mules Ears)

Redwood Forest

TreesSequoia sempervirens (Redwood)

Shrubs

Ceanothus thyrsiflorus (Blue Blossom)Corylus cornuta var. californica (Western Hazelnut)Vaccinium ovatum (Huckleberry)

Herbaceous PerennialsAdiantum jordanii (Five-finger Fern)

Asarum caudatum (Wild Ginger)

Athyrium filix-femina (Lady Fern)Oxalis oregana (Redwood Sorrel)

Polystichum munitum (Western Sword Fern)

Rubus ursinus (California Blackberry)Smilacina racemosa (False Solomon Seal)

Tiarella cordifolia (Foam Flower)

Woodwardia fimbriata (Giant Chain Fern)

Valley and Foothill Woodland

TreesAesculus californica (California Buckeye)Arbutus menziesii (Madrone)

Quercus agrifolia (Coast Live Oak)Quercus chrysolepis (Canyon Live Oak)

Quercus kellogii (Black Oak )

Quercus lobata (Valley Oak )Quercus wislizenii (Interior Live Oak)

Umbellularia californica (California Bay)

ShrubsGarrya elliptica (Coast Silktassle)

Holodiscus discolor(Ocean Spray)Myrica californica (Pacific Wax Myrtle)

Physocarpus capitatus (Ninebark)

Rhamnus californica (Coffeeberry)Ribes sanguineum glutinosum (Pink Current)

Rosa californica (California Rose)

Sambucus mexicana (Blue ElderberrySymphoricarpos albus (Snowberry)

Herbaceous PerennialsArtemisia douglasiana (Mugwort)Dryopteris arguta (Woodfern)

Festuca californica (California Fescue)Fragaria californica (California Strawberry)Heracleum lanatum (Cow Parsnip)

Juncus patens (Common Rush)

Polypodium vulgare (Polypody Fern)Rubus parviflorus (Thimbleberry)

Rubus vitifolius (Calif. Blackberry)

Satureja douglasii (Yerba Buena)Stachys ajugoides (Hedge Nettle)

Tellima grandiflora (Fringe Cups)

VinesLonicera hispidula (California Honeysuckle)

Riparian Woodland

TreesAcer macrophyllum (Bigleaf Maple)Alnus rhombifolia (White Alder)Platanus racemosa (Western Sycamore)

ShrubsCornus species (Creek Dogwood)

Rosa californica (California Rose)

Salix species (Red Willow)

Herbaceous PerennialsAthyrium filix-femina (Lady Fern)Carex species (Dwarf Sedge)Equisetum species (Horsetail)

Juncus effusis bruneus (Green Rush)Mimulus cardenalis (Scarlet Monkeyflower)Mimulus guttatus (Monkeyflower)

Oenanthe sarmentosa (Creek Parsley)

Sisyrinchium californicum (Yellow-eyed Grass)

VinesAristolochia californica (Dutchman's pipe)Clematis ligusticifolia (Clematis)Vitis californica (California Grape)

Common P lant Communities of t he SF Bay A re a

Figure 1.23 - Common plant types in the bay area, as specied by the Bay Friendly Coalition.



2

3

1

Bay-Friendly Landscaping Menu of Best Practices

Landscape Locally

1. Select and evaluate the site carefully

2. Assess the soil and test drainage

3. Survey and protect flora & fauna

4. Consider the potential for fire

5. Use local, natural plant communities as models

Landscape for Less to the Landfill

1. Select appropriate plants:

A. Choose plants to match the microclimate & soil conditions

B. Choose plants that can grow to their natural size in the space allotted them

C. Replace sheared hedges with plants that can grow to their natural shape & size

D. Do not plant invasive species

2. Keep plant debris on site:

A. Grasscycle

B. Produce mulch from plant debris

C. Compost plant debris

3. Prune selectively and properly

4. Water and fertilize judiciously

5. Use goats for controlling weeds and creating firebreaks

6. Use salvaged items & recycled content materials

7. Reduce and recycle waste

8. Separate plant debris for clean green discounts

Nurture the Soil

1. Remove and store topsoil before grading

2. Protect soil from compaction

3. Defend against erosion

4. Amend the soil with compost before planting

5. Grasscycle

6. Mulch regularly

7. Aerate compacted soils

8. Feed soils naturally 9. Avoid synthetic, quick release fertilizers

10. Minimize the use of chemical pesticides

Figure 1.24 - Environmental checklist from the Bay Friendly Coalition. (http://www.bayfriendlycoalition.org/)



Conserve Water

1. Create drought resistant soils with compost & mulch

2. Grow drought-resistant California native or Mediterranean plants

3. Minimize the lawn

4. Implement hydrozoning group plants by water needs

5. Design for on-site rainwater collection, recycled water and/or graywater use

6. Design and install high efficiency irrigation systems

7. Install a dedicated meter to monitor landscape water use

8. Manage irrigation according to need

9. Maintain the irrigation system so every drop counts

10. Request an irrigation audit

Conserve Energy

1. Shade buildings to moderate temperatures

2. Reduce the heat island effect

3. Shade air conditioners

4. Design lighting carefully

5. Choose and maintain equipment for fuel conservation

6. Specify low embodied energy materials

Protect Water & Air Quality

1. Use Integrated Pest Management:

A. Prevent pest problems

B. Train your staff to identify and monitor pest & beneficial populations

C. Educate your clients

D. Control pest problems with physical & mechanical methods

E. Control pest problems with biological controls

F. Control pest problems with the least toxic pesticide as a last resort

2. Eliminate high input decorative lawns

3. Minimize site disturbance

4. Choose and maintain your materials, equipment & vehicles carefully

5. Keep soil & organic matter where it belongs

6. Minimize impervious surfaces

7. Plant and protect trees

8. Maintain and manage the irrigation system carefully

9. Design a system to capture and treat water

Create & Protect Wildlife Habitat

1. Diversify

2. Choose California natives first

3. Provide water & shelter

4. Use organic pest management

5. Conserve or restore natural areas & wildlife corridors

4

5

6

7

Figure 1.25 - Environmental checklist from the Bay Friendly Coalition. (cont.)


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connection map shows just how close the statedjob opportunities are, offering a visual exampleof how reGEN is dedicated to serving displacedworkers in the area of Mountain View.

Plants/Landscaping

The soft materials and landscaping of the424 Bryant Street site were chosen to add to theaesthetic character of the Spectrum project. Theforward thinking and modern approach to theprojects design and landscaping caters towardsa younger generation of workers while stillproviding pleasing neutral aesthetic appeal forother tenants. Using the Bay Friendly LandscapeGuidelines provided by the Bay-Friendly

Landscaping and Gardening Coalition, weplan to correctly select a variety of vegetationsand grasses for our site. Not only will thisvegetation serve an aesthetic purpose, but itwill also provide on-site water and soil retention,balanced with low water and care costs. Theelevated garden and green areas will also betreated accordingly, with correct soil mixtures,local stewardship positions, and proper plantselections being a top priority.

Sustainability

The growing support for sustainabledevelopment continues to grow every year,especially here in California. The CaliforniaGreen Building Standard Code (CALGreenCode) is the rst statewide green buildingcode in the United States. The rst version ofCALGreen, which was the 2008 version, wasadopted in 2009.

Many local government authorities have

taken state requirements one step further,including the City of Mountain View. The cityrecognizes the importance of sustainabledevelopment and in 2008 the city put togetherthe Mountain View Environment SustainabilityTask Force, which was made up of over 65volunteers from the community interested inenvironmental and sustainability issues. Thistask force worked with the city over an eightmonth period to develop a list of prioritized

short, medium and long term sustainable andenvironmental goals for the city.

reGEN has analyzed the Mountain ViewEnvironmental Sustainability Task Force Final

Report along with the Mountain View GreenBuilding Code in order to create a sustainabledevelopment that caters to our selectedcommunity and site.Creating a sustainable development that meetsthe needs of the present without compromisingthe ability of future generations to meet their ownneeds is the goal of the City of Mountain View,its community and reGEN Housing. reGEN aimsnot only to meet Mountain Views MandatoryGreen Building Requirements but also to exceed

them.reGEN has followed the intent of

LEED for Neighborhood Development, whichunlike other LEED rating systems, focusesprimarily on green building practices. It placesemphasis on the site selection, design, andvarious construction elements, effectivelybringing buildings and infrastructure togetherinto a neighborhood, while also relating thatneighborhood to its landscape in a local andregional context.

The Spectrum project has the potentialto acquiring LEED Platinum for NeighborhoodDevelopment as outlined below and on theattached scorecard. This program is dividedinto ve topics: Smart Location and Linkage,Neighborhood Pattern and Design, GreenInfrastructure and Buildings, Innovation andDesign Process and Regional Priority Credit.

The Smart Location and Linkagetopic encourages development within and

near existing communities and public transitinfrastructure. Furthermore, urban inll isencourage with the goal of reducing vehicletrips required per person while avoiding theexpansion of an existing urban environment intopreviously undeveloped areas. The proposedSpectrum site clearly meets the intent of thiscredit category. The site in question is on aninll site, does not impact an existing ecologicalcommunity or wetland area and does not


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disturb any steep slopes. Spectrums site isalso within walking distance of a wide range ofamenities, including multiple transit services and

job prospects. Moreover, an extensive bicycle

network is accessible from the site.The Neighborhood Pattern and Designtopic promotes transportation efciency,including a reduction in vehicle travel andthe promotion of a walkable environment.Consequently, these ideals are also what qualifyus as a Transit Oriented Development.

Spectrum meets the intent of NPDPrerequisite 1 (walkable Streets) by providingfunctional unit entries that are serviced directlyby public space or open green space for the

majority of the units. Buildings on the site have aheight-to-street-width ratio that exceeds 1:3 forover 15% of the new street frontage. A networkof continuous sidewalks is also provided andless than 20% of street frontages face garageand service bay openings.

Spectrum meets the intent of NPD

Prerequisite 2 (Compact Development) byproviding more than 12 dwelling units per acreof buildable land available for residential uses aswell as providing easily access to existing transit

services.Spectrum meets the intent of NPDPrerequisite 3: Connected and Open Communityby providing a project in a location that has atleast 140 intersections per square mile and aproject that has at least one through street.

The Spectrum project is eligible for alarge range of credits under the NeighborhoodPattern and Design topic. These include:walkable streets, building density, access toa range of various amenities within walking

distance, inclusion of affordable housing units,bike storage, transit passes to residents, vehiclesharing facilities within a 1/4 mile, accesswithin walking distance of a public park, a largeportion of units that are ADA adaptable and/or accessible, open to community involvement,outreach in the design and planning process,

Figure 1.26 - An example of FLEX parking.



Figure 1.27 - City of Mountain View Bike Map.


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access to a farmers market, and facilitating thebuilding of transit facilities surrounding the siteand less than a mile walking distance from ahigh school.

The Green Infrastructure and Buildingstopic promotes green building design andconstruction. reGEN has selected a modularhome provider that designs and builds alltheir modular units to a minimum LEED Silvercertication standard.

Spectrum meets the intent of GIBPrerequisite 1: Certied Green Building, GIBPrerequisite 2: Minimum Building EnergyEfciency, GIB Prerequisites 3: MinimumBuilding Water Efciency and GIB Prerequisite

4: Construction Activity Pollution Prevention byworking with LivingHomes to build all modularhousing units to a LEED Silver standard as aminimum. Funds have been set aside to certifythe modular homes that make up this communityto assure that this standard is met.

Certifying the modular homes, creatingenergy efciency buildings that are waterefcient with surrounding xeriscape, managingstorm water through ltration and rainwaterharvesting, applying a reective material tobuilding roofs, providing for energy efcientinfrastructure, using recycled content forinfrastructure through asphalt reuse, providingfor solid waste infrastructure and reducing lightpollution are all features worked into the design,construction and operation plan on Spectrum.

The Innovation and Design Process topicpromotes exemplary performance above therequirements set by LEED credits and promotesinnovative solutions. The Spectrum project has

established that by applying the principles of theBay-Friendly Landscaping program, combinedwith greatly exceeding the credit requirementsof Certied Green Buildings and selecting a sitethat offers greater connection for the communityto amenities through the Preferred Locationcredit meet the intent of this credit category.

This section of the report was createdby a LEED AP. A LEED AP will continue to playan important role in the process through design

and construction. This in turn, will providefurther streamlining of the sustainability and willcontinue to support the Spectrum project visionand will result in the award of an additional

credit. The Regional Priority Credit topic offersadditional credits that a project may receivebased upon the site's geographical location.The US Green Building Council's websiteindicates, which bonus credit each zip code cantake advantage of. Spectrum has the potentialof achieving an additional four credits forexceeding the requirements of credits Mixed-Use Neighborhood Centers, Building WaterEfciency, Bike Network and Storage, and

Walkable Streets.reGEN aims to select a property manager

that promotes sustainable maintenance andoperations for the Spectrum project. In addition,reGEN endorses educate residents aboutsustainability through education workshops

Figure 1.27 - The varying architectural styles of DowntownMountain View


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and by distributing newsletters that outlineways community members can work with theenvironment to save money as well as bycreating a healthier environment to live within.

Esprit Park in San Francisco is an example of acommunity that has implemented such practiceswith success as outlined on the newspaperarticle Esprit Park Goes Green, which waspublished in The Potrero View February 2011edition.

There are many organizations thatsupport sustainable education including the Cityof Mountain View. Residents can take advantageof Energy Upgrade Mountain View and Water-Wise Home Calls free of change to aid in the

operate sustainable households.Furthermore, garbage and recycling

programs offered by the City of MountainView offer a range of services to residentsand business owners including educationalworkshops and newsletters on topics likereducing, reusing, recycling, composting andhow you can dispose of hazardous materials likee-waste safely.

reGEN is aware of the Affordable GreenNeighborhoods Grant Program offered bythe USGBC due to the support of the Bank of

America Foundation. This grant is awardedto affordable housing developers that arecommitted to building sustainable communities.reGEN is condent that USGBC will offer suchan award to the Spectrum development foraiming for the highest LEED standard under the Figure 1.28 - Spectrum from Mercy Street.

LEED for Neighborhood Development program.The granted funds if awarded will help offset thecost of certifying the modular buildings that applyfor LEED under the LEED for Homes program.


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Construction Logistics andSchedule

reGEN has selected a modular homebuilder named LivingHomes to supply the 52homes that will make up the residential space.reGEN and LivingHomes will work hand-in-hand to select a local general contractor. Thiscontractors primary duties will include securingthe site, maintaining a Storm Water PreventionPlan, preforming site work, demo, constructingbuilding foundations and the commercial space.

Modular construction was selected overconventional construction for the majority of the

project for the following reasons:

Fewer: Subcontractors are required, reducing

supervise costs and opportunities fortasks to fall in between scopes of work.

Rain and other weather delays. Opportunities for theft and vandalism, which

reduces onsite secure required.

Architectural and engineering fees due tomodularization of the primary buildingcomponents.

Accidents due to a reduction in harmful

variables caused by weather, lackof lighting, etc. Discrepancies between safety protocols due

to unfamiliar and inconsistent environments.

Less: Need for temporary trails and storage bins. Handling of material, reducing material

damage opportunities. Laydown space required for material,

equipment and construction trails.

Waste removal costs since the process canbe streamlined with an assembly line system

Faster: Built project saves construction scheduled

time, which also shortens buildersinsuranceand construction loan timeframes. This ispossible since buildings modulars can bebuilt in parallel to other construction elements

Figure 1.29 - Spectrum from California Street.



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Figure 1.32. Phasing Schedule for Spectrum. Blue indicates Phase 1, yellow indicates Phase 2. Phase one will be completedafter the rst year of construction. Phase two will be completed six months later.

Figure 1.31 - A typical delivery method of modular housing.


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like foundations. Construction schedule allows units to be

rented out sooner.

Quality: Design is promoted since the base modularunit has been designed by a professionallyrenowned architecture rm, KieranTimberlake.

Modular construction is subject to stringentand comprehensive design review andinspections by state-approved authorities.

Is promoted through a controlledenvironment, consequently reducingweather damage.

Access to tools, jigs, assembly tables, andmaterial-handling equipment not foundon a typical construction site will resultsin a higher degree of precisionand ultimately yields a stronger,more durable structure.

Streamlined manufacturing process: Results in tighter tolerances and less air

inltration into the structure. greater levels of recycling and waste due

to weather damage. Efciencies reduce CO2 output compared to

traditional construction methods And the reduction of on-site construction will

greatly reduce the construction activitypollution.

Neighborhood-Friendly

Due to reductions in on-site noise,dust, debris and trafc created by traditional

construction are eliminated.

Why LivingHomes versus other modular

home providers?

A combination of LivingHomess BayArea track record, LEED practices, associatedleading modular designers, familiarity withCalifornia Codes and Regulations, and suitablysized modular units and prices that meet ourrequirements.

Pre-Construction

The rst activity to take place requiresconrmation from the City of Mountain View thata deal can be struck regarding acquiring the use

of the land we have selected for the site.In tandem with a land assessment otherfeasibility related tasks need to be completed,including calculating if a crane can be setup toaccess the site to set future modular housing,conrming that there is an accessible routefrom LivingHomes's factory for modularhome deliveries and that on the day of installLivingHomes has a nearby staging area wheretrucks can park safely.

During the schematic stage LivingHomes

will aid reGEN in working through the regulatorywaters including working with city departmentsand commissions. This will help reduce oreliminate the cost of hiring a third party permitexpediter. A Topographical Survey and SoilsReport will be conducted and a PermittingStudy that investigates all applicable permittingagencies and any restrictions noted. Site democan begin at this stage. Asphalt that is removedcan be reused when paving of the parkinglot is required. This will aid in offsetting thecost of deconstruction. reGEN will work witha LivingHomes Project Architect to develop apreliminary design, budget and schedule for thefabrication and installation of the units. A moredetailed preliminary construction budget andschedule can be established at this time.The design development period will allow timefor reGEN to work with LivingHomes staff torene the interior spaces. LivingHomes willwork with structural, mechanical and electrical

engineers to complete the design, sending thedesign out to their contractors for a preliminarybudget. LivingHomes will also work with reGENon the project design to insure a level of at leastLEED Silver Certication. Once the design iscomplete and a nal construction price has beenestablished LivingHomes will submit a permitpackage to relevant government agencies forapproval.

Pricing will be nalized during the last two


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weeks of the design development.The permitting stage allows time for

governmental review. In addition, LivingHomeswill help reGEN nd a suitable general

contractor for the foundation and site work in thelocal area.Securing a construction loan during

the nancing stage is required to allow forthe project to move forward with constructionactivities. LivingHomes will start fabricatingunits once nancing is secured. Some overlapregarding the nancing time and start ofconstruction is provided as a time contingency.

LivingHomes has indicated that they candeliver 10 units every two months and that they

will be able to complete their work within a yearand a half time frame from project conception.For this reason fabrication has been divided intobatches to expedite the rst phase of the project.

Foundation/Sitework for Phase 1 willcommence in preparation for the arrival ofmodular units. Once the rst slab is poured,the construction of the conventionally builtcommercial space will be started. Standardconstruction activities and durations have beenprescribed for this commercial space.

Once modular units are set, thecirculation breezeway will be built to provideaccess to the upper units. The columns thatsupport the breezeway will be set during theprimary foundation pour.

The site paving and landscape will becompleted after the primary structural and dry-in work is completed. At this stage the carparkwill be poured and park spaces will be striped.Once interior nishes are complete a city nal

inspection will be scheduled.Phase 2's activities are similar to Phase

1 except the commercial space will not berequired.

Figure 1.33 - A typical assmebly method of modular housing

Figure 1.35 - A fully completed modular housing project.

Figure 1.34 - A graphic depicting the simplicty of modularhousing versus traditional construction methods.


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Average rents reached a decade high, asmedian household income reached a decadelow in 2012. The mismatch of housing pricesand income made for an even greater demandand need for affordable housing within theMountain View area. To add to the complexity,funds for affordable housing projects within thestate of California are extremely competitive dueto the lack of funding available. However, reGENis condent that our unique mixed-use projectwill attract an adequate amount of fundingsources to ensure the projects feasibility.reGEN has compiled a comprehensive nancial

structure of pre-development, construction,and long term nancing options that Spectrumis likely to receive due to the current housingmismatch and the lack of available affordablehousing in Mountain View. The RegionalHousing Needs Assessment (RHNA) forMountain View allocated 2,020 units for the area

yet only 255 permits were issued,a mere 13 percent of the predictedRHNA in 1999-2006.Spectrum is proud to offer twonancing structures: one includingTax Credit Equity and the otherincluding a private loan. This wasdone because of the availabilityof funding for the project and therelatively high income levels in thearea. It is a unique opportunity tobe able to offer multiple options fornancing on an affordable housingproject in such a competitive

nancial environment.Unit Mix:

A unit mix was calculatedby looking at the housing needsanalysis for Mountain View, therequirements for the fundingsources that reGEN plans toapply for, and the needs of youngprofessionals (the target tenantcohort). Spectrum is a 100%

Project Financing affordable development that will provide 52affordable rental units made up of a mix oftwo and three bedroom units at extremely lowincome (30% AMI), very low income (50% AMI),

and low income (80% AMI) levels. Becauseof the two nancing structure options, reGENhas customized the unit mix to ensure that weare providing the greatest amount of affordablehousing units that are nancially feasible foreach option.With the use of the 9% Tax Credit Equity, reGENis proud to be able to offer all 52 units at 30%

AMI, or extremely low income. This makes ourpotential gross annual rental income $373,020 inyear 1.

As for the private permanent loanstructure, reGEN will offer thirty-ve percent of

Figures 1.36, 1.37, 1.38, and 1.39 (top to bottom): FinancialTables


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the units at 30% AMI, thirty-eight percent at 50%AMI, and twenty-seven percent at 80% AMI.Spectrums potential gross annual rental incomeis equal to $717,557 in year 1.

The two unit mixes above allow reGEN toexceed the standards of many funding sources.Development & Operating Budget

The total cost of the development ofSpectrum is expected to be $20,932,412including soft costs, land acquisition, andhard costs. Land acquisition is predicted to be$6,680,000. Soft costs make up $2,424,503,and hard costs account to $11,827,909. Theindividual soft costs and hard costs are broken

down further in the development budget table.reGENs decision to use modular constructionis projected to save a total of $3,000,000 (+/-250,000) over traditional construction method

costs.The expected operating budget is assumed tobe 33% of the total rental income for Spectrum,making the annual operating costs $243,184.

Cash Flow Analysis

Construction of 18 units and thecommercial space will be completed andoccupied by the end of year 1 of construction.There will be 12 two bedroom and 6 threebedroom units nished at this time. By taking

an average rentalrate for the units,reGEN expects toacquire $97,651(5% vacancy rateincluded) fromthe units andcommercial space

in the rst 6 months, while construction ofthe remaining units is being nished.

Once construction is fully completeand the building becomes occupied(assuming a 5% vacancy rate), Spectrumexpects to produce a positive cashow: $121,576 within the rst year and$325,477 by year fteen with the use of a

Figures 1.40, 1.41, 1.42, and 1.43 (top to bottom):Financial Tables

private permanentloan and $178,385within the rst yearand $252,054by year fteen

with the use oftax credit equity.The residual cash


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ow makes Spectrum a highly feasible andcompetitive affordable housing project.

Pre-development Financing Sources

Federal Home Loan Bank Affordable HousingProgram: $800,000Since the Affordable Housing Programs creationin 1990 the bank has awarded $4.6 billion toaffordable housing projects across the country.Their contribution in 2011 alone was $239million. The Federal Home Loan Bank makesthese funds available by setting aside 10% oftheir total net income each year for AHP. Tond an estimated amount that reGEN would beawarded the average amount per unit awarded

in The 2012 Round B Affordable HousingProgram for the state of California was appliedto the proposed number of units for Spectrum.

Bay Area Transit-Oriented Affordable HousingFund (TOAH): $5,668,303The TOAH fund was created to provide nancingfor the development of affordable housingnear transit services throughout the Bay Area.It should be noted that Bay Area householdsearning $20,000-$50,000 spend 63% of theirhousehold budgets on the cost of housingand transportation, the highest percentage inthe country. Spectrum is located in a PriorityDevelopment Area, making it eligible to receivenancing from the TOAH fund. reGEN will takeout a two year acquisition loan of $5,448,303 tohelp pay for land costs. The rst two years theannual payments are interest only and at theend of the term the principal will be paid off.

Constructon Financing SourcesInll Infrastructure Grant Program (IIG):$2,611,200The Department of Housing and CommunityDevelopment Division of Financial Assistanceoffers a grant to assist in the construction orrehabilitation of projects that contribute to thehigher density low income housing stock within adesignated inll area. According to the Per-UnitGrant Limit and Density Chart provided, grant

estimates were calculated for the Spectrumsunique AMI rental makeup.

Construction Loan: $11,827,909

The construction of Spectrum will be nancedwith a conventional construction loan through aprivate institution, like USbank. We expect theloan to have an interest rate of 5 percent for aterm of two years. The loan will be repaid on thecompletion of the project and the take out of apermanent loan.

Permanent Financing Sources

Mountain View In-Lieu Fees Fund: $11,743,992The City of Mountain View requires that

developers set aside a minimum of 10% of allhousing units for low and moderate incomehouseholds. Developers must pay an in-lieufee to the city if they decide not to provide therequired amount of affordable units. Thesefees paid to the city are then used to build newaffordable housing in the city and support otheraffordable housing programs. After taking anaverage grant amount per unit, it is projectedthat Spectrum will be eligible to receive$11,743,992.

Low Income Housing Tax Credits (LIHTC) 9%:$5,777,220The LIGHTC 9% Program is highly impactedand distribution of funds are determined bythe California Tax Credit Allocation Committee(CTAC). Allocation is based on many factorsincluding project location, unit mix, andpopulation served. reGEN believes thatSpectrum will be a competitive project for the

9% tax credit.

Private Permanent Loan: $5,777,220Spectrum will be nanced with a conventionalpermanent loan through a private institution, likeUSbank. We expect the loan to have an interestrate of 5 percent for a term of 30 years.The loanwill help pay off the development nancing notcovered by grants.



Figures 1.44, 1.45, and 1.46 (top to bottom): Financial Tables

Tax Credit Determination


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Our Team

Bailey Randall

Bailey is a third year City and RegionalPlanning student. As a planning student shehas had the opportunity to be exposed to manytypes of community development includingtransportation, housing, and environmentalplanning. Bailey joined the Low Income HousingChallenge to explore her interest in the manyforces that drive development. The challengehas been a great learning experience for Baileyand has broadened her understanding of theinterdisciplinary development process. She has

gained an increased awareness of the viewsand jobs of a architect, construction manager,nance manager, and planner throughout theprocess. Bailey hopes to work at a privateplanning rm in the Bay Area upon graduatingnext Spring.

Brian Randlett

Brian Randlett is a 5th year thesis architecturestudent, soon to be graduated. He has traveledabroad during his architectural studies to

Switzerland, Spain, Germany, Italy, France, andTurkey. An accomplished musician, Brian hasplayed the bassoon for over 12 years, as wellas the guitar. Having played in numerous rockbands throughout the years, he has recentlybeen composing electronic music under thepseudonym COD3C. After graduation, Brianwill be working as a Project Engineer for BullardConstruction in Sacramento, CA

Daire Heneghan

Daire is a graduate student from Galway,Ireland. He graduated with a B.S. in CivilEngineering from the University of Dublin,and is now pursuing an M.B.A. and a M.S.in Architecture. Daire is currently LEEDcertied. Daire is currently the Head StudentRepresentative for the College of Architectureand Environmental Design at Cal Poly, andalso holds over seven years of construction

management experience. During the weekends,Daire enjoys live music shows and rockclimbing.

Nicholas WongNicholas is a third year City and RegionalPlanner. He currently holds two jobs, oneworking as a Community Service Ofcer forthe University Police Department, the otherbeing an internship with the City of Atascaderoin the Community Development Department.Through his experiences working at both hehas come to appreciate the mindset of havingan open mind. Nick joined the Bank of America

Affordable Housing competition to learn about

the political element and how a projects getsfrom the drawing board to being implemented.His primary job was focused on talking withcommunity members, business owners, anddecision makers of Mountain View of howour team could better the City. Nick plans oncontinuing school at graduate program forbusiness and eventually look into the privatesector for planning.

Thomas Vogt

Thomas is a third year student studying Cityand Regional Planning, planning on graduatingafter Winter quarter of 2014. He involves himselfregularly with the local chapter of AssociatedStudents in Planning, and has garnered anincreased interest for planning with eachpassing quarter at Cal Poly. He enjoys workingat the Kennedy Library at Cal Poly as a GISPeer Assistant, as well as road biking on theweekends. Thomas joined the Low Income

Housing Challenge with an open mind, hoping tohelp as much as possible and learn more aboutthe many sides of development. The challengehas denitely pushed his understanding of theworld of planning in demanding and excitingways. Once he graduates, Thomas plans onmoving to London, England for a quarter tostudy local transportation systems, eventuallyreturning to California for work in the publicsector.


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Our Partners:

The Spectrum project could never beenactualized without the gracious help from ourdeep support network. Without the continued

effort of our partners, we as a team couldnever have learned as much as we did. We areextremely grateful for the learning opportunitieswe were provided, just as we are honoredto have worked with such caring and helpfulmentors and professors. We would especiallylike to thank the follow professionals for theiruninching support amidst our development ofthe Spectrum project. We offer our sincerestthanks.

Dan Wu - Charities HousingRandy Tsuda - City of Mountain ViewMenka Sethi - Cal Poly, SLOHemalata Dandekar- Cal Poly, SLOMike Kasperzak - City of Mountain ViewAnn-Marie Olson / Ari Beliak - Bank of America

Thomas VogtCity and Regional Planning

Brian Randlett

Architecture

Bailey RandallCity and Regional Planning

Nicholas WongCity and Regional Planning

Daire HeneghanCivil Engineering


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COMMUNITY DEVELOPMENT DEPARTMENT

500 Castro Street Post Office Box 7540 Mountain View, California 94039-7540650-903-6306 FAX 650-962-8502

May 15, 2013

Bank of America Affordable Housing Challenge Jury555 California StreetSan Francisco, CA 94104

RE: reGEN HOUSING PROPOSAL

Dear Awards Jury:

I am pleased to provide this letter insupport ofreGEN Housings submission for theBank of American Affordable Housing Challenge. The reGEN proposal tackles one ofSilicon Valleys most pressing and persistent challenges: creation of affordable housing.Mountain View is thecorporate headquarters of Google, Intuit, Symantec, LinkedIn andmany other technology companies. The Silicon Valley economy is once again in astrong growth mode and is creating another spike in housing costs in a time in which

funding for affordablehousing is highlyconstrained. The reGEN proposal offers acreative solution.

The project site is ideally located within Downtown Mountain View and close to manyamenities including a grocery store, pharmacy, three parksand the library.Importantly, it is also near the Mountain ViewTransit Center with access to CalTrain,VTA Light Rail, and the VTA bus system, and will also be within easy walking distanceof anupcoming VTA Bus Rapid Transitstop.

I amvery impressed with the reGEN teamfrom Cal Poly San Luis Obispo. The

students spent a considerable amount of timein duediligence on the site and inresearchingCity requirementsas well as obtaining information from affordable housingdevelopers. The proposal is consistent with the vision of our Downtown Precise Planand is well-crafted. Beyondtechnical parameters, the team asked key questions andresearched the softer but equally importantissue of community attitudes towardaffordable housing.

Figure 1.52 - Letter of Support from Planner Randal Tsuda.



Bank of America Affordable Housing Challenge JuryMay 15, 2013Page 2

Thank you for your consideration. Please feel free to contact me if you have anyquestions. I can be reached at 650.903.6456 or via e-mail [email protected].

Sincerely,

Randal R. Tsuda, AICPDirector of Community Development

Figure 1.54 - Letter of Support from Planner Randal Tsuda. (cont.)



reGEN Housing InitiativeCollege of Architecture and Environmental Design

California Polytechnic State UniversitySan Luis Obispo, CA 93410

FOR EDUCATIONAL PURPOSES ONLY

Re: Bank of America Low Income Housing Challenge

Dear reGEN Housing Initiative:

I would like to express my support for the proposed Spectrum project, mixed use affordablehousing development to be located on California and Bryant near Downtown Mountain View.

Based on my conversations and discussions with the team, I am fully committed in supporting anaffordable housing project to help Mountain Views need for affordable housing. Housing costs

in Mountain have risen so high, longtime residents have been displaced and forced to move outof the area. Those displaced residents who now have to commute to Mountain View create more

congestion and traffic in the area. The Spectrum project will specifically help those residents

move back into the City. The project is located in a prime location close enough for employees tobike to Google or use other alternative methods of transportation.

Spectrum serves many broad growing needs in Mountain View. The project provides affordablehousing to low income residents and adds to the diversity Mountain View is striving to maintain.

Spectrum may not completely eliminate the traffic congestion in Mountain View but the project

can definitely minimize the daily number of trips residents make in Mountain View. The projectwill also be LEED Gold certified under the LEED for Neighborhood Development and will

lower environmental impact. Spectrum will also provide a mixed use component in the form of

a coffee shop/ art gallery which will really help local artists express their work on a public stage.It will add great community value and bring a unique flavor to a corner of Downtown Mountain

View. For these additions and proposal concepts I can fully support reGEN Housing Initiatives

Spectrum project.

Sincerely,

R. MICHAEL KASPERZAK, JR.

Councilmember & Former Mayor

City of Mountain View

Figure 1.55 - Letter of Support from council member Michael Kasperzak.



Figure 1.56 - Letter of Support from Nagi Chami.



4/15/2013 Confidential

Figure 1.56 - Exemplary budget for a modular unit.


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Spectrum by reGEN Housing

Documents

Transcript of Spectrum by reGEN Housing