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The following summmaries represent three of the current possibilities being discussed which allow for much needed affordable housing in our community, as well as how it may effect the preservation of the school building as a community resource. How do you feel?
Workforce Housing
Our model for workforce housing, derived from government programs and policies, and from conversations with planners and developers, looks something like this:
40 units of housing for local workers and young families could be constructed behind the school, with income and employment restrictions that mandate proof of income between about $18,500 and $35,500 a year. Like senior housing, this type of construction could be integrated in function and style with the ideals of the community center next to it. But without strong community support for this outcome, it won’t happen.
Senior Housing
Our model for senior housing, derived from government programs and policies, and from conversations with planners and developers, looks something like this:
Twenty to 40 units of senior housing could be built locally and financed by federal and state programs that are familiar to local professionals. The apartments would be open to people over 65 with incomes up to about $20,000 a year.
Single-story buildings would be ideal, and sustainable, eco-village features could be flexibly added to the standard formats for such construction. But only sustained community pressure will make this possible.
Mixed Housing
A Sample ProspectusThe following document illustrates how a particular housing development
might appear after completion.
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" Sprowel Creek Village, Mixed Use Proposed Housing Development Prospectus"
1 Final and Public
September, 2007
Sprowel Creek Village
Executive Summary ProposalThis Executive Summary proposes a development plan with a funding strategy for the Southern Humboldt Unified School District’s surplus property at the site of the previous Administration Offices and Osprey School on Sprowel Creek Road, 75 yards from downtown Garberville, California. This development plan would create a unique and attractive addition of housing, commercial and public functions to Garberville. Sprowel Creek Village would be a pedestrian friendly, solar, green and sustainable village mixing 27 units of housing and public space.
The proposed configuration of Sprowel Creek Village as shown in the attached Plot Plan could include these 5 elements:
1) The existing, public building is a blank slate that could feature a theater, teen center, community kitchen, museum, arts and recreation space and/or public health office as well as parking and commercial space for offices, a spa/health club, museum, book store, bike shop, hostel, deli, and/or coffee shop.
2) 8@ 1200 sq ft starter homes with unfinished second story as single family work force housing with full vehicular access.
3) 15@ 640 sq ft single story cottages, some with direct vehicle and/ or pedestrian access from shared nearby parking.
4) One townhouse with 4@ 1200 sq ft condominiums under one roof having 2-3 bedrooms with 1-2 bathrooms and having access from nearby parking.
5) 27@ Mini-storage units (one for each housing unit) to buffer freeway noise.
The buildings in Sprowel Creek Village would be oriented to maximize passive solar gain and allow for natural lighting. Green, non-toxic materials of local origin and energy saving design principles will be encouraged and emphasized in Sprowel Creek Village. Zero Energy use in each building would be one target goal. This village will feature: alternative energy production including solar photovoltaic panels; low energy use appliances and lighting; non-toxic insulation, paints and floors; and use recycled content materials where possible. These features will combine to make each building solar, green and sustainable while lowering the project’s carbon footprint and dependence on petroleum.
To accomplish this surplus land conversion to Sprowel Creek Village, Southern Humboldt Working Together (SHWT) serve as the non-profit that will partner with private investors.
The partnership is intended to engage the local community for input into the village’s design and create investment opportunities locally. The partnership between SHWT and private investors will seek to create the greatest financial outcome for the SHUSD and at the same time seek optimum return for the investors, create housing opportunities in our community and restore the old school building and preserve its aesthetic and historic value.
The private investors will assume the lead for a project development team that includes design, engineering, and acquisition of permits and eventually the sale of the units. Each unit will be privately owned.
When the permits for the project are approved by the Humboldt County Planning Department and Board of Supervisors, SHWT or another appropriate non-profit would assume ownership of the existing school building. SHWT would manage Element 1: community building, health spa, deli, theater, etc.
The following estimated selling price for the elements are provided as an example of the sales/revenue potential this project may generate:
1) Existing, public building deeded to SHWT $0
2) 8 Starter Homes @ $275,000 $2,200,000
3) 15 Housing Rentals $3,220.000
4) 4 condominium units @$250,000 $1,000,000
5) 27 @ Mini Storage Units $380,000Total sale $6,800,000
Costs for the four elements of the development are forecast as:
1) Direct costs $3,677,700
2) Indirect costs $1,447,300
3) Land sale to SHUSD $600,000Total costs $5,725,000
Total sales less costs $1,075,000A detailed description of these totals can be found in the accompanying Initial FeasibilityAnalysis, compiled by Patrick Swartz of North Point Financials. The positive total of sales less costs demonstrates the potential viability of this proposed development plan both from a creative community achievement and also from a profitable investment point of view. The SHUSD will receive money for purchase of the land; the Southern Humboldt community will have created an economic engine of housing, commercial spaces, and a community center. The Sprowel Creek Village could be a demonstration of a locally designed and organized solar, green and sustainable development.
Some additional comments and explanations to this proposal: Sprowel Creek Village would include design features of mixed use, urban infill and reduced vehicular dependence, which are all existing goals of the County General Plan. Under the current contract with SHWT, the Arco Iris Consulting team met with the Humboldt County Planning staff in a pre-development concept meeting. Our proposals for Sprowel Creek Village were enthusiastically received and we were encouraged to continue the current planning.
Several aspects of this development plan provide for keeping more of the money local. Local construction firms could be hired to build any or all of the projects buildings. The Hoopa Tribe could be hired to construct modular housing units at their modular housing factory in Hoopa. Humboldt Bay based construction firms have assisted in developing some of the estimated costs and could be contracted for construction. A local grading, utilities and infrastructure construction company would also keep more money local. We would seek local investors and banks for capital. This way, Federal and state subsidies would not be a key component to funding nor design.
The multi-design features of this development plan will provide housing opportunities for many sections of the community. In particular, the proposal is designed to target teachers, nurses, doctors, dentists and other para-professionals and professionals. This plan is only the first version of how the surplus property could be used. As with any project, the evolution and final design concepts may change as investors and stakeholders weigh in and the creative process widens.
The possible uses of a pool, health club, deli or other commercial parts of the existing public buildings would be planned and financed by SHWT. More detailed costs analysis, planning, community buy-in and research will need to be done with vested stakeholders.
Parking and vehicular access will be significant challenges for the design planners and will require special Humboldt County Planning Department approval through the PUD permitting process. Cal Trans currently owns an easement along the freeway (east) side of the property. This easement will have to be negotiated within the structure of the permit and PUD process. The Garberville Water District anticipates water and sewer capacity to be available for Sprowel Creek Village in time for permitting and construction.
These proposals, cost and sales figures have been developed by Arco Iris Consulting and its team of sub contractors: Patrick Swartz of North Point Financials, Joyce Plath Designs, Steve Salzman of Winzler & Kelly Engineering and G Matthew Tittmann of Quetzal Designs for the use of SHUSD and SHWT. Further refinement of these cost estimates will have to be done. These figures were based on preliminary research done during the summer of 2007 and can only be considered a first blush observation at what will need more extensive research.
This proposal shows how a community driven project can be financed locally and realized through a community commitment to the principles of solar, green, and sustainable construction and living.
Respectfully submitted by
Chip Tittmann, Owner
Arco Iris Woodworking, Consulting and Design
A Green and Sustainable Company
P.O. Box 49
Miranda, California 95553
707-943-3879
www.arco-iris-woodworking.comSprowel Creek Village, Executive Summary Proposal
Submitted by Arco Iris Consulting, September, 2007
