Terra Housing Studio Plan For Cambria Pines

Cambria Pines
L o w - I n c o m e Housing Challenge 2013
B a n k o f America
California Polytechnic University San Luis Obispo
Acknowledgements
The Bank of America Low Income Housing Challenge gives students the opportunity to design a realistic housing proposal from the ground up by creating interdisciplinary teams of undergraduate and graduate students. The collaboration of California Polytechnic State University San Luis Obispos Department of Architecture, City and Regional Planning, and Finance allowed for the formation of Terra Housing Studio and is the foundation of its development. The success of this project was made possible through the assistance and support of industry professionals, advisors, and professors. We would like to offer our sincere appreciation to the following people, as well as Bank of America Merrill Lynch for making this opportunity possible. Hemalata Dandekar Ken Trigueiro City & Regional Planning Department Head, Cal Poly San Luis Obispo Finance Lecturer, Cal Poly San Luis Obispo Peoples Self-Help Housing
Menka Sethi Dana Lilley
Tony Navarro
Long Range Planning, San Luis Obispo County Housing Authority of San Luis Obispo
Cortney Upthegrove-Murguia Robert Gresens Robert Hill
Scott Smith
Housing and Economic Development, San Luis Obispo County Cambria Community Services District City of San Luis Obispo Cambria Community Services District
Elizabeth Kavanaugh Debra Welch
Airlin Singewald John Colandro
Ken Topping
Former Director of Cambria Community Services District San Luis Obispo County Parks
North Coast Advisory Council Liaison, San Luis Obispo County Principal, Santa Lucia Middle School
Director, Head Start/Early Head Start
Terra Housing Studio
Table of Contents
1. The Market......................................................7 2. The Site............................................................9 3. Entitlements..................................................11 4. Design Concept...........................................15 5. Sustainable Construction...........................25 6. Resident Amenities and Services..............33 7. Community Engagement.............................35 8. Financing Structure......................................37 9. Development Timeline................................45 10. Developer Capacity...................................47 11. Terra Housing Studio.................................48 12. Appendix......................................................51
Project Overview
Developer
Peoples Self-Help Housing
Unit Type
Rental 100% Affordable
Location
Total Units
2845 Schoolhouse Lane Cambria, CA 93428 7.15 Total acres
40 Apartments
Unit Breakdown
2 One Bedroom Units 16 Three Bedrooms 22 Two Bedroom Units
Total Site Acreage

3.04 Developable
Key Financing Sources

San Luis Obispo County HOME Funds San Luis Obispo County Community Development Block Grant San Luis Obispo County Housing Trust Federal Home Loan Bank Affordable Housing Program Deferred Development Impact Fee
Target Population
Low-wage service working families
Amenities
Trail
Community Center Community Gardens
Cambria Community Services District Connection Fee Waiver Construction Loan and Permanent Loan, Bank of America 9% Federal Low Income Housing Tax Credit California State Low Income Housing Tax Credit
Executive Summary
Terra Housing Studio, in partnership with Peoples Self Help Housing Corporation (PSHH), proposes a new forty unit residential development in Cambria, California. This coastal community is roughly equidistant from Los Angeles and San Francisco along scenic Highway 1. Cambrias local economy relies heavily on tourism, which requires a pool of low wage workers with various skills. Approximately 1,000,000 tourists per year visit Cambria. It is a destination widely known for its favorable climate, scenic location, and proximity to attractions such as Hearsts Castle and the San Simeon coastline. As of 2010, Cambria had a resident population of 6,032. There are 4,023 housing units: 94 percent single-family detached homes and three percent multifamily units. The first and only affordable housing project in Cambria was developed by Peoples Self Help Housing in 1997 and neighbors the Cambria Pines project site. A community-wide development moratorium was imposed in the year 2001 by the Cambria Community Services District to respond to a chronic water shortage in the area. This has severely limited the ability to create affordable housing in Cambria. The dominance of single family homes and lack of other housing types such as multifamily have resulted in an inadvertent exclusion of low-income residents in this portion of the North San Luis Obispo County coastal area. The Cambria Pines project provides a unique opportunity to accommodate low income families and service workers who currently share single family homes or commute to Cambria. It will promote a much needed balance in distribution of housing types. The project will enhance equity in access to housing and enable service industry workers to live in the community in which they work. It is designed to alleviate community and neighborhood concerns about the development of multifamily low income homes within a largely single family context.
Project Goals
Terra Housing aims to provide affordable housing for low, very-low, and extremely low income families of service workers appropriate to their needs. The project is designed to speak to the rural character of Cambria and the natural landscape of the site and features low impact development strategies that address the water shortage. Terra Housing is creating a healthy, sustainable environment that fosters a community centered atmosphere. It will reduce the time, money, and other negative effects associated with a long commute for low-income service workers by providing affordable housing options closer to job opportunities and enable them to bike or walk to work. The project seeks to build positive relationships with neighboring residents, provide a cohesive design with structures that fit within the existing neighborhood architectural style, and serves to improve the overall housing stock within this coastal community.
Bank of America Low-Income Housing Challenge
Market
Needs Analysis
A building moratorium preventing new development in the area has made adding to the housing supply of any housing type difficult; this especially exacerbates the need for affordable housing units in Cambria. Despite a large number of vacant sites, increasing the number of housing units is limited by the scarcity of water. There has been a moratorium on new domestic water connections since an emergency was declared in 2001, and the Cambria Community Services District (CCSD) waitlist for new water and sewer connections has been closed since 1990. Recognizing the limitations this puts on the markets ability to lower housing costs; the County of San Luis Obispo has allocated CCSD connections specifically for affordable housing. Forty water connections have been allocated to the Cambria Pines project site and its developer partner Peoples Self Help Housing. Terra Housing Studio is seizing the opportunity provide as many affordable housing units as possible. 94 percent of the current housing stock in Cambria consists of single family houses. A common way that low-income families are currently able to afford access to housing in Cambria is to share single-family homes with other families, which has contributed to instances of overcrowding. The median rent in Cambria is $1,338. According to the US Census Bureau, the Area Median Income for San Luis Obispo County is $58,630. The low-income family target population can afford to pay $880 per month for rent, very low-income families can afford $733, and extremely low-income families can afford $440. These high rents impose a hardship upon workers in the service industry.
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vacancies, the turnover rate is extremely low, and there has been a significant waitlist for this development since it opened.
MARKET SITE
Population Served
Cambria Pines aims to serve the large population of service workers that support the local economy. According to the Census, 70 percent of jobs, roughly 894, are tourism supporting (accommodation, food services, and retail). The North Coast Area Plan and an interview with the Chamber of Commerce both verify that the local economy is completely dependent on tourism. This sector relies heavily on low-wage workers. In Cambria, the families of these workers either share a single house with multiple families or commute long distances from more affordable areas.
ENTITLEMENTS DESIGN
Nearly 60 percent live outside the community. According to the Census and interviews with local businesses, workers commute from Paso Robles (30 miles away), Morro Bay (20 miles away), Atascadero (29 miles away) and other more affordable locations throughout the county. Not only does this commute have a drastic impact on the quality of lives of these workers, it also negatively impacts the air quality in the County. To illustrate the cost and time savings living in Cambria would have on these workers (see Figure 1.3).
CONSTRUCTION AMENITIES
Housing Market
Lack of housing diversity, the water moratorium and expensive rental costs have resulted in a high demand for multifamily affordable housing. The projects neighbors support this fact; Peoples Self Help Housing constructed the Schoolhouse Lane apartments in 1996 as the first - and only - affordable housing complex on the north coast of San Luis Obispo County. This development has been a huge success and provides 24 units of affordable housing. There have been no
Of the 4,023 housing units currently in Cambria. 78 percent are owner-occupied leaving only 643 units for rentals. The rental vacancy rate is currently 7.4 percent, which has decreased from 9.1 percent in 2000. This underscores the difficulty of finding affordable housing in the area. The housing stock in Cambria is 94 percent detached single family homes, significantly higher than the rest of the county or state. This is largely because most of the community consists of small lots created in the 1920s. Less than 3.2 percent of the total existing housing stock includes two or more units. In fact, there are only two multifamily developments with more
ENGAGEMENT FINANCE TIMELINE
Cambria Pines
than five units in Cambria, one being the Schoolhouse Lane Apartments neighboring our site. Of the existing parcels zoned for residential multifamily, 70 percent are currently developed as single family. Besides our site, the remaining vacant lots are all less than half an acre, which would not support a development of significant size. This lot therefore offers a unique opportunity to make a difference and open up housing options to low income families. (see appendix for Cambria zoning). Facilitate development of 2,200 new housing units during the five-year time period starting in 2009 and implement Strategic (smart) Growth policies when planning and reviewing new development proposals to the maximum extent practicable.
Facilitate the conservation, maintenance, and improvement of 2,420 existing units of affordable housing. Reduce the number of homeless persons by 300 by providing opportunities for development and preservation of housing and shelter for homeless and disabled persons, or those at risk of becoming homeless.
San Luis Obispo Housing Element
The County Housing Element state as its overall goal to Achieve an adequate supply of safe and decent housing that is affordable to all residents. To accomplish this goal they have defined the following objectives to help shape future growth in the county:
Maximum Income by Household Size
Maximum Rents
Characteristics of Commuting Workers
Table 1.1 Maximum Income by Household Size
Table 1.2 Maximum Rents
Table 1.3 Characteristics of Commuting Workers
The Site
Location
The project site is located one mile north of Highway 1 in the community of Cambria within San Luis Obispo County (see Figure 2.1). Despite its rural context, the site is centrally located and relatively close to a quaint downtown that offers a variety of services and amenities. Within the sites immediate vicinity are schools, recreational activities, and public transportation. Santa Lucia Middle School, Cambria Nursery and Florist, a single-family private residence and Schoolhouse Lane Apartments immediately surround the site. Burton Drive Trail connects this neighborhood to the extensive trail system within Cambria including the Fiscalini Ranch Preserve, an important community open space. Coffee shops, restaurants, stores, and health clinics are located a short walk away from the project site. For a detailed list and location map of these local services and amenities see Figure 2.3 & Table 2.1 on the following page.
coast live oak on the north and west portion. The open space covenant on the property limits developable area to approximately 3.04 acres. The site is steeply sloped with elevation ranging from approximately 150 to 250 feet above sea level. Figure 2.4 illustrates the developable area of the project site.
MARKET SITE ENTITLEMENTS
Schoolhouse Lane Trail
Site Conditions
The project site currently has an unofficial trail located in the Monterey Pine Forest area of the site (see Figure 2.2). The community has been using the trail for hiking and to access downtown Cambria. Although the trail is steep and not maintained, it is frequently used by community members. The trail is currentely acknowledged in the Parks Element of the County General Plan. Terra Housing Studio will dedicate the trail in order to enhance the trail for safety and improve circulation. The dedication process is further discussed in the Entitlements Chapter.
DESIGN CONSTRUCTION
The project site is located on a hilltop across from Santa Lucia Middle School in a residential neighborhood. The 7.15 acre site is currently undeveloped with mostly open grassland on the eastern portion of the site and densely forested Monterey pine tree and
AMENITIES ENGAGEMENT
Project Location
San Luis Obispo County
Cambria, CA
Figure 2.2 Potential Schoolhouse Trail Lane
FINANCE TIMELINE
Figure 2.1 Location Map
Cambria Pines
Site Constraints
The site presented a considerable challenge in fitting the maximum number of units and parking on the flattest and open part of the site. In addition, Terra Housing Studio reduced the front setback using the concession to bring all buildings to 6 feet from Schoolhouse Lane. This will reduce the need for grading and the potential impact on the steel slope located on the northwestern area of the site.
Developable Area on the Project Site
Amenities Map
Tin City Cambria Downtown
Project Site
Figure 2.4 Developable Area on the Site
Amenities Table
Figure 2.3 Amenities Map
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Table 2.1 Amenities Table
Entitlements
Regulatory Context
The California Coastal Commission requires all cities and counties within the Coastal Zone to establish a Local Coastal Program as a tool to guide future development and protect coastal resources. The San Luis Obispo County adopted the Coastal Zone Land Use Ordinance (CZLUO) and four coastal Area Plans to implement the Local Coastal Program as mandated by the California Coastal Act of 1976.
The project site is zoned Residential Multi-Family (RMF), which encourages multi family dwellings as the principal use over non-principal uses such as single-family dwellings and mobiles homes. With the approval by the County Planning Commission, other allowed uses on the site include outdoor sports, passive recreation, and child day care centers . The County allows up to 26 units per acre on RMF designated land. The water moratorium by the Cambria Community Service District restricts the number of annual water hookups issued for new developments. Despite the limited supply of affordable housing in Cambria, the project site has been issued a permit for 41 water hook-ups, which creates a development potential for 40 dwelling units and one community center. Table 3.1 on the following page outlines development standards for height, parking, signage, and andscaping of the proposed project.
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Cambria Zoning Designation

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Cambria Pines is located within the Cambria urban reserve boundaries in the North Coast Planning Area under the jurisdiction of the County of San Luis Obispo. The project is subject to the North Coast Area Plan and the Coastal Zone Land Use Ordinance due to its location within the County Coastal Zone. The North Coast Area Plan provides key provisions for land use categories, allowable uses, resource management, environmental protection, and community character. The Coastal Zone Land Use Ordinance regulates site design and development standards within land use categories. In the event of conflict between the provisions of the North Coast Area Plan and the Coastal Zone Land Use Ordinance, the Area Plan standards supersede the CZLUO standards.
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Revised December 11, 2012
Figure 3.1 Cambria Zoning Designation
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Cambria Pines
Summary of Development Standards and Regulations
FONT
Table 3.1 Summary of Development Standards and Regulation
Entitlement and Permit Process
Cambria Pines is subject to a development plan review in compliance with the San Luis Obispo County Coastal Zone Land Use Ordinance. A development plan is a discretionary land use permit that is required for all developments within the Coastal Zone that may have the potential to affect the coastal community. The County Planning Department conducts the reviews with comments from the California Coastal Commission. The permit application requires a submission of a site plan, preliminary floor plans, architectural elevations, landscape plan, and grading plan to the Planning Department for a review. Due to the project sites location in the Combination Designation overlay zones of Geologic Study Area, Archaeological Sensitive Area, and Sensitive Resource Area, submission of archaeological report, biological report, and geology survey are required as a part of the review process. The process also includes a public hearing, which enables the public to review the Cambria Pines project and ensures proper integration into the existing community in Cambria based on community input. After the conclusion of a public hearing, the San Luis Obispo County Planning
In addition, Cambria Pines is subject to the coastal development permit process from the county. The approval of the development plan by the County Planning Department also constitutes the approval of a coastal development plan in compliance with the County Local Coastal Program and the California Coastal Act. The authority to make a final decision on the development plan and coastal development permit is assigned to the County Planning Commission by the certification of the San Luis Obispo County Local Coastal Program. Final decision may be appealed to and by the California Coastal Commission for further review of the project and its impacts on coastal resources. Any decision rendered by the Coastal Commission supersedes the County permit approval. With guidance by the developer partner and the County Planning Department, Terra Housing Studio proposes mitigation measures and design solutions to avoid potential impacts to the maximum extent possible on the site and community. Moreover, Cambria has a limited number of parcels available for multi-family
Commission may approve, conditionally approve, or disapprove the issuance of the coastal development permit.
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affordable housing development. Terra Housing Studio anticipates that potential challenges to acquiring the development permit will be minimal due to a recognition of shortage and need for affordable housing in Cambria.
aims to mitigate potential impacts by reducing the building footprint and encroachment of the project into the open space.
MARKET SITE
Open Space Easement
Concessions
The County of San Luis Obispo is required by the State Government Code section 65915 to grant incentives or concessions to an affordable housing development within its jurisdiction pursuant to the Government Code and the County Coastal Zone Land Use Ordinance. THS is allowed to receive up to three concessions from the county if the project meets the following requirements: provide more than 11 dwelling units of multifamily rental units
at least 15 percent of total units affordable to very low income households long-term housing affordability With agreement and support of the developer partner and verification by the county planner, THS will use two concessions to modify the following county housing development standards: 1) A reduction of the minimum front setback from 25 feet to six feet 2)increase building height from 28 feet to 30 feet.
The open space agreement and grant of easement has been established between Terra Housing Studio and the Cambria Community Services District to preserve the Monterey Pine Forest, sensitive habitat, and open space. Monterey Pine Forest is one of Cambrias natural assets that defines the communitys unique character. THS acknowledges the importance of preserving Cambrias unique character and urban forest context. Therefore, THS agrees to limit construction and improvements, otherwise granted in the easement, on the open space area of approximately four acres of the project site. Allowed improvements in the open space area include passive recreational activities such as hiking or walking and the installation, repair, and maintenance of landscaping.
ENTITLEMENTS DESIGN CONSTRUCTION
Schoolhouse Lane Trail Easement
The front setback is modified to match the existing development next next door by aligning the buildings to six feet from the property line. The building height is increased to meet the number of parking spaces required by the county and accommodate parking garages on the ground floor of three bedroom units. Providing tuck-under garages also reduces the need for surface parking and reduces the impervious surfaces on the project site. These development standard modifications minimize the projects environmental impact on the Monterey Pine Forest located on the rear area of the project site. Terra Housing Studio
Terra Housing Studio will dedicate the trail to the County of San Luis Obispo as an easement. The trail dedication will be obtained as a condition of approval for the development plan. In addition, the easement would require the County to fully indemnify Terra Housing Studio from, and against, any risks, damages, and liability that arise out of the usage of the trail easement by the public.
AMENITIES ENGAGEMENT FINANCE TIMELINE
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Cambria Pines
Environmental Review and CEQA
The California Environmental Quality Act (CEQA) is a statue that requires both state and local agencies to identify environmental consequences of a project and require the developer to mitigate or avoid potential environmental impacts. CEQA applies to all projects that require a discretionary action, such as the approval of a coastal development permit, by a government agency. CEQA classifies the developments impacts into four categories as listed below: Significant and unavoidable Less than significant No impact Less than significant with mitigation impact on the habitat. To comply with CEQA, Terra Housing Studio entered into an open space easement with the Cambria Community Service District to avoid any significant impact on the pine forest and wildlife habitat. Although the easement will continue the preservation of the forest, Terra Housing Studio made other design considerations to reduce impact on the trees including construction and landscaping. Fencing and barriers will be used during construction for protect the forest and habitat. All landscaping will consist of drought resistant species and plants that are not harmful to the pine trees, and will be irrigated for the first several years until plants are established.
Cultural Resources
Cambria Pines is subject to an environmental review under CEQA as a requirement of the discretionary approval by the County. According to CEQA, Cambria Pines is determined as less than significant with mitigation. Terra Housing Studio has integrated mitigation measures in the project to ensure it has less than significant impact on the environment. Please see below for a summary of relevant CEQA Checklist and mitigation measures.
According to CEQA, the project may potentially impact cultural resources on the site. The project site is located in an area that may contain archaeological resources of the Chumash Native American people. Prior to development plan approval, Terra Housing Studio will obtain a records check and conduct a surface archeological survey to identify existing resources. In any case of significant remains or resources being found, Terra Housing Studio will explore site plan redesign to avoid any damage to the archaeological resources.
Geology/Soils
Cambria Pines is located in an area that has the potential of landslide and liquefaction hazard, which must be addressed during the design and construction phase pursuant to CEQA. PSHH consultants, GeoSolutions have evaluated the site geology and soil. The project incorporates GeoSolutions recommendation for site preparation, earthwork, foundations, slabs, retaining walls, and pavement into design and construction.
Biological Resources
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A portion of the project site is located within a sensitive habitat area of Monterey Pine Forest. Accordingto CEQA, Terra Housing Studio must adopt mitigate measures to ensure that there are less than significant
Design Concept
Design Overview
With rich Monterey Pine Forest on the north and a scenic view of the rolling hills on the east, the project site is representative of the unique character of Cambria. The sites natural aesthetics, rural character, and Schoolhouse Lane Trail present an opportunity to integrate natural landscape into the design. The materials such as stone cladding and rough stucco finish are used to reflect Cambrias rural character in architecture. The building colors are very subtle, and they complement the existing environment and neighboring development.
Circulation
MARKET
Central Community Area
The circulation within and around the site has been designed to enhance safety and walkability for residents, visitors, and community members. The driveway circulates around the outer edge of the development to protect residents, community members, and children at daycare from vehicular traffic. The two bedroom units enclose the courtyard to create a barrier between the vehicular flow and pedestrian-friendly environment. Surface parking spaces are placed along the property line on the south away from all residential units and the courtyard to minimize conflict between vehicles and pedestrians.
SITE ENTITLEMENTS DESIGN
The central community area consists of about 12,900 square feet of open space, which provides outdoor space for residents and the community (see figure 4.1). Spaces within the area will encourage residents to interact and engage with each other and community members. The landscaping in this area is simple, yet still mimics the Pine Forest with trees that provide both high and low canopies for shading. The organic pathway and public spaces in this area are also reflective of the village character of Cambria. The courtyards between buildings have been created to emphasize a strong visual and social connection between residential units and the scenic surroundings. The long residential blocks are designed to maximize the number of apartments within the development and allows for generous outdoor spaces. Private balconies and patios in two and three bedroom units act as a transitional space to the central community area. Courtyards in three bedroom units act as a strong visual and social connection between the residential units and the scenic surroundings (see Figure 8). The grouped residential units are designed to maximize the number of apartments within the development and allows for for generous outdoor spaces. Incorporating indoor and outdoor spaces enables maximum air circulation and allows resident to enjoy the picturesque views that surround the site.
A pathway which runs diagonally through the site and into the Monterey Pine Forest is a central focus of the project design. The this pathway directly connects Santa Lucia Middle School to an existing trail system which leads to Tin City on Village Drive and to the downtown area, a short walking distance away from the site. While providing a direct route to many local amenities, the path will also enhance visual connectivity through the site and open up many scenic vistas. It will improve overall pedestrian circulation, in and around Cambria Pines, while allowing for a safer, more direct route to downtown.
Rural Character
ENGAGEMENT
Cambria Pines is designed to fit into its rural context with as little environmental impact on its surrounding as possible. Terra Housing Studio took the projects natural setting into account when making choices in building materials and systems. By incorporating sound principles of sustainable design, the project is able to minimize energy and water use, reduce impacts to its surroundings, and create a cost effective building
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Cambria Pines
Building Location and Orientation
Buildings are placed such that each community area has multiple points of entrance and egress. Each unit has views and access to both the interior and exterior areas of the site, and has private outdoor patios that act as transitional space between indoor areas and the community courtyard. This orientation encourages neighborhood interaction and oversight of the shared outdoor space. Units were designed to maximize passive ventilation and shading. All occupants have access to daylight in their living environment, and control exposure to this sunlight by using shade structures on south-western facing windows that contribute to energy savings.
Residential Programing
The unit mix was determined by the household characteristics of service sector workers, namely small families (see Table 4.1). This was corroborated with demands made by clients of our developer partner, the success of the existing unit mix at the Schoolhouse Lane Apartments next door, and discussions with County planners and other people familiar with housing in Cambria. Furthermore, the unit mix is intended to complement Schoolhouse Lane, which has a mix of two bedroom and three bedroom unit, more of which are 3 bedrooms. It was determined that 2 bedroom units were needed most, followed by 3 bedrooms, and a minimal amount of studios to serve single workers and potentially some senior residents.
Table 4.1 Summary of Unit Mix
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Cambria Pines Site Plan

2 Bedroom Units
1 Bedroom Units
MARKET SITE ENTITLEMENTS DESIGN CONSTRUCTION AMENITIES ENGAGEMENT
Schoolhouse Ln
FINANCE
2 Bedroom Units
Figure 4.1 Site Plan
Community Center
Community Garden
3 Bedroom Units
3 Bedroom Units
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Cambria Pines
Unit Plans
1st Floor 2nd Floor 3rd Floor
Figure 4.2 One Bedroom Unit Plan
Figure 4.3 Two Bedroom Unit Plans
Figure 4.4 Three Bedroom Unit Plans
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Cambria Pines Elevations
Figure 4.5 Two Bedroom Unit Elevation
Figure 4.6 Three Bedroom Unit Elevation
Figure 4.7 Cambri Lanes Elevation from Schoolhouse Lane
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Three Bedroom Units with Outdoor Courtyard Spaces
Figure 4.8 Three Bedroom Unit Plans Demonstrating Outdoor Courtyard Spaces
DESIGN
Community Center Plan

Kitchen Bathroom Laundry
CONSTRUCTION AMENITIES ENGAGEMENT FINANCE
Day Care
Figure 4.9 Community Center Plan
Entertainment
LINK Office
Patio
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Cambria Pines
Cambria Pines Renderings
Figure 4.10 Birds Eye View of Cambria Pines
Figure 4.11 Community Center and Main Entrance to Cambria Pines
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MARKET SITE ENTITLEMENTS DESIGN CONSTRUCTION
Figure 4.12 View of Two Bedroom (right) and Three Bedroom (back) Units
Figure 4.13 View of Interior Courtyard and Community Gardens from a Patio in a Two Bedroom Unit
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Cambria Pines
Figure 4.14 View of Three Bedroom Units Overlooking the Community Garden
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Sustainable Construction
Cambria Pines will construct a series of Type 5A fire-rated buildings using typical wood frame construction methods with concrete foundations, structural steel, gyp-crete sub floors, and a predominantly stucco exterior. Peoples Self Help Housing is a full service affordable housing developer and includes a general contracting arm very familiar with building multi-unit affordable housing projects of this type and in this area. This will help minimize costs and utilize local knowledge and established relationships with quality sub-contractors to ensure quality control, and help speed up the project timeline. They are also very familiar with sustainable design and construction, which is a significant element in this project.
charge groundwater and reduce stormwater runoff. Building designers chose cut-off fixtures to cast light downwards and low wattage lamps for parking areas. This reduces power usage and reduces light pollution.
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Energy Efficiency and Conservation (LEED EA)
ENTITLEMENTS
LEED for Homes
The California Tax Credit Allocation Committee (TCAC) has outlined its Sustainable Building Methods and Minimum Construction Standards for Energy Efficiency (SBM) requirements for Low Income Housing Tax Credit projects. Terra Housing has reviewed these requirements in relation to the U.S. Green Building Councils LEED sustainable building ratings system. Because there is considerable overlap and two members of THS are LEED Accredited Professionals for New Construction, it was determined that the project could incorporate sustainable features without the added expense of pursuing LEED certification. Still, LEED for Homes was used as a framework for design and a preliminary review of expected points under the LEED for Homes certification track was conducted. A summary of expected LEED certification can be found in the appendix.
The buildings utility bills are predicted to be low from efficient thermal envelopes. Exterior walls are traditional wood frame with light colored stucco siding and high R Value insulation. High-density fiberboard roof decking is laminated with an interior reflective surface and four inches of rigid insulation provide a high performing composite roof insulation system. Double paned low e windows also improve the thermal performance of the envelope.
DESIGN
Cambria receives a lot of sunshine. Both solar thermal and Photovoltaic systems have been reviewed as ways to reduce non-renewable energy requirements on site. Given the need to limit costs and keep the project as affordable to tenants as possible, these systems have not been pursued but the necessary structure is built into the buildings to accommodate solar on south facing roofs.
Daylighting & Lighting
Site Selection & Building Orientation (LEED SS & EA)
Units are oriented to take advantage of north-south solar exposures and to minimize east and west facing windows. To further protect the surroundings, the design limited the clearing of vegetation to minimal distances from the building perimeter. The design also incorporates decomposed granite (DG) paths, which allows water to permeate it in order to re-
Architectural light shelves have been proven to reduce the need for artificial lighting in buildings as they can reflect natural light deeper into a space. Innovative light shelves are applied to south-facing windows to reflect natural light deep into interior spaces while shading lower windows from direct sun, reducing cooling loads and glare. Integral roof overhangs will shade second floor south-facing windows. Reflective ceiling tilesmade from mostly recycled materialwill also increase lighting levels. Daylighting is combined with overhead dimming light fixtures for ambient lighting and several will be equipped with motion sensors that shut off lights accidentally left on. Overall, the lighting scheme reduces electrical energy use and cooling loads.
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Cambria Pines
Materials Selection (LEED MR)
Terra Design Studio has selected materials which minimize the consumption of natural resources, create healthier living conditions for residents, and reduce impacts to the environment. Building materials have been selected based on durability, local availability, energy consumption of the production process, percentage of recycled or recyclable content, and whether the product came from a renewable resource. Materials fabricated through energy intensive processes have been avoided. This provides long term cost savings through reduced maintenance and utility bills. The following materials are used in Cambria Pines: Recycled Structural Steel Structural steel produced in the United States contains 93.3% recycled steel scrap. 98% of all structural steel is recycled back into new steel products.
Figure 5.1 Gyp-Crete SubFloors
FSC Certified Wood Forestry Stewardship Council certified wood ensures wood comes from sustainably managed forests and reduces demand for clear cutting and other harmful practices. Fly Ash Concrete Foundations and Gyp-Crete Sub Floors Fly ash is a non-combusted by-product of coal-fired power plants and generally ends up in a landfill. Fly ash increases strength, reduces permeability, reduces corrosion of reinforcing steel and is the same price as ordinary concrete without fly ash. (see Figure 5.1). High Density Fiberboard Roof Insulation High density fiberboard roof insulation provides a high performance product made from 100% post-consumer recycled waste paper.
Figure 5.2 Cork and bamboo flooring
Cork & Bamboo Flooring Cork is anti-allergenic and resistant to pests. It resists rotting in wet conditions, dampen noise, and are naturally fire resistant. Bamboo is a quick growing renewable resource while remaining durable and attractive (see Figure 5.2 ).
Figure 5.3 Carpet tiles from recycled content
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Carpet Tiles from Recycled Content Using carpet tiles rather than rolls affords spot replacement and reduces waste, cost, and consumption of raw materials. Used carpet tiles can be recycled into new ones, prolonging the lifespan of the material (see Figure 5.3) Bamboo Cabinetry Plyboo Bamboo panels are a highly renewable resource and when used with plant-based natural oils for finishing improves indoor environmental quality (see Figure 5,4).
During development. appropriate site waste segregation, designing to enable reuse and recycling, and using reclaimed and recycled materials all contribute to diverting waste from landfills and other polluting disposal options. Material systems of Cambria Pines also use standard modular dimensions for flexibility and reduced waste during construction.
Water Efficiency and Conservation (LEED WE & SS)
Low VOC Solvent Free Paints and Finishes Traditional paints release high levels of toxic emissions into the air for years after application. Low and zero VOC paints are less harmful to human and environmental health. Dual-Paned Low E Windows Dual-paned windows with low emissivity help maintain interior temperatures and reduce energy usage in extreme hot and cold seasons. They also provide a significant level of insulation from noise.
Given the serious shortage in water supply in Cambria, water efficiency and conservation is central to the projects sustainable strategy. Cambria Pines creates an effective water use strategy through a four pronged approach: Native and drought tolerant landscaping, efficient plumbing fixtures, rainwater harvesting, and a recycled greywater system.
DESIGN CONSTRUCTION
Efficient Fixtures
Cambria Pines will feature Water Sense labeled faucets and showerheads that use high pressure and aeration to provide the feel and utility of standard fixtures while using a third less water. Dual-flush toilets that use up to 67% less water compared with conventional toilets, will provide significant water and cost savings for the development.
AMENITIES
Native and Drought Tolerant Landscape
ENGAGEMENT
Figure 5.4 Bamboo Flooring
Minimizing Waste (LEED MR)

Buildings generate a huge amount of waste through construction activity and eventual demolition. Much of this waste is sent to a landfill. Furthermore, there are numerous problems associated with demolition waste, including the use of land, toxic materials leaching into groundwater and emission of Greenhouse Gases.
Terra Housing Studio will accentuate the project site with a carefully chosen plant palette to address the sites native habitat and the communitys needs. The landscaping on the site will be all California native species that thrive in the Mediterranean climate of Cambria. Acknowledging the long-standing water shortage in Cambria, Terra Housing Studio plans to use all drought-tolerant plants to reduce impacts on the project site and water consumption. The selected species are low-maintenance, which allows Terra Housing Studio to use drip irrigation with greywater and rainwater harvesting. In addition, all species on the project site will be fire retardant plants, shrubs, and trees that are accustomed to growing along the
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Cambria Pines
Central Coast. The preservation of the sites rural character was also an important factor in landscaping. Landscaping along the main pathway will consist of plants and shrubs that blend in with the rural atmosphere and connect the project to its natural surroundings and the Schoolhouse Lane Trail. In addition, the central courtyard is designed with upper and lower canopy trees to provide shade as well as shrubbery and a variety of flowers for rural accents (see Table 5.1). to install, and requires very little maintenance. The system does not require a building permit according to the Chapter 16A of the Department of Housing and Community Development.
Greywater
Cambria Pines will install a laundry-to-landscape greywater system to irrigate the community garden with grey-water from washing machines in the community center (see Figure 5.6). This system is a sustainable solution to conserving water, and it is low-cost, easy
The system uses a three-way converter valve that can direct the water out to the garden and a vacuum breaker. The valve gives the option to divert water to the sewer pipe if residents need to use chlorine bleach or if the soil is already extremely saturated. The system pipes the grey water to mulch basins which hydrates the soil while preventing clogging of detergents.
Edible plants can be irrigated with greywater from washing machines as long as no edible parts touch the actual greywater flow. The foods produced above ground from plants rooted in the water are just as
Landscaping Species
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Table 5.1 Summary of Landscaping Species
fit to eat as plants grown in drinking quality water. The County recommends using the following laundry detergents that are appropriate for the system: Alfa Kleen, Bold, Oasis, Bio Pac, Cheer Free, Ecocover, Shaklee Basic L, Sun Ultra, and White King. In order to avoid any other detergents being used for laundry, detergents will be provided in the washing room for residents. Real Food Collaborative will partner with THS to educate and teach residents about the greywater system, appropriate edible plants for the system, and laundry detergents.
to increase pressure to move the water through the drip system for landscape irrigation (see Figure 5.5).
MARKET SITE
The overflow of rainwater will be directed back to the sewer via an approved storm drain. Barrels will be regularly inspected and cleaned with a non-toxic cleaner such as vinegar. This system is a low-impact solution to reduce water bills and usage on the project site. Also, rainwater harvesting reduces the volume of runoff during rain events, which reduces an environmental impact from pollutants in the runoff.
ENTITLEMENTS
Rainwater Harvesting
DESIGN
Rain barrels will be installed throughout the site to capture rain for drip irrigation on landscaping. One inch of rainwater per 1,000 square feet of roof will result in about 600 gallons of collected water. The annual average precipitation in Cambria is 17.61 inches, which would result in about 10,000 gallons of rain per 1,000 square feet foot. The design of the rainwater harvesting system will be kept simple. Barrels will be placed near downspouts to collect rain, and first flush screens will be placed on the barrels to remove leaves and debris. Near the bottom of the barrels will have a drain spigot to retrieve the harvested rain. The elevated barrels will use gravity
Figure 5.5 Rainwater Harvesting System with Rain Barrels ENGAGEMENT FINANCE TIMELINE
Figure 5.6 Laundary-to-Landscape Greywater System
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Cambria Pines
Construction Schedule
Construction timing of the various buildings on site will be staggered to coordinate major foundation pours and introduce flexibility into scheduling labor and delivery for the various trades. As shown in the construction schedule below, the project is expected to take approximately 19 months (see Table 5.2).
Construction Costs
Construction costs were estimated by calculating unit costs from two projects similar in size, scope and building type that were recently completed by PSHHC. Slight adjustments were made based on architectural differences between the projects corroborated using location specific unit costs from available estimating software (RS Means) and other free online estimating tools. As the project incorporates sustainability throughout, cost adjustment factors (typically 5-10%) were also applied to relevant trades to account for potentially higher costs in construction, materials, and labor and were based on the LEED for Homes frameworkl. Overall project costs per square foot are in line with similar housing projects developed by PSHH and are $210.93 per square foot for construction and site development.
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Construction Timeline
MARKET SITE ENTITLEMENTS DESIGN CONSTRUCTION AMENITIES
Construction Loan Summary

Item Construction Period Costs Funding Available at Time of Construction SLO CO CDBG Funds SLO CO Housing Trust Federal Home Bank Loan AHP CCSD Connection Fee Waiver Deferred Development Impact Fee Total Construction Loan Requested Interest Rate Term Construction interest Loan to Cost Ratio
Table 5.3 Construction Loan Summary
Table 5.2 Contruction Timeline
Amount $ 10,802,982
ENGAGEMENT
$ $ $ $ $ $ $
15,000 400,000 400,000 108,500 100,000 1,023,500 9,779,482 3.2% 19 mo
FINANCE TIMELINE
234,708 0.75
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Cambria Pines
Baseline Unit Costs
Baseline Unit Costs Description Foundations Structural Steel & Rough Carpentry GypCrete Floor Underlayment Finish Carpentry/Doors/Trim &Hardware Insulation Sheetrock & Drywall Windows Plumbing HVAC Electrical Cabinetry & Countertops Roofing Stucco & Exterior Finishes Flooring Painting Fire Fixtures & Furnishings Gutters Building Signage Building Cost per Unit Sub Total Total Costs by Unit Type Total Baseline Unit Costs $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 3 BR 2 BATH (x22) Cost 17,692 $ 25,799 $ 4,414 $ 5,504 $ 2,402 $ 7,453 $ 3,483 $ 10,893 $ 7,453 $ 9,746 $ 9,746 $ 4,930 $ 9,631 $ 3,440 $ 3,003 $ 3,058 $ 2,293 $ 1,310 $ 382 $ $ $/SF 16.2 $ 23.6 $ 4.0 $ 5.0 $ 2.2 $ 6.8 $ 3.2 $ 10.0 $ 6.8 $ 8.9 $ 8.9 $ 4.5 $ 8.8 $ 3.2 $ 2.8 $ 2.8 $ 2.1 $ 1.2 $ 0.4 $ 121.46 $ $ 2,917,931 2 BR 1.5 BATH (x16) Cost 17,433 $ 26,692 $ 4,350 $ 5,423 $ 2,367 $ 7,344 $ 3,432 $ 10,089 $ 7,344 $ 9,603 $ 9,603 $ 4,858 $ 9,490 $ 3,389 $ 2,959 $ 3,013 $ 2,260 $ 1,291 $ 377 $ 131,317 $ $/SF 16.2 $ 24.8 $ 4.0 $ 5.0 $ 2.2 $ 6.8 $ 3.2 $ 9.4 $ 6.8 $ 8.9 $ 8.9 $ 4.5 $ 8.8 $ 3.2 $ 2.8 $ 2.8 $ 2.1 $ 1.2 $ 0.4 $ 122.04 2,101,071 $ $ 1 BR 1 BATH (x2) Cost 9,964 $ 15,256 $ 2,486 $ 3,100 $ 1,353 $ 4,197 $ 1,962 $ 5,521 $ 3,358 $ 5,489 $ 5,489 $ 2,777 $ 5,424 $ 1,937 $ 1,691 $ 1,722 $ 1,292 $ 738 $ 215 $ 73,971 $ $/SF 16.2 24.8 4.0 5.0 2.2 6.8 3.2 9.0 5.5 8.9 8.9 4.5 8.8 3.2 2.8 2.8 2.1 1.2 0.4 120.28 147,942 5,166,943
$ 132,633
Table 5.4 Baseline Unit Costs
Total Building Construction Costs per Square Foot

Complex Construction Costs Description Rough Grading Soils Engineering/Testing Flat Work/Retaining Walls/C&G Security Appliances Rainwater Collection System Guardrails & Exterior Stairs Finish Grading Cleaning & Trash Dump Temporary Construction Items PG&E Electricity & Gas Connection Site Site Unit Unit Unit/Site Unit SF Site Site Site Complex Construction Costs Sub Total Total Baseline Unit Costs Total Building Construction Costs Site Development Cost Estimate Description Paving Landscaping & Residential Paths Site Utilitiy Work Open Space Trail Improvements SF SF Site Site Site Development Sub Total Total Building Costs Total Building & Site Costs Total Cost per Square Foot Unit $ $ $/Unit 2.00 18.00 QTY 28500 $ 16500 $ $ $ $ Cost 57,000 297,000 240,000 28,000 622,000 $ $ 4,300 1.35 $ $ 650 2,000 Unit Site Area $ $/Unit 2.20 QTY 100000 $ $ $ 41 $ 41 $ $ 41 $ 45000 $ $ $ $ Cost 220,000 24,000 320,000 26,650 82,000 23,500 176,300 60,750 50,000 36,000 60,000
$ 1,079,200 $ 5,166,943 $ 6,246,143
$ 6,246,143 $ 6,868,143 $ 154.78
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Table 5.5 Total Building Construction Costs Per Square Foot
Resident Services and Amenities

Cambria Pines will offer a variety of amenities to ensure healthy lifestyles and social interactions among residents. These amenities include a community center, community gardens, daycare center, and trail access.
Head Start runs more than just a daycare- they offer a wide range of services to the families they support. These services include: Mental health services and referrals Parenting education Relationship/marriage education Referrals and education for child abuse, domestic violence, substance abuse prevention, intervention, and treatment emergency crisis intervention services Health Education ESL and GED classes
MARKET SITE
Community Center
ENTITLEMENTS
The Community Center, approximately 2,500 square feet, is designed to accommodate all types of activities. This multifunctional space space includes areas for entertainment, kitchen facilities, laundry facilities, and a daycare center.
The entertainment facilities are targeted to the children and teens living at Cambria Pines. This space includes three computers and a large television with Wii console including games like Wii Fitness to encourage physical activity and relationships amongst the youth. The full community kitchen will provide a space for residents to hold events and parties. Cal Polys Real Food Collaborative will provide monthly cooking classes utilizing local produce to educate residents on the healthy eating habits. During these classes available, residents will be taught recipes using the produce they have grown in their garden.
DESIGN
Laundry Room
THS provides four sets of washer dryers for our complex as well as provide biodegradable laundry detergent free of charge. This is to ensure that chemical laundry detergent is not used due to our laundry to landscape greywater system.
LINK Family Advocates
Daycare
Community Action Partnership recognized Cambria as a high needs community because current daycare centers are highly impacted. The Coast School District opened a preschool because of lack of availability, but a high demand still remains. In San Luis Obispo County, almost fifty percent of working parents with children between the ages of 2-5 face an unmet need for childcare. Terra Housing Studio has partnered with Head Start and Early Head Start to provide residents and community members with daycare, free of charge, to children under the age of five. They also provide basic medical and dental care for their daycare children. This includes in-class oral health screenings and fluoride varnishes. 1,200 sq ft of classrooms will ensure enough space for up to 34 children.
As per the request of the Middle School, Cambria Pines will provide office space for the LINK Family Advocates. Santa Lucia currently has one family advocate on their campus and described a need for more space to provide these services to Cambria Pines and the families of Santa Lucia Middle School. LINK Family Advocates provide families with counseling, case management, and support service. to help them become strong and stable. Their main goal is to link families with other services in the area.
ENGAGEMENT FINANCE
Community Gardens
The community garden area, approximately 650 sq ft, is located directly behind the community center. Several raised beds will provide residents and the community with opportunities for healthy, inexpensive, local food. The residents of Cambria Pines will
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Cambria Pines
have priority to use these garden plots. However, if the residents do not fill the plots they will be open to the community. If there is a high demand from residents, Santa Lucia Middle School has offered space to increase the community garden area. THS will provide gardening classes via Real Food Collaborative to ensure the garden is maintained and highly functioning.
It is important to Terra Housing Studios that the residents of Cambria Pines have access to outdoor recreation opportunities. As previously discussed, an easement will be given to San Luis Obispo County to establish the Schoolhouse Lane Trail from Tin City to Santa Lucia Middle School. The Schoolhouse Lane Trail will provide further connectivity to the downtown area and give residents the option to walk downtown and students to walk to school. This trail will eventually connect to the Santa Rosa Creek Trail which connects to the Fiscalini Ranch Preserve and a variety of outdoor recreation opportunities.
Afterschool Program
The residents of Cambria Pines will be encouraged to enroll their school-aged children in the Cambria YMCA: Santa Lucia After-School Enrichment Program. This program trains students in digital graphic arts and offers a variety of clubs for them to participate including improv and poetry clubs.
Onsite Management
Cambria Pines will be operated and directly managed by Peoples Self Help Housing Corporation. One manager will be living onsite in a two-bedroom apartment, free of charge, in addition to a salary. The manager will maintain the facilities, grounds, and landscaping with staff assistance. The onsite manager will foster a safe and responsive community and serve as an important resource for residents.
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Community Engagement
Terra Housing Studio has made it a priority to engage with the community in order to ensure community acceptance and success of the project. THS plans on involving and consulting the community and stakeholders throughout the development process. The team has identified the following key stakeholders at the beginning of the development process: San Luis Obispo County Long Range Planning Housing Authority of San Luis Obispo San Luis Obispo County Parks and Recreation Cambria Community Services District School
MARKET
restaurants and hotels that the Chamber of Commerce lists in their catalogue. These interviews have confirmed that there is a jobs/housing imbalance in Cambria and given THS the confidence in a much needed affordable housing project.
SITE ENTITLEMENTS
Construction
Coast Unified School District: Santa Lucia Middle Local Restaurant/Hotel Owners / Workers North Coast Advisory Council Fire Department Neighbors
Local Organizations serving low-income families
Throughout the construction process Terra Housing Studio will host bi-monthly meetings during accessible times with neighbors and stakeholders. These meetings will give THS the opportunity to engage with those concerned with the impacts of construction. THS plans on further collaboration with Santa Lucia Middle School to ensure noise does not disturb important school activities and to address any other concerns them may have ex. Safety. A website will also but updated regularly with news regarding the project. This website will included a contact form for neighbors to voice concerns or issues they may have. Cambria Pines strives to be a good neighbor and address all valid concerns the neighborhood may have.
DESIGN CONSTRUCTION
Pre-Development
Terra Housing Studio has already met with several stakeholders to guarantee acceptance and address the any concerns they may have. THS has had several face-to-face meetings with the following organizations: San Luis Obispo County Cambria Community Services District Santa Lucia Middle School Real Food Collaborative Community Action Partnership Cambria Steakhouse & Pub
Once construction is narrowing down, Terra Housing Studio plans on working directly with Peoples Self Help Housing to contact the families on the waitlist for Schoolhouse Lane Apartments. These families will get priority in reserving a spot due to their early interest and expression of need.
AMENITIES
Post-Construction and Outreach

Terra Housing Studio will host a Grand Opening event for residents, neighbors, stakeholders, and partner organizations. This event will include a ribbon cutting ceremony, tour of water efficiency measures, and a walkthrough of the trail improvements made. If the residents do not fill the community garden plots and Head Start program these amenities will be open and advertised to the community. The community will also be directly engaged and interacting with the project daily via the Schoolhouse Lane Trail.
THS conducted phone interviews with all of the
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Financial Structure
Recent Federal and State budgetary events have made it difficult
MARKET
Funding Sources
SITE
to secure outside funding for affordable development projects in California. Still, the Cambria Pines project expects to secure a sufficient amount of funding from a variety of sources, and will be a very competitive project in the Federal and State Low Income Housing Tax Credit (LIHTC) allocation process. This is due in part to Cambrias status as a Small City which places it in the the rural set-aside credit pool (See Appendix for supporting documentation). At the pre-development and development stages, THS anticipates total costs to be around $12.95 million. To cover these costs, a variety of sources will be utilized, and includes over $1.67 million from local San Luis Obispo County funds. Leveraging the working relationship and experience between PSHH and Bank of Americas Community Development Banking Division, THS has also secured construction and permanent loans with competitive rates.
County of San Luis Obispo HOME Investment Partnership Funds: $750,000 Acquired in 2009, these funds provided by the County have already been used for land acquisition provided 5 units be designated floating HOME-assisted units following construction. Pursuant to Title 24, Section 92.252 (j) of the Code of Federal Regulations, which authorizes designation of floating HOME-assisted units to local jurisdictions, the development project exceeds this requirement by providing 8 units whose rent, as determined by HUD, shall not exceed 30% of the area median income. County of San Luis Obispo Community Development Block Grant (CDGB): $15,000 CDBGs are designated to support the development of infrastructure and off-site improvements within low-income communities in the county. Following discussions with county staff, THS expects to acquire this allocation of funding based on the projects development timeline, likelihood of completion, and site improvements that benefit more than just the residents of the proposed development. Commitments from the grant administrators will come before the 9% tax credit application process and will be used to pay for costs incurred during the construction stages.
ENTITLEMENTS DESIGN CONSTRUCTION
Revenue to offset the projects operating expenses is generated from rental incomes based on San Luis Obispo County affordable housing limitations. Cambria Pines will target low, very low and extremely low residents to produce base rent revenue of $375,720. Operating expenses make up roughly 46% of net rental income, and include coverage for a host of needs and benefits to Cambria Pines residents.
AMENITIES
Development Summary
Item Land Acquisition Unit & Comm. Construction Site Development Local Fees Soft Costs Hard Cost Contingency Soft Cost Contingency 6% 5% 5% Unit $ $ $ $ $ $ $ $ $ Cost 750,000 6,246,143 622,000 564,481 798,537 312,307 66,229 9,359,698 210.93 12,952,982 291.90
Funding Summary
Type Loans Sources SLO CO HOME Investment Funds SLO CO Housing Trust Permanent Loan Grants SLO CO CDBG Funds Federal Home Loan Bank AHP CCSD Connection Fee Waiver Deferred Development Impact Fee Equity Federal LIHTC State LIHTC $ $ $ $ $ $ $ $ $ Amount 750,000 400,000 2,454,519 15,000 400,000 108,500 100,000 4,228,019 7,023,595 1,701,368 % of Total 5.8% 3.1% 18.9% 0.1% 3.1% 0.8% 0.8% 32.6% 54.2% 13.1% 100%
ENGAGEMENT FINANCE
Sub Total $
Basic Development Costs Total Development Costs
Construction & Site Dev. $/SF $ Total Development $/SF $
Total Funding $ 12,952,982
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Cambria Pines
Rent Schedule and Unit Breakdown
AMI Target Unit Type 3 BR Very Low (50%) Low * (55%) *Rural Set-Aside Manager Community Center 2 BR 3BR 1BR 2 BR 3BR 2BR Number of Units 5 3 10 11 2 6 2 1 1 Unit SF Total SF 1076 1092 1076 1092 615 1076 1092 1076 2000 5380 3276 10760 12012 1230 6456 2184 1076 2000 44,374 Percent of Project 12.1% $ 7.4% $ 24.2% $ 27.1% $ 2.8% $ 14.5% $ 4.9% $ 2.4% $ 4.5% $ Monthly Rents Mo. Rent Revenue 2,500 1,650 8,000 9,900 1,650 5,550 2,060 $31,310 $375,720
Extremely Low (30%) 2 BR
500 $ 550 $ 800 $ 900 $ 825 $ 925 $ 1,030 $ $ $
Total SF Annual Rent Revenue

County of San Luis Obispo Housing Trust Fund: $400,000 The County of San Luis Obispo Housing Trust provides funds to help finance affordable housing projects in the area, and requires most of the available funds to be limited to the development of low, very low, and extremely low income units. Based on previous PSHH projects and the availability of funds in San Luis Obispo County, Housing Trust funds of $10,000 per unit are expected and will assist in financing pre-development costs including environmental review, and early phase design development Federal Home Bank Loan Affordable Housing Program: $400,000 Having met or exceeded most of the programs eligibility requirements, and in addition to PSHHs previous experience and strong reputation with the program, approximately $10,000 per unit is expected. The grant will be acquired after securing the 9& LIHTC funding and will be used to finance various construction costs incurred during development.
100% $ 5,530
project, an amount equal to $100,000 is available to THS for deferral of local fee payments based on the strength of the project and the Countys relationship with PSHH.
Cambria Community Services District Fee Waiver: $108,500 Upon completion of Cambria Pines, the CCSD have made a commitment to refund 50% of the water connection fees incurred during construction, which total $217,000.
38
Deferred Development Impact Fee: $100,000 In an effort to encourage economic development within the County of San Luis Obispo, particularly in programs that will result in long-term commitments to the benefit of all residents, a deferred development impact fee is available to eligible projects. Having met eligibility as a multi-family residential
Construction Loan: $9,769,190 Following discussions with Gabriel Speyer, Bank of Americas Senior Client Manager of Community Development Banking, it was established that THS would be able to obtain a short-term construction loan to supplement the previously mentioned funds during the construction period. This funding source maintains a loan to cost ratio of 75% which, in accordance with lender requirements, falls below the maximum allowable ratio of 85%. The loan will be a non-amortizing obligation with interest-only payments due monthly at a fluctuating rate of interest equal to the Daily Floating LIBOR plus 3.00% per year, over a period no longer than 24 months. The planned construction period should not exceed 19 months, so even if interest rates start to creep up, the adjustable rate should not increase abrubtly. THS anticipates construction to be complete no later than 19 months after construction funds become available at a lender estimated rate of 3.20%.
8
LIHTC Summary
MARKET
LIHTC Equity Eligible Basis Voluntarily Excluded Net Eligible Basis Federal LIHTC Equity Value State LIHTC Equity Value State LIHTC Accepted Federal LIHTC Accepted
Unit $ $ $ 9% $ 1.00 $ 30% $ 0.65 $ 100% $ 60% $
Amount 11,687,264 (2,962,301) 8,724,963 7,852,467 7,852,467 2,617,489 1,701,368 1,701,368 7,023,595
SITE ENTITLEMENTS DESIGN CONSTRUCTION
Permanent Loan: $2,454,519 In addition to providing construction funding, Bank of America will also be financing a significant portion of costs incurred during the post-development stage of Cambria Pines by issuing a permanent loan of $2,454,519. This amount was derived from the projects stabilized annual net operating income divided by a minimum debt service coverage ratio of 1.20, as specified by the lender, and will amortize in equal monthly installments over a term of 360 months. The rate will be fixed immediately prior to the closing date of the construction loan based on applicable market rates for similar loans. The lender determined rate of 5.00% was used to calculate an annual debt service payment of $158,177
THS plans to apply for the federal and state LIHTC funds in the next feasible application round beginning March of 2014. The earliest possible award and securement of funds will occur in June of 2014. Once obtained, THS can secure the construction State and Federal Low Income Housing Tax Credits: The financial feasibility of Cambria Pines will rely heavily on and permanent loans, as well as fulfill the remainder of funds equity funding acquired from the issuance of competitive federal committed from other sources. low-income housing 9% tax credits by the California Tax Credit Allocation Committee. These credits are estimated to hold 1:1 equity value as per the recent experience of PSHH. Cambrias rural set-aside designation and tie breaker score of 30.25% should also make it competitive in future rounds. An analysis of 2013 first round applications provided by PSHH shows projects
needed about a 35% tie-breaker score to get an award in the Rural set-aside category. However, awarded tie-breakers are trending downwards because projects have less and less access to funding sources outside the LIHTC. The state tax credits allocations are concurrent with federal credits and are calculated based on 30% of the eligible basis at 65% equity value according to PSHH. The 9% Federal Low-Income Housing Tax Credits and State Low-Income Housing Tax Credits and expected to provide the project with $6,992,471 and $1,693,828 respectively.
39
Cambria Pines
Tax Credit Analysis
Competitive 9% LIHTC Unit Size 1 $ 2 $ 3 $ Basis Limits 189,675 228,800 292,864 Eligible Units 2 $ 22 $ 16 $ 40 $ Value Unadjusted Basis 379,350 5,033,600 4,685,824 10,098,774
Unadjusted Threshold Basis Limit Adjustments to Basis (a)Payment of Prevailing Wages (c)Day Care Part of Development (e)Section 10325 Project Greywater irrigation Flooring Adjusted Threshold Basis Limit Total Eligible Basis Voluntarily Excluded Basis Total Adjusted Eligible Basis Total Qualified Basis Annual Federal Credits Total Credit Value Equity Value
Lesser of above
Additional Basis 20% $ 2% $ 2% $ 1% $ 1% $ $ 2,019,755 201,975 201,975 100,988 100,988 12,522,480 11,687,264 (2,962,301) 8,724,963 8,724,963 785,247 7,852,467 7,852,467 30.25%
Federal Tax Credit Calculation

From Dev'l budget
$ $ $ $
9% $ (x10) $ 1.00 $
TCAC Tiebreaker
40
Operating Budget
Development Budget
Item Land Purchase Construction: Affordable + Common Site Development Overhead, Profit & Gen. Req (13%) Local Fees Architectural Engineering Site Survey Consultants (Land Use, Outreach, etc.) Soft Cost Contingency (5%) Real Estate Taxes Insurance Audit Construction Loan Interest Reserve Construction Loan Fee (1%) & Expenses Construction Loan Title & Escrow Construction Lender Inspections Construction Contingency (5%) Appraisal and lender review Operating Reserve Third Party Market Study Perm Loan Fee (1%) & Deposit TCAC Monitoring Fees Environmental Review Phase 1 Rent up & marketing Furnishings & Technology Developer Fee Syndication Consultant Legal: Tax Credit and Organization Contruction Loan Perm Loan Total $ $ $ $ 40,000 $ 30,000 $ 25,000 $ 12,952,982 $ 11,687,264 $ $ $ 40,000 30,000 25,000 9,769,190 $ 750,000 $ 15,000 $ 400,000 $ 400,000 $ 108,500 $ 100,000 $ 2,454,519 Total Funding 30,000 $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ Total Budget 750,000 $ 25,000 $ 6,246,143 $ 622,000 $ 892,859 $ 564,481 $ 437,230 $ 312,307 $ 24,000 $ 25,000 $ 66,229 $ 9,375 $ 250,000 $ 10,000 $ 245,000 $ 100,000 $ 15,000 $ 20,000 $ 312,307 $ 15,000 $ 158,505 $ 8,000 $ 44,545 $ 50,000 $ 105,000 $ 50,000 $ 50,000 $ 1,400,000 $ 50,000 $ LIHTC Basis $ 25,000 5,720,143 622,000 892,859 355,981 347,230 267,307 66,229 9,375 250,000 10,000 234,708 100,000 15,000 20,000 312,307 15,000 158,505 8,000 44,545 50,000 50,000 50,000 50,000 $ 105,000 $ $ $ $ 90,000 45,000 24,000 25,000 $ 108,500 $ 100,000 $ 15,000 $ 111,000 $ 400,000 6,246,143 $ 622,000 $ 892,859 $ 564,481 $ 437,230 $ 312,307 $ 24,000 $ $ $ 66,229 $ 250,000 $ 10,000 $ 234,708 $ 100,000 $ 15,000 $ $ 312,307 $ 15,000 $ 1,400,000 $ $ $ $ $ $ Construction Loan $ SLO CO HOME Funds 750,000 SLO CO CDBG SLO County Housing Federal Home Loan Bank Sources CCSD n Fee Deferred ent Connectio Developm Permanent State & Federal Loan $ $ $ 2,454,519 $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 9% LIHTC 25,000 3,265,624 622,000 892,859 355,981 347,230 267,307 66,229 9,375 250,000 10,000 245,000 100,000 15,000 20,000 312,307 15,000 158,505 8,000 44,545 50,000 50,000 50,000 1,400,000 50,000 40,000 30,000 25,000 8,724,963 12,952,982
Rental Income From Rent Schedule Ancillary: Laundry Head Start Program Less: Vacancy (5%) Net Rental Income
Operating Expenses General & Administrative Advertising and credit checks Legal Accounting/audit Supplies Management fees Telephone Utilities Electricity Gas Water & Sewage Payroll Manager Salary Maintenance personnel Med insurance/benefits Payroll taxes Miscellaneous Property and liability insurance CA Partnership Tax Community Center Services Operating & Maintenance Repairs Trash and Recycling Grounds Contract services Total Operating Expenses
Monthly $ $ $ $ 31,310 $ 500 $ 500 $ (1,591) $ $
Annual 375,720 6,000 6,000 (19,086) 368,634

Annual % of Total 0.3% 0.4% 2.8% 1.4% 15.9% 0.5% 21.4% 2.5% 1.4% 20.9% 24.8% 11.5% 7.1% 5.7% 2.5% 26.8% 4.9% 0.5% 5.0% 10.3% 7.1% 1.8% 7.1% 0.7% 16.7% 100.0%
Legal, Broker, Due Dil, Title & Org. Costs $
$ 30,720
Monthly
$ $ $ $ $ $
40 $ 50 $ 400 $ 200 $ 2,240 $ 75 $ $
480 600 4,800 2,400 26,880 900 36,060 4,200 2,400 35,280 41,880 19,500 12,000 9,600 4,200 45,300 8,250 804 8,400 17,454 12,000 3,000 12,000 1,200 28,200
$ $ $
350 $ 200 $ 2,940 $ $
$ $ $ $
1,625 $ 1,000 $ 800 $ 350 $ $
105,000 $ 50,000 $
$ $ $
688 $ 67 $ 700 $ $
$ $ $ $
1,000 $ 250 $ 1,000 $ 100 $ $
$ 14,075
$ 168,894
41
15 Year Cash Flow Analysis

Year Base Rental Revenues Ancillary Income Gross Rental Revenue Less: Vacancies @ 5% Effective Gross Income Less: Operating Expenses Replacement Reserves Net Operating Income Debt Service DSCR Annual Cash Flow 1 375,720 12,000 387,720 (19,086) 368,634 (168,894) (10,000) 189,740 (158,117) 1.20 $ 31,623 2 383,234 12,240 395,474 (19,468) 376,007 (173,961) (10,000) 192,046 (158,117) 1.21 $ 33,929 3 390,899 12,485 403,384 (19,857) 383,527 (179,180) (10,000) 194,347 (158,117) 1.23 $ 36,231 4 398,717 12,734 411,452 (20,254) 391,197 (184,555) (10,000) 196,642 (158,117) 1.24 $ 38,526 5 406,691 12,989 419,681 (20,659) 399,021 (190,092) (10,000) 198,930 (158,117) 1.26 $ 40,813 6 414,825 13,249 428,074 (21,072) 407,002 (195,794) (10,000) 201,207 (158,117) 1.27 $ 43,091 7 423,122 13,514 436,636 (21,494) 415,142 (201,668) (10,000) 203,473 (158,117) 1.29 $ 45,357 8 431,584 13,784 445,368 (21,924) 423,445 (207,718) (10,000) 205,726 (158,117) 1.30 $ 47,610 9 440,216 14,060 454,276 (22,362) 431,913 (213,950) (10,000) 207,964 (158,117) 1.32 $ 49,847 10 449,020 14,341 463,361 (22,810) 440,552 (220,368) (10,000) 210,183 (158,117) 1.33 $ 52,067 11 458,001 14,628 472,629 (23,266) 449,363 (226,979) (10,000) 212,383 (158,117) 1.34 $ 54,267 12 467,161 14,920 482,081 (23,731) 458,350 (233,789) (10,000) 214,561 (158,117) 1.36 $ 56,445 13 476,504 15,219 491,723 (24,206) 467,517 (240,802) (10,000) 216,715 (158,117) 1.37 $ 58,598 14 486,034 15,523 501,557 (24,690) 476,867 (248,027) (10,000) 218,841 (158,117) 1.38 $ 60,724 15 495,755 15,834 511,588 (25,184) 486,405 (255,467) (10,000) 220,937 (158,117) 1.40 $ 62,821
43
Development Timeline
Development Timeline
45
Developer Capacity
10
Terra Housing Studio is partnered with Peoples Self Help Housing (PSHH). Peoples Self-Help Housing is a national award-winning non-profit organization that creates affordable housing and self-sufficiency programs on Californias Central Coast -- San Luis Obispo, Santa Barbara, and Ventura Counties. Since established in 1970, the organization has built over 1,100 sweat equity and nearly 1,400 affordable rental units. PSSH currently operates 30 affordable housing complexes in San Luis Obispo, Santa Barbara and Ventura counties. PSHH provides technical assitance in the design and implementation of affordable housing and community development programs for nuerous cities, counties and community groups.
Ken Triguero, Developer Partner
47
11
Cameron Anvari
Business Administration San Diego, CA Cameron is currently concentrating in Accounting, and Minoring in spanish and Economics. After earning a M.S. in Accounting and passing the CPA exam, he would like to utilize his education to pursue a career in personal finance or in the non-profit sector.
Brian Harrington
Masters Candidate, City and Regional Planning Brighton, Michigan Brian is a second year graduate student in City and Regional Planning concentrating in urban design and transportation. He has an undergraduate degree in architecture from the University of Michigan, is a LEED Accredited Professional, and brings professional experience in capital construction, campus and environmental planning and sustainability. He is a pursuing a career in land use and transportation planning.
48
Smita Naik
Masters Candidate, Sustainable Architecture Pune, Maharashtra, India Smita holds a Bachelor of Architecture degree from University of Pune, India. She brings five years of professional architectural experience with a strong understanding of design, execution and service delivery process. Smita is skilled in the application of sustainable building practices and LEED Ratings system under the US and India Green Building Council.
Nuri Cho
City and Regional Planning, 2014 Los Angeles, CA Nuri is a third year City and Regional Planning student and has a passion for land use regulation and site-specific development standards. She enjoys solving complex urban planning problems and hopes to pursue a career in long-range planning in the City of Los Angeles.
Andrew Levins
City and Regional Planning, 3rd Year Bakersfield, CA Andrew is a third year City and Regional Planning minoring in sustainable environments at Cal Poly in San Luis Obispo. He enjoys the fields of low impact development, stormwater management, and urban design.
49
Emily Gerger
City and Regional Planning Culver City, CA Emily is a fourth year City and Regional Planning student minoring in Sustainable Environments and Art History. She has a growing interest in affordable housing, public health, sustainable design, and international development. After earning a Masters degree abroad, she hopes to pursue a career solving social problems.
Tim McGarvey
City and Regional Planning, 4rd Year Livermore, CA Tim is a fourth year City and Regional Planning major and is minoring in Real Property Development. Tim brings a variety of educational background and professional experience to the team, having transferred into planning from Computer Science and holding internships in the fields of marketing, long range planning, and landscape architecture. He plans on pursuing a career in construction or real estate development.
Appendix
Appendix Table of Contents
12
LEED for Homes Simplified Project Checklist..............................................................................................................52 Cambria Community Services District Endorsement Letter..............................................................................58 Head Start Endorsement Letter.....................................................................................................................................60 Bank of America Merrill Lynch Endorsement Letter............................................................................................55
Real Food Collaborative Endorsement Letter..........................................................................................................59 San Luis Obispo County of Parks Department..................................................................................................................61
Santa Lucia Middle School................................................................................................................................................62 Cambria Map of Developed and Undeveloped Parcels in Residential Multi-Family Zoning...................65 Peoples Self Help Housing Corporation...................................................................................................................63
51
LEED for Homes Simplified Project Checklist

for Homes
Builder Name: Project Team Leader (if different): Home Address (Street/City/State): 2845 Schoolhouse Lane, Cambria, CA Terra Housing Studio
Project Description: Building type: # of bedrooms: 0 Project type: Floor area: 0
Adjusted Certification Thresholds Certified: 45.0 Silver: 60.0 Gold: 75.0 Platinum: 90.0
Project Point Total

Prelim: 48 + 14 maybe pts Final: 85
Final Credit Category Total Points

ID: 5 LL: 10
Final: Gold
Max Points
1.1 1.2 1.3 1.4 1.5
SS: WE:
12 14
EA: 16 MR: 13
EQ: 13 AE: 2
Certification Level
Prelim: Not Certified
date last updated : last updated by :
48 14 85 Project Points Preliminary Final

Y/Pts Maybe No Y/Pts
Innovation and Design Process (ID)

1. Integrated Project Planning
(No Minimum Points Required) Preliminary Rating Integrated Project Team Professional Credentialed with Respect to LEED for Homes Design Charrette Building Orientation for Solar Design Durability Planning Durability Management Third-Party Durability Management Verification Innovation #1 Innovation #2 Innovation #3 Innovation #4 Sub-Total for ID Category: (No Minimum Points Required) LEED for Neighborhood Development Site Selection Edge Development Infill Previously Developed Existing Infrastructure Basic Community Resources / Transit Extensive Community Resources / Transit Outstanding Community Resources / Transit Access to Open Space Sub-Total for LL Category: (Minimum of 5 SS Points Required) Erosion Controls During Construction Minimize Disturbed Area of Site No Invasive Plants Basic Landscape Design Limit Conventional Turf Drought Tolerant Plants Reduce Overall Irrigation Demand by at Least 20% Reduce Local Heat Island Effects Permeable Lot Permanent Erosion Controls Management of Run-off from Roof Pest Control Alternatives Moderate Density High Density Very High Density OR LL 5.2, 5.3 LL 5.3 LL 3.2 OR LL2-6
Max Prereq
1 1 1 1
Prereq Prereq
1 0 0 0
1 1 0 1
1 1 0 0
2. Durability Management Process 3.Innovative or Regional Design
2.1 2.2 2.3 3.1 3.2 3.3 3.4
3 1 1 1 1 11
Max
3 0 0 0 0 4 0 0 0 0 0 1 1 0 0 0 2
0 0 0 0 0 3
No
3 0 0 0 0 5
Y/Pts
Location and Linkages (LL)

1. LEED ND 2. Site Selection 3. Preferred Locations
1 2 3.1 3.2 3.3
Y/Pts Maybe
10 2 1 2 1 1 1 2 3 1 10
Max Prereq
0 2 0 0 0 0 0 0 0 0 2
No
10 0 0 0 0 1 1 0 0 0 10
Y/Pts
4. Infrastructure 5. Community Resources/ Transit 6. Access to Open Space
4 5.1 5.2 5.3 6
Sustainable Sites (SS)

1. Site Stewardship 2. Landscaping 5. Nontoxic Pest Control 6. Compact Development
1.1 1.2 2.1 2.2 2.3 2.4 2.5 3 4.1 4.2 4.3 5 6.1 6.2 6.3
Y/Pts Maybe
1
Prereq
1 2 3 2 6 0 0 1 0 1.5 2 3 0 13.5
0 0 0 0 0 1 0 0 1 0 0 0 0 2
1 2 3 2 6 0 0 1 0 0 0 3 0 12
SS 2.5 SS 2.5 SS 2.5
2 3 2 6 1 4 1 2
3. Local Heat Island Effects 4. Surface Water Management
SS 6.2, 6.3 SS 6.3 Sub-Total for SS Category:
2 2 3 4 22
U.S. Green Building Council
Page 1 of 3
January 1, 2011
52
LEED for Homes Simplified Project Checklist (continued)

Max Points Project Points Preliminary Final
Y/Pts Maybe No Y/Pts
Water Efficiency (WE)

1. Water Reuse
1.1 1.2 1.3
(Minimum of 3 WE Points Required) Rainwater Harvesting System Graywater Reuse System Use of Municipal Recycled Water System High Efficiency Irrigation System Third Party Inspection Reduce Overall Irrigation Demand by at Least 45% High-Efficiency Fixtures and Fittings Very High Efficiency Fixtures and Fittings
OR WE 1.3 WE 1.3 WE 2.3 WE 2.3
Max
4 1 3 3 1 4 3 6
2. Irrigation System
2.1 2.2 2.3 3.1 3.2
3. Indoor Water Use
3 1 0 0 0 0 0 0 4
0 0 0 0 0 0 0 0 0
No
3 1 0 0 0 4 3 4 14
Y/Pts
Sub-Total for WE Category:
15
Max Prereq
Energy and Atmosphere (EA)

1. Optimize Energy Performance 7. Water Heating 11. Residential Refrigerant Management
1.1 1.2 7.1 7.2 11.1 11.2
(Minimum of 0 EA Points Required) Performance of ENERGY STAR for Homes Exceptional Energy Performance Efficient Hot Water Distribution Pipe Insulation Refrigerant Charge Test Appropriate HVAC Refrigerants
OR
Y/Pts Maybe
34 2 1
Prereq
12 2 1 1 16
4 0 0 0 7
No
12 2 1 1 16
Y/Pts
1 Sub-Total for EA Category: 38

Max Prereq
Materials and Resources

1. Material-Efficient Framing
(MR)
1.1 1.2 1.3 1.4 1.5
(Minimum of 2 MR Points Required) Framing Order Waste Factor Limit Detailed Framing Documents Detailed Cut List and Lumber Order Framing Efficiencies Off-site Fabrication FSC Certified Tropical Wood Environmentally Preferable Products Construction Waste Management Planning Construction Waste Reduction
OR MR 1.5 MR 1.5 MR 1.5
Y/Pts Maybe
1 1 3 4
Prereq
1 1 0 0 0 2.5 4.5 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2
0 0 0 0 0 0 0
No
1 1 1.5 0 7 2.5 13
Y/Pts
2. Environmentally Preferable Products 3. Waste Management
2.1 2.2 3.1 3.2
8
Prereq
3 Sub-Total for MR Category: 16

Max
Indoor Environmental Quality (EQ)

1. ENERGY STAR with IAP 2. Combustion Venting 3. Moisture Control 4. Outdoor Air Ventilation
1 2.1 2.2 3 4.1 4.2 4.3
(Minimum of 6 EQ Points Required) ENERGY STAR with Indoor Air Package Basic Combustion Venting Measures Enhanced Combustion Venting Measures Moisture Load Control Basic Outdoor Air Ventilation Enhanced Outdoor Air Ventilation Third-Party Performance Testing Basic Local Exhaust Enhanced Local Exhaust Third-Party Performance Testing Room-by-Room Load Calculations Return Air Flow / Room by Room Controls Third-Party Performance Test / Multiple Zones Good Filters Better Filters Best Filters Indoor Contaminant Control during Construction Indoor Contaminant Control Preoccupancy Flush Radon-Resistant Construction in High-Risk Areas Radon-Resistant Construction in Moderate-Risk Areas No HVAC in Garage Minimize Pollutants from Garage Exhaust Fan in Garage Detached Garage or No Garage (Minimum of 0 AE Points Required) Basic Operations Training Enhanced Training Public Awareness Education of Building Manager
OR EQ 1 EQ 1 EQ 1 EQ 1 EQ 1 EQ 1
Y/Pts Maybe
13
Prereq
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
No
13 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 13
Y/Pts
2 1
Prereq
2 1
Prereq
5. Local Exhaust
5.1 5.2 5.3
1 1 EQ 1 EQ 1 EQ 1 EQ 1 EQ 7.3 EQ 1 EQ 1 EQ 1 EQ 1 EQ 1 EQ 1, 10.4 EQ 1, 10.4 EQ 1 Sub-Total for EQ Category:

Prereq
6. Distribution of Space Heating and Cooling 7. Air Filtering
6.1 6.2 6.3 7.1 7.2 7.3
1 2
Prereq
1 2 1 2 1
Prereq
8. Contaminant Control
8.1 8.2 8.3 9.1 9.2 10.1 10.2 10.3 10.4
9. Radon Protection 10. Garage Pollutant Protection
1
Prereq
2 1 3 21
Max Prereq
Awareness and Education (AE)

1. Education of the Homeowner or Tenant 2. Education of Building Manager
1.1 1.2 1.3
Y/Pts Maybe
1 1 1
0 1 1 2
0 0 0 0
0 1 1 2
Sub-Total for AE Category:
Page 2 of 3
January 1, 2011
53
LEED for Homes Simplified Project Checklist

Addendum: Prescriptive Approach for Energy and Atmosphere (EA) Credits
Max Points cannot be earned in both the Prescriptive (below) and the Performance Approach (pg 2) of the EA section. Points OR
Max Prereq
Project Points Preliminary

Y/Pts Maybe No
Final
Y/Pts
Energy and Atmosphere (EA)

2. Insulation 3. Air Infiltration
2.1 2.2 3.1 3.2 3.3
(No Minimum Points Required) Basic Insulation Enhanced Insulation Reduced Envelope Leakage Greatly Reduced Envelope Leakage Minimal Envelope Leakage Good Windows Enhanced Windows Exceptional Windows Reduced Distribution Losses Greatly Reduced Distribution Losses Minimal Distribution Losses Good HVAC Design and Installation High-Efficiency HVAC Very High Efficiency HVAC Efficient Hot Water Distribution Pipe Insulation Efficient Domestic Hot Water Equipment ENERGY STAR Lights Improved Lighting Advanced Lighting Package High-Efficiency Appliances Water-Efficient Clothes Washer Renewable Energy System Refrigerant Charge Test Appropriate HVAC Refrigerants
2
Prereq
2 2 0 2 0 0 0 0 0 2 1 0 1 0 1 1 0 0 16
0 0 0 0 0 2 0 0 0 0 0 0 1.5 3 2 0 0 0 7
EA 3.2
2 3
Prereq
2 Y 2 0 2 0 2 0 0 0 2 1 0 1 0 1 1 0 0 16
4. Windows
4.1 4.2 4.3
EA 4.2
2 3
Prereq
5. Heating and Cooling Distribution System 6. Space Heating and Cooling Equipment 7. Water Heating
5.1 5.2 5.3 6.1 6.2 6.3
EA 5.2
2 3
Prereq
EA 6.2
2 4 2 1 3
Prereq
7.1 7.2 7.3
8. Lighting
8.1 8.2 8.3
EA 8.2
2 3 2 1 10
Prereq
9. Appliances 10. Renewable Energy 11. Residential Refrigerant Management
9.1 9.2 10 11.1 11.2
1 Sub-Total for EA Category: 38
Page 3 of 3
January 1, 2011
54
May 10, 2013 Mr. Brian D. Harrington Cal Poly MCRP (805) 986-9697 Via email to: bdharrington@calpoly.edu Re: Construction to Permanent Loan for Cambria Pines located in Cambria, California (the Project)
Dear Brian: We are pleased to advise you that Bank of America, N.A. (together with its successors and assigns, the Bank) hereby commits to provide construction and permanent financing to the borrowing entity identified on Exhibit A attached hereon and incorporated by reference (the Borrower) in connection with the Project (the construction and permanent loans, collectively referred to herein as the Loan). This letter together with all attached exhibits (collectively, the Commitment) constitutes the Banks commitment to make the Loan. Exhibit A attached hereto sets forth certain terms and conditions of the Loan. The Loan will be evidenced by several loan documents including but not limited to a loan agreement, promissory notes, mortgages, deeds of trust, security deeds, or other security instruments, and other documents and instruments which evidence, guaranty, secure, or otherwise pertain to the Loan (collectively, the Loan Documents). The Loan Documents will include customary provisions and documents for a transaction of this type, and will also contain provisions to comply with any applicable state law. This Commitment does not set forth all of the terms, conditions, and documents that will be required by Bank in connection with the Loan. This Commitment is subject to further underwriting, due diligence, and formal credit approval. The form and substance of all documents and other items to be delivered to or approved by Bank under this Commitment and the Loan Documents in all respects shall be satisfactory to Bank in its sole and absolute discretion. Borrower shall promptly deliver to Bank any further documentation that may be required by Bank. This Commitment is delivered to you with the understanding that neither the Commitment nor any of its terms and substance shall be disclosed, directly or indirectly, to any other person except: (i) to your employees, agents and advisors who are directly involved in the consideration of the Loan; (ii) to subscribing and potential investors and their advisors who agree to keep such materials confidential; and (iii) as disclosure may be compelled in a judicial or administrative proceeding or as otherwise required by law or the Securities and Exchange Commission. Banks decision to make this Commitment is based on representations and information supplied by you to us. If these representations and information change in a material manner, the terms of this Commitment shall be void.
1
55
Bank may also cancel this Commitment and terminate its obligations hereunder if: (a) a petition in bankruptcy, or any other proceeding for insolvency or for reorganization, or the appointment of a receiver or trustee, is filed by or against Borrower, any of its partners, or any guarantor of the Loan, or if an assignment for the benefit of creditors is made by Borrower, any of its partners, or any guarantor of the Loan; (b) Bank discovers information, or information is disclosed to Bank, that, in the opinion of the Bank in its discretion, would impair the ability of Borrower, any of its partners, principals, or any guarantor of the Loan to perform under the terms of this Commitment or the Loan, or that would cause the contemplated transaction not to meet Banks underwriting standards, (c) Borrower fails to disclose to Bank all information material to the Loan or the Project, or misrepresents any fact relating to the Loan, the Project, or the financial condition of Borrower, any of its partners, principals, or any guarantor of the Loan, or Borrower changes its composition or ownership without the prior written approval of Bank; (d) there is a material adverse change in the business condition (financial or otherwise), operations, performance, properties or prospects of Borrower, any of its partners, principals, or any guarantor of the Loan; (e) there is a material adverse change in the physical or financial condition of the Project, or (f) Borrower fails to satisfy all the terms and conditions of this Commitment. All disputes relating to this Commitment shall be subject to judicial reference or arbitration. If there is any dispute regarding this Commitment prior to the closing of the Loan, the dispute, at the request of either Bank or Borrower, shall be determined by arbitration in accordance with the Federal Arbitration Act (9 U. S. C. 1, et seq.) under the auspices and Commercial Rules of the American Arbitration Association. All statutes of limitation that would otherwise be applicable shall apply to the arbitration proceeding. Judgment upon the award rendered by the arbitrator may be entered in any court having jurisdiction. This Commitment shall be governed by the laws of the state in which the Project is located, without regard to the choice of law rules of such state. This Commitment states the full agreement and understanding of the parties with respect to the Loan and replaces all previous correspondence and discussions. Any modification of this Commitment, including any extension of time, shall be in writing and signed by the parties. Borrower may not assign any of its rights under this Commitment, and any attempt to do so shall be void. There shall be no third party beneficiaries to either this Commitment or the Loan, and Bank shall not be obligated or expected to provide any assurances, commitments, obligations, or agreements to or for the benefit of any third party. Bank may assign its rights under this Commitment without the consent of Borrower or any other person. The Borrower agrees that the Bank may exchange or disclose information pertaining to the Loan, the Loan Documents or the Property and financial information about the Project, the Borrower, any of its partners or any Guarantor with or to any Bank of America Corporation affiliates or other related entities and any other persons which require or request such information in connection with the sale of the Loan in the secondary mortgage market. Bank may sell or offer to sell the Loan or interests therein to one or more assignees or participants, or may enter into a syndication with respect to the Loan. Bank may disseminate any information it now has or hereafter obtains pertaining to the Loan, including any security for the Loan, any credit or other information on the Project (including environmental reports and assessments), Borrower, any of Borrowers principals or any Guarantor, to any actual or prospective syndicate member, assignee or participant, to Banks affiliates, including Merrill Lynch, Pierce, Fenner & Smith Incorporated, to any regulatory body having jurisdiction over Bank or to any other party as necessary or appropriate in Banks reasonable judgment. Time is of the essence of this Commitment and each and every term hereof. No waiver of any of the terms or conditions of this Commitment or of any default hereunder shall be effective unless made in writing and signed by Bank, and no such waiver may be deemed a waiver of any future condition. This
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Commitment and any attached exhibits requiring signatures may be executed in counterparts, and all counterparts shall constitute but one and the same document. Borrower may accept the terms of this Commitment by signing and delivering to Bank the enclosed copy of this letter by the date which is five (5) business days from the date of the letter (the Acceptance Date). Until receipt of acceptance, Bank shall have no liability hereunder, and unless such acceptance has been received by Bank by the Acceptance Date, the terms of this Commitment shall be null and void. Following acceptance, this Commitment shall expire on the date which is one hundred twenty (120) days from the date of this letter unless the Loan has closed. In no event shall any expiration or termination of this Commitment relieve Borrower or any other person from any obligation to pay fees, costs and expenses as described herein, all such obligations expressly surviving any such expiration or termination. If you have any questions regarding this Commitment, please contact the undersigned. We look forward to your response. Very truly yours,
BANK OF AMERICA, N.A. Name: Gabriel Speyer Title: Vice President The undersigned hereby accepts and agrees to the terms and conditions set forth in this Commitment. Dated: _________________, 20_______. BORROWER: a By: Name: Title:
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Terra Housing Studio Plan For Cambria Pines

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Terra Housing Studio Plan For Cambria Pines

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Cambria Pines

L o w - I n c o m e Housing Challenge 2013

California Polytechnic University San Luis Obispo

Menka Sethi Dana Lilley

Cortney Upthegrove-Murguia Robert Gresens Robert Hill

Elizabeth Kavanaugh Debra Welch

Airlin Singewald John Colandro

Director, Head Start/Early Head Start

Terra Housing Studio

Terra Housing Studio

2845 Schoolhouse Lane Cambria, CA 93428 7.15 Total acres

Total Site Acreage

Key Financing Sources

Community Center Community Gardens

Terra Housing Studio

Bank of America Low-Income Housing Challenge

ENGAGEMENT FINANCE TIMELINE

San Luis Obispo Housing Element

Maximum Income by Household Size

Characteristics of Commuting Workers

Table 1.1 Maximum Income by Household Size

Table 1.2 Maximum Rents

Table 1.3 Characteristics of Commuting Workers

Bank of America Low-Income Housing Challenge

MARKET SITE ENTITLEMENTS

Schoolhouse Lane Trail

Figure 2.2 Potential Schoolhouse Trail Lane

Figure 2.1 Location Map

Terra Housing Studio

Developable Area on the Project Site

Figure 2.4 Developable Area on the Site

Figure 2.3 Amenities Map

Table 2.1 Amenities Table

Bank of America Low-Income Housing Challenge

MARKET SITE ENTITLEMENTS

Cambria Zoning Designation

North Coast Planning Area

Land Use Category

D STCORNWA L PINEW OOD DR S HEFFIELD ST GRO V E ST

D ST HA R TF O R ST ST PINEWOO TER MAIN D DR CEN GRO V E ST EO GROUND ROD S RD N ST VI L SE M TA

EY AM W AY ED RD DR L N ES TO R P SKY WIL OVE PL D AN THE PL TO Y E N BL RM C IR O N EW TON RA MS EY S RD T

EO GRO D ROD OOL RUNDS RD H SC

EY W W OOD D AY ASCOT R CT DR L N ES TO ER P SKY MA CL WIL OV P LE OD WAY D AN THE PL TO Y E N BL RM C IR O N EW TON RA MS EY S RD T

Residential Multi Family Rural Lands Residential Rural

ST D DR OO T W L S DO D GE EL AN I SO ED TW RL N ST A W O T S T E E M M ON S TL KE S CA DRA SH E ST T AR IV N S ST A JE WIN ST N R KE PTO M LA

LL YP L A CH VON BE EST AVE BE RWIC ER L N NS ON K DR A AS VE TO RA SA INT VE JA ME SR

HUDS ON AV E ARLI SS D R ROSC OE PL

Residential Suburban Residential Rural Residential Single Family Residential Suburban

HUDS ON AV E ARLI SS D R ROSC OE PL

Revised December 11, 2012

Figure 3.1 Cambria Zoning Designation

Terra Housing Studio

Revised December 11, 2012

LN KENDALL LN CHATHAM STAFFORD

ST WEYMOUTH CA BY WARWICK ST NT LN ER BUR YL CROYD N E N LN

North Coast Planning Area

LAND USE CATEGORIES

Central Business District

LN HTON VE AIG BR URY

Land Use Category

VD BL OR DS DR EIN M W T HA IVA ING TT NO

Residential Single Family

Santa Barbara County