Partners in Innovation: Green Preservation in the Field

Case Study: Nuevo Amanecer Woodburn, Oregon

NUEVO AMANECER, PHASES I AND II- 90 UNITS TOTAL- MEDIUM/LOW DENSITY HOUSING IN A RURAL CENTER- 1- AND 2- STORY ATTACHED FLATS AND TOWNHOUSES- 2-, 3-, AND 4- BEDROOM FAMILY UNITS- AT OR BELOW 50% AMI- 38 UNITS RURAL DEVELOPMENT RENTAL ASSISTANCE

NUEVO AMANECER ORIGINAL FUNDING:

-Phase I (50 units), built in 1994- Low Income Housing Tax Credits, Farmworker Tax Credits, Federal

Home Loan Bank, other state housing grants, two permanent financing loans

- Total Development Costs: $3,570,000 ($90k per unit)

-Phase II (40 units), built in 1998- USDA Rural Development financing (loans and grants), Federal

Home Loan Bank, other state housing grants- Total Development Costs: $3,240,000 ($64k per unit)

NEED FOR REHABILITATION AT YEAR 15 CONVERSION:- Water penetration and moisture damage, including dry rot

and mold- Site drainage and stormwater management issues- Long-term structural and building systems integrity- Upgrades for energy and water efficiency

HOW TO MAKE THE REHAB GREENER?

Inherently, preserving and renovating existing housing stock is the most sustainable method of building, especially if located in a walkable neighborhood near to amenities.

HOW TO MAKE THE REHAB GREENER?

Focus first on the building envelope and major exterior systems for long-term durability and integrity of the structures

HOW TO MAKE THE REHAB GREENER?

Part of this includes “weatherization” upgrades, such as new windows and insulation, which improves energy efficiency. Other energy improvements, such as Energy Star lighting fixtures and new water heaters, helps to decrease overall energy use.

HOW TO MAKE THE REHAB GREENER?

Improved ventilation through both mechanical and passive strategies to increase air flow and reduce moisture and mold in units.

HOW TO MAKE THE REHAB GREENER?

Site drainage and stormwater management improves project sustainability.

HOW TO MAKE THE REHAB GREENER?

Reducing lawn area and replacing with low maintenance native plantings further reduces water consumption and adds a more cheerful landscape motif.

HOW TO MAKE THE REHAB GREENER?

If possible, incorporate renewable energy, although in most cases solar energy is prohibitively expensive for affordable housing projects without additional grants.

HOW TO MAKE THE REHAB GREENER?

An additional bus stop makes it easier for residents to utilize public transportation, and incorporates the existing school bus system.

GREEN REHAB SUCCESSES

-Less water consumption on site and in units

-Minor energy savings in utility data (5-10%)

-No mold or mildew in units (blower door testing shows air flow beyond ASHREA thresholds, when previously there was much too little)

-Healthier indoor environments (anecdotal health survey shows a reduction in asthma attacks in children who live at Nuevo Amanecer)

-Solar panels provide 90% of electricity for community laundry room

GREEN REHAB CHALLENGES

- Residents are colder, due to increased air flow through ventilation strategies. Could increase electricity use in future, FHDC is monitoring.- Residents also think the lack of carpets contributes to their unit feeling colder, which is probably true, although removing the carpets was part of the indoor air quality improvement strategy.- Even though the solar array demonstration is saving money, the pay back period is close to 17 years, which isn’t a very sustainable model for a non-profit.- Water is still our largest property expense, and more efforts need to be made to reduce water consumption through grey water reuse and rainwater harvesting systems. -IT’S EXPENSIVE -Phase I (50 units), rehabbed 2008-2009

- Low Income Housing Tax Credits, Farmworker Tax Credits, other state housing grants, including HOME funding

- Total Development Costs: $8,400,000 ($168k per unit)

-Phase II (40 units), rehabbed 2008-2009- Low Income Housing Tax Credits, Farmworker Tax Credits,

other state housing grants, including HOME funding- Total Development Costs: $7,500,000 ($188k per unit)