SAMPLE PROJECT 3

Projects

PROJECT EXAMPLE #3

At Issue:

Transforming “Solar Decathlon” innovatively designed modular houses (which were entries in the international collegiate “Solar Decathlon” competition sponsored biannually by the U.S. Dept of Energy) and creating a small single family house community enclave which showcases Aurora’s new Green Court Dwelling land use. The concept is to produce an example of a new model for increasing the supply of affordable housing options in metro Denver. The project is a cross municipality collaboration between the City of Aurora and the City and County of Denver.

JJK Places is serving as Owner’s Rep/Project Manager of a unique four (4) house development project in Aurora this is an affordable housing “demonstration project.” It is utilizing both “Solar Decathlon” modular houses and a steel modular “cargo container” house—all demonstrating how affordable housing can be created in an existing single-family zoned neighborhood utilizing Aurora’s recently passed new land use called “Green Court Dwelling” (now allowed in certain Aurora residential neighborhoods via the city’s recent complete overhaul of their citywide zoning code).

PHOTOS

The Project:

The new Green Court Dwelling land use (now as-of-right in certain Aurora neighborhoods) allows adjacent single family zoned lots to be combined and used to build multiple smaller houses on the collective lots as a way to “gently increase density” in single family neighborhoods without harming the inherent existing character of the neighborhood.

Utilizing both the Solar Decathlon modular houses and a steel modular cargo container house, this project will be the first development in Aurora to utilize this newly allowed land use.

Social Impact:

Although only four (4) for-sale affordable houses will be produced in this project, its significance extends much further. It will demonstrate a new affordable housing model for Aurora and hopefully other municipalities in the Denver metro region.

Status and Timing:

The project is underway, with JJK Places currently project managing the entire development process.  Currently the property’s rezoning and entitlement process is underway —we are in the midst of securing site plan approval, civil infrastructure plan approval, and building permits.  Estimated completion date in Late Spring/Early Summer 2020.

Environmental Impact:

Because of the innovative design components incorporated into all four houses, they will also be environmentally-friendly with energy and water conservation components built into the buildings.  Additionally, drought resistant xeriscaping will be installed on the property.

Photos

The photos on this page are of the project development site as well as the proposed site plan for the “Solar Decathlon” houses and the IndieDwell steel modular “cargo container” house situated around a common area green courtyard, as an element of Aurora’s new  Green Court Dwelling land use.

Other Projects

SAMPLE PROJECT 1

50+/- Affordable For-Sale Residential Condos, and approximately 15-20,000 sq ft of commercial space targeted for community-serving uses in a unique mixed-use project incorporating new construction and renovation of existing industrial space.

SAMPLE PROJECT 2

Creating Scattered Site Affordable For- Sale Single Family Houses in the Denver Metro Area.

SAMPLE PROJECT 2

Projects

PROJECT EXAMPLE #2

AT ISSUE:.

The long-term ongoing project involves turning existing older single-family houses into contemporary, healthy, income-restricted, affordable entry-level for-sale family “home ownership opportunities.”

Overview

Creating Scattered Site Affordable For-Sale Single Family Houses in the Denver Metro Area.

The Project:

JJK Places is serving as Owner’s Rep/Project Manager supervising the complete gut rehab of multiple existing houses. Many of the homes are being completely abated for their asbestos in the existing interior walls. House rehabs are including completely new kitchens, bathes, interior walls installed, and exterior front yard drought resistant xeriscaping.

Each rehabbed house produced will be sold at a 70% AMI (Area Medium Income) level.

Targeted house sales prices will be approximately $240,000 (for two-bedroom houses) and $265,000 (three-bedroom houses). The current market rate sales prices for similar rehabbed fix ‘n flips being sold nearby are approximately $310,000 (two-bedroom house) and $350,000 (three-bedroom).

Status and Timing:

Currently, the projects are undergoing renovation and rehab; they will be marketed for sale when completed. More such homes will be similarly acquired and rehabbed in 2020 and going forward.

Social Impact:

Targeted house re-sale prices are approximately $240,000 (for two-bedroom houses) to about $265,000 (for three-bedroom houses). Market rate similar rehabbed fix ‘n flips nearby are selling for approximately $320,000+ (for two-bedroom houses) and $350,000+ (for three-bedroom houses).  The price point of these affordable houses will help families escape housing insecurity and put them in a homeownership position.

The acquired houses are part of a “community land trust” model, whereby the ownership of the land is legally separated from the ownership of the physical house.  A nonprofit community land trust entity will then remain long-term steward of the land, and the homeowner will have a long-term ground lease when they purchase a house (typically 99-years long, with an additional 99-year renewal period).  This model helps make the sale house immediately less expensive since the cost of land has been eliminated from the house’s purchase price.

Environmental Impact:

The rehab process is eliminating asbestos containing materials (ACM) in many houses thereby making them healthier houses in which to live.  Many houses require a complete gut rehab down to their interior wood framing studs because all existing drywall contains ACM. Old linoleum flooring tiles and/or mastic containing ACMs also are being properly removed and disposed of by state certified abatement companies.  Additionally, all homes are being tested, and if necessary, treated for lead paint and radon.

The rehab of each house is intentionally installing new healthy building materials, including low VCP products (flooring, paints, etc). No carpet is being installed in any homes due to the high formaldehyde content in most carpets. Energy efficient insulation, windows, water heaters, and appliances are replacing older less efficient ones.

Lastly, at many houses exterior front lawns are being replaced with low maintenance, low water usage xeriscaping.

Photos

The below photos are samples of the type of rehab work that houses are currently undergoing:

Other Projects

SAMPLE PROJECT #1

50+/- Affordable For-Sale Residential Condos, and approximately 15-20,000 sq ft of commercial space targeted for community-serving uses in a unique mixed-use project incorporating new construction and renovation of existing industrial space.

SAMPLE PROJECT #3

JJK Places is serving as Owner’s Rep/Project Manager of a unique four (4) house development project in Aurora this is an affordable housing “demonstration” project.  It is utilizing both “Solar Decathlon” modular houses and a steel modular “cargo container” …

SAMPLE PROJECT 1

Projects

PROJECT EXAMPLE #1

At Issue:

In the spring of 2018, JJK Places assembled a development team to enter a competitive RFP process (“Request for Proposals”) which asked developers for submissions detailing their plans to redevelop ¾-acre of land in an historically underserved urban community in Denver. The proposals were expected to conceptualize a mixed-use project including multi-family affordable housing and a ground floor commercial space component. The RFP also asked to outline a community engagement process that would allow neighborhood members to have input into the project.

The Project:

JJK Places originated a development plan, assembled the early development team, and led the RFP submission effort to successfully win this RFP after a 7-month long competitive vetting process. JJK Places has partnered with Palisade Partners, an existing Denver based development company known for its prior community-oriented work.  In November of 2018, JJK Places and Palisade Partners were awarded the rights to build the proposed project.  The project plan calls for a $20 million mixed-use affordable housing for-sale residential condo development with approximately 50+/- units.

JJK Places is now Co-Developer with Palisade of this yet-to-be publicly announced project, which is in early planning stages and finalization of a development agreement. At present, the affordable (or mixed income) for-sale residential condos are in the early concept planning stage. The project also will include approximately 50 units of for-sale residential condos, and 15,000-20,000 square feet of economically accessible ground floor commercial space to be rented/sold to mix of nonprofit organizations bringing needed community services into the area for the existing neighborhood.  The exact uses for the commercial space will be determined with community input.

As soon as development agreements are finalized and signed, JJK Places will start leading a very robust “authentic” community engagement process with local residents. The intent is for this project to follow an “equitable development” model that involves a great deal of community outreach.  The inclusion of input from local community members will be integral to producing a development that truly benefits the neighborhood and existing inhabitants.

Stay tuned for periodic updates of this project in our website’s News and Blog sections.

 

Environmental Impact:

Although the specifics of the project have yet to be designed, it is expected that the eventual project will be energy efficient, employ water conservation methods, use healthy building materials, and have multi-modal TOD components incorporated into the property’s design to encourage auto-alternative transportation modes.

Status and Timing:

The project is still in early planning stages to determine financial projections and funding requirements. Estimated completion date is in late 2022.

Social Impact:

This project is intended to be an “anti-displacement” project that benefits the existing community. It will allow current community members an affordable living option to remain in the community in a “home ownership opportunity.” The sale of the affordable condo units will likely be in the 70% – 80% AMI range allowing low- and moderate-income households the ability to often actually have more monthly disposable income left to spend on household and family necessities. The project may include a market rate component also.  One of the primary goals of this project is to provide local area households the opportunity to no longer experience housing insecurity by owning an affordable residential unit.

Photos

The photos on this page include some samples of possible building exterior finishes that could be similar to this future project; also included herein are photos of possible public amenities that might be designed into the future project.

Other Projects

SAMPLE PROJECT #2

Creating Scattered Site Affordable For- Sale Single Family Houses in the Denver Metro Area.

SAMPLE PROJECT #3

JJK Places is serving as Owner’s Rep/Project Manager of a unique four (4) house development project in Aurora this is an affordable housing “demonstration” project.  It is utilizing both “Solar Decathlon” modular houses and a steel modular “cargo container” …