SIERRA VISTA Phase I
HACSJ Redevelops HACSJ's Oldest Public Housing Development
The Housing Authority of the County of San Joaquin (HACSJ) and Central California Housing Corporation (CCHC) to redevelop large multi-family apartments, known as Sierra Vista Homes
The Board of Commissioners of the Housing Authority of the County of San Joaquin (HACSJ) and Central California Housing Corporation (CCHC) have begun the process of redeveloping HACSJ’s oldest multi-family public housing development, Sierra Vista Homes.
Sierra Vista, located in south Stockton, south of Dr. Martin Luther King Jr. Boulevard (formerly Charter Way), is home to approximately 394 families. The redevelopment comes after the HACSJ received $24.3 million in highly competitive 9% low-income housing tax credits (LIHTC) as part of the financing structure for its first phase. The project will utilize both public housing subsidy and Housing Choice Project Based Vouchers to maintain affordability.
“This $34 million dollar project is the first of a multi-phase redevelopment of Sierra Vista Homes that will protect over $1M dollars of annual rental subsidy that provides critical rental assistance to what would otherwise be severely rent-burdened families.”
– Housing Authority Executive Director, Peter W. Ragsdale.
The LIHTC award, along with capital contributions from HACSJ, will construct the first phase of 115 1- to 4- bedroom modern, energy efficient units (including solar) to replace 63 units and will include demolition of an additional 27 barrack-style units. The HACSJ previously demolished 36 units in 14 buildings in 2015. The HACSJ has struggled to meet the capital needs of the property due to the units’ age and physical condition which caused them to deteriorate in both efficiency and utility. With an estimated $32 billion national backlog in capital needs for public housing and a proposed federal budget that contains a 68% reduction in capital fund dollars, this type of development takes on increased urgency.
Relocation for the families in the initial 36 units was completed in 2015 and a Relocation Plan has been approved and begun for the additional 27 families. The HACSJ anticipates a November closing and a December start for demolition and construction. Groundbreaking ceremony information will follow.
In partnership, Delta Community Development Corporation, a 501c3 nonprofit public benefit corporation (formerly known as Villa Real, Inc.) an affiliate of the Housing Authority of the County of San Joaquin (HACSJ) and Central California Housing Corporation (CCHC) propose to develop a large multifamily apartment complex, known as Sierra Vista I Apartments.
CCHC is a Central Valley based, second generation family owned and operated company that is committed to developing high quality affordable housing communities that create and maintain value for our residents, investors, and the surrounding community. CCHC is a dba of A.H.D.C., Inc. (also dba Affordable Housing Development Corporation) and has vast experience in the development of affordable housing communities throughout the state of California. For just about 30 years, CCHC (and its affiliates) have developed and currently own and operate 40 projects in 20 cities, which provide between 38 and 313 housing units per project totaling 3,965 residences.
HACSJ was created March 9, 1942, when the Board of Supervisors passed and adopted a resolution forming the Housing Authority as authorized under the State law known as the Housing Authorities Law which was enacted in 1938 by the legislature of the State of California. HACSJ has been providing affordable housing opportunities since 1942 and operates multiple programs including: the Housing Choice Voucher Program, the U.S. Department of Housing and Urban Development Veteran’s Affairs Supportive Housing (HUD-VASH) Program, Project-Based Voucher Program (Seniors), Project-Based Voucher Program (Persons with Disabilities), Low Income Public Housing, Sartini Manor (USDA Year-Round Farm Labor Housing), and Market Rate Property, to assist the low to moderate income community.
Sierra Vista I Apartments will be a mixed income affordable multifamily housing community consisting of 115 units including a manager’s unit and containing one, two, three, and four bedroom units on approximately 7.94 acres. There will be 82 Project Based Vouchers (PBVs) and 32 Public Housing (ACC) units layered with the Low Income Housing Tax Credits (LIHTCs). Sierra Vista I is the first phase of a master planned redevelopment of
Sierra Vista Homes, the Housing Authority of the County of San Joaquin’s oldest public housing development, located in the City of Stockton, County of San Joaquin. Sierra Vista Homes was built in the early 1950s and is located in the middle of an established residential neighborhood in south Stockton. Although HACSJ has made immense efforts to keep up with capital needs for the housing units, due to its age and physical condition, it has started to lose its usefulness and efficiency. HACSJ previously demolished 36 units in 14 buildings, and the remaining portion of Phase 1 will require demolition of an additional 27 units in 12 buildings. Relocation was previously facilitated for the 36 units, and a Relocation Plan has been prepared for the additional 27 units.
Sierra Vista Phase 1 will consist of 25 one-bedroom units, 36 two-bedroom units, 39 three- bedroom units, and 15 four-bedroom units. Square footages range from approximately 543 sq. ft. to 1,368 sq. ft. The target population primarily consists of residents from the City of Stockton and County of San Joaquin who are income qualified. One-hundred percent of the units will be rent restricted to individuals and families with incomes ranging from 30% to 50% of the area median income.
The development will include a Community Building in addition to recreational open space with a network of walkways connecting the site along with play field areas and tot lots for the residents. The Community Building is proposed to include a fully furnished multipurpose room, a kitchen, restroom facilities, manager and social service offices, a large activity/lounge area, and a maintenance shop. There will be a swimming pool and a laundry facility for the residents as well.
The buildings are proposed to be designed as two-story structures constructed of wood frames, flat roofs with low slope overhangs supported by concrete slabs and perimeter foundations. Exterior finishes are proposed to be stucco utilizing durable and environmentally friendly building materials in a variety of colors throughout the development. All aspects of building construction will comply with quality construction standards to ensure longevity and safety of these high quality structures In addition, the project will provide a 40% offset of tenants’ electricity and 100% of the common area electricity through the incorporation of a photovoltaic system.
All of the units will incorporate universal design elements, which include, but are not limited to the following; no-step entries, minimum 34-inch doorways and passageways, accessible bathrooms with reinforced grab bars, hallway widths of at least 42-inches, and levered door handles and faucets. In addition, 5% of all first floor units will be fully accessible and all adaptable for those individuals requiring adjustments in their units for ADA accessibility. Within each unit, residents will directly benefit from standard features such as Energy Star® rated refrigerators and dishwashers, low flow toilets, sink disposals, ranges with ovens, plentiful counter and cabinet and storage space throughout the unit as well as washer and dryer hookups.
Our financing application for Low Income Housing Tax Credits (LIHTC) to the California Tax Credit Allocation Committee (CTCAC) was made on March 1, 2017 and we anticipate an allocation on June 7, 2017. We have already launched into the development of the design with the architects, engineers, and contractors and anticipate beginning relocation and construction early December of 2017 and completion in early 2019.
The total development costs are expected to be over $35 million with over $22 million in tax credit equity (through the sale of LIHTCs). The Housing Authority is contributing over $5 million between loan funds and the value of the land and the remainder will be in the form of a mortgage associated with the development.