Welcome

1. Welcome UUSS Housing Forum Should housing be a part of the ‘Next 50 Years” Master Plan for the UU campus? Unitarian Universalist Master Planning Facilitators

2. Patrick R. Sabelhaus, Esq. Arguably California’s foremost Affordable Housing Development Consultant and Attorney Patrick specializes in state and federal financing mechanisms including housing tax credits, bonds, and other methods for small and large housing developments for both for profit and non profit developers statewide. His expertise includes real property law and syndication. Mr. Sabelhaus secured the first low-income housing tax credit allocation in California in 1987 and has served as an attorney of record to some 325 entities involved in the development of 15,000 low-income housing tax credit units in California, Nevada and New Mexico. He is a pioneer in his field and is a founder of, and current Secretary/Legislative Liason of the California Council for Affordable Housing.

3. Steve Lebastchi, Senior Partner, D&S Development One of Sacramento’s most widely successful and publicized Market Rate Housing developers for mid and high density urban housing. Steve’s most recent project is the 15th and R Lofts, recently completed with a variety of lively ground floor restaurants and edgy contemporary lofts. www.dandsdev.com. Their developments include renovations with mixed uses (business and residential lofts) as well as large new residential buildings. Steve says, “our achievements stem from a passion for recognizing challenges as opportunities.” He is very knowledgeable about costs and building challenges in creating excellent market rate housing

4. Moderator: Michael F. Malinowski, AIA, President, Applied Architecture, Inc. Mike is recognized for his nationally award-winning work, including the Globe Mills, a formerly blighted building now a thriving mix of affordable senior housing and market rate lofts; and the Hotel Stockton in downtown Stockton. Mike has 30 years experience with various types and sizes of projects including several thousand homes in the area. Mike has been working with the UUMPF group from the beginning. www.appliedarchitecture.net

5. Should housing be a part of the ‘Next 50 Years” Master Plan for the UU campus? Why should housing be considered? Can the congregation make money with housing? Who would manage and operate it? Who would develop it Is housing compatible with the UU mission? Who would live in the housing? How much would it cost to live there? Where would housing go on the campus? Wouldn’t housing interfere with other uses? Would it be rental or ownership housing or both? Co housing? Affordable senior housing? Family housing? What would it look like? What will it Cost? How could it be Green and sustainable?

6. Consider Housing? Prime objective: congregation or business? Serve a Social Need Benefits? Profit potential? Interest? Conflicts? Challenges? Financing ? Characteristics? Ownership type? Costs? Size? Design character? Location? Number of units?

7. Should housing be a part of the ‘Next 50 Years” Master Plan for the UU campus? • Never • Housing is not consistent with the mission and/or operation of the UU • Perhaps • Housing is a possibility but • far off in the Future: • Create a Housing “Placeholder” in the plan • Yes • Housing is a serious possibility: explore it further and define the scope and character of it

8. Why Consider Housing for the UU Campus? Create another texture and character of the UU community ; foster connections, mutual support, sharing and group action Make efficient use of the campus resources and have them cared for in a different way: as home Foster a green and sustainable 24 hour campus ? Generate income ? ? Serve social needs ?

9. Concerns and Questions Would housing be a ‘generator’ or a ‘drain’ on resources??? Money Could housing bring money to the congregation? Where would the resources to create housing come from? Time : management, operation Could the time demands of managing housing on campus be separate from the management of the church campus and church facilities? Would there be conflicts between operation of housing and the UU’s functions? If they occurred, how would they be resolved?

10. Ownership Variations Individual? Group (Co-Op) ? Hybrids (co housing) Monthly Rental : ownership of Complex by a development entity Land Lease: land owned by Congregation, housing owned by People living there or landlord Life Estate: people own the housing For their ‘lifetime’ then it reverts to the development entity / congregation Fee Simple: people living there Own their housing

11. What about the Legal, Financial and Operational Constraints of Housing? Legal Issues with Housing Development: Risk and Reward Management and Operation

12. Who Lives There? Seniors less space needed inside and out fewer autos typically Families Need more outdoor and indoor space More vehicles More challenges regarding noise etc Congregation connection to the UU on several levels General Public place to live is prime consideration

15. Design objectives: Contain construction and lifecycle costs : Various design strategies can contain, if not reduce, the cost of constructing housing as well as the cost of maintaining the buildings--called "lifecycle costs"-without compromising housing quality. Support household and neighborhood fit: Housing that "fits" both its residents and neighborhood is appropriate for the types of households who live there and complements the surrounding neighborhood.

16. Adapt to household changes : Household fit can be maintained over the long term if the housing is designed to allow for flexible use, is easily expandable, and/or is adaptable to alternative uses. Be universally accessible : Quality housing is housing designed for all people. It is accessible and acceptable to people with a broad range of statures, and physical and mental abilities

17. Meet high aesthetic standards : Aesthetic quality is subjective-"beauty is in the eyes of the beholder." There is no one standard of aesthetic appeal. However, when judging the aesthetic quality of affordable housing, the following criteria are particularly relevant: cultural appropriateness, appeal of the housing development both for the residents and the neighbors, and the extent to which the new development complements its physical context

18. Promote energy and resource efficiency : Designs that minimize energy consumption, reduce construction waste, and sustain building durability and utility enhance housing affordability and resource sustainability. Ensure healthy indoor environments : All housing should support the health of the occupants by eliminating exposure to toxins in the air, in water, in building materials, and from the site. Support physical safety and security : All housing should provide people with both a feeling of security and actual safety from physical hazards and criminal harm.

20. 1 ¼ acres 1 acre 4.5 acres

24. Repair and Maintainance will require a lot of money ? A Million Dollars ? More????

25. Should housing be a part of the ‘Next 50 Years” Master Plan for the UU campus? • Never • Housing is not consistent with the mission and/or operation of the UU • Perhaps • Housing is a possibility but • far off in the Future: • Create a Housing “Placeholder” in the plan • Yes • Housing is a serious possibility: explore it further and define the scope and character of it What is the prime objective: business? Serve the broad community? Serve the congregation?