Santa Cruz, California: Michael Roberts Construction announced the completion of Riverwalk Apartments, an affordable/low-income housing developed by For The Future Housing, Inc.
Tuscany: Open House
November 4, 2014
Santa Clara, California: Michael Roberts Construction announced the completion of the new Tuscany Apartments located on 3229 El Camino Real a short drive off of San Tomas Expressway in Santa Clara.
Struggling Taylor Oaks Apartments Gets Complete Makeover- Converted to Affordable Housing
October 24, 2012
San Jose, CA; October 10, 2012 – For the Future Housing Inc. Principal & Director of Development Jim Rendler announced the completed renovation of affordable-housing community Taylor Oaks Apartments, located at 2726 & 2738 Kollmar Drive, near Story Road and Capitol Expressway in San Jose.
For the Future Housing (www.ftfhousing.com), based in Campbell, CA is the developer for the acquisition and $3.3 million construction renovation, or roughly $56,000 per rental home. The 59-unit apartment community, which is comprised of studio, one-bedroom and two-bedroom apartments, is now restricted to individuals and families earning 50 percent of area median income or less for Santa Clara County. The project includes the addition of social services programs such as after-school tutoring that will be administered by Pacific Housing Inc.
Originally built in 1959, the two and three-story buildings were substantially dilapidated prior to being purchased by For the Future Housing in October 2011. They were successful in obtaining a $5.25 million Federal Neighborhood Stabilization Program II (NSP II) loan from the City of San Jose Housing Department and Housing Trust of Santa Clara County in part because the property is located in a federally designated census tract that was hit particularly hard by the recent financial crisis. The specific property suffered from extreme overcrowding and substandard living conditions as a result of deferred maintenance and poor management. The overcrowding was so extensive that there were individuals sleeping in the crawlspaces of some of the buildings. Since the property had not been previously transferred in the last 10 years, it was eligible for additional federal low-income housing tax credits.
"This project is a great example of utilizing public- private partnerships to provide maximum financial leverage in contributing to the goal of providing safe, quality housing to all residents of our community. The social services programs will provide meaningful improvements in the residents' lives in addition to the physical property improvements that we made," said Rendler.
Campbell-based Michael Roberts Construction Inc. was the general contractor and KTGY Group Inc. was the architect on the project.
AEGON USA Realty Advisors is the low-income housing tax credit investor. Citi Community Capital provided the construction loan on the project and Freddie Mac will provide the permanent financing.
Taylor Oaks' rents range from $544-per-month to $1,181-per-month. The community is 100 percent occupied and there is a waiting list of interested applicants. FPI Management Inc. is the property manager.
Specific renovations included soft-story seismic upgrades, complete elevated deck replacement, new staircases, new landscaping including a children's play structure and community garden beds, new concrete flatwork, new roofs, new stucco skim coat for all building, new asphalt, security cameras and new paint.
Interior improvements included asbestos abatement, all new cabinetry, trim, flooring, paint, A/C units, new toilets and tub/shower combos, and new appliances. Some of the green features included low-flow/high efficiency plumbing fixtures, certified Green building materials, artificial turf and demolition recycling.
The development team also created a new resident community room with restroom and full kitchen that will be available to tenants for events and social functions in addition to housing the resident services programs.
About For the Future Housing
For the Future Housing, Inc. (FTF) is Campbell, CA-based affordable housing development company specializing in the creation of high-quality affordable family, senior and single-resident occupancy (SRO) housing communities throughout California. The principals of FTF have more than 75 years of experience in real estate development, construction and finance. FTF is affiliated with Michael Roberts Construction, Inc., (MRC) a CA general contractor with extensive experience building high-density infill apartments. FTF, in partnership with MRC, brings unparalleled expertise in the thoughtful and efficient design and construction of its new communities.
Cali Property Lost Due to Erosion
January 02, 2010
California News -- Work continued in the bay area on a cliff that was crumbling right next to an apartment building.
Crews were trying to protect the cliff near two other apartment buildings, with the goal of preventing another evacuation.
The construction scene captivated people who live in Pacifica and people from out of town, some of whom drove out there just to watch crews unload these 10-ton boulders. The crash of the rocks and the constant waves were a reminder of the reality of erosion.
"If you look at some of the old photos of Pacifica, in the 20s and 30s, this all used to be artichoke fields and the coast went another 40, 50, 60 feet out," said Greg Day, Pacifica Resident.
The rock wall below the apartment building at 330 Esplanade is finished. But the owners of two other buildings on this bluff are taking advantage of the equipment and infrastructure already there. They were trying to secure the bluff below their apartment buildings at 340 and 360 Esplanade Ave.
"Lost a bunch of property, 360 lost a bunch of property. It's not building threatening at this very moment, but the bluffs all the way up and down the road here are all eroding at a very rapid rate," said Mike Avila, Michael Roberts Construction.
Michael Roberts Construction Company was building those properties a new rock wall similar to the one that was just finished below 330 Esplanade.
The owners of 340 and 360 were trying to avoid the fate of their neighbor. Wave erosion below 330 Esplanade ate away more than 30 ft. of land in a single week, forcing people who live there to evacuate.
Marie Fisher lives in the apartment's two buildings down on 360 Esplanade, one of the two properties adding a rock wall.
"I thought they already had a sea wall there, so no, I didn't know about it," said Marie Fisher, Resident.
She said she's not worried about the safety of her home - yet.
"We've got quite a bit of backyard, we've got a lot of land back there," said Fisher.
But as the soil engineers who worked to save 330 Esplanade explain, the land can erode quickly.
"Mother Nature wants it back, we can armor it and protect it and add quite a bit of life to it," said Morgan Anderson, Engineered Soil Repairs.
But they said there's only so much they can do to stop erosion.
Efforts to save Pacifica apartment building continue
December 21, 2009
PACIFICA — From state Highway 1 in Pacifica, two cranes can be seen jutting out from among a cluster of otherwise scenic oceanside apartments.
That's what attracted Pescadero resident Gael, who declined to give her last name, to the site Monday, where construction crews were scrambling to drop boulders at the bottom of a crumbling cliff beneath 330 Esplanade Ave. before the bluff erodes entirely and slides the apartment building into the crashing waves.
"I saw the cranes from Highway 1," Gael said, adding that she'd seen the emergency project on the news. "I was like, 'Oh, it's right there, I think I'll stop.'"
Crews have been working on the Esplanade Avenue cliff since Thursday, when residents of the 12-unit building were forced to evacuate. The work is expected to take up to another week, with workers putting in 16- to 18-hour shifts to lift the 4- to 6-ton boulders from the street, over the apartments and onto the base of the cliff, according to Tony Fortunato of Engineered Soil Repairs Inc., the company hired to put in the boulders.
The rocks will provide a buffer between the crashing waves and the sandy cliffs, preventing more of the bluff from eroding, he said.
Tom Clifford, a planning commissioner in Pacifica, said he is not involved with the project but that it dredges up memories of when a Pacifica building he contracted for slid into the ocean about a decade ago.
"It's really upsetting to see several months worth of work fall into the ocean," he said.
Other Pacifica residents strolled up to the construction site, stopping to catch a glimpse of the work. One person even called the area a tourist site.
Judith Rosenberg, who lives in an apartment at 310 Esplanade Ave., three buildings down from the where the emergency construction is taking place, said she is one of the few residents in her building who hasn't voluntarily evacuated.
"It's unnerving," she said, adding that she only moved to the apartment in mid-August.
"I wouldn't buy this property, but on a month-to-month basis it's fine," Rosenberg said. "The views are stunning."
Following the call for the emergency placement of boulders, another company, Michael Roberts Construction, was hired to construct a permanent solution to the neighboring cliff bases.
Mike Avila, the company's contractor, said he and Fortunato are working together to get the rocks to the bottom of the cliff, and will then create a road that leads to the bottom to place even more rocks at the base.
"It's pretty gnarly," Avila said. "This is the worst time of year to do this because the tides are the highest."
"We are at the mercy of the ocean," Fortunato added.
At the end of the projects, Avila and Fortunato estimated about 4,000 to 5,000 rocks will have been placed at the bottom of the cliff.