Background
In 2006, as part of its housing plan to meet COAH (Council on Affordable Housing) Third Round obligations, Washington Township amended its Zoning Ordinance to allow municipally-sponsored multi-family affordable rental housing projects in the Office Research Zone.  Subsequently, the Township entered into an agreement with the owner of a property located on the corner of Drakestown Road and Lotus Blvd. wherein the owner agreed to build an Affordable Housing Project containing ten rental units and the municipality agreed to contribute $550,000 from the Washington Township Affordable Housing Trust Fund in support of the project.

The site and the units/credits associated it were included in municipality’s Third Round Plan - one of only four in the State to be granted substantive certification by COAH before the courts threw out the old rules.

Late in 2006, HSI agreed to purchase the site and assumed the obligation to develop the property for affordable housing rental units.  After introducing our organization to the Township, the landowner’s agreement with the Township was assigned to HSI. 

2007 was spent on concept and schematic design, engineering and other predevelopment studies.  On February 14, 2008 HSI closed on the property, and later that year we received unanimous approval from the Planning Board.

HSI is proud to be working in collaboration with the Township to build and manage ten family rental units in Washington. 

The Design
The size, configuration and existing conditions (several dilapidated buildings) of the site are juxtaposed against the number of units required by the Township, COAH requirements for bedroom distribution and apartment sizes, and RSIS (Residential Site Improvement Standards) and other mandates for site development.

While the existing structures have now been demolished, several of the new apartments will be built in the exact footprint of the structures while borrowing many of the same architectural elements of the original buildings.   The design of the buildings seeks to borrow from selected existing architectural elements in the neighborhood while specifying materials that will enhance the local aesthetic.

The site plan was designed to maximize as much uninterrupted open space as possible (not a lot, considering the site is under an acre in size).  We also wanted to orient the buildings to maximize passive and active solar gain.  The resulting site plan was such that all the buildings have a southern orientation that will permit us to utilize solar panels for common electrical needs.  Meanwhile the buildings are located in such a way as to create a small formal courtyard while also preserving some green space along Drakestown Road.  Parking has been located as close to Lotus Boulevard as possible to provide access from that street, utilizing the buildings to partially screen the parking, and keep site lighting away from the adjacent property owner.

Green Building
The project is currently designed to be the first multi-family residential project in New Jersey to attain the LEED Platinum designation, the highest green building designation.  Examples of green building aspects include but are not limited to: constructing the units with insulated concrete forms; solar panels to offset electric usage; Energy Star rated buildings; using cement board siding instead of vinyl; recycling the demolition materials and waste from new construction where possible; low VOC (Volatile Organic Compounds) paints and caulks; reclaimed hardwood or bamboo flooring instead of carpeting; high efficiency toilets, faucets and showerheads; compact fluorescent lighting; recycling collection areas in each unit; and more.

Property Management and “Service-Enriched” Apartment
HSI/HD owns and manages the rental properties we develop.  We have a successful interdisciplinary model for keeping our properties looking good and assisting our tenants in maintaining an upward track.

We select Property Managers with proven track records managing affordable housing developments.  The Property Manager is charged with adhering to subsidy funding program requirements, leasing properties in accordance with income requirements, performing credit and background checks on prospective tenants, pursuing appropriate actions for lease violations, working with HSI’s facilities management staff to coordinate work orders, and contracting with vendors for property maintenance, among other duties.

Property maintenance is handled by HSI’s facilities management staff.  Our skilled personnel perform regular preventative maintenance tasks and respond to maintenance requests in a timely manner.  Local contractors handle routine grounds and parking lot maintenance (landscaping, snow removal, etc.) and licensed contractors (plumbing, electrical) are hired as needed.

Our unique model utilizes a Community Outreach Specialist to provide what we call a “service enriched” environment within our apartment communities.  This full-time HSI employee (an experienced social worker) is charged with providing programs and services to our portfolio of rental properties.  Our tenants can take advantage of these services if they wish.  Programs encouraging greater self-sufficiency (budgeting, first-time home buying, healthy living, etc.) are offered year round for tenants.  Additionally, tenants may call or meet with the Community Outreach Specialist for individual assistance in dealing with any problems they may be experiencing or anticipating.  Our Specialist will either provide the required counseling or, if the subject matter is outside their area of expertise, refer the tenant to the appropriate agency or resource.