A former industrial site has been transformed into the Lemon Grove Apartments, a workforce housing development, in Orange, Calif.
Built by the Orange Housing Development Corp. and C&C Development, the community consists of 82 apartments for families earning between 30% and 60% of the area median income, starting at $537 a month for a family of four.
Within walking distance of bus stops, retail stores, schools, and community parks, Lemon Grove was developed on the site of a 1965 industrial facility that was demolished for the new residential project. The development is adjacent to Citrus Grove, a 57-unit workforce housing property built by Orange Housing Development and C&C Development in 2010.
The joint-venture partners say they are the largest providers and managers of affordable housing in the city of Orange. During the past two and a half decades, the partnership has built, and continues to own, 557 units of workforce housing in the city.
Redevelopment of industrial and other nonresidential sites is a key provision in the city's Housing Element.
"Since our city is nearly built out, we must be very creative in finding viable sites to provide a diversity of housing for our residents," says Mike Alvarez, a council member. "A great example of creative thinking is Lemon Grove and its companion, Citrus Grove, workforce housing properties that have been built by Orange Housing and C&C Development on former industrial sites transformed into residential opportunities."
The new development is financed with approximately $8.4 million in low-income housing tax credit equity from the National Equity Fund. The California Tax Credit Allocation Committee awarded the housing credits.
Other financing includes $10 million from the California Community Reinvestment Fund; $6.75 million from the city of Orange; $1.6 million from Bank of America Merrill Lynch; and $1.3 million from the Department of Housing and Urban Development.
Designed for larger families
Lemon Grove consists of four three-story apartment buildings with 24 two-bedroom and 58 three-bedroom apartments designed to serve large families.
The apartment community incorporates state-of-the-art design elements and building practices to reduce maintenance and utility costs, including solar energy to provide common area electricity, solar energy to provide hot water, energy-efficient HVAC units, and Energy Star refrigerators and washing machines.
The new community is designed to achieve, at a minimum, a LEED Silver certification and exceeds California Title 24 CalGreen energy-efficiency standards. It utilizes such sustainable building products and methods as “low-E” windows, grass bioswales, water-saving plumbing fixtures, and formaldehyde-free insulation, according to developers.
For optimum water conservation, Lemon Grove incorporates advanced irrigation systems and is landscaped with low-maintenance, drought-resistant plants throughout, including fruit trees and shrubs to provide aesthetic value, shade, and to aid in the retention of water prior to runoff.
The on-site leasing office and community center includes a learning facility and computer lab as well as a variety of amenities and programming for both adults and youth that promote socializing, recreation, health, and quality of life. Additional amenities include a tot lot, an on-site laundry facility, a community garden, an outdoor exercise park, and open space. Social services are provided on-site by Lighthouse Community Centers operated by Mariners Church.
