Las Flores

The 73 unit affordable family housing development (19- 3 bedroom units, 19 – 2 bedroom units, 35 – 1 bedroom units – density 106 du (189 bedrooms) per acre, is one of the first all-electric affordable housing developments completed in Southern California and the design strategies developed for Las Flores will provide valuable guidance for future projects attempting to switch from natural gas hot water systems to electric heat pumps. The building is set on a 30,000 sf lot and replaces 2 – 1 story commercial buildings and asphalt parking lots, utilizing its Transit Oriented location to receive extra height and reduced parking incentives from the city of Santa Monica.

An energy consultant was involved during the schematic design phase to provide guidance to the design team to incorporate various energy strategies, including a compartmentalization analysis for Insulation, Thermal and Moisture Protection and Building Envelope Sealing.

Las Flores utilizes individual high – efficiency water heaters within the units and parapet mounted heat pump condensing units, SEER 19 -20, to free up 8,000 sf of cool roof space, allowing for a 138.84 kW photovoltaic system with an output of 214,100 kWh/Yr, creating a net pEUI of 5.69 kBtu, and resulting in an 88% savings from baseline energy use. Virtual net energy metering (VNEM) allocates virtually by percentage to the main house meter and tenant meter.

The site is less than .5 miles from the 17th Street E Line light rail station and has a bike score of 97. The parking is limited to .75 spaces per unit, allowing for 2 large bike storage rooms with capacity for 130 bicycles (1 per bedroom). All 55 parking spaces are EV ready using a power management system that allows for a significant reduction in required electrical loads (1/4 the usual).

The project is designed around a central courtyard with a tot lot and features a rain garden with bioswale planting over a cistern allowing for children’s nature play, while capturing and treating stormwater for irrigation and reducing the heat island effect. Lightwells and open corridors allow for natural ventilation and daylight. There is only one elevator serving 73 units, encouraging the tenants to utilize the open stairs. Additional operable windows, where permitted by code, allow for cross ventilation taking advantage of Santa Monica’s mild coastal climate. All building materials are 0 VOC.

Because the building received a height incentive, there was a concern that the 4 story building would not be compatible with the immediate neighborhood context. The mass of the building is reduced by incorporating 5 decks, at various levels, that are ADA accessible and utilize FSC certified wood pedestal pavers. The decks allow for passive recreation, incorporate a resident community garden for herbs and vegetables, and are landscaped with fruit trees and pollinators. 80% of the plants are California native or desert adapted. Las Flores was certified LEED Platinum on July 9th, 2023.