Metropolitan THROUGH: JOSEPH E. DREW Transportation FROM ...boardarchives.metro.net/Items/1996/02_February/Items_A_0588.pdf · Project Status Report:Joint Development Project and

Los Angeles County

Metropolitan

Transportation

Authority

One Gateway Plaza

Los Angeles, CA

90012

213.922.6o00

Mailing Address:

RO. Box ~94

Los Angeles, CA 90053

February 28, 1996

TO:

THROUGH:

FROM:

SUBJECT:

BOARD OF DIRECTORS

JOSEPH E. DREW

PATRICIA V. McLAUGHLIN~

MONTHLY STATUS REPORT

RECOMMENDATION

Receive and file Monthly Status Report for Joint Development highlighted to include activityduring February, 1996.

Project and Responsible Staff Action

PROJECT STATUS REPORTFebruary, 1996

MTA Joint Development

Current Status Anticipated Future Review/Action

Joint Development PoliciesMike Francis~Jim Amis

Renee Berl~

Mike Francis/lrv Taylor

Wilshire/Vermont Segment 2 StationJim Antis~Rick Del Carlo

A. Joint Development Committee(JDC) recommended 01/20/94Board approval 01/26/94

B. Prototype Developer RFIQrecommended by JDC 02/24/94.Board approval 03/23/94,

C. Connector fees for portals:Staff report received by JDC04/21/94.

D. Proposed MTA Station AccessPolicies approved by JDC on05/19/94 and recommended to Board.

E. Proposed Move-On Housing Policyapproved by Board at 10/94 meeting.

RE&ADC and Board deferred impl’nof Policy at 5/95 meetings.

F. JDC concurred with and endorsedLand Use/Transportation Policiesapproved by City of LA at OctoberJDC meeting.

A. JDC received staff report.on Design RFP on 01/20/94

B. JDC approved revised developerRFP.

C. Expand outreach for developersolicitation.

Prototype to specific stations is beingapplied.

Staff preparing in-depth analysis of potentialuser candidates per MTA owned housing stock.Board approved staff approanh to do RFIQ andreport back on results. RFIQ issued 2/13/95.responses received 3/27/95. PET met 4/6/95.Responses reported to 5/95 RF.JDC.

City Planning Dept in progress in creaaon ofTransit Oriented Districts. Preparing land useField Surveys and assessments.

Continuing market reconnaissance.

City Planning to issue RFP and selectconsultants to prepare TOD ordinances.

Scheduling of Developer RFP being reevaluatedas part of the Joint Development Strategic Plan.

Project Status Report:Joint DevelopmentProject and Responsible Staff Action Current Status Anticipated Future Review/Action

3. Pasadena Blue Line Chinatown StationJim Amis

Willow Street Long Beach Blue LineMike Francis~Bill Lewis

JDC received staff report01/20/94

A. JDA/DDA/Ground Leaseapproved by READC and Board,6/95

B. Business terms of Declarationof Restrictions and Grant of Easementapproved by Board, 8/95

RFP issued. RFP responses received 04/22/94;meetings held with Chinatown Community and CRA,PET meeting 06115/94

Consultant interviews completed 7/20/94.Arroyo Group selected.

Project commenced 1/5/95.

Developer RFIQs issued (11 responses received).RFP issued by Long Beaeh CRA to 3 developerteams. Evaluation process and selection completed.

Final droft of Declaration in preparation.Commence final design.

Study results to RE&ADC in First Quarter, 1996

Finalize MTA transit parking designand easement areas by 6/96.

5. Vermont/Sunset Segment 2 StationJim Amis

Management of MTA-owned Real PropertyMike Francis~Bill Lewis

Closed session item for JDC01/20/94 and dosed session itemfor Board, 01/26/94.


READC authorized staff toon Chatsworth "WYE’.negotiate JDA and Grid Lse

Implementing instructions from Committee andBoard

Letter received May 12, 1994 from BACS rejectingMTA offer to purchase.

Interdepartmental Property Development Committeemeeting on monthly basis (Burbank Branch duedillgance/opportunitiesanalysis in process).

Status report on Burbank Branch properties atOctober, 1994 JDC meeting. Received and Filed.

JDC received staff report on progress for Red LineSegment 2 at December JDC meeting.

Board Approval of 2 transactions in Chatsworth - Wyeand golf driving range in September and October, 1995.

Work-in-progress. Committee meeting onmonthly basis.


7. Wilshire/Western Segment 2 Station¯ Jim Amis/Rick Del Carlo

Hollywood/Western Segment 2 StationJim Amis/John Given

Hollywood/Vine Segment 2 StationJim Amis/John Given

10. Hollywood/Highland Segment 2 StationJim Amis/John Given

Project Status Report:Joint Development


Continued market reconnaissance.Analyzing RFP strategy.

Coordinaang RFP strategy with DOT.

Working with Bus Ops to restructure bus layoverto augment joint development opportunities.

Collaborating with CRA regarding adjacentproperty assemblage.

Closed session item for JDC03/17/94

Cooperation Agreement with CRA and LAHDto be recommended at December RE&ADC.

Ward Sheet Metal acquisitionapproved 05/25/94.

Acquisition completed.

Report on developer solicitationat 12/94 JDC meeting.

Evaluation of adjoining development potential.

On 12/10/95, Board authorized Coop. CRA Board approval of actions received inAgmt with CRA. 11/95 to initiate acquisition of adjoining proper~j.

On 12/10/95, initiated CRA land acq. CRA issued RFP: Proposals due 2/1/96.and CRA development RPPs. Coop’n Agmt with CRA completed and signed.

Joint Development Agreement under negotiation.CRA acquisition and env. review.Coord. of potential station constructionwith Joint Development project.

Status Report received at Dec, 1994JDC meeting.

Evaluation of adjoining development potential.Preparation of developer selection processand site development guidelines.

Call for Projects MOU with CRA signed. Kick-offstudy to revise bus plaza and multimodal plan.

Procure prof. services for bus plaza~transitPlaza and retail market assessment

Status Report received at Dec, 1994JDC meeting.

Evaluation of adjoining development potential.Preparation of developer selection processand site development guidelines. Status reportJune, 1995.Assist formation of Bus. Imp. District (BID)

Scheduling of Developer RFP being reevaluatedas part of the Joint Development Strategic Plan.

Request Board approval of developer,development plan and Joint Dev. Agmt. 3/96.

Status Report, 5/96

Status Report 5/96

Scheduling of Developer RFP being revaluatedas part of the Joint Development Strategic Plan.

Project and Responsible Staff Action Current Status Anticipated Future Review/Action

11.

12.

13.

MTA Jt Dev Child Care Facility PolicyJim Amis/Bill Lewis

Broadway]Manchester Transit CenterMike Francis/Irv Taylor

Location 24Mike Francis~fry Taylor

14. Pasadena Blue Line Del Mar StationJim Amis

JDC received initial staff report03/17/94

Established task force to developpolicies for MTA approval.

Commence preliminary engineeringStudy.

Board approved JDA and GroundLease at June, 1995 meeting.

Soil remedtatlon excavation beganon November 6, 1995.

Property acquired from Catellus.

JD staff working with PasadenaCommunity Development Departmentand Public Works

Developing MOU between MTAand Pasadena.

Child Care Policies approved by JDC andBoard in October, 1994.

Development of procedures by administrativeand executive stqff

Stoff and CRA are drafting RFP for preliminary

engineering and development financing analysis.

On-going coordination with CRA, Councilmanic andSupervisor Burke’s office.

Negotiating lease with major tenant.

Zone change and General Plan Amendment in progress.

Soil remediation completed.

Final report in preparation.

Participation in planning eharrette withCity of Pasadena.

Results of November planning eharrette presentedat December, 1994 JDC meeting

Staff prepared chronology re: Public Storage.Meet with Pasadena re: acquisition.

Issue RFPs in 2/96.

Issue RFP for preliminary engineeringIn February, 1996.

Completion of Lease negotiationswith major tenant anticipated Jan, 1996.Tenant has completed soils investigation.

Soil remediation completed by Dames & MooreDames & Moore in December, 1995 on scheduleand within budget. Final report due 2/96.

Prepare MOU with Pasadena

15.

16.

17.

18.

FTA/UC Berkeley Transit-Based HousingJim Amis

Transit Village Planning Act, 1994, AB 3152Mike Francis~Bill Lewis

Status report presented at DecemberJDC meeting

Preservation and Protection of MTA-owned ROW Recommendations to InterdepartmentalMike Francis~Bill Lewis Property Development Comm., 2/1/95

Joint Development Marketing/Awareness ProgramMike Francis~Jim Amis

JDC agreed to participate with NTRAC in study.

Staff is working with MTA External Affairs toinclude Transit Village Districts in JointDevelopment Statutes.

Staff working with local jurisdictions todevelop interim greenway projects.

Forum held on May 2, 1995.Status report to REJDC in June, 1995.

Included in MTA 1996 Legislative Program.

Area Teams working to obtain new state andFederal environmental legislation to supportinterim uses (included in MTA 1996 LegislativeProgram.


Staff activities have included:

¯ Attend National ULI Spring & Fall meeting¯ Attend gill Urban Entertainment Seminar¯ Speakers at LGC Liveable Communities* Advisory Committee-LGC Liveable Communities* Participant, Fidelity Bank Seminar¯ Attend annual confAffordable Hsng Dev’rs

19. Universal CityJim Amis/Rick Del Carlo

21.

22.

23.

24.

25.

Mid-CitiesJim Amis/Rick Del Carlo

Terminal 39Mike Francis/Irv Taylor

Pasadena Blue Line Sierra Madre Villa StationJim Amis

North HollywoodJim Amis/Rick Del Carlo

Non-Operating PropertiesMike Francis/Rick Del Carlo

Crenshaw/PrarieJim Amis/Rick Del Carlo

Support AreaTeam.

SuppoaAreaTeam.

Develop marketanalysisRFP.

Analyzing land use~developmentfeasibility.

SuppoAAreaTeam.

JD staff working with MCA to coordinate landuse planning considerations.

EMC reviewing traffic flow implicationsregarding alternative road alignment.

Reviewing Draft Supplemental EIR

Consulting with non-profit organization onjoint development potential in LANI neighborhood.

Working with engineering and area teamon joint use potential and parking garage.

Scope of services for Development Framework Planis complete.

Idenafylng development options.

Outline alternative alignment.

Status report in June, 1996.Initiate Master Plan per MOU in July, 1996.

Draft EIR to public in June ’96.

Issue planning RFP in March/April, 1996.

Issue RFP in May, 1996.

Status report tn April, 1996.

.,-DSFEB

¯ Hollywood Business : March 1996

A New DirectionChamber board member Oscar Arstanian has been elected board president ofthe Hollywood Communib~ Housing Corporation. He is seen here on the left withthe organization’s executive director Christina Duncan in front of Casa Verde amulti-family low-income project. HCHC is the only non-profit housing corporationbased in Hollywood and is commi~’ed to prese~,ing and expanding the supply ofaffordable housing for local low- and moderate-income households, includingseniors, families and people living with HIV/AIDS.

HOLLYWOO

¯ ’ Call (213) 932-6397: - FAX (213) 932-8285

FREE B1 Vol. 73 No. 7 Wednesday, March 13, 1996.

For advedJslng, callClassified:(213) 932-8100Display:(213) 932-6397

LOS Angeles Independent Newspapers * Serving Hollywood, West Hollywood, Hollywood Hills and North Fairfax

H0!l~oodCommunity.HoUsing ......Corporation earnspreservatio:n award

At its annual Preservation Design Awards cere- ~novafion process.’~ The St. Andrews Bungalowmony, the California Preservation Foundation ’Court is one of the largest remaining Americanawarded a "1996 Preservation Design Award"to .Colonial Revival style bungalow courts in Holly-the Hollywood Community Housing Corporation wood. Originally built in 1919, the property isfor its rehabilitation of the St. Andrews Bungalow being nominated for listin~ on the National Reg-..Court project located in Hollywood. ... , ¯ ister of Histori c Places. , " "

Each year, CPF, a statewide orgariizadon ded-icated to the preservation and enhancement ofthe historic built environment, provides designawards in such areas as restoration, rehabilitationand adaptive ’re-use of historic structures.HCHC’s St. Andrews Bungalow Court projectwas recognized in the’rehabilitation category.

Jeff Eichenfield, CPF’s Executive Director,cited the faithful restoration of the buildings inte-riors and exteriors and noted "the sensitivity inpreserving and restoring the historic, architectur-al and cultura~ ~alue of the bungalows during the

In recent years, the property had become acenter of drug dealing, prostitution and gang ac-tiv,ity and whs glated for demolition; however,with the financial assistance of the CommunityRedevelopment Agency and the support of his-toric preservationists, HCHC purchased the bunL

galow court from a private developer in 1992 tOprovide affordable housing for homeless house-holds living with HIV/AB3S. ’ -

HCHC’s Board President Oscar Arslanian, at-tributed the award to "the hard work and dedica-!i0n of the development team, the support of

Councilmember Jackie Goldberg’s office, the fi-nancial support from public and private lendinginstitutions, HCHC’s volunteer Board of Direc-tors and, of course, the support of the Hollywoodcommunity."

HCHC is the only nonprofit housing corpora-tion based in HollYwood and is committed topreserving and expanding the supply of afford-able housing for local low- and moderate-incon~ehouseholds. Since its inception in /,991, HCHChas completed five projects with 127 units and isin the predevelopment stage on four more.. Preservation Design Awards were also pre-.~ented to the St. Andrews Bungalow Court de-

" velopment team, including Richard Baron Archi-tects, Historic Resources Group for historic con-suiting and Edward G. Bowen Company as gen-eral contractor.

FREE 91 VOL 72 No. 36 Wednesday. October 4. 1995 ~ Los Ange e~’~~d_P_n~=nd~nt N~w,=oa.em ¯ Servina Hollvwood. West Hollywood. Hollywood Hills and North Faidax

Housinggroup ....wins top,award[] The Hollywood CommunityHousing Corporation was namedinon-profit developer,of the year by..the $outhc.rn CaliforniaAssociationof Non-Profit Housing at its annual’~onference last Friday, The corpo,:~~ation, which has complgtcd four ~ ~projects since its incept~0n four "years_ago and is currently renovat-i2n.g the St..Andrew~ s Bungalow

Court, was recognized for its workin the development of affordablehousing. The trade.association con,sists of 450 businesses, public agen-Cies and individuals. They cited ..theHollyffood group’s growth and in~ ~dependence as two reasons for theaward. ~ ., ~" :

The Hollywood Community Housing Corporation (HCHC) is a community-based non-profit corporationcommitted to preserving and expanding the supply of affordable housing for lower income householdsin the Hollywood community of Los Angeles. In addition to providing affordable housing, HCHC’sgoals include (1) improving the quality of life of lower income households and neighborhoods whileempowering them to address their own needs and problems; and (2) preserving the economic, racialand ethnic diversity of Hollywood for the benefit of all who live and work in the area.

Contrary to popular perception, the Hollywood community is home to many people who are not moviestars; in fact, 70% of Hollywood’s households are very low or low income and the area has largenumbers of homeless individuals and families, teen runaways, overcrowded families, seniors on fixedincomes, people living with AIDS and other special needs groups. The community suffers from highlevels of substandard and abandoned housing, and it was severely impacted by both the civildisturbances of 1992 and the Northridge earthquake of 1994.

In response to Hollywood’s affordable housing crisis, HCHC acquires and rehabilitates existing housingand constructs new housing to provide a full range of affordable housing types for Hollywood’sresidents: small units for seniors, large units for families, and units with supportive services for specialneeds households (including households living with HIV/AIDS). In addition, HCHC is committed preserving Hollywood’s history through the rehabilitation of deteriorated properties of cultural,architectural or historic significance.

HCHC encourages tenant participation and works with local community groups to stabilizeneighborhoods and eliminate blight. HCHC’s nonprofit ownership and community basis ensures long-term affordability, high quality design and construction, and property management which is sensitiveto the needs of both residents and neighbors. By working closely with residents, community groups,social service agencies and local businesses, HCHC develops cost-effective and neighborhood-sensitivehousing which is both affordable to and supportive of its residents, and which helps make Hollywooda better place to live, work and visit for everyone. In recognition of the high quality of itsdevelopment efforts in Hollywood, HCHC was designated the 1995 "Non-Profit Developer of the Year"by the Southern California Association of Non-Profit Housing.

HCHC has completed five projects in Hollywood (the Dunning Apartments, the Carlton Apartments,the La Brea/Franklin Apartments, the Werner Illing House and the St. Andrews Bungalow Court). Inaddition, HCHC has four projects in the preconstruction stage, totalling 241 units of decent, safe andaffordable housing for low and very low income households:

Argyle CourtNormandie/Mariposa ApartmentsCasa Verde ApartmentsWilcox Apartments

Please feel free to contact Christina Duncan, HCHC’s Executive Director, with any questions regardingHCHC’s efforts to stabilize and improve Hollywood’s neighborhoods and preserve and expandHollywood’s stock of affordable housing for lower income households.

Hollywood Community Housing Corporation1726 N. Whitley Avenue, Hollywood, CA 90028-4809

(213) 469-0710 FAX (213) 469-1899

HOLLYWOOD COMMUNITY HOUSING CORPORATION

Narrative Description of Affordable Housing Developments

The Hollywood Community Housing Corporation (HCHC) has completed five affordable housingdevelopments in Hollywood and is in the site acquisition and preconstruction stage on severalmore. These projects demonstrate HCHC’s long-term commitment to Hollywood and our abilityto develop cost-effective and neighborhood-sensitive housing which addresses the needs of theHollywood community.

COMPLETED

Dunning Apartments5552-54 Carlton WayHollywood, CA 90028

HCHC completed its first affordable housing project, the "Dunning Apartments," in November,1992. This project consisted of the renovation and adaptive reuse (as 2 units of affordablehousing) of the historic "Nelson Dunning House," City of Los Angeles Historic-CulturalLandmark No. 441, and the new construction of 24 affordable housing units for very low andlow income families. HCHC developed the project in partnership with the Los AngelesCommunity Design Center (LA/CDC), a nonprofit planning, architecture and housingdevelopment corporation with a 25-year track record of successful community-oriented housingand community development projects.

Predevelopment financing for the Dunning Apartments project was provided by the Low IncomeHousing Fund, a nonprofit financial intermediary and lending institution, the Local InitiativesSupport Corporation (LISC), and the Community Development Department of the City of LosAngeles. Construction fmancing was provided by First Interstate Bank of California. Permanentfinancing for the project comes’from a variety of public and private sources, including the Stateof California’s Rental Housing Construction Program; the Community Redevelopment Agencyof the City of Los Angeles (CRA/LA); the Savings Associations Mortgage Company(SAMCO);and the National Equity Fund, an affiliate of LISC, which is syndicating the project’s federal lowincome housing tax credits. The Dunning Apartments is located in the Hollywood CRA/LARedevelopment Area.

Carlton Apartments5425 Carlton WayHollywood, CA 90027

The "Carlton Apartments" project contains 24 new affordable family housing units: ten 2-bedroom units, eight 3-bedroom units and six 4-bedroom units. It is located in HCHC’s "East-Central Hollywood Target Area" and is less than 4 blocks from two other affordable housingdevelopments sponsored by HCHC, the "Dunning Apartments" and the "St. Andrew’s BungalowCourt." This consolidation of facilities will (a) concentrate the positive impacts of HCHC’scommunity revitalization efforts, and (b) facilitate both cost-effective property management and

Hollywood Community Housing CorporationAffordable Housing DevelopmentsPage 2

the coordination of resident activities and programs. The project includes a fully-equippedlaundry room, extensive landscaping, a furnished community room, secured undergroundparking, an electronic security system, a backyard play area with play equipment and acommunity roof deck with patio furniture.

Construction of the project was completed in September, 1994. Construction financing wasprovided by Wells Fargo Bank, the Low Income Housing Fund and the CRA/LA. Permanentfmancing for the project will come from the CRA/LA, Citibank Federal Savings Bank, theFederal Home Loan Bank’s Affordable Housing Program, and Mission First Financial (throughthe syndication of low income housing tax credits). The Carlton Apartments is located in theHollywood CRA/LA Redevelopment Area.

La Brea/Franklin Apartments7201 Franklin AvenueHollywood, CA 90046

As part of a major architectural exhibit and competition sponsored by the Los Angeles Museumof Contemporary Art in 1989, an internationally-renowned architect (Adele Naude Santos Associates) was selected to design a case study for a prototypical affordable multifamily housingproject. In response to a Request for Proposals issued by the CRA/LA in 1991, LaBrea/Franldin Housing L.P., a limited partnership made up of HCHC and Thomas Safran &Associates, a private housing development and management company with extensive holdingsin Hollywood, was chosen to develop the project. Construction began in July, 1993 and wascompleted in December, 1994.

The "La Brea/Franklin Apartlr/ents" project consists of 40 new units of affordable multifamilyhousing on property owned by the CRA/LA. Project financing was provided by a variety ofpublic and private sources, including a construction loan from Wells Fargo Bank, a long-termdeferred loan from the CRA/LA, a permanent mortgage from Citibank Federal Savings Bank(with a capital subsidy from the Federal Home Loan Bank’s Affordable Housing Program), andequity from Mission First Financial (through the syndication of low income housing tax credits).

Werner Illing House1924 N. Argyle AvenueHollywood, CA 90068

The "Werner Illing House" project consists of the rehabilitation of a 21-unit apartment buildingfor operation as very low and low income housing for senior households. Containing nineteen0-bedroom units and two 1-bedroom units, the building was previously vacant and a source ofneighborhood blight, attracting graffiti, drug-dealing and gang activity to the area. The projectis HCHC’s first demonstration of its new affordable housing development strategy, whichemphasizes the acquisition and rehabilitation of existing properties over the new construction of


affordable housing units. This strategy takes advantage of current market conditions inHollywood (i.e. the availability of bank-owned foreclosed properties at below-market prices) andwilt allow the development of a significant number of affordable housing units despitediminishing public subsidies for new construction projects.

The project site is located in the Argyle Neighborhood Recovery Program area and is less thanone half mile from HCHC’s offices. HCHC is participating in a number of community-initiatedrevitalization activities taking place in the neighborhood, including the efforts of the GreaterHollywood Civic Association to reclaim its neighborhood from three gangs which have beenactive in the area (i.e. the 18th Street, TMC and MS gangs).

Acquisition, predevelopment, construction and permanent financing for the Werner Illing Housewas provided by the Los Angeles Housing Department, with corporate equity invested by theCalifornia Equity Fund (through the syndication of low income housing tax credits). The projectwas completed in May, 1995.

St. Andrew~ Bungalow Court(Address is confidential)Hollywood, CA

HCHC has renovated the historic 16-unit "St. Andrew’s Bungalow Court" for operation asaffordable housing with supportive services for homeless households living with AIDS. Theproperty is being nominated for listing on the National Register of Historic Places.

Comprehensive supportive services are being provided to project residents by the Los AngelesGay and Lesbian Community" Services Center (the "Center"), a nonprofit social serviceorganization which provides HIV-related services to more people in Los Angeles County thanany other private agency. Additional supportive services are being provided through thecomprehensive system of care for people with HIV/AIDS in Los Angeles County, including jobtraining through Project New Hope and medical services from the AIDS Healthcare Foundation.

HCHC secured acquisition financing for the project from the CRA/LA and the Low IncomeHousing Fund, and the U.S. Department of Housing and Urban Development’s (HUD)Innovative Housing Initiatives Program. In addition, the project was awarded fifteen (15)project-based rent subsidies through HUD’s "Shelter Plus Care" Program. Constructionfinancing was provided by First Interstate Bank of California, and permanent financing is beingprovided by Citibank Federal Savings Bank, the Federal Home Loan Bank’s Affordable HousingProgram and the California Equity Fund (through the syndication of both low income housingtax credits and historic tax credits). Construction began in December, 1994 and was completedin November, 1995. The St. Andrew’s Bungalow Court is located in the Hollywood CRA/LARedevelopment Area.


pRECONSTRUCTION

Argyle Court1938 N. Argyle AvenueHollywood, CA 90068

The "Argyle Court" project consists of the acquisition and rehabilitation of a vacant, City-owned23-unit apartment building for use as affordable housing for very low income households affectedby HIV/AIDS. Argyle Court is also located in the Argyle Neighborhood Recovery Program areaand is located near HCHC’s Argyle Arms project. The building has been vacant for over fourand one-half years and has become an eyesore and source of blight for its neighborhood (as wellas a continuing drain on the City’s fmancial resources).

A substantial rehabilitation of the property was initiated in 1990 but never completed due tofinancing difficulties on the part of the previous owner. Consequently, only minor rehabilitationis required to bring the building up to code and habitability standards, including plumbingrepairs; roof repairs; patching of interior plaster; floor repairs; new floor and window coverings;some new appliances; new irrigation and landscaping; addition of a community room and laundryroom; and extensive cosmetic improvements. HCHC plans to quickly complete the property’srehabilitation and then operate it as supportive, affordable housing for small very-very lowincome (35% of median) and very low income (50% of median) households impacted HIV/AIDS. HCHC will access the same network of local service providers for the Argyle Courtproject which it assembled for the St. Andrews Bungalow Court project (including the LosAngeles Gay and Lesbian Community Services Center, Project New Hope and the AIDSHealthcare Foundation.

Acquisition and predevelopment financing for the Argyle Court project will be provided by theLos Angeles Housing Department (through the U.S. Department of Housing and UrbanDevelopment’s Housing Opportunities for People With AIDS program). Construction financingwill be provided by the Local Initiatives Support Corporation and permanent financing will beprovided by the Los Angeles Housing Department, Home Savings of America, and the FederalHome Loan Bank’s Affordable Housing Program.

Normandie/Mariposa Apartments1626-32 N. Normandie Avenue1641 N. Mariposa AvenueHollywood, CA 90027

HCHC purchased two earthquake-damaged apartment buildings in eastern Hollywood after theNorthridge earthquake for reconstruction as affordable housing. Located on Normandie andMariposa Avenues near Hollywood Boulevard, the boarded-up and foreclosed properties have


been demolished and will be replaced with a total of 38 affordable housing units for small andlarge families.

HCHC initiated the Normandie/Mariposa Apartments project when a local community group,the Barnsdall Neighborhood Association, requested HCHC’s help in eliminating these sourcesof blight from its neighborhood. HCHC has begun providing this group with technical assistanceto help it reclaim its neighborhood from negligent absentee landlords and criminal and/ortransient elements (including gangs, drug dealers and prostitutes) which have settled in many the area’s abandoned buildings. As the only nonprofit housing development corporation basedin Hollywood, HCHC views the Normandie/Mariposa Apartments project as an opportunity torespond to and participate in a community-initiated revitalization effort (as well as providingmuch-needed affordable housing for the community).

Acquisition and predevelopment financing for the project is being provided by the Los AngelesHousing Department, with additional predevelopment f’mancing from the Local Initiatives SupportCorporation. Construction financing will be provided by Wells Fargo Bank and permanentfinancing will be secured through First Nationwide Bank, the Federal Home Loan Bank’sAffordable Housing Program, the Los Angeles Housing Department, and the syndication of lowincome housing tax credits.

Case Verde Apartments1552 Schrader BoulevardHollywood, CA 90028

Pursuant to a competitive Requ.est for Proposals, the Community Redevelopment Agency of theCity of Los Angeles (CRA/LA) recently selected HCHC to develop the "Casa Verde" projectin Hollywood. This project will contain 30 new affordable housing units for small and largefamilies, including three 0-bedroom (studio) units, six 1-bedroom units, nine 2-bedroom units,nine 3-bedroom units and three 4-bedroom units. It is located less than one-half mile fromHCHC’s offices and is central to the CRA/LA’s "Selma Avenue Revitalization Area," an areaof focused revitalization efforts including the renovation of the Hollywood YMCA, expansionof Selma Avenue Elementary School, renovation of the headquarters of the Los Angeles Gay andLesbian Community Services Center, and creation of the Selma Community Park. HCHC is themanaging general partner of the limited partnership which will develop the project, with the LosAngeles Community Design Center as limited partner. Casa Verde is located in the HollywoodCRA/LA Redevelopment Area.

The project will provide extensive amenities for its residents, including a fully-equipped laundryroom, extensive landscaping, multiple interior courtyards, a furnished community room, securedunderground parking, an electronic security system, and a play area with recreational equipment.In addition, the project will incorporate a large number of sustainable ("green") buildingtechnologies and methodologies in its design, construction and operation, including:

Hollywood Community Housing CorporationAffordable Housing DevelopmentsPage 6.

(1) passive solar heating and cooling of residential units through maximizing southernexposures and opportunities for cross-ventilation in the project’s design (along with thestrategic use of roof overhangs and sunshade devices);

(2) recycling areas located next to the project’s trash areas;(3) extensive energy conservation technologies, including extensive insulation of walls and

ceilings (beyond code requirements), low-emissivity double-pane window glazing, roof-top solar water heating panels, combined central hot water and space heating systems,high-efficiency lighting fixtures, high-efficiency kitchen appliances, and maximum useof natural lighting;

(4) use of recycled building materials in the construction of the Project and recycling excess construction materials during construction (for which HCHC will hire local at-riskyouth through the Los Angeles Free Clinic’s Short Term Employment Program); and

(5) extensive water conservation technologies, including low-flow plumbing fixtures, dripirrigation systems and xeriscape (low-water) landscaping.

Predevelopment, construction and permanent financing for the project is being provided by theCRA/LA. Construction financing will be provided by Wells Fargo Bank, with permanentfinancing to be provided by First Nationwide Bank, the Federal Home Loan Bank’s AffordableHousing Program and corporate equity from a limited partner (generated through the syndicationof low income housing tax credits).

Wilcox Apartments1805 N. Wilcox AvenueHollywood, CA 90028

The "Wilcox Apartments" project will consist of the acquisition and rehabilitation of a vacant,boarded-up building located at 1805 N. Wilcox Avenue in Hollywood. To gain ownership ofthe property, HCHC has purchased and foreclosed on a defaulted mortgage previously held bythe Resolution Trust Corporation (RTC).

The Wilcox Apartments have been a significant source of blight in the "Yucca Corridor"neighborhood of Hollywood. The City of Los Angeles vacated the building in October, 1993due to slum housing conditions (which included inadequate heating, plumbing and electricalsystems). The area had become such a magnet for drug and gang-related criminal activity thatthe Los Angeles Housing Department (LAHD) designated it a Neighborhood Recovery ProgramArea in 1994. This Program involves comprehensive neighborhood improvement effortsincluding acquisition and rehabilitation of targeted properties by nonprofit corporations,rehabilitation loans to private apartment owners, graffiti abatement and street-cleaning initiatives,extra patrols by the Los Angeles Police Department, and aggressive code enforcement by theCity’s SlumLord Abatement Program (SLAP).


HCHC’s proposed rehabilitation of the property will reconfigure its existing 40-unit floorplaninto 23 units of affordable housing for small and large families. In addition, HCHC willcompletely renovate the building’s interior and create new laundry facilities and community space(including a children’s recreation room). Predevelopment financing has been provided by theLocal Initiatives Support Corporation, with additional predevelopment, construction andpermanent financing to be provided by the CRA/LA. Construction financing will be providedby First Interstate Bank of California, with permanent financing coming from First NationwideBank, the Federal Home Loan Bank’s Affordable Housing Program and corporate equity froma limited partner (generated through the syndication of low income housing tax credits).

:PROJECTS.USE (March 19, 1996)

HOLLYWOOD COMMUNITY HOUSING CORPORATION

Summary of Current Affordable Housing Developments

The Hollywood Community Housing Corporation (HCHC) has completed five affordable housingprojects in Hollywood and is in the preconstruction stage on four more. Overall, these projects total241 units of affordable housing for large families, seniorso people living with AIDS and the homeless.

Project Name & Address Status Project Type No. of Units

DUNNING APARTMENTS5552-4 Carlton Way

Completed Family/Large Family 26

CARLTON APARTMENTS5425 Carlton Way


LA BREA/FRANKLIN APTS.7201 Franklin Avenue


WERNER ILLING HOUSE1924 N. Argyle Avenue

Completed Senior 21

ST. ANDREWS BUNGALOW CT. Completed1514-44 North St. Andrew’s Place

Homeless/Disabled 16

ARGYLE COURT1938 N. Argyle Avenue

Preconstruction Disabled 23

NORMANDIE/MARIPOSA APTS.1626-32 N. Normandie Avenue1641 N. Mariposa Avenue

Preconstruction Family 38

CASA VERDE APARTMENTS1552 Schrader Boulevard

Preconstruction Family/Large Family 30

WILCOX APARTMENTS1805 Wilcox Avenue

Preconstruction Family 23

TOTAL 241

:PROJECTS.SUM 0March 19, 1996)

Current MBA DevelopmentsAs of Janaur~ 15, 1996

Startof

Construction

Aug. 1995

Sept. 1995

Feb. 1996

Feb. 1996

Mar. 1996

Proj. NameProj. Location

White Oak-Lassen(San FernandoValley, CA)

Irvine, Inn(Irvine, CA)

OrangewoodCourt Apts.(San FernandoValley, CA)

Coral WoodCourt Apts.(San FemandoValley, CA)

Ashwood CourtApts.(San FernandoValley, CA)

Description

Low-incomeTax Credit(Family)

Low -IncomeTax CreditSRO

Tax Exempt(Family)

Tax Exempt(Family)

Low-incomeTax Credit(Family)

# ofUnits

80

192

92

106

72

TotalDevelopment

Cost

$8,507,000

$10,566,000

$7,085,000

$10,182,000

$8,280,000

FirstMortgage

$1,700,000

$2,900,000

$2,756,000

$3,710,oo0

$1,420,000

Equity

$3,785,000

$5,068,000

$1,179,000

$1,926,00o

$4,124,0o0

City/StateParticipation

$3,022,000

County:.$2,000,000

City:$4O6,O0O

State:$192,000

$3,150,000

$4,546,000

$2,736,000

Non-ProfitPartners

Aragon Affordable Housing,Managing General Partner

Mar. 1996 Noble Pines Apts. Low-Income 68 $8,438,000 $1,460,000 $4,242,000 $2,736,000(San Fernando Tax CreditValley, CA) (Family)

Mar. 1996 *Hayes Valley Apts. Low-Income 195 $33,586,072 $10,160,860 $18,125,212 $5,300,000 Hayes Valley Tenants(San Francisco, CA) Tax Credit & Association & San Francisco

Public Housing Housing Authority’s non-profit(Family)

TOTAL 805 $86,644,072 $24,106,860 $38,449,212 $24,088,000

mbadevlp.doc]

Current MBA DevelopmentsAs of January’ 15, 1996

Startof

Construction

Feb. 1996

Proj. NameProj. Location

# ofDescription Units

124

TotalDevelopment

CostFirst

Mortgage Equity

LongfellowHeights II

(Kansas City, MO)

Mixed-IncomeTax Credit &

Market(Family)

$10,249,100 $3,044,100 $4,153,000

city/stateParticipation

$1,500,000

Non-ProfitPartners

Hall Foundation -- $930,000Truman Medical Center--

$622,000

Mar. 1996

Mar. 1996

TOTAL --Central,Eastern &SouthernStatesTOTAL --WesternStates

*Vaughn (Phase I)(St. Louis, MO)

*Techwood(Phase I)

(Atlanta, GA)

Low ilncomeTax Credit &Public Housing(Family)

Low-IncomeTax Credit &Public Housing(Family)

160

180

464

805

$I8,000,000

$19,000,000

$47,249,100

$86,644,072

$2,200,000

$3,700,000

$8,944,100

$24,106,860

GRAND 1269 $133,893,172 $33,050,960TOTAL

*Public Housing Developments -- 535 Units

$3,200,000

$3,700,000

$7,315,300

$38,449,212

$45,764,512

$12,600,000

$11,600,000

$25,700,000

$24,088,000

$49,788,000

St. Louis Housing Authority &Tenants

Atlanta Housing Authority &Tenants

mbadevlp.doc

COnstruction Name andStart Location

1 t979

2. 1980

1980

4. 1980

5. 1980

6. 1980

7+ 1980

MBA PROPERTIES, INC.D.._ESCRIPT~_.._.. _ ... I=ON OF DEVELOPMENT PROJECTS

No. OfDwelling

Unite/Commercial Total ~ Private

Description

Washington Housing for LowApartments Income FamiliesSt. Louis, MO (Section 8)

O’Fallon Place Housing for LowApartments IA Income FamiliesSt. Louis, MO (Section 8)

O’Fallon Place Housing for LowApartm6nts 1B Income FamiliesSt. Louis, MO (Section 8)

Hamilton Housing for LowApartments Income FamiliesSt. Louis, MO (Section 8)

Lindell Plaza Housing for LowApartments Income FamiliesSt. Louis, MO (Section 8)

Allen Market Hous{ng for the

29-Mar-95

Lane Apartments EIdedySt. Louis, MO (Section 8)

Cochran Gardens New Constru ctionSt. Louis, MO Turnkey for St. Louis

Housing Asthodty

Federal LocalFoundations/ : Gr~nt C~ties/ community

Equit}, Corporations Pr0~rarn~ States Partners

$831,o00 $1oo,300 N/A

Square DevelopmentF°°tage :i ~ost : Mor~c~a~le

99 $3,431,000 $2,600,000

200 8,940,000 6,800,000 1,900,000

100 3,540,000 2,700,000 600,000

98 4,582,000 8,307,000 1,025,000

240,000 Cart Sq. Tenant Mgmt.Corp., Cochran Gardens

Tenant Corp.

240,000 Carr Sq. Tenant Mgmt.

Corp., Cochran Gardens

Tenant Corp.

250,000 N/A

42 2,122,000 1,447,000 455,000 220,000 N/A

1 O0 4,655,000 8,480,000 1,175,000

1 O0 6,000,000

Youth, Education, &Health in 8oulard

(’~EHS)

6,000,000 Carr Sq. Tenant Mgmt.Corp., Cochran Gardens

Tenant Corp.

MBA DEVELOPMENT PROPERTIESPage Two

Construction Name and .......SqUare Developmf~r~t : F rs~ ~ : : Foundations

....... ~ ...... COt o~at~0ns ~ P~ rams ~ States Partners6. 1961 YWCA Impera- Housing for 79 un~s/ $9,766,000 $7,051,000 $2,717,000tive Housing the Elderly 23,000 $q. Ft. Jersey City, ~CAJersey City, (Se~ion 8)New Jersey & Program

Spa~ for YWCA

1981 Greenwood Manor Housing for LowApartments Income FamiliesDecatur, IL (Section 8)

108 1,040,000 870,000 170,000

10. 1982 Hadley Square Commercial 48,000St. Louis, MO

Sq. Ft.

11. 1982 O’Falion Place Housing forApartments FamiliesPhase II (:38% Section 8)St. Louis, MO

West End Housing forApartments FamiliesSt. Louis, MO (20% Section 8)

12. 1982

1:3. 1982 Minewa Place Housing forApartments FamiliesSt. Louis, MO (Section 8)

14. 1983 Lincoln Square Market RateSpringfield, IL Housing and

Commercial

N/A

4,230,000 2,050,000 2,180,000N/A

200 10,017,000 7,198,0OO 2,270,000$554,000 Carr Sq. Tenant Mgmt.

Corp., Cochran Gardens

Tenant Mgmt.

100 4,422,000 2,155,000 925,0001,342,000 Northside Preservation

Commission

56 :3,264,000 2,026,000 968,000275,O00 Nofthside Preservation

Commission

94 un~s/65,000 8q. Ft.

9,546,000 8,746,000 3,200,0002,600,000 N/A

MBA DEVELOPMENT PROPERTIESPage Three

Construction Name andStart Location

t5. 1983 O’Fallon PlaceApartments

PhaseSt. Louis, MO

16. 1983 East Hampton

Apartments

Louisville, KY

Descriptipn

Market RateHousing

Market RateHousing

17. 1983 Lewis Center Market RateSt. Louis, MO Housing (20% Set

Aside) Commercial

18. - 1983 Phoenk Hill Market RateApartments HousingLouisville, KY (20% Set Aside)

19. 1983 Mi~town Market RateApartments HousingSt. Louis, MO

20. 1984 Revive 103 Housing for LowApartments Income FamiliesNew York, NY (Section 8)

2t. 1984 Blair Apts. Housing forSt. Louis, MO Families

(20% Section 8)

No. ofDwelling

U nits/

Commercial TotalSquare Development

Footage Cost

175 $8,961,000

First

Mo~age

$4,701,000

Private: i : E0unclat ons/

Equity : ~rporations

$2,060,000

148 10,600,000 7,800,000 3,000,000

3,300,00045 un~s/ 4,785,00032,000 Sq. Ft.

1,485,000

140 11,521,o00 3,700,000 3,600,000

t,210,000

4,318,000

1,084,000

26 1,480,000

FederalGrant

Programs

$1,800,000

LocalCiti~si i COmmunity

$400,000 Cart Sq, Tenant Mgmt.Corp., Cochran Gardens

Tenant Mgmt.

N/A

60 5,533,000

35 2,500,000

Washington University

4,221,000 N/A

25o,000

1,215,000

N/A

Hope Community, Inc,

772,000 644,00o Cart Sq. Tenant Mgmt.Corp., Cochran Gardens

Tenant Mgmt.

MBA DEVELOPMENT PROPERTIESPage Four

Construction Name andStart Looation:.

22. 1984

2:3. 1984

Description

Emmanuel Manor Housing for

Kansas City, MO Elderly

(Section 8)

Lexington Market RateVillage HousingCleveland, OH (20% Set Aside)

24. 1984 CPS BuildingQuincy, IL

25. 1985 Qual~y HillKansas C~ty, MO

26. 1955

No. OfDwelling

Units/Commercial

Square

Footage

27. 1955

47

28. 1985

183

Commercial 45,0008q. Ft,

Market Rate 863 units/Housing and 52,000 Sq. Ft.Commercial

Canal Square Market Rate 55 units/Akron, OH Housing and 67,000 Sq. Ft.

Commercial

Louisville Market RateHistoric HousingProperties (20% Set Aside)Louisville, KY

166

TotalDevelopment

Cost

$2,651,000

12,253,000

First

Mortgage

$1,540,000

2,300,000

Equit)"

$615,000

2,350,000

Private Federal LocalFoundations/ Grant Cities/ Commun ty

Corporations Programs States Partners

$496,000 Neighborhood HousingServices Of K.C., Inc.

2,943,000 2,660,000 2,000,0OO Famicos Foundation

1,770,000 1,366,000 404,000 N/A

40,000,000 11,000,000 11,000,000 4,000,000 6,500,000 7,800,000

3,137,000

4,435,000

2,800,000

4,900,000

8,975,000

13,435,000

1,858,000 1,000,000 Akron YMCA

4,100,000 N/A

Randolph Apts. Market Rate 45 4,810,000 2,750,000 1,560,000 N/ASt. Louis, MO Housing (20% Set Aside)

MBA DEVELOPMENT PROPERTIESPage Five

Construction NameStart Location Description

29. 1985

30. 1985

31. 1986

32. 1988

38. 1986

34. 1988

35. 1988

St. Louis Place Housing forSt. Louis, MO Families

(40% Section 8)

Westminster Market RatePlace HousingSt. Louis, MO (20% Sat Aside)

Lindell Market SupermarketPlace Shopping Ctr.St. Louis, MO

McPherson Land Land Acqui-St. Louis, MO s~tion

Justin Place Market Rate &Apartments Low IncomeKansas City, MO Housing

Lexington Market Rate &Village II Low IncomeCleveland, OH Housing

Westminster Market Rate &Place Phase tl Low IncomeSt. Louis, MO For Sale Housing

No. OfDwelling

Units/Commercial Total

square. DeVe 0pment FirstI~o(~t~ ,~le ~3ost. Mortgage

140 $12,761,000 $4,800,000

168 12,461,000 5,895,000

145,000 11,790,000 8,200,000Sq. R.

N/A 1,450,000

80 5,072,000 2,224,000

94 7,560,000 2,050,000

112 9,226,000 3,282,000

14 2,810,000 1,680,000

Private Federal LocalFoundations/ Grant Cities/ Community

Ecluit ~ Corporations Programs States Partners

$4,440,000 $2,521,000 $1,000,000 N/A

2,990,000 2,490,000 996,000 N/A

940,000 1,900,000 750,000

1,450,000

890,000

1,500,000 2.000,000 1,410,000

2,644,000 1,680,000

210,000

N/A

858,000 Santa FeNeighborhood, Inc.

600,000 Hough Area PartnersIn Progress

1,620,000 No~thside Preser-

vation Commission420,000

MBA DEVELOPMENT PROPERTIESPage Six

1988 Br~ge~ ~w In.me 232 $12,000,~0 $6,~,~ $5,5~,~Apa~ents Housing~nsas C~y, MO

37. 1988 Whittier Apts. Market Rate & 27 2,200,000 750,000 700,000 750,000 N/ASt. Louis, MO Low Income Tax

Credit Housing(9 Units)

1989 Quality Hill Market Rate & 49 7,047,000 1,052,000 &&30,000 500,000 ~25,000 1,440,000 Downtown MinorityPhase II - Low Income TaxResidential Credit Housing

Development Corp.

Kansas City, MO (100%)

39. 1989 Tobacco Row Market Rate 259 82.944,000 14.594,000 11.450.000 3.900,000 8,000.000 N/APhase 1ARlohmond, VA

The Landing Market Rate 112 units/ t 7,500,000 6,600,000 3,800,000 1,600,000 5,500,000 CityWide DevelopmentDayton, OH YMCA 45,000 Sq. Ft.

Corp.Commercial 10,000 8q. Ft.

41. 1~91 Longfelbw Market Rate &Heights Low Income TaxKansas City, MO Credit Housing

104 8,570,000 10764,000 3,006,000 1,800,000 2,500,000 N/A

42. 1991 Crawford Square Market Rate & 203 19,000,000 4.000,000Pittsburgh, PA Low Income Tax

Credit Housing &For Sale Housing 27 4,185,000 2,835,000

5,000,000 3,000,000 7,000,000 Hill CommunityDevelopment Corp.

90,000 1,260,000 Hill CommunityDevelopment Corp.

MBA DEVELOPMENT PROPERTIESPage Seven

Units/

43. 1 ~91

44. 1992

Cities/ ...... Community8tate~ ~ Partners

Commerciaj Total :: .: Pdvate Federal:Construction Name and square Development Fi(st Eoundations/ Grant¯ Start Location Description Foota,~e Cost Mortga~̄ : Equity Corporations Pro,~rams

Westminster Low Inoorne Tax 90 $8,200,000 $1,550,000 $3,800,000 $2,85o,000 Nodhside Preser-Phase Ill Credit HousingVa~on CommissionSt. Louis, MO For 8a~e Housing 13 2,800,000 1,820,000 90,000 390,000

Hampton Place Market Rate & 150 10,280,000 2,400,000 4,650,000 3,230,000 Urban League ofLouisville, KY Low Income TaxCredit Housing Louisville

45. 1992 Quality Hill Low Income Tax 84 8,189,000 1,524,000 3,855,000 650,000 1,260,000 900,000 Downtown MinodtyPhase II-B Credit HousingKansas City, MO Development Corp.

Ninth Square Market Rate & 835 units/New Haven, CT LoW income Tax 50,000 Sq. Ft(under const) Credit Housing & Decks

& Retail

89,900,000 41,800,000 18,100,000 9,000,000 21,000,000 N/A

47. 1994 Tl~e Lan(~ng Market Rate 54 4,183,000 1,600,000 500,000 500,000 680,000 903.000 cityWide DevelopmentPhase II -Oayten, OH Corp.

(under const)

Crawford square Market Rate & 71 7,854,000 1.561,000 2,875.000 8,918,000 Hill CommunityPhase II Low Income TaxPittsburgh, PA Credit Housing Development Corp.

(under consL)

Manchester Place Market Rate &Highland Park, MI Low Income Tax(under const) Crec~t Housing

144 11,754,000 6,025,000 1.485,000 8,244,000 1,000,000 Highland ParkDevelopment Corp.

5,421 Units/ $51&297o000 $222,500.000 $136,699,000 $18°793,000 $40,768,000 $94°367,300582,OOO 8q. Ft.

Documents

Metropolitan THROUGH: JOSEPH E. DREW Transportation FROM ...boardarchives.metro.net/Items/1996/02_February/Items_A_0588.pdf · Project Status Report:Joint Development Project and