LAUSD Affordable Housing Update Affordable Housing & Community Development Conference October 29, 2015
Overview of LAUSD Housing Projects Site Issuance of RFP Executed Agreements Developer Total Number of Units Preference for District Staff Glassell Park EEC 2005 2008 Abode Housing 50 No Gardena High School 2008 2009 Bridge Housing 90 Yes - 100% of Units Selma Elementary School 2008 2010 Abode Housing 66 Yes - 50% of Units Norwood Elementary School 2009 2011 Thomas Safran & Associates 29 Yes - 100% of Units
Workforce Housing ~ 3 Projects Initiated in 2008 with the Intent to: Provide housing to help the District attract and retain teachers and staff Maximize the value of underutilized assets and generate revenue Create campus and community amenities Sage Park Housing Adjacent to Gardena High School 2008 - BOE Approves issuance of Request for Proposals 2009 - BOE Approves Bridge Housing and authorizes staff to enter into Agreements 2009 - Development and Lease Agreements executed Selma Community Housing Adjacent to Selma Elementary School 2008 - BOE Approves issuance of Request for Proposals 2009 - BOE Approves Abode Communities and authorizes staff to enter into Agreements 2010 - Development and Lease Agreements executed Norwood Learning Village Adjacent to Norwood Elementary School 2009 - BOE Approves issuance of Request for Proposals 2009 - BOE Approves Abode Communities and authorizes staff to enter into Agreements 2011 - Development and Lease Agreements executed
Locations of Affordable Housing Projects Selma ES Glassel Park EEC Norwood ES Gardena HS
Rio Vista Apartments at Glassell Park EEC COMPLETED Joint-Use Development that Included an Early Education Center, Affordable Housing, and Shared Use Parking Garage and Community Room 1.35 Acres on District-owned Land Board Approved Affordable Housing Developer Abode 50 Units; 2-3 Bedrooms, Affordable Housing Completed in 2011 Fully Occupied Not Intended as Workforce Housing Awarded Outstanding Housing Project by the U.S. Green Building Council of Los Angeles
Rio Vista Apartments at Glassell Park EEC Awarded Outstanding Housing Project - U.S. Green Building Council of LA
Gardena High School 45.5 Acres
Sage Park Housing at Gardena High School COMPLETED 2009 - Board approved affordable housing developer Bridge 3.5 Acres - former agricultural area @ Gardena HS 90 Low-income housing units, 1, 2 and 3 Bedrooms LAUSD Preference on 100% of units Joint Occupancy / Shared Uses: - Joint-Use Facility with 2 multi-purpose rooms and outdoor patio - Community gardens - Instructional area and obstacle training course for LAPD s Juvenile Impact Training program Construction completed January 2015 Leasing 100% Occupied - Over 1,000 applications from District staff and employees - 83 of the 90 units leased to District staff and employees (1 unit reserved for manager and 6 for the physically challenged)
Gardena High School Agricultural Area
Gardena High School Agricultural Area
Sage Park Rent and Eligibility Requirements Over 23,000 LAUSD Employees May Qualify 1 Bedroom 1 Person 2 Persons 3 Persons No. of Units Unit Type Tenant Rent Min. * 2 30% $428 $ 13,881 $ 17,130 $ 19,560 $ 22,020 6 40% $580 $ 18,811 $ 22,840 $ 26,080 $ 29,360 12 50% $733 $ 23,773 $ 28,550 $ 32,600 $ 36,700 9 60% $886 $ 28,735 $ 34,260 $ 39,120 $ 44,040 2 Bedroom 2 Persons 3 Persons 4 Persons 5 Persons No. of Units Unit Type Tenant Rent Min. * 4 30% $510 $ 16,541 $ 19,560 $ 22,020 $ 24,450 $ 26,430 6 40% $693 $ 22,476 $ 26,080 $ 29,360 $ 32,600 $ 35,240 12 50% $876 $ 28,411 $ 32,600 $ 36,700 $ 40,750 $ 44,050 9 60% $1,060 $ 34,378 $ 39,120 $ 44,040 $ 48,900 $ 52,860 3 Bedroom 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons No. of Units Unit Type Tenant Rent Min. * 3 30% $586 $ 19,005 $ 22,020 $ 24,450 $ 26,430 $ 28,380 $ 30,330 6 40% $798 $ 25,881 $ 29,360 $ 32,600 $ 35,240 $ 37,840 $ 40,440 12 50% $1,010 $ 32,757 $ 36,700 $ 40,750 $ 44,050 $ 47,300 $ 50,550 9 60% $1,222 $ 39,632 $ 44,040 $ 48,900 $ 52,860 $ 56,760 $ 60,660 *Rent and income limits subject to change.
Sage Park Housing at Gardena High School Affordable Housing Finance People s Choice Award Best Family Project 2015
Sage Park Housing at Gardena High School Affordable Housing Finance People s Choice Award Best Family Project 2015
Sage Park Housing at Gardena High School Affordable Housing Finance People s Choice Award Best Family Project 2015
Sage Park Housing at Gardena High School Affordable Housing Finance People s Choice Award Best Family Project 2015
Selma Elementary School 3.7 Acres
Selma Community Housing at Selma ES 2010 - Board approved affordable housing developer Abode 1.17 acres District owned parking lot @ Selma ES 66 units, 1-3 Bedrooms, 100% Affordable Housing LAUSD Leasing Preference on 50% of the Units Joint/Shared Use - Parking structure 50 spaces for Selma ES - Additional revenue available by leasing parking after hours Project Schedule - Construction began - January 2015 - Anticipated completion - Summer 2016
Selma Community Housing at Selma ES Anticipated Rent & Qualifications* 1 Bedroom 1 Person 2 Persons 3 Persons No. of Units Unit Type Tenant Rent Min. * 5 45% $676 $ 21,000 $ 26,145 $ 29,880 $ 33,615 3 60% $909 $ 27,990 $ 34,860 $ 39,840 $ 44,820 2 Bedroom 2 Persons 3 Persons 4 Persons 5 Persons No. of Units Unit Type Tenant Rent Min. * 4 30% $560 $ 16,800 $ 19,920 $ 22,410 $ 24,900 $ 26,910 14 45% $840 $ 25,200 $ 29,880 $ 33,615 $ 37,350 $ 40,365 12 50% $933 $ 27,990 $ 33,200 $ 37,350 $ 41,500 $ 44,850 4 60% $1,120 $ 33,600 $ 39,840 $ 44,820 $ 49,800 $ 53,820 3 Bedroom 3 Persons 4 Persons 5 Persons 6 Persons 7 Persons No. of Units Unit Type Tenant Rent Min. * 3 30% $647 $ 19,410 $ 22,410 $ 24,900 $ 26,910 $ 28,890 $ 30,900 14 50% $1,079 $ 32,370 $ 37,350 $ 41,500 $ 44,850 $ 48,150 $ 51,500 6 60% $1,295 $ 38,850 $ 44,820 $ 49,800 $ 53,820 $ 57,780 $ 61,800 *Rent and income limits subject to change.
LAUSD Worksites within 3 Miles of Selma ES
Selma Community Housing at Selma ES
Norwood Elementary School 4.4 Acres
Norwood Learning Village at Norwood ES 2011 - Board approved affordable housing developer Thomas Safran & Assoc. 0.7 acres District-owned parking lot across street from Norwood ES 29 units; One, Two and Three Bedroom, 100% Affordable Housing LAUSD Preference on 100% of units Joint/Shared Use Parking structure 40 spaces for Norwood ES Project Schedule Project entitlements approved by City Developer awaiting final project financing approvals Construction will commence after financing is obtained Est. Spring 2016 Anticipated Completion - Late 2017
Norwood Learning Village (USC Area)
Lessons Learned Be Patient, we are not nimble We are not experts in Affordable Housing, educate us We have limited resources, developer needs to compensate District for staff time Communicate, communicate, communicate early and often We assign someone in payroll to work with you to verify employment and income We have lots of ways to get directly to the target audience Robo calls Notices in pay stubs Direct mail Community Outreach / informational meetings We are partners, and we have our own set of stakeholders
Joint Occupancy Cal Ed. Code Sec. 17515 Board of Education adopts a resolution At a regularly scheduled BOE Mtg. The resolution must Declare the BOE intends to consider proposals Describe the site Describe the use the District is seeking Fix a time for a public meeting Must be at the regular place of meeting Not less than 90 days following the resolution
Joint Occupancy Cal Ed. Code Sec. 17515 Public Notice Notice of the adoption of the resolution and time and place of public meeting Must be published once a week for three (3) weeks in a newspaper of general circulation Response Period Notice must provide that proposals are due within 90 days or that time period fixed in the resolution Receive and Consider Proposals Select a Preferred Plan If a plan is selected, BOE should adopt a resolution that, subject to the State Board of Education (SBE) approval, the BOE adopts the preferred plan and authorizes to negotiate the contracts
Joint Occupancy Cal Ed. Code Sec. 17515 SBE Approval Preferred plan submitted to SBE. SBE has forty-five (45) days to approve Negotiate with Joint Occupier If approved by SBE, negotiate the Lease, Development and any Operating Agreements with Joint Occupier