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APARTMENTS A project developed through a Public-Private partnership with LAUSD to provide affordable workforce housing for educators, in the context of the most unaffordable city in the US.


L.A. is the Most Unaffordable Rental Market in the Nation

SOURCE: UCLA Luskin School of Public Affairs’ Study of LA


Annual median rent in California since 2000 has climbed

LOS ANGELES

HOUSING CRISIS

21%

while the typical renter has seen their income drop by

WE NEED A NEW MODEL

8%

The median income for LAUSD employees is even lower than the city-wide average. With land and construction prices sky rocketing in Los Angeles, it is difficult to produce affordable housing to fill the increasing need.


Los Angeles needs 80,000+ units to fill the housing demand before 2021, with over 50% units affordable to moderate income level or below. – City of LA, General Plan

THE CITY ONLY HAS 66% OF THE NEEDED UNITS PROJECTED FOR COMPLETION BY 2021.

Meanwhile the gap between median income and rent prices is widening...

LA residents need to make at least

$68k

to afford the average apartment

but the median household income is only

$55k

Where does this leave LAUSD employees?


Serving families that earn

30-60%

APARTMENTS Why is the LAUSD building affordable housing? | Which Way L.A.?

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Why is the LAUSD building affordable housing?

The Typical Solution

Posted September 3, 2015 by Saul Gonzalez | 0 Comments | ]

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Typically, developers use tax credits and other public funding to create affordable housing for all populations. This approach does not address the specific need of LAUSD employees, who frequently end up on waiting lists.

If you look around Los Angeles, you’ll see lots of new housing being built, especially in gentrifying neighborhoods like downtown and Hollywood. But most of that housing, whether rental units or condominiums, are luxury units and far too expensive for hundreds of thousands of working L.A. residents to ever live in. And if it needs saying, that’s bad. Recent studies show that the average renter in Los Angeles now pays almost 50 percent of their income to cover the rent. And as the cost of housing soars, people’s wages aren’t rising nearly fast enough to keep up.

In an effort to help its lowest earners

In an effort to help its lowest earners live near work, the Los Angeles Unified School District has announced plans to build affordable housing for some of its employees.

live near work, the Los Angeles Unified School District has announced plans to build affordable housing for some of

Luxury apartment building under construction in downtown Los Angeles. L.A.’s experiencing a new housing building boom, but most of what’s getting built is too expensive for low and moderate income workers. (Photo: Saul Gonzalez)

At a recent ceremony in the heart of Hollywood, not far from pricy new apartment buildings going up on Sunset and Hollywood boulevards, the LAUSD unveiled the construction of a 66 unit, $33 million affordable housing project it’s building in partnership with Abode Communities, a nonprofit development and real estate company based in Los Angeles.

its employees.

“I look outside my window and see high rises going up, and none of it is affordable housing for the working people that really support the economy of this city,” said Robin Hughes, the CEO of Abode Communities.

LAUSD Workforce Housing Sage Park was the first of several planned developments in partnership with LAUSD to provide affordable housing for many of its employees. The success of the project has served as a catalyst for more development to meet the needs Saul Gonzalez has reported on famine in Sudan, human rights abuses in Central of this specific population. America, health care in the Mississippi Delta, Contributed By

and tensions between North and South Korea. But it's not always so serious. Saul has also probed the world of Sunset Boulevard tattoo artists, efforts to save endangered Frank Lloyd Wright homes in Southern California, and the importance of spiritual curio stores, called


The Application Process

90

AVA ILA BLE

UNITS

7200

A PPLICATI ONS

R EC EI VE D

A NEW MODEL: THE F UTUR E OF WOR K FORCE HOUSING

= 2 UNITS = 2 APPLICATIONS


APARTMENTS LOS ANGELES, CALIFORNIA Sage Park is a new, affordable workforce housing community consisting of 90 high-quality rental homes for Los Angeles Unified School District (LAUSD) teachers, credentialed teachers, classified workforce, and the general public. The complex of one-, two- and three-bedroom flats includes a fitness center, beautifully landscaped open space, multi-use community room with space for art exhibitions and community functions, and a community garden, with ample and convenient parking for cars and bicycles. Incorporating extant uses, the housing project shares the 3.5-acre site with an enhanced Los Angeles Police Department Juvenile Impact Program’s study and training space and a community garden, expanded to include a culinary/herb garden and sculpture garden adjacent to the art gallery.

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1-3 Bedroom Apartment Building 1-3 Bedroom Apartment Building 2-3 Bedroom Apartment Building 1-3 Bed Units + Fitness + Club Room + Leasing Office Community Center Juvenile Impact Program

PROJECT OVERVIEW 1 4 3,000 S F | 3 .5 ACRE SITE 90-UNIT RE SIDE NTIAL CO MMUN IT Y

JUVENILE IMPACT PROGRAM CLASS ROOM/FACILIT Y: 1 260 S F OBS TACLE COURS E : 10 ,000 S F


COMMUNITY AREAS C LU B H OU SE: 1 161 SF F IT N E SS C ENT ER : 550 SF C OMM U N IT Y CENT ER : M P 1 – 917 SF, MP2 – 10 03 S F PL AY G ROUND: 5,835 SF C OMM U N IT Y G A R DEN: 5,000 SF


G H TO

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APARTMENTS 1 3 02 W 177T H S T LOS ANGELES, CA 90248

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I am happy to be in this community because it feels SOUTH like its own community of people that work for LAUSD. GARDEN PARK W

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– Sage Park Resident

The site is on LAUSD

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property adjacent to Gardena High School and within the City of LA boundaries. The PublicPrivate partnership

MONETA ONTINUATION SCHOOL

(P3) solution uses S VER MO NT AVE

CK

AMETHYST CIR

underutilized school land that LAUSD owns and makes it available for production of housing

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with a preferential selection to LAUSD

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employees in need of S HOOV ER ST

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affordable housing. GARDENA HIGH PROPERTY LINE LAUSD BOUNDARY


APARTMENTS THE PEOPLE Sage Park is made exceptional by its community of people, many of whom came to be residents after experiencing severe financial hardship and, in some cases, homelessness. One of the recent residents at Sage Park is Tanisha Stallworth, an LAUSD employee and mother of two. At the project’s grand opening, Tanisha shared her touching story about having to let go of her home and live in a shelter for seven months until she learned of the Sage Park project. The development agreement prioritizes LAUSD employees and at the close of the lease application period, despite the more than 7,200 applications received, Tanisha was able to provide a beautiful and safe home for her family.

TANISHA STALLWORTH


It was not easy, but lucky for me I was able to get here. And I thank God for that. I hope they are able to build more so that other staff, my colleagues, are able to get an affordable place to live in. – Emanuel Arinze, Sage Park Resident KCRW, Why is the LAUSD building affordable housing?


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01 Community Center

08 1 Bedroom

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05 Club Room

12 Maintenance

06 Fitness

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Scale: 1” = 50’ 0 VIEW20 07 SOUTHWEST OF THE PLAYGROUND

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200 A EAST VIEW OF BUILDING


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SOUTH VIEW OF BUILDINGS A AND C

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APARTMENTS

143,000 SF 3.5- ACRE SITE 2 BED UNIT

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2015

Family Project of the Year Affordable Housing Finance Magazine DOWN

UP

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90 unit

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RESIDENT PARKING BIOSWALE

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ENTRY PLAZA GUEST PARK OBSTACLE COURSE

ENTRY PAVING

APARTMENTS

The guiding principle used in developing

ROCK GARDEN

EDIBLE GARDEN

the site plan was to create a sustainable living-learning community.

– Bridge Housing


The 16,000 SF community garden provides an opportunity for education around healthy living and food planning. It creates community and social opportunity for neighbors who take care of the garden together.


APARTMENTS THE GARDEN Incorporating extant uses, Sage Park shares its 3.5-acre site with a community garden, expanded to include a culinary/herb garden and sculpture garden adjacent to the art gallery.

SAGE PARK HORTICULTURIST, EDDIE MATSUMOTO


APARTMENTS HORIZONTAL SOLAR SHADING

OUTDOOR LIVING ROOM (Adults) A A

PV INSTALLATION Future Photovoltaic infrastructure, sized to provide over 50% of the residential capacity.

PEDESTRIAN PASEO


Sage Park Apartments passed Title 24 by

25% COMMUNITY GARDEN Providing fresh produce for Sage Park residents

PLAYGROUND (Children)

HERB AND VEGETABLE GARDEN (Community)

OBSTACLE COURSE (JIP)


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FITNESS CENTER

COMMUNITY ROOM

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The community building is a social hub for residents, who use the space for meetings and informal gatherings. The building also exhibits the Gardena High School Art Collection of California Impressionist Art.


APARTMENTS THE COMMUNITY BUILDING The community building is a shared facility that functions in part to provide space to exhibit the Gardena High School Art Collection. Amassed between 1919 and 1956 by Gardena High School’s graduating classes, the Collection was gifted one California-focused painting per year resulting in an impressive collection of California Impressionist Art.

“ROCKBOUND” BY EDGAR PAYNE GARDENA HIGH SCHOOL ART COLLECTION


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COMMUNITY ROOM

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APARTMENTS THE JUVENILE IMPACT PROGRAM Designed for first-time offenders referred by the courts, the Juvenile Impact Program requires youth ages 9-17 to admit to their offense and the impact the crime caused, participate in a mini “boot camp” and group discussion led by several ex-convicts, paint over existing graffiti, and complete a self-esteem class. The parents are required to participate and attend a parenting class. This development was designed to educate youth in a non-traditional, structured learning environment that addresses life lessons such as leadership and academic skills while improving self-esteem, pride, and confidence.

JIP gave me the biggest gift that I’ve ever received. It taught me how to be strong in a positive way that would help me to succeed in life, and this will benefit me forever. – Female Graduate


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Sage Park and the P3 solution open up the opportunity to create housing with preferential selection to school employees in need of affordable options—a new model for workforce housing that can be replicated all over the country.


ABCDEF

APARTMENTS


LOS ANGELES 523 W. 6th Street, Suite 245 Los Angeles, California 90014 213.629.0500 losangeles@steinberg.us.com

SAN FRANCISCO 98 Battery Street, Suite 300 San Francisco, California 94111 415.683.2000 sanfrancisco@steinberg.us.com

SAN JOSE 125 S. Market Street, Suite 110 San Jose, California 95113 408.295.5446 sanjose@steinberg.us.com

NEW YORK 405 Lexington Avenue, 26th Floor New York, New York 10174 646.620.6141 newyork@steinberg.us.com

SHANGHAI 378 Wu Kang Road, Suite 301 Shanghai, 200031, P.R. China 86.21.3368.6860 shanghai@steinberg.cn.com

Case Study: Sage Park Apartments  
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