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Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
Team Pasadena 1000 Homes Presentation
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Team Pasadena 1000 Homes Presentation

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I was honored to lead a team in the second annual Urban Land Institute "1000 Homes" real estate development competition to create permanent supportive housing proposals for a partner city. Our team, …

I was honored to lead a team in the second annual Urban Land Institute "1000 Homes" real estate development competition to create permanent supportive housing proposals for a partner city. Our team, comprised of 3 UCLA Anderson EMBA students, 2 USC MREDs and a fabulous architect, was paired with Pasadena and asked to develop housing for homeless families. On June 3, we were awarded "best presentation" and were thrilled at the judges' accolades for our needs analysis, thoughtful and beautiful design, proformas and service proposal. Great work and thank you to Colleen Edwards, Tish Glaser, Jimmy Miyoshi, Archana Rajan, Ujjal Ghoshtagore, and our fabulous advisor, Dale Yonkin. And of course, we must thank Bill Huang and Anne Lansing, our clients from the City of Pasadena. Enjoy!

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  • The site currently houses the ElizabethCarniceria and a dilapidated apartment building with 1-bedroom units that are under 300 square feet.
  • Here’s a look at the adjacent property should the city wish to expand the size of this project.
  • Transcript

    • 1. Housing homeless families in pasadena
      Colleen Edwards, UjjalGhoshtagore, Tish Glaser,
      Jimmy Miyoshi, Nancy Sagar, ArchanaRajan, advisor Dale Yonkin
    • 2. Welcome
      The Problem (Ujjal)
      Target Population (Nancy)
      Site Selection (Colleen)
      Design (Jimmy)
      Services (Arch)
      Pro Forma Financials (Tish)
      Wrap-up (Ujjal)
    • 3. Pasadena Trends
      Drivers
      • Economic displacement
      • 4. Lack of affordable housing
      • 5. Decreased funding
    • 71 Families, 262 Individuals
    • 6. Housing gap
      14 units at Euclid Villa
      50 beds at the Family Center
      No PSH for families
      “The dire lack of affordable housing in Pasadena is both a leading contributor to the homeless crisis and a fundamental barrier to chronically homeless families to overcome their homelessness. ”
      - Marv Gross, CEO, Union Station Homeless Services
      500 families at risk
    • 7. Target population
      75 children
      36 adults
    • 8. Profile: Mothers
      • Mental health problems
      • 9. Substance abuse, self-medication
      • 10. Domestic violence
      • 11. Victimized
      • 12. PTSD, depression, anxiety
      • 13. Physical or developmental disabilities (31%)
      • 14. 3+ major health problems (62%)
      • 15. Unable to get medical treatment
      • 16. Pregnancy (7%)
      • 17. Limited life skills
      • 18. Limited financial stability
      • 19. Poor support system
      • 20. Distrustful
      • 21. Limited parenting skills
      • 22. Abusive behaviors
      “Many of these people were born into poverty. They have suffered abuse and self-medicated, sometimes when they were kids. It’s not an accident that they’re homeless. It’s a wonder they weren’t homeless earlier.”
      - Marv Gross, CEO, Union Station Homeless Services
    • 23. Trauma has lifelong impact
      Children often experience terrible family violence
      • Mental health disorders
      • 24. Behavioral problems
      • 25. Learning disabilities
      • 26. Greater illness than “housed” children
      • 27. Social & emotional delays
      • 28. Foster care placement
    • Requested Area: Colorado Blvd
    • 29. Plan A: Best Western Inn
      Asking
      $9.8 million
    • 30. Plan B: La Pasada Inn
      24 feet too close to the highway
      Disqualified from City of Industry funding
    • 31. Plan C: 3620 E. Colorado
      18,870 sq ft
      9,435 sq ft
    • 32. Elizabeth Carniceria
      Apartments
    • 33. Adjacent Property
    • 34. Amenities
      • Colorado/ Lotus bus stop
      • 35. <1 m to Ralph’s
      • 36. <½ m to Pasadena City Library
      • 37. <¾ m to Eaton Blanche Park
      • 38. <½ m to Wilson Elementary School
      • 39. <½ m to Wilson Middle School
      • 40. <2 m to many retail businesses
    • 41.
    • 42.
    • 43.
    • 44.
    • 45. Services
      Primary Goal: Retention
      “They say they will participate in services, but they don’t. You must remove all barriers for their participation.” – David Garcia, Pacific Services
    • 46. Onsite Services
      Union Station Homeless Services
    • 47. Property Management
      The John Stewart Company
      Tenant
      Qualification
      24 hour onsite
      Manager
      Annual
      Reporting
      Case Management
      Onsite Property Manager
      Case Managers
      Tenancy
      Agreement
      Low
      Control
      Onsite Workshops
      Family/Kids Services
      Strong Partnership = Successful PSH
    • 48. Educate
      Engage
      Enhance
      Local Residents
      PSH
      For
      Families
      Local Businesses
      Local Schools
      Community Outreach
      Educate
      Disperse Fears, misconceptions
      Engage
      Bus tours
      Volunteering
      Student Internships
      Enhance
      Events, Art projects
      Story time for kids
      Educate
      New Neighbor on the block
      Engage
      Discuss Needs
      Of residents
      Enhance
      Provide Business
      Set up Contracts
      Educate
      Project Briefing
      Engage
      Fund raisers,
      Events
      Enhance
      Refer homeless
      To suitable home
      Educate
      Benefits to City,
      Children, Families
      Engage
      Direct involvement for political support
      Enhance
      City Projects participation by PSH residents
      Educate
      Psychological effects of homelessness
      Engage
      Obtain help to spot homeless families
      Enhance
      Kids events
      Educate
      Engage
      Enhance
      Nonprofits, City Departments
      City Officials / Political Support
      Build Community Support – Educate Engage Enhance
    • 49. Sources & Uses
    • 50. Threshold Basis Calculation
    • 51. Pro Forma Income & Expense SummaryFamily / 9% Tax Credits
    • 52. 15-Year Cash Flow Projection
      Tiny but positive!
    • 53. Final Thoughts
      Our approach is replicable, and our proposal helps families and children -- a logical growth area for permanent supportive housing.
    • 54. Q&A
      Thank you!
    • 55. Best Western Site
      Too large, too expensive, too risky to finance
      Lot size (~ 1 acre) and structure (63 motel rooms) larger than needed
      Population study indicates ~ 30 units is right size
      Too large a project may alienate community, instead of engaging it
      $9.8 million asking price reflects value as a going concern
      Perhaps negotiable to 8-9 million, plus 1-2 million in renovation -> total 9 – 11 million project cost
      Using 1.66 units per PSH unit -> 37-38 units, 25% more than selected site
      High acquisition cost is penalized in competitive loan applications; project unlikely to reach fruition
    • 56. Comparables
    • 57. Property details
      Substandard apartments
      Adjacent property
      2915 sq ft market built 1946
      216 sq ft accessory building built in 1949
      (8) 1-bedrooms @ 297 sq ft
      Total 2,376 sq ft, built in 1957
      (8) 1-bedrooms @ 434 sq ft each
      Total 3,472 sq ft, built in 1954
      (2) 2-bedrooms @ 581 sq ft
      Total 1,162 sq ft, built in 1924, remodeled in 1948)
      (2) commercial buildings measuring 2,000 & 2,520 sq ft
      Built in 1932
    • 58. C-3 Zone Summary of Entitlements

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