Housing homeless families in pasadena<br />Colleen Edwards, UjjalGhoshtagore, Tish Glaser, <br />Jimmy Miyoshi, Nancy Saga...
Welcome<br />The Problem (Ujjal)<br />Target Population (Nancy)<br />Site Selection (Colleen)<br />Design  (Jimmy)<br />Se...
Pasadena Trends<br />Drivers<br /><ul><li>Economic displacement
Lack of affordable housing
Decreased funding</li></li></ul><li>71 Families, 262 Individuals<br />
Housing gap<br />14 units at Euclid Villa <br />50 beds at the Family Center<br />No PSH for families<br />“The dire lack ...
Target population<br />75 children<br />36 adults<br />
Profile: Mothers<br /><ul><li>Mental health problems
Substance abuse, self-medication
Domestic violence
Victimized
PTSD, depression, anxiety
Physical or developmental disabilities (31%)
3+ major health problems (62%)
Unable to get medical treatment
Pregnancy (7%)
Limited life skills
Limited financial stability
Poor support system
Distrustful
Limited parenting skills
Abusive behaviors</li></ul>“Many of these people were born into poverty. They have suffered abuse and self-medicated, some...
Trauma has lifelong impact<br />Children often experience terrible family violence<br /><ul><li>Mental health disorders
Behavioral problems
Learning disabilities
Greater illness than “housed” children
Social & emotional delays
Foster care placement</li></li></ul><li>Requested Area: Colorado Blvd<br />
Plan A: Best Western Inn<br />Asking<br />$9.8 million<br />
Plan B: La Pasada Inn<br />24 feet too close to the highway<br />Disqualified from City of Industry funding<br />
Plan C: 3620 E. Colorado<br />18,870 sq ft <br />9,435  sq ft <br />
Elizabeth Carniceria<br />Apartments<br />
Adjacent Property<br />
Amenities<br /><ul><li>Colorado/ Lotus bus stop
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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, 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.
  • Team Pasadena 1000 Homes Presentation

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

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