3rd and Dangler

Proposed Apartment Community in the County of Los Angeles

About the Community

Tentatively named after its location, the Third and Dangler proposed affordable apartment community is a transformational development that can potentially convert six County-owned lots into a vibrant transit-oriented development. The site, which has been vacant and unimproved for decades, would be transformed into a 78 unit affordable housing development in the heart of East Los Angeles.

The site is conveniently located along the Metro Gold line between the Maravilla rail station and the East LA Civic Center rail station, connecting nearby residents to job opportunities in downtown Los Angeles and the San Gabriel Valley.

The new apartment home community would provide a mix of studios, 1-bedroom, 2-bedroom, and potentially three-bedroom units with a range of community amenities. The designs have been crafted and modified to fit the community it will be surrounded by including the installation of local art, an array of exterior landscaping, and vibrant paint colors that will allow the development to blend in with other uses along 3rd Street. The apartment home community would provide a community center, public plaza, interior landscaped courtyard, onsite parking, onsite laundry facilities and a rooftop garden.

Background on the Site

Intending to build upon significant local and regional investments in the area by the County, the Community Development Commission/Housing Authority of the County of Los Angeles (now LACDA), and Metro, the County issued a Request for Proposals (RFP) for affordable housing in 2017. The County’s RFP envisioned 3rd Street rail station areas “transformed into transit centers with mixed-use buildings that support the community”. In spring 2019, after an unsuccessful attempt to develop the site by another organization, the County selected National Community Renaissance of California as their partner to realize this vision.

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What is Affordable Housing?

Housing is considered affordable when a family or individual pays no more than 30% of their income on housing costs (rent, utilities, etc.). Households that pay over 30% of their income on housing are considered cost burdened and those paying over 50% of their income on housing are considered severely cost burdened. Unfortunately, many, if not most households in the area spend well over 50% of their income on housing due to rising home and rent prices, as well as decreasing or stagnant wages.

The 3rd and Dangler proposed apartment community would provide seventy-seven (77) units affordable to households earning less than 60% of the Area Median Income (AMI) as well as one exempt apartment unit for the onsite manager. In Los Angeles County, the AMI for a family of four is $73,100, meaning that a family of four with a household income lower than $58,480 is considered low income.

Permanent Supportive Housing

Addressing another local need, the proposed community would provide homes for 39 households who currently lack a permanent place to live. According to the 2019 Los Angeles Point in Time Count, there were 564 homeless individuals living in unincorporated East Los Angeles. Permanent Supportive Housing is the formal name given to housing that is paired with appropriate and tailored services for residents transitioning out of homelessness.

Local Jobs

Beyond the provision of affordable and permanent supportive housing, this development can provide nearly 300 local jobs during the construction phase and a handful of part-time and full-time positions once operational. Local notification for these units will occur through a grassroots outreach approach and partnerships with local Community Based Organizations, as well as a partnership with the Los Angeles Workforce Development, Aging, and Community Services (WDACS).

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Parking

​Onsite parking would be accessed through one vehicular entry point at Dangler Avenue and into a subterranean parking garage containing 87 regular stalls, 3 long-term bicycle parking areas, EV parking, and a reserved vanpool space.

Community Engagement and Leadership

Community engagement and outreach has been at the forefront of this development’s predevelopment efforts. Since August of 2019, when National CORE was selected to develop the project site, the team has engaged in a comprehensive outreach strategy inviting stakeholders to provide input and learn about the development through at-large community meetings, door-to-door canvassing, open houses, and stakeholder focus groups. Over the course of our outreach, we have made great strides in engaging with various local stakeholders of all ages and backgrounds. This outreach approach has resulted in a number of design and programming changes to the initial building plans, including ongoing planning efforts to establish action plans for the construction hiring phase and the notification period for the unit leasing period.

Our Development Enhancements Include

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Doubling the initial parking count at a cost of $2 million

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Initiating efforts to acquire an adjacent lot to incorporate into the project

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Reconfiguring the bedroom mix to include larger families if lot expansion occurs

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Stepping down the back of the building to create more aesthetical enhancements for adjacent neighbors

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Increasing landscape options to the rear of the building

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Changing the building colors to complement other designs within the neighborhood

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Including a technology lab in the community center

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Expanding community space if lot expansion occurs

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Opening office and community space to local CBOs

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Prioritizing local residents for housing and employment opportunities

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Collaborating with local CBOs to implement all facets of the development

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Increasing locations on the building for local art installations

These changes comprise feedback and suggestions from various stakeholders across all stages of our outreach process.

Timeline on Development

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2017

Request for Proposals

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2019

National CORE Selected

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September 2019

Exclusive Negotiating Agreement

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2020

Secure Financing

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2021-2022

Construction

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Early 2022

Priority Campaign

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Mid 2022

Lease Up Begins

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Late 2022

Grand Opening

* Schedule subject to change

Community Benefits

  • New housing units for families earning less than 60% of the County’s Area Median Income
  • New employment opportunities for the construction and operation phases of the building
  • Tailored onsite supportive services
  • Potential for local transportation and pedestrian improvements
  • Onsite parking
  • Increased landscaping fronting 3rd street
  • A beautifully designed development
  • Permanent Supportive Housing for households without a current permanent place to live
  • Revitalization of a currently vacant and blighted lot fronting the Metro Gold Line
  • Onsite workforce development services
  • Technology lab
  • Large community room
  • Potential pocket park

Frequently Asked Questions

Why will this development be for low income households?

Los Angeles County is home to one of the most expensive housing markets in the country. The shortage of housing has caused a rise in rent and home prices. Residents in East LA have also been affected by this housing crisis; we are seeing several families living together to help share housing costs; young adults are living with their parents longer; and families are spending more of their income on housing-related expenses because their wages simply have not kept up with the cost of housing. There are also families in this community living just one paycheck away from homelessness – and even more now with the Covid-19 pandemic. Building more housing, especially affordable housing, is a direct investment we can make to respond to this existing and growing need.

What is affordable housing?

For housing to be considered affordable, the cost to live there per month (rent, utilities, etc.) should not exceed 30% of the household’s income. Households that spend over 30% of their income on housing related expenses are considered cost burdened and those spending over 50% of their income on housing are considered severely cost burdened. Due to high housing costs in Los Angeles County, there are many households spending close to 90% of their income on housing.

How are rent and income restrictions determined for affordable housing developments?

Income and rent requirements for new affordable housing developments are set by the State of California Tax Credit Allocation Committee and affordability is defined by income level as a percent of the Area Median Income (AMI) by County, as set by the Department of Housing and Urban Development (HUD). In Los Angeles County, the AMI for a family of 4 is $73,100. For a home to be considered affordable for a family of four in this county, their housing expenses should not exceed 30% of their household income, or $1,800 a month. For more information, please see https://www.treasurer.ca.gov/ctcac/2019/supplemental.asp

Why do we need this in East LA?

The need for affordable housing is evident and is growing. Currently within East Los Angeles, there are over 2,400 seniors and over 3,900 disabled who fall below the poverty line; 564 individuals experiencing homelessness; and 369 students also experiencing homelessness.

In East Los Angeles, more than two-thirds of residents spend over 30% of their income on housing and over half spend more than 50% of their income on housing. With the current Covid-19 pandemic, families are likely spending even more of their income on housing due to impacted wages caused by temporary unemployment or job loss.

East Los Angeles is a dense community and overcrowding makes it even more dense (i.e. several families living together) due to high housing costs and the lack of available housing stock. Building more housing is an opportunity to increase housing options in the community and respond to growing need.

Why the location at 3rd and Dangler?

The 3rd and Dangler site has been vacant, unimproved, and underutilized for decades. Vacant lots are not only unattractive to look at, but they can also be breeding grounds for illegal dumping, loitering, trespassing, and rodents. There have been many public investments around the Metro Gold Line by the County, Metro, and the Los Angeles County Development Authority. The 3rd Street Specific Plan, adopted in 2014, even outlines a framework to revitalize the 3rd Street corridor. The 3rd and Dangler location is one of the only remaining lots that is available for housing in this area. Because this location fronts the Metro Gold Line, it presents a great opportunity to create a community-serving, sustainable, and attractive investment that will respond to community needs.

How has the community been involved?

Since the summer of 2019, when National CORE was selected to develop the site, development staff has participated in a number of outreach activities including over 20 events and meetings ranging from at-large meetings, community gatherings, door to door canvassing, and stakeholder focus groups with the purpose of sharing information on the development and addressing potential concerns. Throughout this outreach period, a number of modifications have been made to respond to feedback received. Those changes include increasing landscaping throughout the proposed plans, adding more parking spaces, changing the exterior paint color, making the community room larger, and adding architectural changes to the back side of the property. To inform residents of these outreach opportunities, invitation mailers were sent to all households living within 500 feet of the site, flyers were also displayed at the ELA library, Belvedere Park, and other frequented locations.

Who can we expect to live at the property?

The apartment home community will be intergenerational with working families, seniors, single-parent households, disabled individuals, and people who have experienced a sudden and unexpected loss of income. Future residents must earn less than 60% of the area median income and meet other requirements to qualify.

A maximum of 39 apartments will be Permanent Supportive Housing (PSH) set-aside for individuals who lack a fixed, regular, and adequate nighttime residence or are at risk of homelessness, and who need mental health services.

Will East LA residents be prioritized to live at the new apartment community?

National Community Renaissance will provide an equal housing opportunity to all. We abide by all fair housing practices and do not discriminate on the basis of current residence, race, color, religion, sex, disability, national origin, or other factors unrelated to an applicant’s ability to comply with rental agreement and community policies.

However, in partnership with the County and local service providers, the development team will conduct targeted outreach in the East Los Angeles area to notify residents of the application period and process to apply well before the end of construction, as requested by community members.

Residents of the 39 supportive housing units will be referred to the property through the Los Angeles County Coordinated Entry System (CES). The development’s service provider, People Assisting the Homeless (PATH) will work closely with CES to identify potential residents and understand their strengths and needs in an effort to connect them with appropriate resources.

What type of services will be offered on site?

A variety of supportive services will be available to all residents and members from the surrounding community. Examples of these services include financial literacy classes, life skills workshops, parenting education, economic mobility programs, stress management and home ownership workshops. Per the development’s goals, 39 apartment homes will be specifically permanent supportive housing (PSH) to assist residents with needed support services. Residents of the 39 PSH units will receive onsite physical and mental health support, job training and other services. This will include addiction treatment, if needed. Each resident will have a dedicated staff member who will help each resident identify goals and track their progress. These case managers will assess residents’ needs, work with them on an action plan to meet their goals and support their progress. Every day while living in these homes, residents will be supported to assist them in rebuilding their lives and becoming productive members of the community.

Will there be security at the building?

This apartment home community will have onsite security and a 24-hour presence of highly trained property management staff. An apartment manager will live at the property to answer any questions. Security and maintenance will also be onsite seven days a week to assist residents. Together, the management team will ensure that residents adhere to all building rules and expectations.

How is this development being funded?

Affordable housing development is different than traditional market rate development in that it can take years to assemble the funding needed. Supportive housing offers another level of challenge in that the developer must also assemble funding for comprehensive onsite services and rental subsidies.

The primary funding sources for this development may include Low Income Housing Tax Credits, state funding, and private construction and permanent mortgage loans. The Los Angeles County Development Authority has committed up to $7 million through its annual NOFA for supportive services as well as a land loan for the development. These funding sources will drive the program design of this development, as they each have requirements for the population served.

Can you guarantee that the apartments will only be for low income individuals and families?

Yes. Upon securing the necessary funding and approvals, National CORE will purchase the land and record its use as solely for affordable housing for a minimum of 55 years. The applicable funding sources for this development also require adherence to strict guidelines. To ensure compliance with affordability restrictions, annual compliance monitoring will be routinely conducted.

What is next for this development?

Upon securing the necessary funding and approvals, construction for the development can be expected to begin as early as next Spring, and as late as Spring of 2022.

Does this development comply with the 3rd Street Specific Plan?

This proposed development complies with all zoning and land use regulations for the proposed site, including the 3rd Street Specific Plan.

Why is this building allowed to be built at four stories rather than three stories per the 3rd Street Specific Plan?

Los Angeles County, as mandated by the State of California, allows developers who propose to build affordable or senior housing specific concessions and incentives to spur housing construction. These concessions and/or incentives include increasing density, increasing the allowable building height, allowing reduced parking ratios, and others. For more information on the Los Angeles County Density Bonus Ordinance, please see http://planning.lacounty.gov/density.

How many parking spaces will this development provide?

The development proposes to build a two-level subterranean parking garage consisting of 87 parking stalls including ADA accessible spaces and one space for a vanpool.

How will parking be managed at the property?

The property management team will follow a parking management plan consisting of a log of all registered vehicles per residents’ leases and other measures such as assigned spaces. Strict building rules and regulations will apply to the parking area.

Is there anything being done to address the existing street parking shortage in the nearby residential area?

Aside from this apartment development, the County of Los Angeles is evaluating several potential remedies for the existing shortage of parking including implementing a permit-only parking system. Should community stakeholders choose to proceed in implementing this permit system, a vote will take place through an election.

Where can I apply to live at the property?

Tenant applications will be available shortly before the end of construction. An informational campaign will be launched prior to the end of construction to provide the community with updates on the application process.

How can I stay informed about this development?

National CORE will be sending regular development updates to community members via email. If you would like to receive these updates, please complete the information portal above or email cmejia@nationalcore.org to sign up.

     

Building the Future of Community

     

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