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SCALING EQUITABLE �DEVELOPMENT ACROSS REGIONS�LOS ANGELES�SEPTEMBER 26, 2019

Presented by �Sissy Trinh, Southeast Asian Community Alliance�Jane Beesley, Regional Open Space and Parks District�Natalie Zappella, Enterprise Community Partners

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OVERVIEW OF THE COALITION�LOS ANGELES REGIONAL OPEN SPACE AND AFFORDABLE HOUSING�

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HOMELESSNESS

SOCIOECONOMIC DISASTERS

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WAGES + RENT

SOCIOECONOMIC DISASTERS

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EXTREME RENT BURDEN

SOCIOECONOMIC DISASTERS

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Will the Los Angeles River Become a Playground for the Rich?�The revitalization of LA’s neglected riverfront has gone from social-justice crusade to money-soaked land grab.�By Richard Kreitner�

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LA ROSAH�Los Angeles Regional Open Space and Affordable Housing Collaborative

Created Summer 2016

Unfunded collaborative—�Sweat Equity, Passion, + In-kind + $ Contributions

Diverse partners�Vibrant collection of disciplines, sectors, + experience

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Vision Statement

LA ROSAH envisions a thriving Los Angeles in which everyone has equitable access to activated parks, high-quality open space, and healthy affordable homes.

Low-income communities and communities of color benefit from urban greening investments without being displaced by them, and marginalized residents play an active role in shaping and staying in their neighborhoods.

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Mission Statement

LA ROSAH’s mission is to advance policies and strategies that prevent displacement in vulnerable communities related to urban greening investments and to create models for accessible, community-driven parks/open space and affordable housing joint development, including housing production and preservation.

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Values

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Equitable investment without displacement

Social justice and racial equity

Multi-sector collaboration

Research and sharing

Inclusivity and accountability

Community engagement

Focus on outcomes

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The Big Idea #1 | Displacement Avoidance Policies, First + Foremost

GOAL: Establish displacement protections in local, regional, and statewide laws and policies related to �urban greening investments.

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Anchor Place, Century Villages at Cabrillo

The Big Idea #2 | Open Space + Affordable Housing Joint Development

GOAL: Establish and test a framework for joint development that positions access to future implementation �funding sources

GOAL: Increase adoption of the joint-development framework by building capacity, facilitating partnerships, and creating enabling policy.

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DISSEMINATION, EVALUATION, AND SUSTAINABILITY

GOAL: ACHIEVE OPERATIONAL EFFECTIVENESS, PRODUCE RESULTS, AND PLAN FOR SUSTAINABILITY.

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POLICY SUCCESSES�MADE POSSIBLE THROUGH LA ROSAH PARTNERSHIPS + MEMBER LEADERSHIP�

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March 2019 | Measure A + Equity-Driven Advocacy

LA County Board of Supervisors (BOS) approved the Measure A Grant Administration Manual in March 2019. Many equity provisions were included, through a network of collaboration among equity advocates, including:��

Minimum of 30% competitive grant funds targeted for projects in high park need areas
Displacement Avoidance Policy
TA program and community engagement elements ��

Successes

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Measure A Displacement Avoidance Policy

Incentivizing displacement avoidance strategies in project applications, throughout the planning and implementation phases;
Encouraging collaboration among park agencies, nonprofit park developers, + affordable housing developers;
Establishing a technical assistance program that can support project applicants with displacement avoidance strategies

SUCCESSES

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Measure A Displacement Avoidance Policy

Creating a data collection and evaluation system to track the impacts of park investment over time, including potential impacts on housing stability and displacement;
Establishing a Displacement Avoidance Task Force to provide support and oversight to the Regional Parks and Open Space District (RPOSD) in their efforts to implement the Displacement Avoidance Policy; and
Allow Measure A funds to be used for relocation costs if the project results in the displacement of any person or business.

SUCCESSES

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LA County River Masterplan

SUCCESSES

Create forum for coordination of housing and community stabilization strategies
Require a housing affordability assessment
Increase units of affordable housing within one mile of the river
Develop an affordable housing land bank authority, land acquisition loan fund, or similar organization to strategically purchase land along the river and hold it
Secure funding for affordable housing in parallel with funding for river projects
Incentivize stronger tenant protection policies
Support persons experiencing homelessness along the river by coordinating outreach and building new permanent supportive housing
Integrate best practices for working with persons experiencing homelessness utilizing the river corridor

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Measure W Feasibility Study

SUCCESSES

11. A plan for outreach/engagement to solicit, address, and incorporate stakeholder input on the Project, which should also address issues related to displacement and gentrification.

12. As applicable, the Feasibility Study must include an acknowledgment that the Project will be fully subject to and comply with any County-wide displacement policies as well as with any specific anti-displacement requirements associated with other funding sources such as Measure A.

19. If the Project is located within a Disadvantaged Community (DAC), a summary of how the Project will benefit that DAC and a discussion of measures on displacement avoidance."

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It's in the Feasibility Study, which is what applicants have to submit to be considered for funding: https://safecleanwaterla.org/wp-content/uploads/2019/08/Feasibility-Study-Guidelines-20190807-FINAL.pdf [safecleanwaterla.org]

Not as strong as we wanted, but leaves the door open for County-wide policy:

"11. A plan for outreach/engagement to solicit, address, and incorporate stakeholder input on the Project, which should also address issues related to displacement and gentrification.

12. As applicable, the Feasibility Study must include an acknowledgment that the Project will be fully subject to and comply with any County-wide displacement policies as well as with any specific anti-displacement requirements associated with other funding sources such as Measure A.

19. If the Project is located within a Disadvantaged Community (DAC), a summary of how the Project will benefit that DAC and a discussion of measures on displacement avoidance."

https://d3n8a8pro7vhmx.cloudfront.net/larmp/pages/303/attachments/original/1560988768/LARMP_2020_Proposed_WORKING_DRAFT_GAM_SC6-190619.pdf?1560988768

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JOINT DEVELOPMENT SUCCESSES�MADE POSSIBLE THROUGH LA ROSAH PARTNERSHIPS + MEMBER LEADERSHIP�

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INTEGRATED DEVELOPMENT TYPOLOGIES OVERVIEW

INFILL HOUSING + ON-SITE OPEN SPACE / GREENING

INFILL HOUSING + OFF-SITE OPEN SPACE / GREENING

NEIGHBORHOOD TRANSFORMATION THROUGH SCATTERED SITES

TRANSFORMATIVE INFRASTRUCTURE WITH ANTI-DISPLACEMENT STRATEGY

LARGE �MASTER-PLANNED DEVELOPMENT

SUCCESSES

Text from report:

We considered various factors for both types of development, including size and scale of project, opportunities for utilizing public land, capacity for infrastructure on-site or off-site, and drivers of development.

We have identified 5 distinct typologies of integrated housing and open space scenarios.

Large scale Master Planned Development – Development sites 6 acres or more, under single ownership, large enough to accommodate homes and publicly accessible open space. Likely feasible for affordable housing only on public land, or in public housing redevelopment scenarios.

Transformative Infrastructure with Housing sites – Transformative infrastructure projects like the LA River, the HighLine, and the Rail to River Slauson greenway can have the potential to dramatically impact surrounding neighborhoods. Responsible, equitable planning could include identification of affordable housing sites integrated with the infrastructure.

Urban infill housing development, on-site open space – More typical urban infill sites are under 6 acres, and could still accommodate on-site open space.

Urban infill housing development, off-site green infrastructure – Many urban infill sites for affordable housing development are less than 1 acre, and cannot accommodate publicly accessible open space above site area dedicated to low-impact development Best Management Practices for stormwater management. Joint development could still incorporate off-site infrastructure such as green alleys, greenways, pocket parks or nearby open space.

Neighborhood-Scale / Scattered Site Approach – Some communities have adopted neighborhood-scale visions for revitalization. These approaches identify multiple parcels throughout a district, and implement shared infrastructure, thematic or programmatic consistency and coordinated funding strategies.

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Infill Housing + On-Site Greening

Approximately 4 acre park on west side of creek

TOD – Pedestrian Oriented Site (SD Trolley + HFT)

Partnership w/ grassroot orgs + community charrette

City-owned land (99 year ground lease)

299 total healthy apartments

188 affordable apartments @ 30-60% AMI

12 project-based vouchers

99 market rate

Community Center

Playground

Public Art from local arts organization, �A Reason to Survive

Paradise Creek National City, CA

Community Housing Works + Related CA

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LA ROSAH WHITE PAPER (2018)

More information on the typologies, LA ROSAH and our approach and findings, can be found in this report available at:

https://www.lathrives.org/parks_and_affordable_housing

SUCCESSES

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LA ROSAH Land Use Study

Site Identification and Analysis

Using data to identify opportunities to increase resilience, affordable housing, green space.

SUCCESSES

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South LA Climate Commons

SUCCESSES

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LA ROSAH �PILOT PROJECTS 2019

111 Units | West Carson Villas, Unincorporated

60 Units | PATH Villas at South Gate

60-80 Units | American Legion Site, Downey

53 Units | Isla, Los Angeles

47 Units | Metamorphosis

330+ Affordable Units Total

SUCCESSES

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LA ROSAH CASE STUDY�CLIFFORD BEERS HOUSING WITH SUPPORT FROM ENTERPRISE AND LA ROSAH�

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PILOT PROJECT: ISLA INTERSECTIONS

Isla Intersections will provide 53 permanent apartments for formerly homeless households.

The Annenberg Paseo will be surrounded by a wall of lush greenery called a living lung, which serves as a filter for pollution and noise from the surrounding freeways. This shared street will function as a transit-oriented nexus, creating open pedestrian space for the community and Isla residents alike.

Developer: Clifford Beers Housing
Architect: Lorcan O’Herlihy Architects
Landscape Consultant: Superjacent
Planting Specialist: Studio-MLA
Funding Sources: The Annenberg Foundation, Enterprise Community Partners

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Isla Overview

53 permanent supportive housing one-bedroom apartments, one apartment for an on-site manager.
Measure HHH financed
Container construction, rooftop gardens, noise-cancelling water feature.
Community & service space
Greywater system

Neighborhood context: parks-poor, no water recapture programs, low income census tract, highly affected by air and noise pollution.

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Broadway Manchester Improvements

Isla project location

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Annenberg Paseo

LIVING LUNG

Health benefits

Additional oxygen
Shelter from sun / provider of shade

Community benefits

Beautification
Reduction in crime

Environmental benefits

33 lbs of Ozone removed
3.5 tons CO2 sequestered

SHARED STREET TYPOLOGY

Context

The site contains several challenges: 1) proximity to the freeways exposes residents to contaminants and noise, 2) the lot is irregularly shaped (a trapezoid) inside a triangular city block that makes conventional construction and parking difficult, 3) the census tract has no parks or open green spaces, and 4) there are no water recapture programs mandated from the City for larger scale developments, which are greatly needed. The census tract in which Isla is located is low-income with an extremely hazardous AFFH Environmental Hazard Index, is highly impacted by climate change, and has a need for increased economic activity.

Containers

The apartments at Isla will be constructed from recycled shipping containers or purpose-built containers, which will be strategically oriented to minimize noise and pollution from the freeways. Use of shipping containers for affordable large multifamily housing is still uncommon, so CBH is helping to scale this promising practice in Southern California. Our experience will help the industry learn to develop PSH in a more economic, sustainable and faster way than through conventional construction. Prefabricated housing has significant potential for systemic change. It can drastically reduce construction cost and time, making dollars go farther and housing people faster. It diverts construction waste from landfills and minimizes the impact of construction on natural resources. Building with shipping containers is more sustainable, highly energy-efficient, provides better resistance to earthquakes than conventional framing, and it recycles unused containers that today clutter the nation’s shipyards.

Water

CBH aims to include a cistern system at Isla that recaptures water to feed on-site vegetation. The cistern system, which would include an underground storage facility, will help alleviate the water needs of the development as well as provide a much needed resource in times of emergencies. We are including a living, green buffer (public park) densely packed with trees, which will help break down pollutants and particulate matter, decrease noise, and serve as an organic example for development next to freeways. Isla will also include vertical wall gardens, rooftop garden terraces, and opportunities for urban farming.

Paseo and commercial

Isla will feature a commercial space for local vendors and social enterprises that will benefit residents and the neighborhood, and we are working with the City Council District 8 office (CD8) to maximize these benefits. We are creating a public paseo along the site that encourages pedestrian and recreational activities in a shared street. The paseo would be able to hold community events to stimulate economic activity, such as art shows and pop up markets for wholesome foods. We are exploring a partnership for this paseo with the City’s Vision Zero streetscape improvements.

Community engagement

Great support and partnership with CD8. There was an appeal to our TOC incentives from a neighbor, which we won- we were able to gather significant community support.

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Paseo Plan

Street Vacation
>10 city departments
Utilities to site
New street typology
Maintenance covenant

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LESSONS LEARNED + INSIGHTS�REFLECTIONS FROM PARKS, GOVERNMENT, DISPLACEMENT, AND HOUSING�

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Keep the end goal in mind
Active Listening
Be prepared to learn and use what is learned now and include it in your work going forward
New partnerships and alliances
Communicate

Public Agency Key Factors

to Success�

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LA ROSAH Member Experiences�Los Angeles Regional Open Space and Affordable Housing Collaborative

What was most key to the project success?

Key Partnerships + Key Steps that made this possible?

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Co-Benefits + Types of Value Capture Strategies of

Open Space + Affordable Housing (OSAH) Joint Development

Social Equity, Health Resilience, Social Capital	Economic Efficiency	Political + Administrative Feasibility
Addresses 3 Ps of Affordable Housing: Preservation, Production, Protection Increase access to natural, historical, and cultural spaces in collaboration with local community partners Affordable Housing onsite increases resident engagement in park activities + benefits �	Long-term ground lease arrangement of AHD = O+M for park space Conservancies and many park entities can hold land tax free Land Acquisition: Shares costs + increases price certainty �	Subdivision Map Act Exemption Land Swaps = Easy between State Agencies Increases time to plan and entitle project w/o land holding costs Coordinates public investment for community benefits �

Categories of Co-Benefits + Types of Value Capture: Economic Efficiency, Social Equity, Sustainability + Resilience, Political + Administrative Feasibility

A formal arrangement between a Conservancy or other park partner and private community partners to share capital costs of a development can realize mutual benefits for each partner. The partnerships also creates the potential to multiply community benefits created from the infrastructure project(s). There are several potential benefits that we have identified for parks and housing joint-development:

Value:

Conservancies and many park entities can hold land tax free;

Co-investment into a property could relieve the affordable housing developer from paying taxes (and interest) on properties (how long?)

Co-investment reduces the cost of acquiring new properties for both sectors

Allows conservancy and park partners to increase access to natural, historical, and cultural spaces in the urban core in collaboration with local community partners.

Having the park partner as the initial purchaser can allow the affordable housing developer price certainty of the affordable section and time to plan and entitle project without incurring land holding costs to the same degree as if the housing providing purchased on its own; park partner would do this in order to jointly develop the project that would not be viable or as valuable without an affordable housing partner

Value: Conservancies are exempt from the Subdivision Map Act (Government Code 66410 et seq.): can divide land to best develop hybrid park and open space projects

Acquisition and Land use

Stewardship and Long-Term Ground lease

Resilience Benefit

Displacement Protection + Park Equity (Social Equity)

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WHAM Coordination

PROGRESS

Measure M is a sales tax estimated to raise $860 million annually in perpetuity for transportation improvements

Measure A is a parcel tax estimated to raise $95 million annually in perpetuity for parks, beaches, and open space

Measure W is a parcel tax estimated to raise $300 million annually in perpetuity for capturing, treating, and recycling rainwater

Measure H is a sales tax estimate to raise $355 million annually for ten years for services and programs to prevent and combat homelessness

W

H

A

M

!

$1.6B/yr for public programming + infrastructure; $16B this decade

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THANK YOU!�WE LOOK FORWARD TO CONTINUING TO ENGAGE AND LEARN WITH YOU��

JANE BEESLEY | JBEESLEY@RPOSD.LACOUNTY.GOV� SISSY TRINH | SISSY@SEACA-LA.ORG� NATALIE ZAPPELLA | NZAPPELLA@ENTERPRISECOMMUNITY.ORG

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LA County �Parks Needs �Assessment��

Highlights park inequity in LA
For more info, visit: https://lacountyparkneeds.org