This rendering shows the front of the proposed 72-unit affordable-housing project that is being developed by Meta Housing Corporation and designed by Studio One Eleven.
Staff Writer
Los Angeles-based nonprofit developer Meta Housing Corporation officially entered into an agreement this week with the Signal Hill Housing Authority to acquire a 1.6-acre property and develop the site into a new affordable-housing complex being designed by Long Beach-based architecture firm Studio One Eleven.
The project, however, is contingent on the developer’s ability to gain state tax credits in coming months.
The Housing Authority, governed by the Signal Hill City Council, conducted a public hearing on the project at its meeting on Tuesday, Feb. 17 and unanimously approved (5-0) entering into a disposition and development agreement (DDA) with Meta Housing for the construction of a new 72-unit affordable-housing community at 1500 Hill St., between Walnut and Gundry avenues. The site is zoned for light industrial, and a metal Quonset hut formerly occupied a portion of the property.
During the meeting, city staff and representatives with Meta Housing and Studio One Eleven gave presentations on the proposal. It was noted that city staff has recommended mitigations to address impacts related to parking and traffic among other impacts.
In addition, the Housing Authority, at the request of Councilmember Lori Woods, recommended that city staff work with the developer to ensure that the housing complex allows pets and provides a pet-walking area.
“I think the project is one that we as a city, at least I know I am, are eager to see move forward,” said Signal Hill Mayor Ed Wilson, who serves as chair of the Signal Hill Housing Authority.
The property, formerly owned by Signal Hill’s now defunct redevelopment agency, is worth $5.95 million, according to Elise McCaleb, Signal Hill’s economic development manager.
The agreement allows the developer to acquire the property from the Housing Authority at no up-front cost. However, under the contract, the Housing Authority is being paid back for the asset through a “residual receipts loan.”
Under the terms of the loan, which includes a 3-percent interest rate, the Housing Authority will receive 50 percent of the affordable-housing development’s net income over a 55-year term. ÂÂ
McCaleb noted that the developer’s ability to purchase the property and develop the project is also contingent on receiving state tax credits, which, would provide Meta Housing a way to raise project equity through the sale of tax benefits to investors.
The agreement allows the developer to compete in three rounds for tax credits, she said, adding that the first tax-credit-allocation cycle is in March and the second is in July.
The agreement comes more than three years after the State of California abolished redevelopment agencies and took away nearly $2.6 million in affordable-housing funds that were once allocated for the project.
Following public tours of Meta Housing’s downtown Long Beach housing development known as the Long Beach Senior Arts Colony, the Signal Hill Planning Commission conducted a community meeting on Jan. 13 to gather public comments on the project.
The Planning Commission directed city staff to take into account traffic and parking impacts related to Signal Hill Elementary School, which is adjacent to the project site.
As a result, city staff has included a condition to require that a traffic-safety committee review traffic concerns and conduct a follow-up review after the first six months of occupancy, said Selena Alanis, Signal Hill assistant city planner.
She said parking and traffic studies were recently conducted. A study of existing parking conditions at Las Brisas, the most recent affordable-housing project built in Signal Hill, found that only 60 percent of the parking lot there was being used and many of the residents have either one or no cars, Alanis said.
During the meeting this week, however, Signal Hill Elementary School Principal Tammy Lavelle said that, while she isn’t against the project, the City should study the parking and traffic conditions at the proposed site rather than at Las Brisas, which doesn’t have the safety risks for children coming to and from school.
Lavelle said the school, which has about 760 students, provides valet parking and has three crossing guards at different intersections. She added that students are dropped off in the morning from 7:30am to 8:10am and are dismissed at staggered times until 3pm.
“Our biggest concern is even adding one more car to our existing traffic problem,” she said, adding that there has already been at least one accident involving a child in the two years she has been principal. “I’m not against the project by any means. I mean, it sounds lovely, but it’s super concerning.”
Councilmember Tina Hansen said the City and developer should work on continuing an open dialogue with the school on reducing traffic impacts. Still, she said that “parents are going to do what they want to do” regardless of parking restrictions.
Wilson noted that the City still has the ability to limit hours of parking though he said traffic would most likely be the biggest concern.
As for the project, Hansen said the architecture firm and developer presented a design concept that was “far superior” to those of other applicants.
She said providing affordable-housing options, which is a requirement under state law and is outlined in the City’s housing element, is important for residents. City staff notes that the units, which include one, two and three bedrooms, would be affordable enough for “low income,” “very low-income” and “extremely low-income” individuals.
Hansen, who has worked as a Los Angeles County prosecutor for 30 years, contested the insinuation that affordable housing attracts a criminal element.
“I’ve seen people from all walks of life and all kinds of income, and, because you have a lower income than somebody else doesn’t make you a criminal and doesn’t make you a bad person,” she said. “It just makes you a person with a lower income! Whether they’re single, whether they’re a family or whether they’re a senior, they should have the same right to live in housing that is beautiful, that is architecturally interesting, where they can get out and see green, where their kids can be safe to play and where they can meet neighbors and have a community.”
Chris Maffris, vice president of Meta Housing, said the new development, which is being marketed primarily to working-class professionals and families, would come with programming, including tutoring for children in school.
“We’re extremely excited about the prospect of working with you and your staff on the Gundry Hill development,” he said. “We really pride ourselves on high-concept housing that’s well managed, well conceived and fits into the fabric of the greater community. We’re long-term owners of all of our properties, which means we’re here for the long term, we want to be good neighbors and we work hard as a company to make that an important piece of our business.”
He said that, while the development is currently called “Gundry Hill,” the official name has not yet been determined. Maffris noted that a property manager would be living on site and cameras would be installed throughout the complex.
Michael Bohn, principal and design director for Studio One Eleven, said in his presentation that a quarter of the project would be dedicated as open space, including a courtyard. He added that the project, which is expected to be Leadership in Energy and Environmental Design (LEED) gold, would also include a community center.
“Our overall goal is to design a quality, affordable family-housing community at a village scale,” he said, adding that the housing, which will include balconies and three setback structures, would be integrated into an “expansive green” visible from Hill Street.
Other Council highlights
Introduction During the Council meeting, Mayor Wilson introduced Jeanette Gonzalez, the City’s new dispatcher/jailer with the police department.
‘City view’ park plans The Council reviewed the final design of a proposed “City View” park, a section of Creston Avenue, immediately west of Cherry Avenue from Local Street, that would include a landscaped trail for pedestrian access, benches and an electronic monument sign. The park, which would provide picturesque views, would require that oil-well operators still be able access nearby wells, according to a city staff report. Construction, according to a landscape architect, is expected to cost approximately $535,000. The project is eligible for funding from the Park Development Fund, and city staff is expected to request additional funding when the project is brought back to the City Council for a contract award. The Council approved amending the City’s official plan lines map by reclassifying an approximate 60-foot by 350-foot segment of Creston Avenue immediately west of Cherry Avenue from local street to pedestrian connection.
Storm-water funding study The Council voted unanimously (5-0) to allocate $5,826 from the City’s Fiscal Year 2014-15 storm-water program budget to participate with the California Contract Cities Association (CCCA) and the Los Angeles County Division of the League of California Cities in a study determine different surface-water quality funding options, including the capture and reuse of storm water for drinking water. CCCA is currently conducting a preliminary ballot and 25 cities have indicated that they will participate in the study.
Annual permit reviews The Council received an inspection report on 49 properties throughout the city that require conditional-use permits (CUPs). This includes six restaurants with drive-through service, 10 business that sell alcohol, two outfield facilities or tank farms, four auto-body and paint shops, 14 other CUPs, such as gun sales and self storage, and 13 wireless telecommunication facilities. The Council also received an inspection report on the wireless “Crown Castle” antenna located at 2411 Skyline Dr. The Council agreed to give the owner of the antenna 15 days to comply with permit conditions, including having communication-company tenants purchase business licenses, or schedule a revocation hearing. City staff notes that two residents addressed the Council to report TV interference and nighttime activity on the tower. In a separate agenda item, the Council received reports on permits for three institutional operations, including the Courtyard Care Center, Las Brisas Child Care Center and Cole Vocational Services.
Community services director The Council voted unanimously (5-0) to interview Signal Hill Community Services Manager Aly Manchini for the position of community-services director as Pilar Alcivar-McCoy has announced she is retiring in July. The Council is expected to either appoint Mancini to the position or recruit a new director.
The next Signal Hill Council meeting is scheduled for 7pm on Thursday, March 5 at the Council Chamber. ß
This site at 1500 Hill Street, between Walnut and Gundry avenues, is where a new affordable housing project is to be built.
