Name

Mercy Housing

Location

Sherman Oaks, CA

Joined

1 year, 2 months ago


Mercy Housing Projects

Recent Activity

Mercy Housing commented on Burbank Boulevard Senior Housing 3 months, 1 week ago
We understand your point here. We take the naming of our properties, and the impact on our residents, very seriously. Thank you for the sensitivity you've expressed and we agree wholeheartedly.
Mercy Housing commented on Burbank Boulevard Senior Housing 3 months, 2 weeks ago
Thank you, Ashley. It is such a need!
Mercy Housing commented on Burbank Boulevard Senior Housing 5 months, 2 weeks ago
Hello Elizabeth. I'm so sorry to hear your situation. We definitely need more of this type of housing, but this development is only in its very early stages and will not be built for another 2 years or so. I could suggest that you call our front office and request some of the contacts for housing resources. The number is 213-743-5820.
Mercy Housing commented on Burbank Boulevard Senior Housing 6 months, 2 weeks ago
Hello Dennis. Maybe you could e-mail me at abayley@mercyhousing.org and I can share with you the application process for this housing. There is no waiting list for the property and the process will begin in 2-3 years. Amy Bayley at Mercy.
Mercy Housing commented on Burbank Boulevard Senior Housing 6 months, 3 weeks ago
The site is on the south side of Burbank Boulevard, between Van Nuys and Vesper. There are existing structures which will be demolished. If you look at the aerial view at the top of this website, you will see that it is outlined in red.
Mercy Housing commented on Burbank Boulevard Senior Housing 7 months, 2 weeks ago
I appreciate your comment here. We have held all of our Mercy Housing community meetings in the evening for that very reason. Unfortunately, this is a City of Los Angeles hearing over which we have no control.
Mercy Housing commented on Burbank Boulevard Senior Housing 7 months, 3 weeks ago
Thanks for your observations, Amy. The name of the property is Burbank Boulevard Senior Housing. Mercy Housing is the name of the national non-profit developer, owner, and operator of non-profit housing and was founded in 1981 by a group of women religious (sisters). I can assure you it is not a christian organization and there is no hidden cross in the logo. You can learn more about us at our website mercyhousing.org.
Co-urbanize is the national organization which supports Mercy Housing in creating and managing this interactive website which has been instrumental in assisting us in both informing the broader community and hearing their thoughts, concerns, and suggestions. There is more information on their website courbanize.com.
Thank you again for your questions. It really helps to clarify the information.
Mercy Housing commented on Burbank Boulevard Senior Housing 8 months, 2 weeks ago
We are fortunate to be able create this new community for seniors. Thank you for your support.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
The architecture team has worked hard to make sure that the design of the building provides a real asset to the look Burbank Boulevard.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
Thank you. On the ground floor there will be various resident-serving spaces, including the community kitchen which may be used for many purposes including healthy cooking classes, community celebrations, nutrition classes, etc.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
What a great idea for a larger site. Unfortunately, this property is fairly small and we are unable to include any non-residential space other than the spaces for property management, case management, and resident activities.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
There is still a long way to go in the process, but if all goes well, the homes could be ready sometime in 2022. Once construction begins, there will be a phone number posted at the site. A taped message with basic information will be updated regularly, and closer to completion, there will be information regarding the lease-up of the property.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
As you note, this is a very good location in terms of services and amenities. In addition, resident services staff and case managers will work closely with residents to make sure they have the transportation support they need.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
Residents in this community will pay 30% of their household income which is the nationally recognized percentage for "affordable" housing.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 1 week ago
We have submitted an application for project approval under the city’s affordable housing program guidelines. The application is still under review by the City Planning Department and no dates have been announced. At some point (probably June – July timeframe) the application will be reviewed by a Hearing Officer and then by the City Planning Commission. We currently anticipate that the required approvals will be issued by end of summer and we will be able to buy the property in October 2019.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 2 weeks ago
We agree. Case management and resident services staff will work with residents to assess their interest in working and volunteering in the community. Services staff often connect residents with employment programs in the neighborhood to obtain work and with other non-profits where they might volunteer.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 2 weeks ago
Hi Lisa. We expect to purchase the property from the current owner in October 2019 and will be sure to attend to site maintenance after the purchase is complete.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 3 weeks ago
Thank you. We are also working in the downtown and I will pass this on as we have greatly appreciated working with muralists in other cities. Most of the outer walls for the property have large windows with Juliette balconies, so there’s no real space for a proper mural.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 3 weeks ago
*High Construction costs:
Government agency requirements for payment of prevailing wages substantially increases the cost of construction and limits the number of contractors who are willing to work on the development. California building codes for seismic and energy efficiency standards and requirements for the LEED energy certification are also expensive. Federal import tariffs on building materials, general building industry inflation, and worker shortages are now impacting construction costs for all types of real estate projects. Specific to the proposed building, interior corridors, an elevator, numerous common areas, and the added cost for excavation and construction of an underground garage and build-out of a rooftop deck all add cost. These features are not typically part of a simple walk-up type apartment building that might have cost $200/foot a few years ago.

*Financing:
Due to rent affordability restrictions, these developments generate little cash flow. They cannot support mortgage payments on a large loan and usually generate limited profit after the government loans are repaid. For these reasons, the private sector is unable to build affordable housing without substantial public resources. In this developments, project funding includes a bank mortgage to be repaid from rental income. This covers only a small portion of the total construction cost, with the remainder being funded by a variety of direct government loans and investor equity. The investor funds are generated by the sale of federal low-income housing tax credits provided by the Federal government; the investors receive tax shelter benefits but not a significant cash return.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 3 weeks ago
Mercy Housing contracts with a third party to conduct criminal background checks on all applicants for the properties in its portfolio. This is to determine that neither the resident nor any household member will have a record of misdemeanor convictions within the past 3 years or a record of felony convictions in the past 4 years. Any applicant or household member who is subject to the national sex offender lifetime registration will be admitted under any circumstance. Additionally, the leasing process includes requests for information on credit history, landlord history, as well as other background information that indicates the applicant will be able to live successfully in the community.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 3 weeks ago
Lisa, you had expressed interest in the tour. It is scheduled for May 11 and the invitation is on this site under "Information and Plans". It was announced at the meeting last week with the flyers, and deadline for responding was April 30, but we would certainly have room if you would like to participate. Please send your confirmation to Daniel Rojas: drojas@mercyhousing.org. We look forward to having you visit a very inspiring community.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 3 weeks ago
As mentioned earlier, one of the hallmarks of Mercy Housing as an operator of permanent supportive housing is the strong working relationship between the management and the resident services staff (including case managers) on behalf of residents. Though sobriety is not a requirement to live at the property, every resident signs an addendum to their lease stating that they will not use illicit drugs. Programing will be offered to address substance abuse issues as well as to support residents in becoming sober and maintaining their sobriety. Another part of the lease which every resident will sign has a clause stating the commitment to being a good neighbor and not disrupting the peaceful enjoyment of the community. Additionally, the on-site resident services team will be providing robust programming throughout the day to engage the residents. Some of this programing will address substance abuse issues and the service staff will work closely with any resident suffering from the disease of addiction and those working hard to maintain their sobriety. Any public intoxication will result in a lease violation. All of the staff working on-site will be training in working with individuals who live with mental health issues.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 4 weeks ago
Jenna, we had a similar question regarding the limited parking back in February. I have copied it here and hope it is helpful.
"Based on our operation of similar properties throughout the State, we expect very few residents will either come in with a car or attain a car while at the property. Per State code for senior supportive housing, this property will provide 17 resident parking spaces, or .3 spaces per apartment. We have operated housing with similar, or slightly higher, parking ratios and find that the majority of spaces go unused. Mercy Housing, through our own resources and relationships with area partners, will provide transportation services to residents for daily needs, such as doctor visits, shopping and recreational trips."
Also, we will be posting the actual parking use for the other Permanent Supportive Housing properties in the next week.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 4 weeks ago
Anyone wishing to co-inhabit the unit must go through the same qualifying and screening process as the original resident, be a party to the lease, and abide by the house rules. Non-compliance will result in a lease violation.
Mercy Housing commented on Burbank Boulevard Senior Housing 9 months, 4 weeks ago
We would be delighted to have you join the tour, which is scheduled for May 11 and was announced at the community meeting last week. You may have taken one of the invitation flyers. The invitation is also listed on this website under Information and Plans and has the contact information for you to reserve a space.
Mercy Housing commented on Burbank Boulevard Senior Housing 10 months ago
The total project development cost is not yet final because we are in the early stages of the development planning. Construction costs will continue to fluctuate based on market conditions until construction is actually able to begin and a construction contract can be signed. Our current expectation is that the total project cost will be around $26.3 million including land purchase, design costs, financing costs, reserve funds, etc. Of this, approximately $13.8 million is expected for direct building construction costs. In addition to the $12 million from City HHH funds, we are expecting approximately $4.8 million from other government program loans and $9.5 million from investor equity. The anticipated rental rate will be 30% of an individual resident's monthly income not to exceed $487 (based on 2018 income levels.) The allowable income level and maximum rent changes annually based on Federal government statistical updates.

The taxpayer funds that are provided to the project come in the form of loans from various public agencies including the City of Los Angeles. These agencies do not become co-owners of the development, but typically receive 50% of the annual project cash flow as repayment of their loans.
Mercy Housing commented on Burbank Boulevard Senior Housing 10 months, 1 week ago
Jack, those are all important housing needs. This site is better suited to seniors, though, which is also the largest growing population of people experiencing homelessness in Los Angeles. It is a great site and well-served by community amenities.
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months ago
To your first questions, Jason, although the Veteran's Village looks “brand new”, it has been operating since 2014 and serves formerly homeless veterans in 40 studio apartments. Since its opening, approximately 50% of our residents have been over the age of 62. So while it does not have an explicit age restriction, we do find that many of our formerly homeless veterans have similar needs to those who would be living at the new Sherman Oaks community. It is also located along a commercial corridor, with single family homes primarily to the north and some to the southeast, comparable to the Burbank Boulevard site.
Regarding the location, it is not often that we find a site which is properly zoned, properly sized, and properly priced. In addition, we were drawn to the site’s access to shopping, services, and public transit. The property was permitted to build up to 58 senior units as part of a 2017 City entitlement process. Our approach has been to work within that approved building envelope, while incorporating community input around aesthetics, lighting, landscaping, adjacent neighbors, etc. We received very good feedback from the community at the February 4 community meeting and look forward to sharing how those comments and observations have been included in the resulting design
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months, 1 week ago
Thank you, Daniel. And it has been our experience that the resident services team will be a great asset in connecting these future residents with the neighborhood and broader community.
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months, 2 weeks ago
Thank you, Jason. One of the hallmarks of Mercy Housing as an operator of permanent supportive housing is the strong working relationship between the management and the resident services staff (including case managers) on behalf of residents. Part of the lease which every resident will sign has a clause about being a good neighbor and not disrupting the peaceful enjoyment of the community. Additionally, the on-site resident services team will be providing robust programming throughout the day to engage the residents. Check this site in the next couple of weeks for a description of the resident selection process to be included in the Frequently Asked Questions. A very similar Mercy property is El Monte Veterans Village. Tours are being planned for April and we will post those plans here in the next several weeks.
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months, 2 weeks ago
Thank you, Kim. We are looking to organize a tour of our Veterans Village property in El Monte which is very similar in size and resident population. Check this site in the next couple of weeks for that information. Also, we will be posting some Frequently Asked Questions (and their answers) soon with good information on the vetting process.
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months, 2 weeks ago
Thank you, Zarek. We agree, and at our February 4 community meeting, with the architects present, we asked for community input on the exterior look and feel of the property. We incorporated those comments into our final application to the city. We'll share more details about the design at our next community meeting in April. Check this site in the next couple of weeks for the date, time, and location.
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months, 3 weeks ago
All residents will be technically homeless at the time of move in. They will be living in a shelter, on the street, or in a transitional program, will be referred by a service agency, and will go through a screening process to verify their homeless status. Because of our funding commitments and the profound need, we do not foresee there being a time when we will accept residents who have not experienced homelessness.
Mercy Housing commented on Burbank Boulevard Senior Housing 11 months, 3 weeks ago
We do not require sobriety to live in the building. The well-respected harm reduction model is based on the understanding that what individuals do in the privacy of their own home is their right to do so as long as it does not affect the peaceful enjoyment of the rest of the community. Any public intoxication, however, results in a lease violation. We will be offering substance abuse support and referrals for those who need it. Similarly, we will work with our residents and their providers to assist them to be medication compliant. Our onsite services team will be trained to work with individuals who live with mental health issues.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
The 55 new apartments will provided much needed homes to residents who come from this community and will provide support services for individuals who are currently quite underserved.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
We agree, Allie. This development will be for senior 62 and older, but there is certainly opportunity for more housing which is not age-restricted.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
Thank you Zarek. The future residents of Burbank Boulevard Senior Housing will generally drive far less than the usual population and we'll work hard to make sure the building is designed well with good access to Burbank Boulevard.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
Thanks, Lucie. The development will serve 55 senior households so keep checking here for progress on getting it approved and built. Your support will help.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
Thank you for the question. We assume that you are inquiring about the rents that will be charged at the property. Because this community will serve formerly homeless seniors, every apartment will have a project based Section 8 voucher from the Los Angeles Housing Authority. This voucher ensures that residents will pay no more than 30% of their income toward rent, regardless of income. Some residents may have no income to start, as our staff works with them to secure benefits and eventually contribute toward rent. The property is located at 14536 Burbank Blvd., Sherman Oaks 91411.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
Hi Zarek, thank you for relaying your question and your experience with this location. Based on our operation of similar properties throughout the State, we expect very few residents will either come in with a car or attain a car while at the property. Per State code for senior supportive housing, this property will provide 17 resident parking spaces, or .3 spaces per apartment. We have operated housing with similar, or slightly higher, parking ratios and find that the majority of spaces go unused. Mercy Housing, through our own resources and relationships with area partners, will provide transportation services to residents for daily needs, such as doctor visits, shopping and recreational trips. Vehicles leaving the property will only be able to make a right turn though we will, with the City engineering department, explore other turn movement modifications or restrictions that could improve safety.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
Thanks Nahtahna. While our proposed plans work within the existing height, setbacks and density of the Eldercare plan which was approved by the City in 2017, we look forward to engaging the community around opportunities to improve upon the prior concept. For example, the building's architecture details/articulation, landscaping, and placement of community spaces all offer opportunity for input. Please continue to check our co-Urbanize website for updates on future community meetings and on the public hearing process.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
Great questions, thank you. Mercy Housing has worked extensively with the homeless senior population. We provide permanent housing to over 500 formerly homeless seniors in a variety of settings across the State and have been recognized for our work with seniors by the California Alliance for Retired Americans, Institute on Aging, American Planning Association and the California Endowment. We chose this location and area because it provides the transit, shopping and service resources that will help our future residents heal and thrive.
Mercy Housing commented on Burbank Boulevard Senior Housing 1 year ago
You’re right, Nahtahna. One of the benefits of Mercy Housing Management is that there will be a member of the management team who lives at the property and whose contact information will be shared with the neighborhood community.