Development Summary
FlyawayHomes was founded on the principal that to solve the homeless crisis in Los Angeles (and across the United States), permanent supportive housing must be built as an economically viable investment vehicle, providing a reasonable return to investors—without the need for government funds or private donations. It has engaged the services of GrowthPoint Structures, an experienced manufacturing company recylcing used shipping containers into attractive, economical classrooms and affordable housing. GrowthPoint has designed standard four bedroom and two bedroom units that work well as permanent supportive housing, with a minimum of 200 square feet per client.
There is also a Community Room, where clients can have group meetings, watch TV, do their laundry or meet with the support services.
All design related to the units, the foundation, the utility connections and the access ways (stairs and walkways) are done by GrowthPoint. Their plans are approved by the State of California, and are fully compliant with local building codes. Then the units are manufactured at GrowthPoint’s factory in Echo Park, CA. It takes approximately four months for all of the units to be manufactured.
All design related to the site are prepared by Flyaway Homes’ architect and are permitted with the City of Los Angeles. While the units are being built by GrowthPoint, Flyaway Homes will prepare the site, demolishing the existing structure, grading the property for proper drainage, building the foundation and stubbing in the utilities.
When the units are complete, they are shrink-wrapped, put on flat-bed trucks and delivered to the property. Flyaway Homes’ contractor will assemble and weld them together, hook them into the all the utilities, build the stairs and install the pre-fab elevator and finish the site work, hardscaping and landscaping. We estimate this work will take two months to complete.
Flyaway Homes is purchasing an approximately 10,400 sq. ft. property (50’ x 206’) located at 820 W. Colden Avenue in South Los Angeles. It is zoned R-4-1 and there is currently an approximately 1,500 sq. ft. multi-family property on the site. GustafSoderbergh, a partner from VTBS has designed a 10,080 sq. ft. building using the modular units from GrowthPoint. There will be 9 four-bedroom units, 4 two-bedroom units, 1 one-bedroom manager’s unit and a 560 sq. ft. community room that will include a laundry area, kitchenette, bathroom and private office. All together, the project will house 44 clients and a manager. The entire property will be master leased to The People Concern, a well-respected and established social service organization providing support services to the homeless and abused throughout Los Angeles County. The lease will be for a minimum of 10 years, with starting rent at $550 per bed per month, with annual CPI increases.
Taking advantage of Los Angeles’ temperate climate, the outdoor area will provide additional break-out space for the clients. There will be two parking spaces at the front of the property, one for the manager and one for the case worker. At the rear of the property will be a 2,625 sq. ft. courtyard area with a covered area with casual seating and a BBQ area with tables and chairs. Behind the building, there is a 10’ wide area for a community vegetable garden. The balance of the property will be landscaped with fruit trees and drought-tolerant native plants.
As soon as the development is complete, The People Concern will furnish the units (they have grants that provide the funds for furnishings) and its clients will occupy the space, paying rent. As soon as the project is complete, it will be refinanced with a five to ten year permanent loan.
The People Concern will provide all support services to its clients. Support services are critical for its clients to remain housed and stable. Most of the program participants who will occupy the property have worked actively with case managers to secure permanent housing – first receiving services at one of the agency’s access hubs,eventually moving into interim housing before eventually securing permanent supportive housing.
Bella Vista Management will manage the property on an on-going basis. Bella Vista Management manages a number of properties in the area, and is well-equipped to oversee the facilities management for these PSH projects.
Regional Map
820 W. Colden Avenue is located in District 8, in South Los Angeles, just west of the 110 Freeway and just north of the 105 Freeway.
The Property is located in Westmont, a working class neighborhood, with a mix of single family and multi-family homes. It is ½ block east of Vermont Avenue, a major artery and public bus route. There are a number of grocery stores, convenience stores and fast food restaurants in the area.
Aerial Overview
Parcel Map
Area Demographics
Westmont is located in District 8 in the City of Los Angeles, Los Angeles County, California, United States. The population was 31,853 at the 2010 census, up less than 1% from 31,623 at the 2000 census.
Demographics:
The 2010 United States Census reported that Westmont had a population of 31,853. The population density was 17,239.9 people per square mile (6,656.4/km²). The racial makeup of Westmont was 5,037 (15.8%) White (1.0% Non-Hispanic White), 16,262 (51.1%) African American, 188 (0.6%) Native American, 126 (0.4%) Asian, 31 (0.1%) Pacific Islander, 9,180 (28.8%) from other races, and 1,029 (3.2%) from two or more races. Hispanic or Latino of any race were 14,871 persons (46.7%).
The Census reported that 31,693 people (99.5% of the population) lived in households, 119 (0.4%) lived in non-institutionalized group quarters, and 41 (0.1%) were institutionalized.
There were 9,695 households, out of which 4,750 (49.0%) had children under the age of 18 living in them, 2,995 (30.9%) were opposite-sex married couples living together, 3,194 (32.9%) had a female householder with no husband present, 904 (9.3%) had a male householder with no wife present. There were 776 (8.0%) unmarried opposite-sex partnerships, and 52 (0.5%) same-sex married couples or partnerships. 2,141 households (22.1%) were made up of individuals and 669 (6.9%) had someone living alone who was 65 years of age or older. The average household size was 3.27. There were 7,093 families (73.2% of all households); the average family size was 3.78.
The population was spread out with 9,860 people (31.0%) under the age of 18, 3,759 people (11.8%) aged 18 to 24, 8,577 people (26.9%) aged 25 to 44, 6,979 people (21.9%) aged 45 to 64, and 2,678 people (8.4%) who were 65 years of age or older. The median age was 29.9 years. For every 100 females there were 86.8 males. For every 100 females age 18 and over, there were 80.3 males.
FlyawayHomes - Equity Impacting Homelessness 