ANAHEIM: Development at Manchester/Orangewood Avenues
Jamboree Housing Corporation, a local nonprofit developer, in partnership with the City of Anaheim is proposing to build a new affordable multifamily housing development at the corner of Manchester/Orangewood Avenues (2121 S. Manchester Avenue).
What’s the latest?
In March 2019, the Anaheim city council approved this development. The 102-unit property will include apartment homes for workforce families plus 20 apartment homes for residents with special needs, with funding to be provided by the Mental Health Services Act (MHSA) administered by the County of Orange.
For the city, this achieves another step in its long-term commitment to provide a full spectrum of housing choices. For Jamboree, Manchester furthers its goal to designate at least 10% of the homes at each of its new construction properties for people with special needs – making it the fourth integrated property to include Permanent Supportive Housing.
Receiving approval from the City of Anaheim for Manchester is just the first step when it comes to affordable housing development. Unlike market-rate housing, which uses traditional financing methods, affordable housing often must rely on government-funded loans, credits, and grants like those voters approved with Proposition 1 in November 2018.
For Manchester, Jamboree has submitted a funding application with the California Department of Housing and Community Development. Approval doesn’t happen overnight. In fact, Jamboree must wait until June 2019 to know if Manchester will be approved for this financing. Once we secure this funding, Jamboree must apply for tax credits through the Low-Income Housing Tax Credit Program in August 2019, waiting until December 2019 to find out if the application for Manchester has been approved. Once all of these applications are approved, construction for Manchester is slated to begin in Spring 2020.
Manchester is one example of how complicated affordable housing development can be. Which is why, with nearly 30 years of experience, cities across California trust Jamboree to lead them through the process and across the finish line in their pursuit of transforming lives and strengthening communities.
What does community outreach look like?
Prior to the first of a series of meetings to learn about Jamboree, we posted the meeting agenda and invited you, the community neighbors, to join us to discuss the property design and construction schedule, and to offer your feedback on Jamboree’s proposal for this 102-unit affordable housing development.
The first meeting was on Saturday, September 29, 2018 at 10 am and the second one was on Saturday, October 6, 2018 at 10 am.
A third meeting held entirely in Spanish was held on Thursday, November 8, 2018 at 6 pm. All were at the Ponderosa Park Family Resource Center at 320 E Orangewood Ave, Anaheim, CA 92802.
What was on the agenda?
- What’s the history of this site and why was it selected?
- What’s Anaheim’s prior experience with affordable housing?
- Who is Jamboree?
- What is affordable housing?
- Who are low-income people?
- What’s the proposed line of sight for the development?
- Follow-up from the first meeting and other questions from the community?
What was discussed at the first meeting?
Height of the buildings
They are planned to be four stories or 50 feet tall.
Privacy/Line of sight
Residents expressed concerns about loss of privacy due to the height of proposed building and planned tree removal. Jamboree and the City of Anaheim will investigate the possibility of new plantings within the City’s right of way on Lewis and Orangewood Avenues. A request was made to place windows to not face neighbors. Jamboree and the City of Anaheim also agreed to review the project design and explore mitigation measures to reduce line-of-site impacts. Additionally, Jamboree and the City of Anaheim emphasized the buildings will have a 15-foot setback from Orangewood Avenue and will include trees to help address any line-of-sight issues.
During discussion about zoning for housing and possibility of traffic congestion, neighbors expressed desire for a retail use or park on the parcel. Residential zoning, put in place in 2009, only allows for residential use of this parcel, not open space (park) or retail/commercial. City of Anaheim staff reviewed the process for zoning changes that included a public hearing in which neighbors near the parcel are notified of the pending action.
Profit on property
There was discussion about the profit the City of Anaheim and Jamboree will make. Both are nonprofits.
Rents are determined by apartment size and household income.
Residents expressed concerns about parking. Based on City staff’s observations and Jamboree’s previous experience, parking has not been a problem in affordable housing developments. The City of Anaheim’s approach to parking in affordable housing developments has always been to exceed parking standards. Based on current standards, the development must provide 184 parking spaces. This property is proposing 198 parking spaces, thus exceeding parking standards.
Additionally, the development will include measures that encourage alternatives modes of transportation – including car sharing, free bus passes, and bicycle storage. Lastly, Jamboree will have a City-approved parking management plan in place when the property opens.
Residents’ apartments and common areas are inspected annually by Jamboree and its partners such as lenders, cities and other stakeholders. In addition, Jamboree staff frequently interacts with residents through its onsite services and programming.
Residents expressed concerns for the safety of children in the surrounding neighborhood. Who will live in the apartment units? Criminal and financial background checks are performed on every household. Residents sign house rules and can be evicted if they do not follow these rules. The eviction rate at Jamboree’s other Anaheim communities is .56%, which is lower than the national average of 2.34%.
Need for affordable housing/Wait list
The City of Anaheim staff have an ongoing list of 14,000 people interested in affordable housing opportunities in the City of Anaheim as well as a 30,000-person Section 8 wait list. Preference for Section 8 Vouchers and rental units is given to households that meet the Anaheim live and/or work preference.
Construction will take about 18 months. Jamboree pays fees to the City of Anaheim to lessen the cost impact on schools and the utility infrastructure. During construction, the City and Jamboree will do their best to ensure neighbors are not affected by construction. Jamboree takes steps to mitigate issues such as noise, dust, pollution, etc. In addition, there will be onsite electronic surveillance during construction.
- Can the community gardens at the property be made available to the surrounding community as well? Jamboree will review the possibility of making the community garden available to the surrounding community.
- Will there be an entrance driveway on Orangewood? Yes, an entry-only driveway will be located on Orangewood Avenue. Manchester Avenue will have an entry and exit driveway.
- Will there be public art? Yes, the City of Anaheim and Jamboree plan to work with the community to obtain input on design and location of public art.
Residents and businesses within a 600-foot radius of the parcel were notified about the community meeting on the proposed development of this parcel.
Residents discussed reports of homeless living nearby who may be attracted to the site. Jamboree collaborates with a network of providers who can assist these homeless individuals in the area.
Additional questions about the proposed development or construction?
Contact Vicky Ramirez of Jamboree at (949) 263-8676.
What was discussed at the second meeting on Saturday, October 6, 2018?
Current property ownership
Anaheim Housing Authority owns the property now.
Yes, the site has undergone environmental review.
Construction will typically begin at 7 am. If construction work needs to be done on a Saturday, advanced notice will be given to the neighborhood residents. Construction will not occur on Sundays.
- Is there an entrance on Orangewood Avenue? Yes, see the site plan at the top of this page for where the Orangewood Avenue entrance is located.
- Will the three-story parking structure on Manchester be an eyesore? The City of Anaheim and Jamboree are researching ways to ensure the parking structure is aesthetically pleasing. May possibly use public art.
- Most of the other affordable communities featured in the meeting presentation are only two to three stories. Why is this one four stories? The City of Anaheim and Jamboree have researched what will best fit into the community. Since the neighboring residential community is 150 feet away from the proposed site, a four-story community is deemed acceptable.
Traffic on Orangewood Avenue is already difficult. Have traffic studies been conducted? No, the property is still at the initial stage of the development process. Jamboree will submit a proposal to the City of Anaheim.