Metamorphosis on Foothill

13570-13574 Foothill Boulevard
Sylmar, California

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Metamorphosis on Foothill provides 48 apartments, 47 of which are reserved for small families or individuals that are experiencing homelessness. Twenty-four of these apartments are reserved for chronically homeless individuals, and 10 are for formerly homeless military veterans thanks to the Home Depot Foundation. All 47 apartments are fully furnished and be subsidized with Section 8 project-based vouchers from the Housing Authority of the City of Los Angeles and the VA. Apartment amenities include a full kitchen, bathroom, heating, air conditioning and furnishings. On-site supportive services and case management is provided.

The apartment complex features resident parking, secured entry, supportive service and management offices, bike storage, a park with ADA walking paths, community garden planters, a small orchard, a bioswale, a community room and kitchen, and on-site laundry. It was developed to meet GreenPoint Gold standards, using sustainable and energy-efficient features.

Metamorphosis is within close walking distance of multiple Metro bus stops, food and retail options, grocery stores, a pharmacy, several full-service banks, Gridley Street Elementary School and a US post office.

Financing included 4% low income housing tax credits, tax exempt bonds, proceeds from Measure HHH, Column Financial, the Home Depot Foundation and the Federal Home Loan Bank of San Francisco. Clifford Beers Housing teamed up with Abbey Road to develop this project. Together, they will work with Togawa Smith Martin for architecture and design services; Levine Management Group will provide property management and Penny Lane Centers will provide supportive services.

Sustainability Features:

Energy Efficiency:

Solar Thermal Water Heating
Solar thermal panels heat water by converting solar energy into low-cost, environmentally friendly thermal energy which decreases the dependence on gas or conventional electricity.

Energy Star Efficient Appliances and Systems

Energy star high-efficient appliances including refrigerators, dishwashers, electric stoves, washers and dryers and the HVAC system conserve water and electricity while still maintaining high quality performance.

Energy Efficient LED Lighting:

LED lighting in community areas as well as in units provides bright light while using up to 80% less energy than other bulbs and producing far less heat than metal halides, CFLs, and incandescent light bulbs. LED bulbs last longer than other light bulbs, reducing the need to create waste by disposing of used bulbs.

Water Conservation:

High Efficiency Showerheads and Aerators
Showerheads and aerators are low-flow to promote water conservation while still providing satisfactory water pressure and flow.
Low-Flow Toilets
Toilets at the property conserve water by using 1.28 gallons of water per flush or less.

Indoor Air Quality:

Thermal Insulation
Thermal insulation maintains a comfortable temperature at the property while saving energy by reducing the use of the mechanical heating and cooling systems. Insulation used at the property is Greengard Indoor Air Quality certified meaning that it meets strict chemical emissions limits which contributes to a healthy interior.

Low VOC Adhesives and Paints
Low VOC adhesives, caulks, and paints contribute to improved indoor air quality by using reduced levels of the chemicals found in conventional adhesives and paints.

At A Glance

Co-developer: Abbey Road
Architect: AC Martin
Contractor: GB Construction
Property Management: Levine Management Group
Support Services: Penny Lane Centers
Completion Date: March 2021
Tenant Mix: Small families or individuals that have faced chronic homelessness and homeless with special needs
Apartments: 47 apartments and 1 manager’s apartment
Rental Rates: 47 units subsidized with Section 8 project-based vouchers
Funding Sources: Bank of America, National Equity Fund, LA Housing and Community Investment Department: Proposition HHH, California Housing Finance Agency (bond issuer and permanent lender), Housing Authority of the City of Los Angeles (subsidy), Federal Home Loan Bank of San Francisco – Affordable Housing Program, Column Financial, Home Depot Foundation
Expected Total Development Cost: $25,000,000

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