FREQUENTLY ASKED QUESTIONS
Background on the Development
Why is Mercy Housing pursuing this development?
In April 2022, Mercy Housing California (MHC) announced the launch of the California Land Acquisition Fund, created to bring the speed and impact of private equity funds to the nonprofit affordable housing space. The Land Fund serves as a model for developing cost-effective affordable housing in California’s highly competitive housing market. The North Towne Avenue site met the requirements for use of this fund and is also well located in the City of Claremont, central to grocery stores, pharmacies, hospitals, public schools, and public parks. To find out more about the Land Fund, click here.
What is the planning process for this development?
We will be pursuing entitlements “by right” through the Affordable Housing Streamlined Approval process, under Senate Bill 35 (SB35), which allows for a ministerial review of a Planning Application. A development qualifies for SB35 if it consists of 50% or more affordable housing, is in basic compliance with the Planning Code, and involves no demolition of housing units or a historic structure. The ministerial planning review process allows the City to approve the application “by right”, which means it does not go through a public hearing. Only developments that are essentially in compliance with the Planning Code are allowed to apply through the Affordable Housing Streamlined Approval process.
Who is the design team working on Mercy Claremont?
The design team for Mercy Claremont is TCA Architects. TCA Architects is an architecture, master planning, and interior design firm focused on restoring communities and providing high-quality housing for all. Located throughout California and Hawaii, the firm has completed over 350 multi-family communities, including many affordable housing developments. A sampling of their affordable housing work includes:
Baldwin Rose Apartments, Veterans affordable housing
4102 Baldwin Avenue, El Monte, CA 91731
Placentia Veterans Village, Veterans affordable housing
1945 Veterans Way, Placentia, CA 92870
Burbank Boulevard Senior Housing, Senior affordable housing
14536 Burbank Boulevard, Sherman Oaks, CA 91411
How is this development designed to address the privacy concerns of the adjacent neighbors?
Mercy Claremont is designed to be highly sensitive to the neighboring properties. The building massing is intentionally located approximately 100 feet away from neighbors’ homes along the south end of the site, adjacent to the commercial buildings. The parking lot serves as a buffer between the building and the neighbor’s homes to the north, while the large courtyard is located along the east side of the property to create space between the building and the neighbors to the east. Additionally, the parking lot and courtyard space will be bordered by perimeter walls and generous landscaping in order to provide additional privacy and reduce views from the property into nearby residences.
Management and Resident Services
Who are the anticipated residents of Mercy Claremont?
The resident community will consist of 100% veterans, with 58 apartments for families with a veteran head of household and 19 apartments for veterans who have been previously unhoused. The population mix and concept for Mercy Claremont are based on Baldwin Rose, a thriving Mercy Housing community for veteran families and single veterans in El Monte, CA, which was completed 4 years ago.
Who will provide property management services at the property?
Mercy Housing Management Group (MHMG), an affiliate of MHC, will be the management agent for the property and is committed to providing quality property management services which reinforce the philosophy that all residents deserve respect, dignity, and a place to call home. Currently, MHMG manages over 160 properties in California, with 328 affordable housing developments nationwide, serving 43,000 total residents. Once Mercy Claremont opens, a full-time onsite property manager will be available to respond to any issues that may arise. Neighbors will have contact information for the property manager and will be encouraged to share their concerns.
What is the property management staffing at Mercy Claremont?
There will be a Property Manager, Assistant Property Manager, Janitor, and Maintenance Technician, all of whom will work at the property full-time. A member of this Management team will also live on-site.
What is the leasing/screening process?
The leasing process includes requests for information on credit history and landlord history, as well as other indicators that the applicant will be able to live successfully in the community. All members of the household will sign the lease obligating them to the conditions of the lease and all lease addenda. In addition, 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. No applicant or household member who is subject to the national sex offender lifetime registration will be admitted under any circumstance.
What is the staffing for resident services at the property and what services will be provided for the residents?
Mercy Claremont will have four (4) on-site staff members who will provide resident and case management services to the 73 veterans households. Staff will include one half-time Resident Services Coordinator and one part-time Assistant Program Manager who will offer programming throughout the day in the areas of health and wellness, financial literacy, art and cooking, as well as other activities developed with the veterans and their families living at Mercy Claremont. The Resident Services Coordinator will also connect residents with organizations and additional services throughout the Claremont community. Mercy Housing California and its social service partners have served as successful service providers to its veteran residents for over 35 years, serving residents at many veterans properties around California and the country.
In addition, two full-time case managers will interact with residents who have experienced homelessness and will work one-on-one with those residents to help them achieve their goals and advocate on their behalf. Case managers will also provide referrals for addiction treatment and mental health support, as well as assistance with medication compliance. One case manager will be provided by New Directions for Veterans, an experienced veterans-focused service organization, while the second case manager will be provided by the Department of Veterans Affairs.
Parking and Traffic
Will there be parking for residents/staff/visitors?
There will be 73 parking spaces. These spaces will be shared between residents, staff, and visitors on a first-come, first-served basis, and they will be supervised by the management staff.
Will local traffic be affected?
During the feasibility analysis period, Mercy Housing California will engage a California-licensed traffic engineer to conduct a thorough traffic assessment along the adjacent roadways. This assessment will include current conditions and potential future conditions both during construction and post-construction. The assessment will be submitted to the city during the entitlements process to ensure that the city is aware of the potential impacts and to make any modifications to the project as deemed necessary by the city.
Additional Questions
Is there any information or data about how Mercy Claremont will impact neighboring property values?
Many studies have found that affordable housing does not decrease, and often increases, property values, that nonprofit affordable housing developers tend to have high design standards (because they maintain long term ownership of the buildings), and that good design and property management actually increase property values in the immediate area of affordable housing. You can read a recent study here which finding that affordable housing has no or a positive effect on property values or crime. An article explaining the study's findings can be found here.
Who is the contact person for community input?
Mandalyn Mendoza
Project Manager
Mandalyn.Mendoza@mercyhousing.org
1500 S. Grand Ave. Suite 100
Los Angeles, CA 90015
How has the Mercy Claremont team communicated with current neighborhood residents?
Mercy Housing sent a mailing with relevant information to community members who live or own property within a roughly 1000 ft. radius of 1364 North Towne Avenue or who have requested to be placed on our contact list. You can find the mailing radius map here.
If you did not receive a mailing and wish to be on the mailing list, please provide us with your contact information using the Contact section of the website. All mailings, communications, and presentations are also posted on the Updates page of this website.
How can I get updates about this development?
For updates on Mercy Claremont, please visit this website regularly and use the Contact page to request additional information.
Will there be opportunities for the community to be involved at the property?
Yes! We welcome volunteers, both individuals and groups, to our properties. Mercy Housing has a long track record of partnering with individuals and groups to create meaningful volunteer experiences that benefit affordable housing residents. There will be opportunities to help with many different activities, including cultural celebrations, educational programming, and health and wellness activities. Volunteer opportunities will also be made available to residents of Mercy Claremont.