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Azusa is CHW’s newest community in Los Angeles County, located in Azusa, CA.

In 2013, CHW purchased 88 rental homes in Azusa, CA in order to preserve the community from being converted to market rate housing. Azusa Apartments was originally financed with funds from the U.S. Department of Housing and Urban Development (HUD) in 1971. The rent restrictions were expiring and the seller had rights to increase rents to market, putting the tenants at risk of losing their affordable homes and being displaced. CHW financed the purchase with an FHA 221d4 loan and 9% Low Income Housing Tax Credits and completed substantial rehabilitation of the apartment interiors, resident amenities, and community building in 2014. The renovation made energy and water efficiency upgrades including a new “cool” roof, dual pane windows, Energy Star appliances and fixtures, new air conditioning units, a solar photovoltaic system to offset common area electricity use, domestic solar hot water panels, and drought-resistant landscape with a new irrigation system to minimize water needs. The sustainable materials provided in the homes are designed to improve the indoor air quality with formaldehyde-free cabinets, sustainable hard flooring, “green” carpet and pads, and no-VOC paint throughout the apartment.

The community building is now fully ADA accessible, and includes a new learning center equipped with a computer lab, community room, and full kitchen for resident gatherings. Azusa Apartments will house a full range of resident engagement programs designed to help children and adults move up in the world, with support from our local service consultant Neighborhood Homework House. The site renovations also include a new contemporary play structure, resident garden, picnic/BBQ area, and security system.

Location: 805 S. Cerritos Avenue, Azusa, CA, 91702

Highlights

  • Successfully preserved affordable housing that could have converted to market rate apartments
  • Achieved 27% improvement in energy efficiency
  • Fully renovated interiors using sustainable & durable building materials
  • Reconfigured & upgraded community building with new after school learning center
  • Installed solar thermal & photovoltaic systems for common area energy production
  • New central courtyard with modern play structure & recreation area
  • Water-wise landscaping & irrigation
  • New resident organic garden

Financing Sources

  • Union Bank – Low Income Housing Tax Credit Investor
  • RED Capital Group – FHA Lender for HUD 221d4 taxable loan
  • US Department of Housing and Urban Development
  • California Tax Credit Allocation Committee
  • PVCHA
  • US Bank
  • CHW/NeighborWorks America Loan
  • NeighborWorks Capital
  • HUD Project Based Section 8 contract

Development Team

  • Developer: Community HousingWorks
  • General Contractor: ICON Builders
  • Construction Manager: The John Stewart Company
  • Architect: Dan Levine, The John Stewart Company
  • Landscape Architect: Architerra Design Group
  • Property Management: SK Management