Burbank Senior Artists Colony

GENERAL DESCRIPTION

The Burbank Senior Artists Colony is a four-story seniors’ housing project immediately south of downtown Burbank, California. The 141 rental units in the facility range from 619-square-foot (57.5-square-meter) one-bedrooms to 867-square-foot (80.5-square-meter) two-bedrooms. Forty-three of the apartments—30 percent of the project total—are affordable. Located on a key infill site, the project opened in 2005 and is significant because of its arts-themed programming and activities for residents.

Formed in 1996, developer Meta Housing sought to blend profitable development with a strong sense of social advocacy to furnish residents with the highest quality of life possible. For the Burbank Senior Artists Colony, Meta Housing teamed up with EngAGE, a nonprofit provider of activities and programming for seniors’ housing complexes, and the manager of programming at the Colony.

The executive director of EngAGE, Tim Carpenter, grew up near an artists’ colony in upstate New York. He and John Huskey, the president of Meta Housing—who brought to the project his experiences working on the development of over 10,000 housing units in southern California—had considered the idea of developing an artists’ colony for seniors since the 1990s.

THE SITE AND SURROUNDINGS

As mentioned earlier, Meta Housing and EngAGE (at the time called More Than Shelter for Seniors) had been looking for an opportunity to collaborate for a long time prior to the construction of the artists’ colony. The idea began to solidify in May 2000, when Meta Housing suggested it to the city of Burbank as part of a request for proposals (RFP). Meta’s proposal was submitted late, but the city was nevertheless intrigued by the idea, and decided to work with Meta. A little less than a year later, in April 2001, Meta found and purchased a site.

Assembled from four separate properties, the site included both commercial and residential buildings. Meta negotiated the sale of all the properties and eminent domain was not used. The site purchase price of $4.8 million, or approximately $73 per square foot ($785 per square meter), included the aforementioned assembly of all four parcels, as well as the demolition and minimal site cleanup that largely consisted of removing asbestos. In addition, the city rezoned the site from commercial to high-density residential.

Located at the southeast corner of San Fernando Boulevard and Verdugo Avenue, the site lies one block south of downtown Burbank. San Fernando Boulevard is a major north-south commercial street that connects Burbank to the cities of Glendale and Los Angeles. Verdugo Avenue runs perpendicular to San Fernando from east to west and terminates one mile (1.6 kilometers) to the east at the base of the San Gabriel Mountains.

Burbank, like nearby municipalities such as Long Beach, Pasadena, and Santa Monica, is an older freestanding community within the Los Angeles area. It is located approximately ten miles (16 kilometers) north of downtown Los Angeles and at the base of the San Gabriel Mountains in the San Fernando Valley. The original downtown area is centered along a half-mile (0.8-kilometer) stretch of San Fernando Boulevard that contains a variety of retail and restaurants. The downtown Burbank area is pedestrian friendly, and has received recent public and private investment, making its proximity to the site an asset from a marketing point of view.

Part of the city of Burbank’s South San Fernando Redevelopment Project Area, the neighborhood surrounding the site comprises a mix of commercial uses along San Fernando Boulevard and warehousing/light-manufacturing uses between the boulevard and Interstate 5, which runs parallel two blocks to the west. This area is experiencing a transition as obsolete and vacant uses are being redeveloped. The city designated this area around downtown as a priority for redevelopment in 1997, citing a lack of investment and blight. Since then, the city has provided financial assistance for the Burbank Senior Artists Colony and other projects in the area. As a means of attracting new development, the city also redesigned a one-mile (1.6-kilometer) stretch of San Fernando Boulevard, from Verdugo Avenue to the south, with new pavement and sidewalks, streetlights, planters, and a landscaped median.

Rectangular in shape, the site measures 1.5 acres (0.6 hectare), with its long side facing Verdugo Avenue and the short side facing San Fernando. The site slopes up Verdugo from the intersection of San Fernando toward the base of the San Gabriel Mountains, approximately one mile (1.6 kilometers) to the east. The site is elevated slightly above the valley, and a large percentage of units have views of either the valley or the mountains.

Surrounding uses include a school immediately to the south along San Fernando, and a small multifamily residential building to the east along Verdugo Avenue. Multifamily residential structures are also located across Verdugo from the site, and a one-story multitenant commercial building is located across San Fernando that includes a church, a liquor store, and a Mexican delicatessen/restaurant.

FINANCING

Financing for the Burbank Senior Artists Colony came from a variety of sources, including two loans from the city of Burbank, federal low-income housing tax credits (LIHTCs), and a permanent loan.

The California Housing Finance Agency provided the permanent financing for the project, with a $14.9 million tax-exempt mortgage revenue bond representing 62 percent of the project cost.

The city provided two loans for $3.25 million, including $2.5 million in low- and moderate-income (LMI) housing funds, and a $750,000 HUD HOME loan. As is often the case with municipal loans for affordable housing, payments are not strictly enforced and the loans will likely be forgiven when the term expires.

The state of California awarded the project $2.047 million in tax credits, which were sold to Paramount Financial Group, a third-party tax credit investor, at a rate of 4 percent. Both the tax credits and the financing from the city of Burbank allow for 43 of the units, or 30 percent of the project total, to be affordable to households earning up to 50 percent of the Los Angeles area median income (AMI). That equates to an annual income of $25,900 for a one-person household and $29,600 for a two-person household.

In order to obtain the federal tax credits, the state of California requires that projects achieve a level of energy efficiency. Features that received credit from the state include energy-efficient appliances and heating and cooling systems, as well as a location near mass transit and neighborhood services such as grocery stores, a medical clinic, and a neighborhood park.

DESIGN/CONSTRUCTION

The Burbank Senior Artists Colony is a four-story wood-frame building atop a concrete lower level. The structure is shaped like an E, but with a fourth arm. The flat side of the edifice faces the site’s northern edge, along Verdugo Avenue, with four wings pointing south. Between each of the four wings are outdoor courtyards on the first level.

The building is designed around numerous activity centers, both indoor and outdoor, in a manner that is intended to encourage resident interaction. Common areas that host activities include two studios, a library, a club room, a theater, a billiards room, an exercise room, and three outdoor courtyards.

From the intersection of San Fernando Boulevard, the site rises to the east along Verdugo Avenue. Because of the slope, the lower level of the building is at grade with the street at the intersection, but is below grade at the eastern edge of the site. As a result, the main entrance is located on the lower level, facing Verdugo near the intersection with San Fernando.

Located near the main entrance on the lower level are two art studios, a computer room, a beauty shop, a video editing room, management offices, and an elevator lobby with mailboxes and a sitting area. The studios consist of two adjacent rooms with concrete floors and a sink, and provide a space in which artists can work. The remainder of the lower level is used for parking.

An open stairway leads from the main entrance on the lower level to the first level. Whereas all common areas contain artwork completed by residents, the stairway features larger works of art, including sculpture and paintings.

The first level at the western end of the building includes a library, club room, performance theater, and billiards room. The library features two large built-in bookshelves with books donated by residents, and several chairs, lamps, and a table. The club room contains a full-service kitchen, a piano, a PA system, a fireplace, a flat-screen TV, and several tables. A double-high ceiling is intended to give that room a comfortable, airy feel.

The theater is perhaps the building’s most unusual feature, and is certainly not something found in most seniors’ housing complexes. It has an elevated stage, which is suitable for putting on theatrical and musical performances. The seating area contains 40 movable chairs for flexible audience layouts. The theater has already been host to numerous performances since the Burbank Senior Artists Colony opened.

The Colony comprises several outdoor spaces. Between the club room and theater is an outdoor patio and fireplace. The patio is connected to the westernmost courtyard, which has tables and an indoor billiards room. The middle courtyard is used for various events such as exercise classes, and contains an outdoor grilling area and an enclosed exercise room. The third and easternmost courtyard features a pool. Surrounded on three sides by residential units, each courtyard is intended for specific uses. Their design allows each one to feel somewhat like its own room, and having dwelling units surrounding every courtyard allows residents to observe activities even if they are not participating, thus improving the sense of community.

The 141 residential units are located on four floors and connected by interior hallways and elevators to all common areas of the building. There are two primary floor plans, including a one-bedroom and a two-bedroom design, and square footages vary slightly. Units feature mid-grade finishes and materials and come with a refrigerator, a stove, a microwave, and wiring for high-speed Internet access. Every residence has a balcony or an outdoor patio, and each floor contains a laundry facility.

There are 141 underground parking stalls, which are accessed by two driveways off Verdugo Avenue. Inside the two entrances are 18 stalls reserved for guests, and the remaining 123 stalls are located behind a remote-controlled gate and are for residents. Additional street parking is also available on both San Fernando Boulevard and Verdugo Avenue.

The building’s exterior is a combination of four colors and styles, including three colors of stucco (tan, reddish brown, and lime green) and a green and yellow tile pattern. The variety of color and articulation break up the massing of the structure, particularly along the lengthy street wall facing Verdugo Avenue. Additional exterior landscaping along the building’s edge softens the appearance of the structure. This also helps hide the portion of the garage that is partially above grade and gives first-floor tenants a greater degree of privacy from the sidewalk.

MARKETING AND PROGRAMMING

Arts programming sets the Burbank Senior Artists Colony apart from other seniors’ housing projects. EngAGE works with 16 seniors’ communities in the Los Angeles area, but the focus on the arts is unique to the Colony. During the week, resident activities or classes include yoga, drawing, playwriting, meditation, comedy writing, karaoke, acting, and game night. In all, over 20 different activities or events are planned during the week, in addition to informal events arranged by residents.

Prior to the Burbank Senior Artists Colony, Meta Housing and EngAGE worked together at the Piedmont, another of Meta Housing Corporation’s developments for seniors. That collaboration still exists, but at the Colony, the focus on the arts is new to both entities. Many of the residents are artists, including painters, sculptors, actors, screenwriters, and musicians. Others have a connection to the arts in some way; still others take up art once they move in.

The success rate of resident involvement is striking. Before working with EngAGE, the developer felt that if they could get 20 percent of the residents involved in activities, then the program could be deemed a success. After incorporating more inclusive and interesting programming, participation increased to over 50 percent at many developments. The goal for the Colony was roughly a 50 to 60 percent involvement rate. With 80 percent of the residents involved in at least one of the activities held there, they have achieved a greater success rate than anticipated.

There are apparent health benefits to be realized when seniors are more active and engaged. A study completed by the Andrus School of Gerontology at the University of Southern California surveyed residents of the 16 communities where EngAGE works. The study, released in 2002, found that more EngAGE residents reported improved health in the past year when compared with residents in a sample group of non-EngAGE communities. Moreover, the developer believes that residents at the Burbank Senior Artists Colony are not only healthier, but also happier.

Meta Housing Corporation contracts with EngAGE for $4,000 per month, which amounts to approximately $30 per unit. EngAGE does additional fundraising, so costs are not entirely dependent on rents. Although there are no direct comparable properties by type or location, the developer feels that the Colony receives a 25 percent premium on rents versus the market in general. This is significantly greater than the additional $30 charged by EngAGE, indicating that the project’s location near downtown Burbank and perhaps other factors like overall design also drive a premium. Rent premiums help pay for the additional building square footage, like the theater space, for example, that wouldn’t necessarily be included in a more standard seniors’ housing project.

The Colony took approximately one year to lease up to stabilized occupancy (95 percent), and the developer reports that vacancy is generally in line with the market. In fact, demand for units is strong enough that rents were raised twice in 2007, with some units increasing a total of $125. As of March 2008, monthly rents for market-rate units range from $1,700 to $2,600, and $550 to $750 for affordable units. The latter are fully occupied, and there is an extensive waiting list.

The average age at the Colony is in the low 70s, which is typical for this type of seniors’ housing project. What is unusual is the age range, which includes younger residents, many of whom are still in their 50s. Tim Carpenter of EngAGE believes this is due to the notion that the Colony represents a lifestyle choice for seniors, versus seniors’ housing sometimes being simply a second option for those who can no longer maintain a house. The main reason it attracts a younger age group is because of the programs offered.

Since its completion in 2005, the Burbank Senior Artists Colony has gained recognition in the press and received awards. The project was featured in a New York Times article in 2006. It has also won awards from the National Endowment for the Arts, the National Association of Home Builders, and the Building Industry Association of Southern California.

EXPERIENCE GAINED

Both Meta Housing and EngAGE view the Burbank Senior Artists Colony as part of a learning curve. The Piedmont, an earlier collaboration between both entities, offered lessons on programming and design that were applied at the Colony. Likewise, future projects will be altered somewhat from the Colony.

A key lesson is that EngAGE was an active partner from the inception of the project. This allowed Meta and EngAGE to work together, ensuring that the design of the Colony was focused on space for activities and programs.

Two minor design issues would be changed were the developer to do the Colony again. Both involve more flexible spaces for various activities. One is the two studio spaces, which are divided by a permanent wall. A movable partition wall would be much more user friendly for the range of uses and projects that go on in the studios. In addition, the fireplace patio between the club room and theater would be eliminated in lieu of a larger club room with a partition wall between it and the theater. This would allow for larger capacities for events in either space.

Overall, both Meta Housing and EngAGE say they are happy with the results seen at the Colony. The aforementioned 80 percent participation rate of residents exceeds expectations. Furthermore, the focus on the arts at Colony has set it apart from other seniors’ housing projects in the Los Angeles area.

Meta Housing and EngAGE continue to partner on projects. Their next proposed development will include retail space and workforce housing, and will be located near a light-rail transit station. Programming will continue to evolve, and at the next project will be focused a little more on education rather than the arts, and a potential partnership exists with a nearby high school. There will also likely be flexible commercial space used for both internal and external programming, with retail leases augmenting some of the project income.

DRIVING DIRECTIONS

From Bob Hope Airport: Head west and turn left at Empire Avenue. Turn right at North Victory Place. Make a left at West Burbank Boulevard. Turn right at North Front Street. Front Street turns and becomes East Verdugo Avenue. The Burbank Senior Artists Colony is at the corner of Verdugo and San Fernando Boulevard.

Driving time: Approximately 15 minutes in nonpeak traffic.

Sam Newburg, report author
Jason Scully, editor, Development Case Studies
David James Rose, copy editor
Joanne Nanez, online production manager

This Development Case Study is intended to serve as a resource for subscribers in improving the quality of future projects. Data contained herein were made available by the project’s development team and constitute a report on, not an endorsement of, the project by ULI–the Urban Land Institute.

Copyright © 2008 by ULI–the Urban Land Institute
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