Baltimore Gardens and Cleveland Gardens, Las Vegas, NV

COMMUNITY

Goal: Breathe new life into an older Section 8 housing complex in the Naked City neighborhood of Las Vegas through a significant renovation and permanently preserve the important asset as affordable housing.

Located at the gateway of Downtown Las Vegas is CDP’s first project in Nevada - the newly renovated Baltimore Gardens and Cleveland Gardens apartments. CDP partnered with BLVD Capital to acquire, preserve, and rehabilitate the two existing HUD-assisted developments fondly referred to as BGCG. The project serves low-income families earning less than 60% of the area’s median income and all 201 units receive project-based rental assistance with Section 8 HAP contracts. The apartment buildings were originally constructed between 1958-1960 in an area of Las Vegas known as The Naked City which has since fallen into decline. With 201 units throughout 21 buildings, the rehabilitation of Baltimore and Cleveland Gardens has done more than improve the individual buildings, it has helped revitalize the entire neighborhood.

The communities have an onsite property management office, laundry rooms, picnic and barbeque areas, and a play area. New drought tolerant, desert landscaping was planted in the courtyards and along the palm tree lined street. Next door to Baltimore Gardens is the Stupak Community Center which offers a wide array of programs and services which are available to all our residents.

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DEVELOPMENT

Renovating 201 occupied units had its challenges and required intense communication and coordination between the development team and property management to successfully temporarily relocate the tenants during construction. The residents, however, were extremely cooperative, and feedback was overwhelmingly positive. As part of the rehab, CDP upgraded building systems to enhance living conditions and improve energy efficiency and security. Interiors were completely remodeled to bring the units up to modern standards including new cabinets, countertops, lighting, painting, flooring and appliances. Construction concluded, and 100% occupancy was achieved in November 2017.

The $27 million project financing for Baltimore and Cleveland Gardens included tax-exempt bonds issued by the Nevada Housing Division (NHD) and equity from the sale of non-competitive 4% Low Income Housing Tax Credits, as well as HOME funds from the City of Las Vegas.

Opportunities
Large scale project and lower local labor costs
Relationship with a California based general contractor who had experience and interest in Nevada work

Constraints
New state and City to work within
First project with new joint venture partners

Data
Number of Units: 201
Lot Size: 3.94 acres
Density: 51 units/acre
Unit Size: 341-940 ft2
Unit Mix: 3 Studios, 124 1BD/1BA, 70 2BD/1BA, 4 3BD/1BA
Parking Spaces: 13
Affordability: 60% AMI
Financing: 4% LIHTC and Tax Exempt Bonds, HOME
Sustainability: NHD Prescriptive Path
Architect: Integrated Design & Architecture
Contractor: Precision General Contractors
Property Management: Cornerstone
Total Cost: $26,455,913
Cost Per Unit:  $131,621

Sources
Perm Loan 13,569,000
Sellers Note 1,000,000
City of LV HOME Funds 500,000
Limited Partner Equity 10,678,196
Cash Flow Prior to Conversion 708,717
Total Sources 26,455,913

Uses
Acquisition  12,417,419
Construction  8,075,487
Development 5,963,0076
26,455,913

PARTNERS

CDP is proud to partner with these organizations, dedicated to bettering the lives not only of The Huntington’s residents, but of those lower-income residents in surrounding communities.

 

A New Leaf
A New Leaf is a nonprofit organization that provides a broad spectrum of supportive services to help individuals and families in crisis. Throughout the greater Mesa community, A New Leaf brings critical resources and skills to their clients in order for them to achieve lifelong independence. Some of these resources include homeless and domestic violence shelters and services, affordable housing solutions, youth services, foster care, counseling, financial literacy, neighborhood economic development, workforce support, and community services. At El Rancho del Sol, an onsite A New Leaf case manager leads workshops providing educational assistance, financial assistance and employment assistance, offers resources and connections to local food banks and food box programs, and conducts one-on-one case management sessions to help residents with their hardships, whether it be rental assistance, domestic violence counseling, or food insecurity.

Local First Arizona
To bring an entrepreneurial spirit to the El Rancho communities, Local First Arizona was engaged to lead programming and micro-entrepreneurship courses in the commercial kitchen and offices at El Rancho del Sol. Local First Arizona is a nonprofit organization that celebrates independent, locally owned businesses. They support, promote and advocate for a strong local business community and raise public awareness of the economic and cultural benefits provided by strong local economies. Local First created the El Rancho Kitchen program where residents and community members can go through their Dreambuilder and Fuerza Locale courses and once they graduate, can operate their food businesses in the El Rancho Kitchen space regularly. Additionally, Local First engages with the residents at del Sol through offering cooking classes in the kitchen and hosting donation-based community meals once per week at no or very little cost to residents.

Cultural Coalition
Bringing vibrancy and emphasizing the community’s cultures at El Rancho, Cultural Coalition operates onsite leading programming that focuses on the education and promotion of the indigenous cultures of the area. Cultural Coalition’s goal is to provide community engagement through unique cultural programs and to celebrate diverse cultures, serve families, provide cultural education and create new traditions. Cultural Coalition leads the after-school programming for kids living at the El Rancho properties, incorporating music, arts, dance, and provide homework help. Additionally, the organization has created a space for teenagers that promotes civic engagement.

Garden Pool

Garden Pool is a 501c(3) international public charity dedicated to the research and education of sustainable ways to grow food. The organization’s mission is to develop better ways to grow food and strive to help others do the same. Operating onsite in retail spaces, the organization continues to grow and develop more strategies like the “garden pool” invention to create a miniature, self-sufficient food-system. Additionally, Garden Pool offers resources and donations for the garden and manages a garden coordinator who teaches gardening and cooking classes to the after-school program and the adult residents, and works with the kitchen bringing extra harvests from the garden to use in community meals.


WeCycle USA
The community’s very own onsite bike repair and donation shop is operated by WeCycle USA, a nonprofit organization that promotes independence, self-sufficiency and empowerment through the use of the bicycle. Taking bike donations from the community, WeCycle teaches kids of all ages employable mechanical skills while fixing their bikes and repairing other bikes to donate back to the community. WeCycle is a hub for not just the El Rancho communities, but serves the entire neighborhood, offering job training and a great, sustainable mode of transportation!