The Other Side Village
Tiny-home village of about 54 permanent supportive units by The Other Side Academy on about 37.1 acres of City land, under a 40-year below-market ground lease. The Council approved the lease terms (7-0) and rezoned the land from PL to FB-UN2 (6-1) on Oct. 18, 2022.
- Where it stands
- Approved
- Type
- Development agreement
- Location
- 1850 West Indiana Avenue and 1965 West 500 South
- Size
- 37.1 acres
- Homes
- 54
- Applicant
- The Other Side Academy
Every hearing and vote
September 6, 2022 · City Council work session
Public benefit analysis and lease for The Other Side Village pilot project
Discussed
Staff described a proposed 40-year ground lease at $1 a year to The Other Side Academy for a tiny-home village of about 54 units at 1850 West Indiana Avenue, including part of a former landfill the nonprofit would remediate. The village would serve chronically homeless people at or below 30% of area median income, with maximum rents of 25% of area median income (currently $448 a month). Staff said $2.2 million in cash had been received and $3.1 million pledged, with most costs covered by in-kind work and donations. The administration's commitments include up to $5,000,000 for a development cost shortfall and up to $1,000,000 a year for operating shortfalls. Council Members asked about default remedies, ADA compliance, success benchmarks, infrastructure, lease length and security of surrounding parcels. Council Member Mano said public feedback would be critical and that a shorter lease and rezoning only the pilot area would make a yes vote more likely. Council Member Puy wanted multiple reviews but not to halt the process for community council presentations; Council Member Valdemoros stressed transparency; Council Member Dugan noted the Council could hold off on decisions.
September 13, 2022 · City Council work session
Rezone for The Other Side Village at 1850 West Indiana Avenue
Discussed
Planners described a request to rezone portions of city-owned property, about 37.1 acres, from PL Public Lands to FB-UN2 form-based urban neighborhood for permanent supportive housing with on-site health services. The Planning Commission forwarded a positive recommendation. Council Members asked which parcels need rezoning, whether to rezone only the pilot area or the whole site, how to protect the community if the program outgrows the area, security, infrastructure and lease restrictions. A Community and Neighborhoods staff member said the public benefit analysis covers only the eight-acre pilot site and any expansion would need a new analysis and Council approval of a development agreement.
- Zone: PL to FB-UN2
- Acres: about 37.1
- Planning Commission: positive recommendation
September 20, 2022 · City Council
The Other Side Village: lease rate and term, and rezoning (public hearing)
Continued · 7-0
Staff introduced the review of the public benefit analysis for a 40-year, $1-a-year ground lease to The Other Side Academy and a rezone of about 37.1 acres from Public Lands to FB-UN2. About 15 speakers supported the project, citing reducing homelessness, access to health and mental health support, the nonprofit's record and community support. About 13 speakers raised concerns including lack of support for people with mental illness, taxpayer burden and potential increases in drugs and alcohol in the area. Council Member Puy said he wanted more public input on both items. The Council continued the hearing and deferred action.
- Petition: PLNPCM2021-00787
September 20, 2022 · City Council work session
The Other Side Village lease terms and rezone (follow-up)
Discussed
Staff said the full parcel was valued at $8,230,000 in 2022 excluding remediation costs, and the pilot would sit on eight acres at the southeast corner. The proposed lease is 40 years at $1 a year with a renewal option subject to Council approval. Council Members discussed a development agreement, a grocery or food store on site, fencing around the tiny homes, and whether to rezone only the pilot area or the 28.5-acre remainder now or later. Staff explained document timing before Council could decide.
October 4, 2022 · City Council
The Other Side Village: lease and rezone (continued public hearing)
Continued · 6-0
About 28 speakers supported the project, citing help for people experiencing homelessness, access to health and mental health care, the nonprofit's record and community. Others spoke against, citing research questioning tiny-home effectiveness, the location, a call for equitable west-side housing and the view that the land could serve other developers or other west-side needs. The Council closed the hearing and deferred action to a future meeting.
October 4, 2022 · City Council work session
The Other Side Village lease and rezone (follow-up)
Discussed
The City Attorney's office gave members packets of potential conditions for the rezone and ground lease, default remedies and a term sheet covering unit, occupancy, eligibility, rent and reporting requirements. Council Member Dugan asked whether three ADA units were enough; staff said three would be wheelchair accessible from the start and others could be converted. Council Member Petro-Eschler asked if eight acres was enough space, and the planning director said yes. Council Member Valdemoros asked the Administration to look at at least five ADA units, and staff said they would return with the nonprofit's response. Council action was tentatively set for Oct. 18.
October 18, 2022 · City Council
The Other Side Village: lease terms and public benefit analysis, 1850 West Indiana Avenue
Approved with conditions · 7-0
The Council approved Resolution 32 of 2022 authorizing the lease rate and terms for a 40-year below-market ground lease to The Other Side Academy, a Utah nonprofit, for a tiny-home village of about 54 affordable units, subject to the City and village entering a ground lease and a development agreement on the proposed term sheets. Council Member Puy said the village is in District 2, acknowledged work to address community concerns now written into the agreement, and called for a rubric for difficult projects given the Westside's experience. Council Member Petro-Eschler read a statement about Westside residents' concerns, including crime, trauma and the need for assurance that future development would not be taken lightly. Council Members Wharton and Valdemoros said the project improved through the process and credited Puy, Petro-Eschler and the Mayor.
- Conditions: ground lease and development agreement on the proposed term sheets
October 18, 2022 · City Council
Rezoning for The Other Side Village, 1850 West Indiana Avenue and 1965 West 500 South
Approved · 6-1
The Council adopted Ordinance 71 of 2022 rezoning portions of City-owned land, about 37.1 acres, from Public Lands (PL) to Form Based Urban Neighborhood (FB-UN2). Proposed uses include permanent supportive housing for people experiencing homelessness with on-site health care, services and community space. The request covers zoning only; no site plan was under consideration (Petition PLNPCM2021-00787). Council Member Mano voted no, saying he wanted the pilot to succeed but would have liked more Council and public input before the entire site was rezoned.
- Acres: about 37.1
- Current zone → proposed: PL → FB-UN2
October 18, 2022 · City Council work session
Report of the Chair: The Other Side Village revisions
Discussed
The City Attorney and Community and Neighborhoods director described additions to the development agreement and ground lease before the evening vote: at least 7 of every 10 residential units affordable, more residential units than community inn units at any time, a construction schedule, firm service provider commitments before residents move in, landscaping within 12 months, 12-month tenant leases, annual reporting, transportation to off-site services, a three-year hold on third-party use of the adjacent property with a right of first offer for the nonprofit, and an on-site grocery offering fresh items.