Serrano Village LIHC 2013 - Good Earth Collaborative(1)
Transcript of Serrano Village LIHC 2013 - Good Earth Collaborative(1)
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Michael Ruane
Michael Massie
Denise J. Ashton, CGBP
George Searcy
Julia Malisos
Julie Mungai
Steven Lustro, AICP
Victoria M. Basolo, AICP
Marilyn J. Staats
Chief of Strategy and Public Affairs, CalOptima
Housing Development Director,Jamboree Housing Corporation
Senior Principal, William Hezmalhalch Architects Inc.
Executive Director, Hope Through Housing Foundation
Senior Project Manager, Core Development Services
Vice President Acquisitions, National Community Renaissance COR
Community Development Director, City of Montclair
Associate Professor of P.P.D., University of California, Irvine
Director of Redevelopment /Public Works, City of Montclair
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DEVELOPER
Good Earth Collaborative
PARTNERS
National Community Renaissance CORE
Hope Through Housing Foundation
LOCATION
Montclair, CA
PARCEL SIZE
6.08 acres
KEY FINANCING SOURCES
Tax-Exempt Bonds Construction Loan
Bank of America Construction Loan
Tax-Credit Equity
HOME Funds
Infill Infrastructure Grant
Partner Equity
TOTAL DEVELOPMENT COST
$18,661,497
UNIT TYPE
Rental100% Affordability
TOTAL UNITS
99
UNIT BREAKDOWN
12 One Bedroom Units
48 Two Bedroom Units39 Three Bedroom Units
AMENITIES
Multi-Functional Community Center
Office
Community Garden
Fitness Room
Tot Lot
Bike Path Access
Close Proximity to Retail & PACE Center
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San Bernardino County
City of Montclair
Housing Affordability
Intergenerational Communities
Housing Element
Demand
Land Use Policy
Zoning/General Plan
Building and Construction Material
Site Pan
Design Philosophy
Zoning Deviations
Sustainability
Green Building
Community NeedUnemployment
Education
Health
Housing Insecurity
Government Assistance
Superblock
Community Engagement
Project Amenities
Pace Center
Funding Sources
City of Montclair
National Community Renaissance CORE
Hope Through Housing Foundation
Meet the Team
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Good Earth Collaborative proposes to transform the
project site into a mixed-use development that in-
cludes affordable housing, is highly walkable, and
promotes sustainable living patterns. These design
features are not only key elements of our vision;
rather they represent basic smart growth ideas.
Compared to development strategies that promote
sprawl, smart growth requires a strong degree of
advocacy due to the highly politicized landscape that
tends to resist its design concepts and refuses to
abandon traditional, low-density development.
Good Earth Collaborative is fortunate to be part-
nered with the city of Montclair, National CORE, andthe Hope Through Housing Foundation, all of whom
share and have faith in our development vision.
At present, our partners have developed the area,
known as the Superblock, into four affordable hous-
ing complexes. Our proposed project will complete
the housing series, as its fifth and final affordable
housing development at the Superblock. Our three
development partners have demonstrated measur-
able success in linking supportive services to afford-
able housing. Through our interviews with current
Superblock residents, we found that residents not
only experienced greater financial flexibility and sta-
ble housing, but were strengthened by the tight knit
community to pursue their dreams, including achiev-
ing college degrees and becoming homeowners. It is
our collective hope that the supportive environment
that our partners have created will soon have the
opportunity to spread to our proposed develop-
ment, Serrano Village. The proposed infill concept
completes a the Superblock development and willadd key health care service providers, the Program
of All-Inclusive Care (PACE) center, which will greatly
benefit elderly residents. The creation of a mixed-
use commercial space integrated with low-income
multi-family housing will reduce the need for auto-
mobile dependency and promote community-
building.
The addition of a PACE center supports the intergen-
erational blending evident at the super-block. As the
baby-boomer population ages, urban planners are
challenged with adapting their practices to incorpo-
rate the psychosocial and locational needs of the
elderly. Good Earth Collaborative recognizes the im-
portance in preparing for this demographic shift, as
well as the need for supporting intergenerational
communities. The intergenerational concept pro-
motes mutual understanding and community iden-
tity through shared spaces and amenities among
seniors, families, and students.
San Bernardino County has developed through
"leapfrog" low-density expansion and our mission isto showcase the potential for a successful alterna-
tive that mitigates undesirable consequences of such
a model, including but not limited to: segregated
land uses, exclusive ideals, automobile dependency,
lack of collective identity, loss of ecologically signifi-
cant habitat, pollution, and the costly outward ex-
pansion of public infrastructure and services.
There is little that intersects with the many aspects
of daily life more than housing. A home can offer
more than simply shelter. In exemplary cases, hous-
ing builds community, promotes physical and mental
health, provides a sense of security and belonging,
and grants various social and economic opportuni-
ties within the region. Many of these benefits have
not historically aligned with low-income develop-
ments. Our vision of affordable housing involves
conferring these advantages and integrating our ten-
ants into the resources that traditionally have been
disproportionately allocated.
The revitalization of cities and older suburbs is aninvestment. Due to the current circumstances of
redevelopment within California, public-private part-
nerships are more vital than ever. We are confident
that our search for development partners has posi-
tioned us for a success that will usher in a new
'business as usual' in a Southern California landscape
crossed by highways and dotted by tract
homes. Our project's ambition is to not only create
a livable and equitable neighborhood, but to sound
the bellwether of a new tomorrow.
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SAN BERNARDINO COUNTY
Established in 1853, San Bernardino County is
increasingly distinguishing itself as a major eco-
nomic node within the Southern California met-
ropolitan region. It is located east of Los Ange-
les, Orange, and Kern Counties and Arizona.
Bordered on the west by Los Angeles County,
Orange County, and Kern County, Arizona and
Nevada on the east, and Riverside County to
the south, San Bernardino County is uniquely
positioned to serve as a crossroads for diversi-fied transportation and commerce.
San Bernardino County is the largest county
within the continental United States, consisting
of 20,106 square miles. Land is abundant and
affordable by California standards. The mo-
mentum of extraordinary growth that Orange
County utilized to establish itself as an eco-
nomic center from the 1950s to the 1970s is
now forecasted for San Bernardino County. Thelack of space in Orange County is directing de-
mand eastward towards San Bernardino
County. The U.S. Commerce Department antici-
pates that in the coming years, the Inland Em-
pire will become the fastest growing region
within the United States, while the Southern
California Association of Governments predicts
that population growth will increase 36 percent
by 2035 relative to 2008 levels.1
Firms are similarly out-migrating from the
state's coastal counties, because of the con-
straints of rising costs and lack of suitable land.
San Bernardino County is accordingly emerging
as a major employment center within the re-
gion, with SCAG employment projections set at
a 72 percent increase at the county level be-
tween 2000 and 2030.2 Planning for expected
growth in a responsible manner will necessitatethe development of diversified housing options
accommodating all socioeconomic groups.
CITY OF MONTCLAIR
A greenbelt of citrus groves nestled between
Pomona and Ontario marked the region thatMontclair would eventually occupy. Prior to
incorporation, the Montclair area was under
the jurisdiction of San Bernardino County. After
years of development, the area required the
administration of a local government and thus
incorporated as a general law city on April 25,
1956.
The city's sphere of influence consists of ap-
proximately 6.47 square miles, of which 83 per-cent or 5.1 square miles has been developed.
The remaining 17 percent consists of both va-
cant and agricultural land. 55 percent of Mont-
clair's planning area is zoned for residential,
with commercial and industrial land accounting
for 9 and 7 percent respectively.
1Southern California Association of Governments (SCAG) 2012 Regional Transportation Plan (RTP) Growth Forecasts,
at http://www.scag.ca.gov/forecast/downloads/excel/2012AdoptedGrowthForecast.xls.2
SCAG RTP 2004, at http://www.scag.ca.gov/rtp2004/2004/Final/FINAL_2004_RTP.pdf .
FIGURE 2.1. SAN BERNARDINO COUNTY LAND USES
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FIGURE 2.2. PER CAPITA INCOME
Montclair Plaza serves as the city's defining
commercial center, with the San Bernardino
Freeway (I-10) in close proximity. South of the
I-10 Freeway, residential developments charac-
terize the landscape. Since its addition in 1993,the Montclair Multi-modal Transportation cen-
ter the largest such facility between Union
Station in Los Angeles and San Bernardino Sta-
tion has altered the land use pattern by in-
creasing the visibility and importance of alter-
native transportation accessibility.
HOUSING AFFORDABILITY
The housing cost burden in Southern Califor-nia's built-out coastal communities indicates
the need for affordable development further
inland. Feasibility is partially dictated by land
values, which remain lower within the Inland
Empire due to vacant land availability.
Per capita income has increased 1.8 percent
between 2009 and 2010 to $29,609 in San Ber-
nardino County (see figure 2.2). Despite positive
growth, a significant disparity remains with state
and national averages. This does not necessarily
translate to lower purchasing power however, asthe county's cost of living remains low in com-
parison to many other Southern California coun-
ties.
The indicator presented in figure 2.3 measures
the hourly wage needed to afford fair market
rent in 2012. The relatively low cost of living isreflected in Riverside-San Bernardino's housing
wage, which remains lower than any of the Cali-
fornia comparables. A housing wage of $18.65
for a one-bedroom apartment is equivalent to an
annual income $38,960.10. This figure exceeds
the countys per capita income by $9,888.10. Oc-
cupations which do not meet this threshold in-
clude personal care aide, retail salesperson, and
logistics occupations.
FIGURE 2.3. HOURLY WAGE NEEDED TO AFFORD
FAIR MARKET RENT
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The San Bernardino MSA has been acutely af-
fected by the financial crisis, ranking third in
the nation in 2008 foreclosure rates at 8.02
percent.3 Unemployment rates at both the city
and county level remain consistently higherthan the nation since 1998, and have increased
since 2006.
INTERGENERATIONAL COMMUNITIES
Intergenerational living nurtures relationshipsbetween generations through shared spaces
and amenities. By means of this interaction a
communal identity is fostered, enhancing our
understanding of others and eliminating feel-
ings of isolation. Students, families, and sen-
iors are able to take advantage of opportunities
for companionship and thereby reinforce the
health of the community. As demographics
change with the aging of the baby-boomer
population, these concerns will become in-
creasingly salient.
Rather than impose strict age restrictions on a
portion of Serrano Village units, intergenera-
tional community is promoted at the super-
block level. While it is likely that the develop-
ment's one-bedroom units in particular will ex-
perience some senior tenure, the adjacent sen-
ior development will form the bulk of the su-
perblock's elderly population. Good Earth Col-laborative's contribution to the intergenera-
tional concept is the addition of a Program of
All-Inclusive Care for the Elderly (PACE) center.
These centers provide day-time healthcare as
an alternative to nursing homes, with the ad-
vantage of allowing seniors to remain living at
home and maintain their independence.3RealtyTrac 2008 Year-End Foreclosure Market Report, at http://www.realtytrac.com/content/news-and-opinion/2008-year-
end-foreclosure-market-report-4621 .
Afternoon Play at the Superblock, Photograph by Elaine Yang
FIGURE 2.4. HOURLY WAGE NEEDED TO AFFORD A
ONE-BEDROOM UNIT & RENT PRICES
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HOUSING ELEMENT
The Housing Element prepared by the City of
Montclair cites several issues impacting its abil-
ity to provide quality housing for residents:
Extremely low- and very low-income house-holds are unable to afford a studio apart-
ment at market rents in the City of Mont-
clair.
The housing burdened account for 48.9 per-
cent of all households.4
Median sales prices for new and resale
homes in 2009 are unaffordable for ex-
tremely low- and very low-income house-
holds.
Overcrowded households account for 27percent of the city's total households.
5
The City of Montclair has shown leadership in
the area of affordable housing, and has taken
the laudable step of maintaining its own afford-
able rental units. In June 1994, the city created
the Montclair Housing Corporation, a 501(c)(3)
nonprofit with a mission of increasing, improv-
ing, and maintaining affordable housing. It cur-
rently manages 16 single-family units, one con-dominium unit, and 80 apartment units, all of
which are rented to low- and moderate- in-
come households.
Incentives are also available for private devel-
opers of lower- and moderate-income house-
holds, as well as senior housing. Qualifyingprojects receive a 25 percent density bonus,
plus one additional incentive, including:
Approval of mixed use zoning.
Direct financial aid, including subsidizing
land cost or the provision of Housing Trust
Fund money.
Increase of density bonus above the 25 per-
cent limit.
Lessening of site development standards.
Adjustment of zoning code requirements.
The Regional Housing Need Allocation (RHNA)
anticipated a need of 361 very low- to low-
income units within Montclair during the plan-
ning period from 1998-2005. Construction
achievements totaled 20 units, leaving an un-
accommodated need of 341 units. The current
RHNA planning period (2006-2014) projects a
need for 932 units of extremely low to low in-
come, with 163 units constructed and 73 in thedevelopment process as of 2011.
4U.S. Census 2000 SF3 H69, at www.census.gov .
5
Regional Housing Needs Assessment, SCAG 2007 and U.S. Census 2000 SF3 H7.
FIGURE 2.5.
HOUSING
PROBLEMS BY
INCOME ANDTENURE
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DEMAND
Demand for affordable housing remains high
within the region, and RHNA projections remain
unmet for the current planning period. Wagerates in the region assure a significant number
of qualifying tenants (see figure 2.6).
Affordable properties within the region maintain
high occupancy rates100 percent occupancy is
common with extensive waiting lists (see fig-
ure 2.7). Market absorption of the 99 proposed
units is expected to be high given existing trends
in the regional affordable housing market.
FIGURE 2.6. INCOME LIMITS
FIGURE 2.7. AFFORDABLE PROPERTIES WITHIN REGION
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FIGURE 2.8.
POPULATION
GROWTH
FORECASTS
Montclair's population increased by 16.2 per-
cent between 1990 and 2000, and another 11.8
percent between 2000 and 2009.6 SCAG pro-
jects a steady growth rate for the next seven-
teen years with a forecasted population of51,800 by 2030 (see figure 2.8). Incremental
growth and low affordable vacancies within the
region ensure continued demand for the af-
fordable housing stock.
The project will provide exceptional on-site
amenities including on-site management, com-
puter lab, community center, PACE center, fit-
ness equipment, tot lot, and bike path. In addi-
tion, there are significant off-site amenities
within reasonable distance of the site which in-
clude: public transportation, local schools, em-ployment, entertainment, and retail. There ex-
ist no nuisances within close proximity which
may influence marketability. Projected rents
fall considerably below market rents. No single
family homes in the neighborhood could be
rented for less than proposed units.
CONCLUSION
The proposed 99 one-, two-, and three-
bedroom intergenerational rental units that
make up Serrano Village are the culmination of
an extensive market study that analyzed mar-
ketability in terms of key factors including
demographics, population trends, income lev-
els, affordable housing availability, locational
advantages, and employment opportunities.Above all else, this project sets out to achieve
maximum socio-economic impact. Good Earth
Collaborative considers completion of the
superblock to be financially feasible as well
as capable of providing a supportive environ-
ment where the ultimate goal is upward socio-
economic mobility.
6U.S. Census, at www.census.gov .
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The project site is a 6.08-acre parcel lo-cated in the southwestern portion of the
City of Montclair. The site is readily acces-
sible from the I-10, 60 and 71 freeways and
is at the intersection of Holt Blvd and Mills
Ave. The project site falls within the pa-
rameters of the Holt Blvd. Specific Plan
adopted in 1991, zoned R-3 (11DU/Acre)
and Business Park. Adjacent to the parcel is
a campus of low-income developments
that the City of Montclair plans to turn intoa super-block redevelopment. Proximate
land uses include commercial and retail
use to the west and south, multi-family
residential to the north and east, and sin-
gle-family residential further north and
east of the site. This area of Montclair fea-
tures many small-to large scale commercial
and retail developments that can support
and serve a project of this size.
FIGURE 3.1. ADJACENT LAND USES
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According to walkscore.com, the site has a
walkscore of 71 out of 100, signifying a very
walkable site . The nearby (within to mile
radius) amenities and services include grocery
stores, elementary and high schools, public
parks, medical and dental clinics, and restau-
rants.
Amenities Within 1/4 Mile
(5 Minute Walk) of the site:
Bus Stations (Routes O-
61 and 480)
El Super Pomona
Clinicia Medica Familiar
De
Bike Path Proposed Neighbor-
hood Park
Proposed PACE Center,
Daily Operated Senior
Center
Amenities Within 1/2 Mile
(10 Minute Walk) of the site:
Sunset Park
Lehigh Elementary School
Village Academy High
School
Pomona Unified School
District Child Develop-ment Programs
FIGURE 3.2. AMENITIES WITHIN 1/4 MILE FROM THE PROJECT SITE
FIGURE 3.3. AMENITIES WITHIN 1/2 MILE FROM THE PROJECT SITE
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The nearest Omnitrans (rout O-61) and Foothill
Transit (route 408) stops are along Holt Blvd.
and Indian Hill Blvd. within mile distance from
the site. The bus transit can be used to connect
to the Metrolink stations, located 2 miles to theWest at Pomona TransCenter, and 3 miles to
the North at Claremont TransCenter and Mont-
clair TransCenter.
Taking the existing and proposed site amenities
into account, Serrano Village is positioned to be
competitive for California Tax Credit Allocation
Committee Application Points in the following
site amenities:
Transit-Oriented Development Strategy
Public Park (Existing and Proposed) Full Scale Grocery Store, Neighborhood
Market
Public School
Proposed PACE, Daily Operated Senior
Center
FIGURE 3.4. PROXIMITY TO BUS STATION AND TRANSIT CONNECTIVITY7
7Foothill Transit System Map, at www.foothilltransit.org/SystemMap
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LAND USE POLICY
Serrano Village will transform what is now
largely vacant land and commercial parking into
a mixed use community that combines eco-
nomic, social and residential needs with ameni-
ties to promote physically and socially healthy
lifestyles, with amenities available to both the
residents of the super-block and the broader
community. These public amenities such as
open space, outdoor fitness equipment, and
community garden will foster a sense of com-
munity, allowing community members to live,shop, and interact with one another. This com-
munity will be shaped by strong collaboration
and a united mission among the public, private,
and nonprofit sectors.
Located in San Bernardino County, the City of
Montclair developed its Policy Program within
the Housing Element which will assist in the de-
cision-making process for housing and suppor-tive services during the 2006-2014 planning pe-
riod. The Policy Program details the specific pol-
icy actions the city will undertake to address
present and future housing needs, meet the re-
quirements of state law, and consider the input
of residents and stakeholders.
The citys Housing Policy Program is organized
into four Housing Strategy Areas:
Maintenance and Rehabilitation of Housing
Stock
Preserving Housing Cost Affordability Equal Housing Opportunity
Adequate Housing Supply
The city has established targeted policies in re-
spect to each Housing Strategy Area. In terms
of affordable housing, the city is committed to
providing incentives for the development of
housing affordable to households below the
Area Median Income (AMI). These actions in-
clude:
Providing incentives such as density bo-
nuses, expedited processing, and fee waiv-
ers/deferrals.
Annual outreach to nonprofit and for-
profit housing developers to assist with
site identification and funding priorities.
Providing in-kind technical assistance for
housing developers.
Financing and funding assistance.
Removing potential constraints of unit size
requirements in the citys Zoning Code.
Reviewing existing parking requirements,
particularly multi-family parking require-
ments.
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ZONING/GENERAL PLAN
According to the Citys Land Use Map, Holt
Boulevard has a Specific Plan, which defines
the allowable uses on the project site block. As
we can see in the Holt Blvd. Specific Plan, these
uses include R-3 with 10, 11, and 14 dwelling
per acre as well as Business Park.
The zoning districts in the Holt Boulevard Spe-
cific Plan are consistent with the zoning dis-
tricts outlined in the Municipal Code. Figure
4.2 summarizes the citys zoning districts and
the permitted residential uses. The City of
Montclair currently requires a conditional use
permit (CUP) for any development in the R-3
zone, and the city shall consider increasing the
maximum permitted density in the R-3 zone.
Also, the city gives priority to affordable hous-
ing, if the project for affordable housing has
been zoned as something else, the city will help
developer to rezone it.
FIGURE 4.1. HOLT BOULEVARD SPECIFIC PLANLAND USE MAP8
8City of Montclairs General Plan, at http://www.cityofmontclair.org/civica/filebank/blobdload.asp?BlobID=2741
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Zoning District R-3Maximum Building Height 35 ft
2
Minimum Lot Area per Dwelling Unit/
Maximum Density
Maximum density of 14 du/ac3
Minimum Front Yard 1st
floor-25 ft; 2nd
floor and above- 35 ft4
Minimum Side Yard Interior side, 1st floor-10 ft; Interior side, 2nd floor- 15 ft.; Corner
side, 1- story building 20 ft average; Corner side, 2 story build-
ing,35 ft.
Minimum Rear Yard 1st
floor-10 ft; 2nd
floor-15 ft
Minimum Outdoor Living Space/ Open Space Outdoor open space: at least 40% of net acreage; Private Open
Space; 150 sq. ft. per unit (units on the first floor) or 100 sq.ft. per
unit ( for units above the ground floor)
Minimum Dwelling Unit Area 1 bedroom: 950 sq.ft.2 bedrooms: 1,200 sq.ft.3 bedrooms: 1,400 sq.ft.4 bedrooms: 1,450 sq.ft.
Residential Parking Requirements 2 parking spaces within a fully enclosed garage per unit. If the ga-
rage is not adjacent to the unit served, it shall be located within
150 feet of the dwelling unit it is designed to serve. Plus, 1 guest
parking space for each 3 dwelling units.
FIGURE 4.2. THE CITIES ZONING DISTRICTS AND PERMITTED USES9
FIGURE 4.3. RESIDENTIAL ZONE DEVELOPMENT STANDARDS AND REQUIREMENTS OF R-3 ZONE10
9
Montclair Municipal Code, North Montclair Downtown Specific plan, at http://library.municode.com/index.aspx?clientId=110Montclair Municipal Code, at http://library.municode.com/index.aspx?clientId=16497
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Serrano Village is designed as the last
piece of the superblock development.
Integration with the rest of the existing
development is achieved through crea-
tive use of green open spaces and the
community amenities, which serve not
only the superblock residents, but also
the larger neighborhood. The design of
Serrano Village, in itself, creates a veryintimate, walkable, and bike friendly
environment for its residents without
compromising functionality. The resi-
dents are offered privacy by separating
the residential activity from the com-
mercial activity through building orien-
tation, vehicular and pedestrian ac-
cess, and open spaces. The apartment
building is oriented toward and is thus
accessible only from the Mills Ave. while the
Commercial establishment is fronting Holt Blvd.
for maximum visibility. A convenient internal pe-
destrian walkway and a two-way bike path en-
sures connectivity within the community as well
as with the other superblock developments. The
residents can thus have convenient access to
public transportation and other commercial es-
tablishments along Mills Ave. and Holt Blvd.
Also, the increase in pedestrian and bike activity
in the area will certainly result in the reduction
of vehicular traffic and congestion at the inter-
section of Holt Blvd. and Mills Ave. The land-
scaped courtyards help create visual interest
when one is approaching the apartment building
from Mills Ave. One of the courtyards has a Tot-
lot while the other one provides intimate gather-
ing place for parties and get-togethers.
Height variation will be achieved by placing one
story commercial and retail building closer toHolt Blvd. and placing the taller apartment
building further away from Holt Blvd. This ar-
rangement will create a gradual incline in build-
ing elevation when looking onto the site from
Holt Blvd. The landscaping along Holt Blvd. and
Mills Ave. lends attractiveness to the site while
acting as a noise barrier.
FIGURE 5.1. DESIGN OVERVIEW
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BUILDING & CONSTRUCTION TYPE
The building design is inspired by KYGYs Brook-
wood Terrace by ROEM Development, Inc in
San Jose, CA. The Serrano Village is an E-shaped cluster of garden style apartment build-
ings encompassing two landscaped courtyards.
Each apartment building has three levels of
apartments over one level of on-grade podium
parking. By having the podium parking, the site
area is better utilized in terms of offering a va-
riety of community amenities. The apartment
building is of Type V construction over Type 1
podium construction for parking.
In order to remain consistent with our projects
goals of appealing to working families and int-ergenerational households, Serrano Village will
provide a combination of one-, two- and three-
bedroom units. However based on the market,
the Serrano Village will offer higher number of
two- and three-bedroom units than one-
bedroom units. This mix of housing units will
provide an excellent opportunity for intergen-
erational families.
FIGURE 5.2.
FLOOR PLANS FOR
ONE, TWO, ANDTHREE BEDROOM
UNITS11
11Brookwood Terrace Apartments Plans Designed by KTGY Group, Inc., at www.ktgy.com/affordable/brookwood-terrace/
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SITE PLAN
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View from
Mills Ave.
Entrance to
the commu-nity. The cour
yard features
a tot-lot and
seating areas
around the
foliage.
View of the
Leasing Office,
Community
Room, Fitness
Room, and
Computer Lab.
These ameni-
ties are lo-cated on the
first floor.
Park view.
Featuring
Outdoor fit-
ness equip-
ment, paved
pedestrian
walkway, and
a two-way
bike path.
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View of the
Community
Garden. Areaoffers great
views for the
community
residents.
The commercial
building show-
cases a PACE
Center and two
food establish-
ments. The plaza
on the front and
green open
space on the sideallow outdoor
seating area.
View comparing housing density of the community with the densities of the Super-block and surrounding area
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DESIGN PHILOSOPHY
Our design philosophy aligns with Good Earth
Collaboratives Vision for the project. Based on
smart growth and infill concepts, our develop-
ments design incorporates a range of housing
opportunities, a walkable neighborhood, com-
pact building design, open space, preservation
of the communitys character, and mixed land
use through the addition of retail and social ser-
vices. Through our compact building design, we
increased density from the original 14 du/acre
to 30 du/acre. The mix of 1, 2, and 3 bedroom
units allows for a range of different housing op-
tions and is consistent with our intergenera-tional theme. Larger families can occupy the 2
and 3 bedroom units, while relatives and grand-
parents could possibly occupy the 1 bedroom
units.
We created an apartment building that provides
a distinctive and attractive community with a
strong sense of place. The E shape of the
building gives apartments privacy, yet are still in
close proximity to one another to allow forcommunity engagement. The walkability in the
area increases with the introduction of our bike
and walking path that connects not just our de-
velopment, but all other developments in the
superblock. The connectivity of the site was a
very important feature to create that sense of
place. This path also includes an open space
area where people from the superblock or from
the broader community can use to recreate.
The retail and PACE center will also improvewalkability of the site.
ZONING DEVIATIONSThe site is currently zoned as a R-3 zone, mean-
ing that our proposed development will deviate
from zoning standards. The deviations are in
the maximum building height of 35 ft2, maxi-
mum density of 14 du/acre, maximum dwelling
unit area (1 bedroom= 950 sq ft., 2 bedroom=
1,200 sq ft., and 3 bedroom= 1,400 sq ft.), and
parking requirements of 2 spaces per unit. After
speaking with the City of Montclair and our de-veloper, National Core, Good Earth Collabora-
tive decided to go with our proposed develop-
ment because they want the area to be rezoned
and they are willing to work with us in obtaining
approvals for the deviations.
The process for obtaining approval of these zon-
ing deviations would require a zone change and
a specific plan change. After a public hearing,
the zoning changes must be approved by a leg-
islative body: the city council or board of super-
visors. The change is subject to initiative, refer-
endum, and environmental review. If the the
legislative body decides the changes are far too
inconsistent with the general plan, a general
plan amendment may be required and can be
processed together with the zoning change.
City councils and boards of supervisors have
always shown willingness to change zoning if
the project proposed is something they really
want to build.12 The City of Montclair is a large
supporter of affordable housing developments
and gives priority to these projects. Our project
aligns with citys affordable housing goals.
Therefore, the city will work to help us obtain
approvals to develop our project. After meeting
with the city, they informed us that they are
willing to rezone the specific plan (to address
issues of density, height, size, and parking regu-lations) and to adjust the zoning map. The driv-
ing force behind this working relationship is that
our development will provide social benefit to
not just this specific area but the broader com-
munity. The demand for affordable housing
also plays a big factor in the push for our pro-
ject.
12
William Fulton, Guide to California Planning, 4th Edition (California: Solano Press Books, 2012), 150.
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SUSTAINABILITY
Good Earth Collaborative is
committed to making Serrano
Village a sustainable develop-
ment through design meas-
ures that will minimize the
projects carbon footprint and
promote the health of its resi-
dents. Our energy reduction
strategies include maximizing
utilization of natural sunlight
and passive solar heating and
the implementation of energyefficient products and tech-
nology in our buildings. More
specifically, tank-less water
heaters, ENERGY STAR appliances (dishwashers,
refrigerators, washers and dryers) and energy
efficient lighting (LED light bulbs, automatic or
sensor lighting, and solar powered exterior
lighting) will be used throughout the site to
maximize the use of energy efficient product.
Through our energy reduction strategies, wewill not only create an energy efficient housing
development, but will in turn, reduce Serrano
Villages utility bills and increase the afforda-
bility of housing.
To increase water efficiency in the bathrooms
and kitchens, we will install low-flow toilets,
showerheads and faucets. The outdoor land-
scape design will primarily use plants that are
native to California or require low-water con-sumption, and will incorporate lawns minimally.
For maintaining healthy indoor air quality, we
will use non-toxic and low VOC paint and floor-
ing products and install whole house ventilation
systems and exhaust fans in the kitchens and
bathrooms to reduce the levels of contaminants
and moisture. These measures will meet the
ASHRAE 62.2 residential ventilation standards
developed and maintained by the American So-
ciety of Heating, Refrigeration and Air-
Conditioning Engineers.
For resource conservation, we will use sustain-
able and durable construction materials that
will lessen future maintenance costs and when
possible, we will use locally available construc-
tion materials to reduce transportation distance
and costs.
Serrano Village apartments are clustered into
one efficiently designed wraparound building
that maximizes the area available for open
space and recreation. The project design in-
cludes a walking and bicycling path and a
green path, which will provides residents with
areas for exercising and mingling with
neighbors. The onsite bicycling path will con-
nect to the bordering street, Mills Avenue,
which has a dedicated bike lane. To further pro-
mote exercise, the project site includes an out-
door fitness center and a community garden.
Sustainability Efforts in the Superblock, Photograph by Elaine Yang
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Serrano Village itself and within
the Superblock is a walkable com-
munity. In addition, it is conven-
iently located within a half-mile
from nine bus stops, daycare and
community centers, one public
park, restaurants, a high school,
an elementary school, after
school programs, a convenience
store where meat and produce
are sold, laundry-mats, and a full-
scale supermarket.
GREEN BUILDING
This project will use Californias Build It Green
point rating system to assess our projects com-
pliance to green building standards. Our primary
reason for using the point system is because it is
less costly than a LEED evaluation. Compared to
the LEED, the Build It Green system is more fo-
cused on developing a healthy and energy effi-
cient homes. The funding saved by opting for the
Built It Green system may be allocated for build-
ing and site features that will raise the projects
level of sustainability.
FIGURE 5.3. BUS STOPS WITHIN A HALF-MILE
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COMMUNITY NEED
Good Earth Collaborative understand that in ad-
dition to having access to affordable housing,
supportive social programs and a healthy com-
munity environment can give low income fami-
lies the edge they need to achieve upward mo-
bility. To determine the supportive social and
community needs of our future residents, we
conducted a community needs analysis that was
primarily based on the 2012 San Bernardino
Community Indicator Report which evaluates
the countys economic, social, and environ-
mental well-being.
UNEMPLOYMENT
Since the great recession of 2008, San Bernar-
dino Countys unemployment rate has been
considerably higher than the state and nations
average. In fact, beginning in 2002, San Bernar-dino Countys unemployment rate has been
higher than the national average (See figure
6.1). In 2010, the countys unemployment ratepeaked and has since decreased by 1.5%. San
Bernardino Countys dire unemployment condi-
tions indicate that there will be a strong de-
mand for affordable housing and other housing
assistance.
EDUCATION
Education is a key indicator of a communitys
quality of life. Youths who drop out of schoolare more likely to become involved with crimi-
nal activities and earn lower wages. Currently,
one out of every five students in San Bernardino
County will drop out of high school. This drop-
out rate is 3.4% higher than the state average.
As of 2009, Hispanic youths represent a 54.7%
majority of the countys total student popula-
tion. In 2011, only 24% of the countys senior
high school students were eligible for higher
education, which was 8% lower than the state
average.
FIGURE 6.1. UNEMPLOYMENT RATES
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HEALTH
Promoting health is an essential step to improv-
ing lives. This focus on developing communities
that are conducive to healthy lifestyles is cur-
rently at the forefront of new urban planningstrategies. Based on Californias 2011 fitness
report that evaluated 5th, 7th and 9th grade stu-
dents, 45.9% of San Bernardino County stu-
dents had an unhealthy body fat index. 31.7%
of those students with unhealthy body compo-
sitions were deemed high risk for diseases
and child obesity. In line with the nations obe-
sity epidemic, as of 2009, 30.4% of San Bernar-
dino County adults are obese and 33.5% of the
countys adults are overweight, but not obese.
In light of these statistics, we believe that
Montclair has a great need for housing develop-
ments that create opportunities for residents to
participate in health-promoting, outdoor activi-
ties, and to learn more about healthful eating.
HOUSING INSECURITY
Recent increases in the average mortgage inter-
est rates, the rate of housing foreclosures, andthe loss of jobs have forced many families into
unstable housing situations. Over 25,000 fami-
lies in San Bernardino County are currently on a
waiting list for rental assistance programs, in-
cluding Section 8 vouchers and subsidies. This
implies that the supply of affordable housing
lags tremendously behind its demand. Among
these families who are dealing with the lack of
affordable housing are public school students.In the 2010 to 2011 school year, approximately
6% of students enrolled in public school were
living in home that was shared with two or
three other families. Overcrowded households
with multiple families further reinforce the des-
perate need to increase affordable housing in
San Bernardino County.
GOVERNMENT ASSISTANCE
Many families in San Bernardino County not
only struggle to pay for housing, but also for ba-
sic life necessities such as food. Since 2006, the
county has seen an increased need for govern-
ment assistance. In 2011, over 300,000 families
in the county relied on cash aid from CalWorks
and a growing majority (65.85%) of its public
school students qualified for free or reduced
priced school meals.13 It is a challenge for low-
income families to establish financial stability
and having affordable housing is a stepping
stone to achieve it.
SUPERBLOCK
In the early 2000s, the City of Montclair joined
forces with the National Community Renais-
sance CORE , a national, nonprofit affordable
housing developer that has built affordable
housing on nearly 70 different property sites.14
Their joint venture is focused on revitalizing
Montclairs community life and increasing the
citys stock of affordable housing. Through their
partnership, they transformed underutilized
FIGURE 6.2. NIGHTTIME RESIDENCE OF STUDENTS
LACKING HOUSING STABILITY
13The Community Foundation. (2012). 2012 San Bernardino Community Indicator Report , at http://198.143.156.194/
thecommunityfoundation.net/index.php?option=com_content&view=article&id=9314at http://www.schdc.org/communities.php
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properties into three affordable housing devel-
opments and one special needs affordable hous-
ing complex, known as the Superblock. Through
its multi-family, elderly, and special needs foci,
and organized social and educational opportuni-
ties, the Superblock community has contributed
to meeting the citys need for more affordable
housing and supportive social programs.
The variety of architectural designs help estab-lish unique identities for each housing complex.
Yet, shared amenities, such as a community
room, laundry facilities, a computer lab, commu-
nity gardens, and patios help to connect resi-
dents of the different housing complexes and
produce a community atmosphere that is open,
yet closely knit. In addition to these shared
amenities, there are afterschool programs de-
signed for the Superblocks elementary and jun-
ior high students, which take place at the San
Antonio Vista and Vista De Cielo Apartments andare funded by the City of Montclair.
National CORE takes extraordinary steps to en-
sure the safety of their residents by conducting a
monthly crime analysis for the Superblock and
maintaining close ties with the local law enforce-
ment.
Hope Through Housing, an extension of National
Community Renaissance CORE orchestrate socialprograms and classes that are designed to en-
gage and educate the Superblock residents and
those living in the surrounding neighborhoods.
Some of these programs and classes include a
course on nutrition, fitness activities, and health
services and checkups that are conducted
throughout the year. The Superblocks commu-
nity management team also organize events,
such as potluck meals, joint holiday events, and
monthly birthday celebrations that facilitatemingling among residents of different housing
complexes. These activities have strengthened
the Superblocks community identity, which has
contributed to maintaining a safe living environ-
ment. Good Earth Collaborative are in full sup-
port of National CORE and Hope Through Hous-
ings dedication to improving residents quality
of life and enhancing their chances for upward
mobility. Our proposed development, SerranoVillage, with its affordable housing and mixed-
use developments will complement the existing
Superblock developments and community and
continue its tradition for sharing community
amenities, providing supportive resident activi-
ties, and promoting community engagement.
Superblock Family Housing Development,
Photograph by Elaine Yang
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COMMUNITY ENGAGEMENT
Good Earth Collaborative has worked
closely with National Community Renais-
sance CORE and has also reached out toactively engage with current Superblock
residents through interviews. Residents
were encouraged to discuss their back-
ground, personal experiences from living
at the Superblock and the Superblock
community activities. Students, parents,
senior citizens and community managers
described their exceptional living and
working experiences at the Superblock.
Below are brief summaries of some of
their Superblock experiences.
Jasmine White has been a resident at the Super-
block since 2007. She is a single mother of three
children, including one newborn baby. Recently,
Jasmine achieved her lifelong goal of obtaining
a college degree. This great achievement was
largely possible because of the financial flexibil-
ity she had from living at the Superblock, the
social support from the community, and in-creased personal time that was freed up
through her children attending the after school
programs. Living at the Superblock has been a
stepping stone for her to advance her career,
and for her to reach her ultimate goal: to be-
come a homeowner.
In 2007, Carlos Orozco moved to the Superblock
as a 5th grader in elementary school. He cur-
rently attends high school and is in the 11thgrade. Although he is now too old to attend the
Superblocks after school programs, he cites
that his participation and the friendships and
mentorships he developed there encourage him
to pursue a university education and to aspire
towards his personal dream: to have a career in
aviation. He firmly believes that the way to im-
prove society is for youths like himself to obtain
higher education. The Superblock has strength-
ened Carlos family to stay afloat financially and
its safe and close knit community has helped set
Carlos firmly on the path towards high aca-
demic and career achievements.
Jean Doman has been a resident since 2010.
Prior to moving to the Superblock, Jean Doman
was displaced by Hurricane Katrina in New Or-
leans, Louisiana and subsequently experiencedyears of unstable housing conditions. Living at
the San Marino Senior apartments has afforded
Jean a stable home, a well connected commu-
nity life, and the ability to live independently in
her senior years.
Jason and Robin Russaki have been residents
since 2011. The couple have two young children
and actively participate in the community
events. The couple greatly value and enjoy theSuperblock community life and in particular,
they appreciate the way the communitys man-
agement staff treat residents with respect and
respond quickly to their concerns. With the
added financial flexibility of affordable housing
and the healthy community atmosphere, Jason
and Robin feel empowered and proud to raise
their children at the Superblock.
Kids at Play, Photograph by Elaine Yang
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These stories illustrate how the Superblock not
only provides affordable housing, but improves
the lives of its residents through its empower-
ment and support strategies. The affordability
of high quality homes, enriching youth pro-grams, and a supportive community have and
will continue to provide low-income people the
support they need have a stable home and to
rise out of poverty. Contrary to the belief that
poverty concentrations produce blighted
neighborhoods, the Superblock proves that the
right development strategies and great man-
agement approaches, combined with excep-
tional social programs can create a safe, close-
knit, and vibrant low-income community.
PROJECT AMENITIES
Creating an environment that caters to healthy
living is a key aspect of the Serrano Village com-
munity vision. Serrano Village is designed to
provide a variety of onsite amenities specifically
for its residents, but will be accessible to the
Superblock community. Some of the amenities
include a playground for toddlers, an outdoorfitness center, laundry facilities, and private bal-
conies. In addition to these basic amenities,
Serrano Village includes a 940 square foot multi
-use community room with an adjacent kitchen
and computer lab. The community room will be
used for community activities and with the help
of Hope through Housing, educational classes
will be held at the Serrano community room,
which will be open to the public. The City of
Montclair will extend its Superblock after school
programs to children and youths living at the
Serrano apartments.
Serrano Village will include amenities intended
to promote physically and socially healthy life-
styles. To achieve these goals, the project de-
sign includes a 1,800 square foot outdoor fit-ness center, a 4,310 square foot community
garden, and a walking and bicycling path. The
outdoor fitness center will comprise ground-
bolted exercising equipment that will be easily
utilized by youths, adults, and the elderly. In ad-
dition to serving onsite residents, the outdoor
fitness center can be enjoyed by superblock
residents and surrounding neighborhoods.Community Garden in the Superblock, Photograph by Elaine Yang
Photograph by Elaine Yang
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Residents will be given the opportunity to claim
community garden plots where they may grow
fruits and vegetable. Garden plots will also be
reserved for educational activities for children
and youth. The community garden will give resi-dents of all ages the opportunity to interact and
learn from each other. Furthermore, the garden
will contribute greenery to the development
site and may encourage residents to increase
their fruits and vegetables consumption.
The Serrano Village design includes a walking
and bicycling path along the edge of the site.
This path stretches 925 feet, from Holt Boule-
vard to Mills Avenue. In addition to the walking
and bicycling path, the Serrano Village design
includes a green pathway that may be used
for recreation and will contribute landscaped
open space to the project site and surrounding
area. Furthermore, the walking and bicycling
path and green pathway will increase connec-
tivity throughout the Superblock, as it ends at
the gateway of the the senior housing complex,
San Marino. We believe that these path fea-
tures will contribute to a walkable, health-
promoting, and safe neighborhood.
PACE CENTER
Serrano Village includes a Program of All-
Inclusive Care for the Elderly (PACE) Center that
will provide preventative care, primary care,
and long-term healthcare services to senior citi-
zens. The PACE Centers on-site location will en-
able elderly residents to conveniently obtain
the individualized health care services they
need to maintain their health. Additionally, its
onsite location will benefit senior citizens who
desire to live independently, as it will greatlyreduce their burden to travel to health care
centers. Due to their close proximity, the PACE
Center will also provide home healthcare visits
to elderly residents at Serrano Village and San
Marino. The onsite and surrounding elderly
population will benefit from the services pro-
vided by the PACE Center.15
15National PACE Association. (2002), at http://www.npaonline.org/website/article.asp?id=12&title=Who,_What_and_Where_is_P
Life at the Superblock, Photographs by Elaine Yang
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Inflation, the spike in real estate values duringthe early 2000s, and the recent economic re-
cession have combined to significantly impact
the housing in San Bernardino County. As
countless residents lost their homes, jobs, and
income, the need for affordable housing op-
tions has grown exponentially. Currently, the
City of Montclair provides limited affordable
housing options. In order to help the City meet
the current affordable housing demand, GEC is
providing a mixture of one, two, and threebedroom rental apartments. The rental units
will provide housing options for individuals
with an income that is 30-60% of the local
AMI.
After years of federal budget cuts, the avail-ability of funding sources to assist with the de-
velopment of affordable housing units contin-
ues to decrease. The limited sources of fund-
ing that remain to be available are extremely
competitive to secure. Regardless of the chal-
lenges facing the financial future of affordable
housing development, GEC was determined to
pursue innovative funding sources to com-
plete Serrano Village.
GEC has completed a feasible financial plan
that combines public and private funding
sources to assist with the development and
sustainable operation of Serrano Village.
Permanent Financing
Sources AmountBofA Mortgage loan $1,455,000
Partner Equity $1,500,000
Tax-Credit Equity $11,309,548
HOME Funds $2,500,000
Total $16,764,548
Construction Financing
Source Amount
Tax-Exempt Bond $0
Construction Loan $905,729
Tax-Credit Equity $11,309,548.07Partner Equity $1,500,000
Total $15,215,277
$0
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
$14,000,000Series7
Series6
Series5
Series4
Series3
Series2
Series1
$0
$5,000,000
$10,000,000
$15,000,000
$20,000,000 BofA Mortgage loan
Series7
Series6
Series5
Series4
Series3
Series2
Series1
FIGURE 7.4. CAP STACK - PERMANENT FINANCING
FIGURE 7.3. CAP STACK - CONSTRUCTION FINANCING
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FUNDING SOURCES
THE FEDERAL HOUSING LOAN (FHL) BANK OF
SAN FRANCISCO
FHL Bank San Francisco provides grants and
subsidized loans to finance affordable housing
initiatives. FHL sets aside 10% of their annual
net income to assist developers in the construc-
tion of low-income housing projects. Good
Earth Collaborative feels confident that Serrano
Village will be able to receive a loan amount
equal to $15,000 per affordable unit built. The
loan will have a term of 55 years at 3% interest.
Payments can be deferred to maturity but will
be paid with residual cash flows.
INFILL INFRASTRUCTURE GRANT PROGRAM
(IIG) CALIFORNIA DEPARTMENT OF HOUSING
AND COMMUNITY DEVELOPMENT
The IIG Program provides funding to assist de-
velopers with the cost of construction, demoli-
tion, and physical improvement of a site. Grant
awards range from $500,000 to $4 million dol-
lars. Good Earth Collaborative will apply for the
IIG Program for fiscal year 2014 disbursements.Considering the projects high density, the large
quantity of affordable rental units, and the
proximity to amenities, Serrano Village will be
an extremely competitive applicant. We believe
that Serrano Village development would be
awarded a minimum IIG Grant of $2,000,000.
These funds will contribute to closing the finan-
cial gap that remains after the LIHTC are ap-
plied.
HOME INVESTMENT PARTNERSHIP
Good Earth Collaborative approached the City
of Montclair to request additional funding
through their local HOME Funding Program. Un-
fortunately, with the loss of the municipalities
Redevelopment Agency, the City of Montclair
does not have funding available to assist with
closing the financial gap after the LIHTC are ap-
plied to the developments costs. The City en-
couraged securing HUD Construction Loans
and/or foundation grant funding.
FEDERAL LOW-INCOME HOUSING TAX CREDITS
(LIHTC)
For the 9% tax credit, we have calculated the
total LIHTC Equity based on the current taxcredit percentage at 7.41% and for the 4% tax
credit 3.18% according to the Affordable Hous-
ing Resource Center (Novogradac, 2013). The
net syndication price is the amount that the
LIHTC investor pays for $1.00 of Federal income
tax credit. We have assumed a net syndication
price of $0.95 on the dollar for underwriting
purposes. The total LIHTC Equity on the con-
struction costs within the qualified basis totals
to $10,625,520 for the 9% tax credit and
$4,559,940 for the 4% allocation.
We believe our project will be competitive in
receiving the 9% tax credit funding, however in
the case where the project does not qualify, the
4% tax credit financing will allow for an alloca-
tion of tax-exempt bonds for the remainder of
the costs for permanent and construction fi-
nancing. Along with the tax-exempt bonds, we
have looked into other sources of funding that
includes HUD HOME grants, Infill Infrastructure
grants and an increase in partner equity of $1
million.
PACE CENTER
The funding for the PACE center will be sup-
ported by the $1.5 million partner equity by Na-
tional CORE for the 9% scenario and a $2.5 mil-
lion equity capital investment in the 4% taxcredit scenario. National CORE will receive all
the profits from managing and ownership of the
PACE facility as well as the leasing of the retail
space. Our partner investors may find the in-
vestment beneficial with a $1 million grant from
the Winegard Foundation.
DEFERRED DEVELOPER FEE
The Developer fee will not be deferred.
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CITY OF MONTCLAIR
Good Earth Collaborative has been fortunate
thus far to have received positive feedback and
beneficial assistance from the City of Montclair
with regards to developing a 100% affordable
housing community. The City is committed to
encourage and facilitate development of hous-
ing affordable to lower-income, including ex-
tremely low-, very low-, low-, and moderate-
income, families through different actions.
These actions include: providing incentives suchas density bonus, expedited processing, and fee
waivers/deferrals, assist nonprofit and for-profit
housing developers with site identification and
funding priorities, removing potential con-
straints of unit size requirements in the Citys
Zoning Code, and reviewing and revising the ex-
isting parking requirements, particularly the
two-space garage multi-family requirement.
NATIONAL COMMUNITY RENAIS-SANCE, CORE
National CORE is a national nonprofit affordable
housing developer that both builds and man-
ages affordable housing developments.
Founded in 1992, National CORE strives to go
beyond creating affordable housing structures
to provide well-maintained, well-designed, at-
tractive and financially sustaining develop-
ments. National COREs expertise go beyond
building. National CORE is widely known forland and property acquisition, property man-
agement, social services, and project develop-
ment. The Montclair Superblock provides an ex-
ample of National Cores effort to undertake
complex projects such as dealing with multiple
owners, coordination with local authorities and
the revitalization of a stagnate community. Na-
tional CORE strives to provide quality services
and management. By undertaking the entire
development process of an affordable housingproject, National CORE stands out in efficiency,
consistency and quality maintenance . Good
Earth Collaborative will establish a co-
partnership with National CORE to proceed
their work in quality and efficiency as well as
their dedication to the empowerment and sup-
port of their residents. 16
HOPE THROUGH HOUSING
Created under the umbrella of National CORE,
the Hope Through Housing Foundation provides
socially viable programs to improve the quality
of life of residents. Hope Through Housing or-
ganizes community programs for children,
adults and seniors. Programs such as senior
wellness, afterschool programs, health educa-
tion and services enable residents with knowl-
edge and care. 17
16National Community Renaissance,CORE. (2008), at http://www.schdc.org/communities.php.17National Community Renaissance,CORE. (2008), at http://www.schdc.org/hope/hope.htm.
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MEET THE TEAM
BRYCE BUNKERMaster of Urban and Regional Planning, Candidate 2013
Bryce completed his undergraduate degree in Environ-
mental Studies at the University of Redlands. The multid-
isciplinary nature of the Affordable Housing Competition
presented Bryce with valuable hands on experience in an
industry he plans to pursue as a career.
DANIEL HUERTAMaster of Urban and Regional Planning, Candidate 2013
Daniel completed his undergraduate degree at the Uni-
versity of California, Davis in Community and Regional
Development and Environmental Policy Analysis andPlanning. Daniel is interested in real estate, affordable
housing development and transportation.
CHIENYA HSUMaster of Urban and Regional Planning, Candidate 2013
ChienYa completed her undergraduate degree in Urban
Planning from the National Chengchi University, Taiwan.
She is interested in sustainable planning and hopes to
work in construction company in Taiwan.
RUPALI JOSHIMaster of Urban and Regional Planning, Candidate 2013
Rupali completed her undergraduate education in Archi-
tecture from the University of Pune, India. Rupali is inter-
ested in improving the physical environment through
sustainable and creative design practices.
ZOHREH KHODABANDELUMaster of Urban and Regional Planning, Candidate 2014
Zohreh completed her Bachelor and Master in Architec-
ture at Iran University of Science and Technology, and
worked as a researcher, architect, and planner in the
field of Post-Disaster Housing Reconstruction and Pre-
Disaster Mitigation for a few years. After immigrating to
the U.S., she followed her passion for housing develop-
ment by entering to Master of Urban and Regional Plan-
ning program at University of California, Irvine. Zohreh is
interested in housing and economic development, af-
fordable housing, and real estate.
VANESSA QUIROZMaster of Urban and Regional Planning, Candidate 201
Vanessa completed her undergraduate degree at the
University of California, Irvine in Political Science.
Vanessa is interested in community engagement, com-
munity development, and affordable housing develop-
ment.
MEHGIE TABARMaster of Urban and Regional Planning, Candidate 201
Mehgie completed her undergraduate degree at the Un
versity of California, Santa Cruz in Environmental Studies
and Fine Art. Mehgie is interested in social equity plan-ning, housing policy, and community development.
ANTHONY VIERAMaster of Urban and Regional Planning, Candidate 201
Anthony completed his undergraduate degree at the
University of California, Santa Barbara in Environmental
Studies and Comparative literature. Anthony is inter-
ested in real estate, smart growth, and land use policy.
LISHAN YAN
Master of Urban and Regional Planning, Candidate 201Lishan completed her undergraduate education in Geog
raphy Science from the Sun Yat-sen University, China.
Lishan is interested in urban design, environmental plan
ning, land use and real estate development.
ELAINE YANGMaster of Urban and Regional Planning, Candidate 201
Elaine studied Environmental Analysis and Design and
Biology for her undergraduate education at the Univer-
sity of California, Irvine. She has worked as an environ-
mental analyst at the environmental consulting firm, Michael Brandman Associates and as a student outreach
counselor at Cal State University, Northridge. Her top
planning interests are collaborative community planning
placemaking, and complete streets.
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LETTER OF SUPPORT FROM NATIONAL CORE
PROFORMA
CONSTRUCTION BUDGET
SOURCES AND USES OF FUNDING
GREENPOINT RATING
Photograph by Elaine Yang
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PROFORMA
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15YEARPROFORMA
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GREEN
POINTRATING
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