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 CORE Community Development Director, City of Montclair Associate Professor of P.P.D., University of California, Irvine Director of Redevelopment /Public Works, City of Montclair

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 Rental 100% Affordability TOTAL UNITS 99 UNIT BREAKDOWN 12 One Bedroom Units 48 Two Bedroom Units 39 Three Bedroom Units AMENITIES Multi-Functional Community Center Office Community Garden Fitness Room Tot Lot Bike Path Access Close Proximity to Retail & PACE Center

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 Need Unemployment 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

Good Earth Collaborative proposes to transform the project site into a mixed-use development that includes 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 partnered with the city of Montclair, National CORE, and the 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 housing 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 measurable success in linking supportive services to affordable housing. Through our interviews with current Superblock residents, we found that residents not only experienced greater financial flexibility and stable housing, but were strengthened by the tight knit community to pursue their dreams, including achieving 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 development, Serrano Village. The proposed infill concept completes a the Superblock development and will add key health care service providers, the Program of All-Inclusive Care (PACE) center, which will greatly benefit elderly residents. The creation of a mixeduse commercial space integrated with low-income multi-family housing will reduce the need for automobile dependency and promote communitybuilding. The addition of a PACE center supports the intergenerational blending evident at the super-block. As the

baby-boomer population ages, urban planners are challenged with adapting their practices to incorporate the psychosocial and locational needs of the elderly. Good Earth Collaborative recognizes the importance in preparing for this demographic shift, as well as the need for supporting intergenerational communities. The intergenerational concept promotes mutual understanding and community identity through shared spaces and amenities among seniors, families, and students. San Bernardino County has developed through "leapfrog" low-density expansion and our mission is to showcase the potential for a successful alternative 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 significant habitat, pollution, and the costly outward expansion 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, housing builds community, promotes physical and mental health, provides a sense of security and belonging, and grants various social and economic opportunities within the region. Many of these benefits have not historically aligned with low-income developments. Our vision of affordable housing involves conferring these advantages and integrating our tenants into the resources that traditionally have been disproportionately allocated. The revitalization of cities and older suburbs is an investment. Due to the current circumstances of redevelopment within California, public-private partnerships are more vital than ever. We are confident that our search for development partners has positioned 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.

SAN BERNARDINO COUNTY

Established in 1853, San Bernardino County is increasingly distinguishing itself as a major economic node within the Southern California metropolitan region. It is located east of Los Angeles, 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 diversified 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 momentum of extraordinary growth that Orange County utilized to establish itself as an economic center from the 1950s to the 1970s is now forecasted for San Bernardino County. The lack of space in Orange County is directing demand eastward towards San Bernardino County. The U.S. Commerce Department anticipates that in the coming years, the Inland Empire 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 constraints of rising costs and lack of suitable land. San Bernardino County is accordingly emerging as a major employment center within the region, with SCAG employment projections set at a 72 percent increase at the county level be1

tween 2000 and 2030.2 Planning for expected growth in a responsible manner will necessitate the development of diversified housing options accommodating all socioeconomic groups.

FIGURE 2.1. SAN BERNARDINO COUNTY LAND USES

CITY OF MONTCLAIR
A greenbelt of citrus groves nestled between Pomona and Ontario marked the region that Montclair 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 approximately 6.47 square miles, of which 83 percent or 5.1 square miles has been developed. The remaining 17 percent consists of both vacant and agricultural land. 55 percent of Montclair's planning area is zoned for residential, with commercial and industrial land accounting for 9 and 7 percent respectively.

Southern 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 .

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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 characterize the landscape. Since its addition in 1993, the Montclair Multi-modal Transportation center the largest such facility between Union Station in Los Angeles and San Bernardino Station has altered the land use pattern by increasing the visibility and importance of alternative transportation accessibility. between 2009 and 2010 to $29,609 in San Bernardino 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, as the county's cost of living remains low in comparison to many other Southern California counties.

HOUSING AFFORDABILITY
The housing cost burden in Southern California'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.

FIGURE 2.3. HOURLY WAGE NEEDED TO AFFORD FAIR MARKET RENT

FIGURE 2.2. PER CAPITA INCOME

Per capita income has increased 1.8 percent

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 is reflected in Riverside-San Bernardino's housing wage, which remains lower than any of the California 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. Occupations which do not meet this threshold include personal care aide, retail salesperson, and logistics occupations.

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The San Bernardino MSA has been acutely affected 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 higher than the nation since 1998, and have increased since 2006.

Afternoon Play at the Superblock, Photograph by Elaine Yang

INTERGENERATIONAL COMMUNITIES
Intergenerational living nurtures relationships between generations through shared spaces and amenities. By means of this interaction a communal identity is fostered, enhancing our understanding of others and eliminating feelings of isolation. Students, families, and seniors 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 increasingly salient. Rather than impose strict age restrictions on a portion of Serrano Village units, intergenerational community is promoted at the superblock level. While it is likely that the development's one-bedroom units in particular will experience some senior tenure, the adjacent senior development will form the bulk of the superblock's elderly population. Good Earth Collaborative's contribution to the intergenerational 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 advantage of allowing seniors to remain living at home and maintain their independence.

FIGURE 2.4. HOURLY WAGE NEEDED TO AFFORD A ONE-BEDROOM UNIT & RENT PRICES

RealtyTrac 2008 Year-End Foreclosure Market Report, at http://www.realtytrac.com/content/news-and-opinion/2008-year-

end-foreclosure-market-report-4621 .

HOUSING ELEMENT
The Housing Element prepared by the City of Montclair cites several issues impacting its ability to provide quality housing for residents:
Extremely low- and very low-income households are unable to afford a studio apartment at market rents in the City of Montclair. The housing burdened account for 48.9 percent of all households.4 Median sales prices for new and resale homes in 2009 are unaffordable for extremely low- and very low-income households. Overcrowded households account for 27 percent of the city's total households.5

which are rented to low- and moderate- income households. Incentives are also available for private developers of lower- and moderate-income households, as well as senior housing. Qualifying projects 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 percent limit. Lessening of site development standards. Adjustment of zoning code requirements.

The City of Montclair has shown leadership in the area of affordable housing, and has taken the laudable step of maintaining its own affordable rental units. In June 1994, the city created the Montclair Housing Corporation, a 501(c)(3) nonprofit with a mission of increasing, improving, and maintaining affordable housing. It currently manages 16 single-family units, one condominium unit, and 80 apartment units, all of

The Regional Housing Need Allocation (RHNA) anticipated a need of 361 very low- to lowincome units within Montclair during the planning period from 1998-2005. Construction achievements totaled 20 units, leaving an unaccommodated need of 341 units. The current RHNA planning period (2006-2014) projects a need for 932 units of extremely low to low income, with 163 units constructed and 73 in the development process as of 2011.

FIGURE 2.5. HOUSING PROBLEMS BY INCOME AND TENURE

4 5

U.S. Census 2000 SF3 H69, at www.census.gov . Regional Housing Needs Assessment, SCAG 2007 and U.S. Census 2000 SF3 H7.

DEMAND
Demand for affordable housing remains high within the region, and RHNA projections remain unmet for the current planning period. Wage rates 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 figure 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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Montclair's population increased by 16.2 percent between 1990 and 2000, and another 11.8 percent between 2000 and 2009.6 SCAG projects a steady growth rate for the next seventeen years with a forecasted population of 51,800 by 2030 (see figure 2.8). Incremental growth and low affordable vacancies within the region ensure continued demand for the affordable housing stock. puter lab, community center, PACE center, fitness equipment, tot lot, and bike path. In addition, there are significant off-site amenities within reasonable distance of the site which include: public transportation, local schools, employment, entertainment, and retail. There exist 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 The project will provide exceptional on-site rented for less than proposed units. amenities including on-site management, com-

FIGURE 2.8. POPULATION GROWTH FORECASTS

CONCLUSION
The proposed 99 one-, two-, and threebedroom intergenerational rental units that make up Serrano Village are the culmination of an extensive market study that analyzed marketability in terms of key factors including demographics, population trends, income levels, affordable housing availability, locational
6

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 environment where the ultimate goal is upward socioeconomic mobility.

U.S. Census, at www.census.gov .

The project site is a 6.08-acre parcel located in the southwestern portion of the City of Montclair. The site is readily accessible 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 parameters 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 into a 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 single-family residential further north and east of the site. This area of Montclair features 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 restaurants.

Amenities Within 1/4 Mile (5 Minute Walk) of the site: Bus Stations (Routes O61 and 480) El Super Pomona Clinicia Medica Familiar De Bike Path Proposed Neighborhood Park Proposed PACE Center, Daily Operated Senior Center

FIGURE 3.2. AMENITIES WITHIN 1/4 MILE FROM THE PROJECT SITE

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 Development Programs

FIGURE 3.3. AMENITIES WITHIN 1/2 MILE FROM THE PROJECT SITE

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FIGURE 3.4. PROXIMITY TO BUS STATION AND TRANSIT CONNECTIVITY 7

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 the West at Pomona TransCenter, and 3 miles to the North at Claremont TransCenter and Montclair TransCenter.

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 Taking the existing and proposed site amenities Center into account, Serrano Village is positioned to be

Foothill 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 economic, social and residential needs with amenities 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 community, allowing community members to live, shop, and interact with one another. This community 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 decision-making process for housing and supportive services during the 2006-2014 planning period. The Policy Program details the specific policy actions the city will undertake to address present and future housing needs, meet the requirements 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 respect 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 include:
Providing incentives such as density bo-

nuses, expedited processing, and fee waivers/deferrals. Annual outreach to nonprofit and forprofit 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 requirements.

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FIGURE 4.1. HOLT BOULEVARD SPECIFIC PLANLAND USE MAP 8

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 Specific Plan are consistent with the zoning districts 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 housing, if the project for affordable housing has been zoned as something else, the city will help developer to rezone it.

City of Montclairs General Plan, at http://www.cityofmontclair.org/civica/filebank/blobdload.asp?BlobID=2741

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FIGURE 4.2. THE CITIES ZONING DISTRICTS AND PERMITTED USES 9 Zoning District
Maximum Building Height Minimum Lot Area per Dwelling Unit/ Maximum Density Minimum Front Yard Minimum Side Yard

R-3
35 ft2 Maximum density of 14 du/ac 3 1st floor-25 ft; 2 nd floor and above- 35 ft 4 Interior side, 1st floor-10 ft; Interior side, 2nd floor- 15 ft.; Corner side, 1- story building 20 ft average; Corner side, 2 story building,35 ft. 1st floor-10 ft; 2 nd floor-15 ft 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) 1 bedroom: 950 sq.ft. 2 bedrooms: 1,200 sq.ft. 3 bedrooms: 1,400 sq.ft. 4 bedrooms: 1,450 sq.ft. 2 parking spaces within a fully enclosed garage per unit. If the garage 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.

Minimum Rear Yard Minimum Outdoor Living Space/ Open Space

Minimum Dwelling Unit Area

Residential Parking Requirements

FIGURE 4.3. RESIDENTIAL ZONE DEVELOPMENT STANDARDS AND REQUIREMENTS OF R-3 ZONE 10
9 10

Montclair Municipal Code, North Montclair Downtown Specific plan, at http://library.municode.com/index.aspx?clientId=16497 Montclair 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 creative 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 very intimate, walkable, and bike friendly environment for its residents without compromising functionality. The residents are offered privacy by separating the residential activity from the commercial activity through building orientation, vehicular and pedestrian access, 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 pedestrian walkway and a two-way bike path ensures 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 establishments 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 intersection of Holt Blvd. and Mills Ave. The landscaped courtyards help create visual interest

FIGURE 5.1. DESIGN OVERVIEW

when one is approaching the apartment building from Mills Ave. One of the courtyards has a Totlot while the other one provides intimate gathering place for parties and get-togethers. Height variation will be achieved by placing one story commercial and retail building closer to Holt Blvd. and placing the taller apartment building further away from Holt Blvd. This arrangement will create a gradual incline in building 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.

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BUILDING & CONSTRUCTION TYPE

The building design is inspired by KYGYs Brookwood Terrace by ROEM Development, Inc in San Jose, CA. The Serrano Village is an Eshaped cluster of garden style apartment buildings 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 variety 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 intergenerational households, Serrano Village will provide a combination of one-, two- and threebedroom units. However based on the market, the Serrano Village will offer higher number of two- and three-bedroom units than onebedroom units. This mix of housing units will provide an excellent opportunity for intergenerational families.

FIGURE 5.2. FLOOR PLANS FOR ONE, TWO, AND THREE BEDROOM UNITS 11

11

Brookwood 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 community. The courtyard features a tot-lot and seating areas around the foliage.

View of the Leasing Office, Community Room, Fitness Room, and Computer Lab. These amenities are located on the first floor.

Park view. Featuring Outdoor fitness equipment, paved pedestrian walkway, and a two-way bike path.

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View of the Community Garden. Area offers great views for the community residents.

The commercial building showcases a PACE Center and two food establishments. The plaza on the front and green open space on the side allow 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 developments design incorporates a range of housing opportunities, a walkable neighborhood, compact building design, open space, preservation of the communitys character, and mixed land use through the addition of retail and social services. 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 options and is consistent with our intergenerational theme. Larger families can occupy the 2 and 3 bedroom units, while relatives and grandparents could possibly occupy the 1 bedroom units.

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 developer, National Core, Good Earth Collaborative decided to go with our proposed development 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 zoning deviations would require a zone change and a specific plan change. After a public hearing, the zoning changes must be approved by a legislative body: the city council or board of supervisors. The change is subject to initiative, referendum, and environmental review. If the the legislative body decides the changes are far too inconsistent with the general plan, a general We created an apartment building that provides plan amendment may be required and can be a distinctive and attractive community with a processed together with the zoning change. strong sense of place. The E shape of the building gives apartments privacy, yet are still in City councils and boards of supervisors have close proximity to one another to allow for always shown willingness to change zoning if is something they really community engagement. The walkability in the the project proposed 12 area increases with the introduction of our bike want to build. The City of Montclair is a large and walking path that connects not just our de- supporter of affordable housing developments velopment, but all other developments in the and gives priority to these projects. Our project superblock. The connectivity of the site was a aligns with citys affordable housing goals. very important feature to create that sense of Therefore, the city will work to help us obtain place. This path also includes an open space approvals to develop our project. After meeting area where people from the superblock or from with the city, they informed us that they are the broader community can use to recreate. willing to rezone the specific plan (to address The retail and PACE center will also improve issues of density, height, size, and parking regulations) and to adjust the zoning map. The drivwalkability of the site. ing force behind this working relationship is that our development will provide social benefit to ZONING DEVIATIONS not just this specific area but the broader comThe site is currently zoned as a R-3 zone, mean- munity. The demand for affordable housing ing that our proposed development will deviate also plays a big factor in the push for our profrom zoning standards. The deviations are in ject. the maximum building height of 35 ft2, maxi12

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 development through design measures that will minimize the projects carbon footprint and promote the health of its residents. Our energy reduction strategies include maximizing utilization of natural sunlight and passive solar heating and the implementation of energy efficient products and technology in our buildings. More Sustainability Efforts in the Superblock, Photograph by Elaine Yang specifically, tank-less water heaters, ENERGY STAR appliances (dishwashers, refrigerators, washers and dryers) and energy ASHRAE 62.2 residential ventilation standards efficient lighting (LED light bulbs, automatic or developed and maintained by the American Sosensor lighting, and solar powered exterior ciety of Heating, Refrigeration and Airlighting) will be used throughout the site to Conditioning Engineers. maximize the use of energy efficient product. For resource conservation, we will use sustainThrough our energy reduction strategies, we able and durable construction materials that will not only create an energy efficient housing will lessen future maintenance costs and when development, but will in turn, reduce Serrano possible, we will use locally available construcVillages utility bills and increase the afforda- tion materials to reduce transportation distance bility of housing. and costs. To increase water efficiency in the bathrooms Serrano Village apartments are clustered into and kitchens, we will install low-flow toilets, one efficiently designed wraparound building showerheads and faucets. The outdoor land- that maximizes the area available for open scape design will primarily use plants that are space and recreation. The project design innative to California or require low-water con- cludes a walking and bicycling path and a sumption, and will incorporate lawns minimally. green path, which will provides residents with For maintaining healthy indoor air quality, we areas for exercising and mingling with will use non-toxic and low VOC paint and floor- neighbors. The onsite bicycling path will coning products and install whole house ventilation nect to the bordering street, Mills Avenue, systems and exhaust fans in the kitchens and which has a dedicated bike lane. To further probathrooms to reduce the levels of contaminants mote exercise, the project site includes an outdoor fitness center and a community garden. and moisture. These measures will meet the

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Serrano Village itself and within the Superblock is a walkable community. In addition, it is conveniently 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 fullscale supermarket.

FIGURE 5.3. BUS STOPS WITHIN A HALF-MILE

GREEN BUILDING
This project will use Californias Build It Green point rating system to assess our projects compliance 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 efficient homes. The funding saved by opting for the Built It Green system may be allocated for building and site features that will raise the projects level of sustainability.

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COMMUNITY NEED
Good Earth Collaborative understand that in addition to having access to affordable housing, supportive social programs and a healthy community environment can give low income families the edge they need to achieve upward mobility. 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 environmental well-being.

6.1). In 2010, the countys unemployment rate peaked and has since decreased by 1.5%. San Bernardino Countys dire unemployment conditions indicate that there will be a strong demand for affordable housing and other housing assistance.

EDUCATION
Education is a key indicator of a communitys quality of life. Youths who drop out of school are more likely to become involved with criminal activities and earn lower wages. Currently, one out of every five students in San Bernardino County will drop out of high school. This dropout rate is 3.4% higher than the state average. As of 2009, Hispanic youths represent a 54.7% majority of the countys total student population. In 2011, only 24% of the countys senior high school students were eligible for higher education, which was 8% lower than the state average.

UNEMPLOYMENT
Since the great recession of 2008, San Bernardino Countys unemployment rate has been considerably higher than the state and nations average. In fact, beginning in 2002, San Bernardino Countys unemployment rate has been higher than the national average (See figure

FIGURE 6.1. UNEMPLOYMENT RATES

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HEALTH
Promoting health is an essential step to improving lives. This focus on developing communities that are conducive to healthy lifestyles is currently at the forefront of new urban planning strategies. Based on Californias 2011 fitness report that evaluated 5th, 7th and 9th grade students, 45.9% of San Bernardino County students had an unhealthy body fat index. 31.7% of those students with unhealthy body compositions were deemed high risk for diseases and child obesity. In line with the nations obesity epidemic, as of 2009, 30.4% of San Bernardino 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 developments that create opportunities for residents to participate in health-promoting, outdoor activities, and to learn more about healthful eating.

FIGURE 6.2. NIGHTTIME RESIDENCE OF STUDENTS LACKING HOUSING STABILITY

GOVERNMENT ASSISTANCE
Many families in San Bernardino County not only struggle to pay for housing, but also for basic life necessities such as food. Since 2006, the county has seen an increased need for government 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 lowincome families to establish financial stability and having affordable housing is a stepping stone to achieve it.

HOUSING INSECURITY
Recent increases in the average mortgage interest rates, the rate of housing foreclosures, and the loss of jobs have forced many families into unstable housing situations. Over 25,000 families in San Bernardino County are currently on a waiting list for rental assistance programs, including 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 desperate need to increase affordable housing in San Bernardino County.
13 14

SUPERBLOCK
In the early 2000s, the City of Montclair joined forces with the National Community Renaissance 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

The Community Foundation. (2012). 2012 San Bernardino Community Indicator Report, at http://198.143.156.194/
at http://www.schdc.org/communities.php

thecommunityfoundation.net/index.php?option=com_content&view=article&id=93

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amenities, there are afterschool programs designed for the Superblocks elementary and junior high students, which take place at the San Antonio Vista and Vista De Cielo Apartments and are funded by the City of Montclair. National CORE takes extraordinary steps to ensure the safety of their residents by conducting a monthly crime analysis for the Superblock and maintaining close ties with the local law enforcement. Hope Through Housing, an extension of National Community Renaissance CORE orchestrate social programs and classes that are designed to engage 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 community management team also organize events, such as potluck meals, joint holiday events, and monthly birthday celebrations that facilitate mingling among residents of different housing complexes. These activities have strengthened the Superblocks community identity, which has contributed to maintaining a safe living environment. Good Earth Collaborative are in full support of National CORE and Hope Through Housings dedication to improving residents quality of life and enhancing their chances for upward mobility. Our proposed development, Serrano Village, with its affordable housing and mixeduse developments will complement the existing Superblock developments and community and continue its tradition for sharing community amenities, providing supportive resident activities, and promoting community engagement.

Superblock Family Housing Development, Photograph by Elaine Yang

properties into three affordable housing developments and one special needs affordable housing complex, known as the Superblock. Through its multi-family, elderly, and special needs foci, and organized social and educational opportunities, the Superblock community has contributed to meeting the citys need for more affordable housing and supportive social programs. The variety of architectural designs help establish unique identities for each housing complex. Yet, shared amenities, such as a community room, laundry facilities, a computer lab, community gardens, and patios help to connect residents of the different housing complexes and produce a community atmosphere that is open, yet closely knit. In addition to these shared

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COMMUNITY ENGAGEMENT
Good Earth Collaborative has worked closely with National Community Renaissance CORE and has also reached out to actively engage with current Superblock residents through interviews. Residents were encouraged to discuss their background, 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 Superblock 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 flexibility she had from living at the Superblock, the social support from the community, and increased 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 become a homeowner. In 2007, Carlos Orozco moved to the Superblock as a 5th grader in elementary school. He currently attends high school and is in the 11th grade. 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 improve society is for youths like himself to obtain

Kids at Play, Photograph by Elaine Yang

higher education. The Superblock has strengthened Carlos family to stay afloat financially and its safe and close knit community has helped set Carlos firmly on the path towards high academic 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 Orleans, Louisiana and subsequently experienced years of unstable housing conditions. Living at the San Marino Senior apartments has afforded Jean a stable home, a well connected community 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 the Superblock community life and in particular, they appreciate the way the communitys management 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.

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These stories illustrate how the Superblock not only provides affordable housing, but improves the lives of its residents through its empowerment and support strategies. The affordability of high quality homes, enriching youth programs, 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 management approaches, combined with exceptional social programs can create a safe, closeknit, and vibrant low-income community.

PROJECT AMENITIES
Creating an environment that caters to healthy living is a key aspect of the Serrano Village community 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 outdoor fitness center, laundry facilities, and private balconies. 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

Photograph by Elaine Yang

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 lifestyles. To achieve these goals, the project design includes a 1,800 square foot outdoor fitness center, a 4,310 square foot community garden, and a walking and bicycling path. The outdoor fitness center will comprise groundbolted exercising equipment that will be easily utilized by youths, adults, and the elderly. In addition 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

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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 residents 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 Boulevard 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 connectivity throughout the Superblock, as it ends at the gateway of the the senior housing complex, San Marino. We believe that these path features will contribute to a walkable, healthpromoting, and safe neighborhood.

PACE CENTER
Serrano Village includes a Program of AllInclusive Care for the Elderly (PACE) Center that will provide preventative care, primary care, and long-term healthcare services to senior citizens. The PACE Centers on-site location will enable 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 greatly reduce 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 provided by the PACE Center.15

Life at the Superblock, Photographs by Elaine Yang

15

National PACE Association. (2002), at http://www.npaonline.org/website/article.asp?id=12&title=Who,_What_and_Where_is_PACE

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Inflation, the spike in real estate values during the early 2000s, and the recent economic recession 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 options 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 three bedroom rental apartments. The rental units will provide housing options for individuals with an income that is 30-60% of the local AMI.
Construction Financing Source Amount Tax-Exempt Bond $0 Construction Loan $905,729 Tax-Credit Equity $11,309,548.07 Partner Equity $1,500,000

After years of federal budget cuts, the availability of funding sources to assist with the development of affordable housing units continues to decrease. The limited sources of funding that remain to be available are extremely competitive to secure. Regardless of the challenges facing the financial future of affordable housing development, GEC was determined to pursue innovative funding sources to complete 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.

$14,000,000 $12,000,000 $10,000,000

Series7
Series6 Series5 Series4 Series3 Series2 Series1

$8,000,000
$6,000,000 $4,000,000 $2,000,000 $0

Total

$15,215,277

FIGURE 7.3. CAP STACK - CONSTRUCTION FINANCING

Permanent Financing Sources Amount BofA Mortgage loan $1,455,000 Partner Equity $1,500,000 Tax-Credit Equity $11,309,548 HOME Funds $2,500,000

$20,000,000 $15,000,000 $10,000,000 $5,000,000 $0

BofA Mortgage loan Series7 Series6 Series5 Series4 Series3 Series2

Series1

Total

$16,764,548

FIGURE 7.4. CAP STACK - PERMANENT 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 construction 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 developers with the cost of construction, demolition, and physical improvement of a site. Grant awards range from $500,000 to $4 million dollars. 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 financial gap that remains after the LIHTC are applied. HOME INVESTMENT PARTNERSHIP Good Earth Collaborative approached the City of Montclair to request additional funding through their local HOME Funding Program. Unfortunately, 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 applied to the developments costs. The City encouraged 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 tax credit percentage at 7.41% and for the 4% tax credit 3.18% according to the Affordable Housing 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 construction 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 allocation of tax-exempt bonds for the remainder of the costs for permanent and construction financing. 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 supported by the $1.5 million partner equity by National CORE for the 9% scenario and a $2.5 million equity capital investment in the 4% tax credit 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 investment 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 housing affordable to lower-income, including extremely low-, very low-, low-, and moderateincome, families through different actions. These actions include: providing incentives such as density bonus, expedited processing, and fee waivers/deferrals, assist nonprofit and for-profit housing developers with site identification and funding priorities, removing potential constraints of unit size requirements in the Citys Zoning Code, and reviewing and revising the existing parking requirements, particularly the two-space garage multi-family requirement.

ments. National COREs expertise go beyond building. National CORE is widely known for land and property acquisition, property management, social services, and project development. The Montclair Superblock provides an example 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. National CORE strives to provide quality services and management. By undertaking the entire development process of an affordable housing project, National CORE stands out in efficiency, consistency and quality maintenance . Good Earth Collaborative will establish a copartnership with National CORE to proceed their work in quality and efficiency as well as their dedication to the empowerment and support of their residents. 16

NATIONAL COMMUNITY RENAISSANCE, CORE

National CORE is a national nonprofit affordable housing developer that both builds and manages affordable housing developments. Founded in 1992, National CORE strives to go beyond creating affordable housing structures to provide well-maintained, well-designed, attractive and financially sustaining develop-

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 organizes community programs for children, adults and seniors. Programs such as senior wellness, afterschool programs, health education and services enable residents with knowledge and care. 17

16
17

National Community Renaissance,CORE. (2008), at http://www.schdc.org/communities.php. National Community Renaissance,CORE. (2008), at http://www.schdc.org/hope/hope.htm.

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MEET THE TEAM

BRYCE BUNKER
Master of Urban and Regional Planning, Candidate 2013 Bryce completed his undergraduate degree in Environmental Studies at the University of Redlands. The multidisciplinary nature of the Affordable Housing Competition presented Bryce with valuable hands on experience in an industry he plans to pursue as a career.

VANESSA QUIROZ
Master of Urban and Regional Planning, Candidate 2013 Vanessa completed her undergraduate degree at the University of California, Irvine in Political Science. Vanessa is interested in community engagement, community development, and affordable housing development.

DANIEL HUERTA
Master of Urban and Regional Planning, Candidate 2013 Daniel completed his undergraduate degree at the University of California, Davis in Community and Regional Development and Environmental Policy Analysis and Planning. Daniel is interested in real estate, affordable housing development and transportation.

MEHGIE TABAR
Master of Urban and Regional Planning, Candidate 2014 Mehgie completed her undergraduate degree at the University of California, Santa Cruz in Environmental Studies and Fine Art. Mehgie is interested in social equity planning, housing policy, and community development.

ANTHONY VIERA
Master of Urban and Regional Planning, Candidate 2014 Master of Urban and Regional Planning, Candidate 2013 Anthony completed his undergraduate degree at the ChienYa completed her undergraduate degree in Urban University of California, Santa Barbara in Environmental Planning from the National Chengchi University, Taiwan. Studies and Comparative literature. Anthony is interested in real estate, smart growth, and land use policy. She is interested in sustainable planning and hopes to work in construction company in Taiwan.

CHIENYA HSU

LISHAN YAN
Master of Urban and Regional Planning, Candidate 2013 Master of Urban and Regional Planning, Candidate 2013 Lishan completed her undergraduate education in GeogRupali completed her undergraduate education in Archi- raphy Science from the Sun Yat-sen University, China. tecture from the University of Pune, India. Rupali is inter- Lishan is interested in urban design, environmental planning, land use and real estate development. ested in improving the physical environment through sustainable and creative design practices.

RUPALI JOSHI

ELAINE YANG
Master of Urban and Regional Planning, Candidate 2013 Master of Urban and Regional Planning, Candidate 2014 Elaine studied Environmental Analysis and Design and Zohreh completed her Bachelor and Master in Architec- Biology for her undergraduate education at the University of California, Irvine. She has worked as an environture at Iran University of Science and Technology, and mental analyst at the environmental consulting firm, Miworked as a researcher, architect, and planner in the chael Brandman Associates and as a student outreach field of Post-Disaster Housing Reconstruction and PreDisaster Mitigation for a few years. After immigrating to counselor at Cal State University, Northridge. Her top planning interests are collaborative community planning, the U.S., she followed her passion for housing development by entering to Master of Urban and Regional Plan- placemaking, and complete streets. ning program at University of California, Irvine. Zohreh is interested in housing and economic development, affordable housing, and real estate.

ZOHREH KHODABANDELU

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LETTER OF SUPPORT FROM NATIONAL CORE PROFORMA CONSTRUCTION BUDGET SOURCES AND USES OF FUNDING GREENPOINT RATING

Photograph by Elaine Yang

PROFORMA

35

15 YEAR PROFORMA

36

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GREENPOINT RATING

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