Serrano Village LIHC 2013 - Good Earth Collaborative(1)

7/30/2019 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

24


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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


27


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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.

31
http://www.schdc.org/communities.phphttp://www.schdc.org/hope/hope.htmhttp://www.schdc.org/hope/hope.htmhttp://www.schdc.org/hope/hope.htmhttp://www.schdc.org/communities.php


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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


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40/44

PROFORMA

35


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36

15YEARPROFORMA


42/44

37


43/44

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44/44

GREEN

POINTRATING

39

Date post:	14-Apr-2018
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Serrano Village LIHC 2013 - Good Earth Collaborative(1)

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