Inland Equity Community Land Trust ~ Plan Adelanto
Executive Summary ~
Inland Equity Community Land Trust ~ Plan Adelanto will be the first property developed by the Inland Equity Community Land Trust. It is a 20 acre lot in San Bernardino county about 1,000 feet from Adelanto High School. The current zoning will permit us to develop four units. Phase One of the plan is to build four homes to be made available to families on the Housing Authority County of San Bernardino’s Housing Choice Voucher waiting list. Phase Two will be to split the property under California’s SB 9 rules and build four more homes.
Inland Equity Community Land Trust Overview ~
Inland Equity Community Land Trust is a 501(c3) not for profit corporation. Plan Adelanto is our first project to develop and steward affordable housing and other community assets in Riverside and San Bernardino counties. Inland Equity Community Land Trust provides a solution to inland residents who fall under HUD’s definition of “housing cost burdened” by harnessing the power of non-profit development, shared equity and removing housing from the speculative market. Plan Adelanto will establish Inland Equity Community Land Trust as part of the housing development industry. Currently, housing development in the Inland Empire is concentrated on the development of tract housing priced well out of the range of most residents who live and work here. The build out costs for these developments runs at approximately $135 per ft2. Rents in the Inland Empire exceed the break-even point by 24% at $126 ft2 , according to CBRE. This means most people who work in the Inland Empire cannot afford to live in the areas where they work and have to make long commutes or live with multiple families under one roof. Inland Equity Community Land Trust plans to market to renters paying more than 30% of their income on housing and people using HUD’s Housing Choice vouchers.
Plan Adelanto ~
Plan Adelanto Revenue from 8 homes will be $12,884 a month. The total loan servicing for all 8 homes will total $9,448 a month. Including an escrow account of $200 per home for property tax and homeowners insurance $1,600 a month the land trust will gain a margin of $1,836 a month / $22,032 a year. The Plan Adelanto Financial Plan Spreadsheet above assumes the build out cost per square foot is$160 a square foot (New Home Source). The current economic instability has made some materials difficult and expensive, however we are using rammed earth so lumber is not a large portion of the building materials. Three 1,100 square foot homes and one 2,200 square foot home is 5,500 square feet of homes for $880,000. To service a 30 year $880,000 loan at 5% the monthly payment would be $4,724. The revenue from the homeowners is also set to match the San Bernardino County Housing Authority’s MTW Payment Standards ($1,475 per month for a three bedroom and $2,017 per month for a five bedroom). Four homes would generate a revenue of $6,442 a month once fully occupied.
The first phase of the development will consist of the 1st four homes built on the Northernmost 5 acre section. The property for Plan Adelanto includes zoning for one dwelling unit by right and we can add three ADU’s by right. We are planning to build one 2200 square foot, five bedroom home and three 1100 square foot three bedroom ADUs. The homes will all be made available to income qualified residents of San Bernardino County. We will work with the Housing Authority of the County of San Bernardino and City of Adelanto Council Member Stevevonna Evens to refer income qualified residents.
Build another 4 units after using SB 9 to split the lot; California’s SB 9 will permit the lot to be split into at least two 10 acre lots without any further entitlements once the first set of homes are occupied. The Plan Adelanto Financial Plan Spreadsheet above assumes that we will complete the first 4 units by the start of the 2nd year and complete the other 4 units by the start of the 3rd year. We are, however, considering submitting a development plan that will subdivide the property and rezone it based on a feasibility study from DKC Architects. The Plan Adelanto Financial Plan Spreadsheet is what we can do by right on the property now with no further entitlements. DKC Architects believes the project will be much more financially feasible with the inclusion of more units. After the completion of a feasibility study in March of 2022 we may change this plan. This will be contingent on the amount of time and resources needed to go through the entitlement process and if we are able to secure the financing.
DKC Architects, Inc.
DKC Architects is currently preparing a site plan and house plans and a feasibility study that will explore a full 20 acre residential community. A cluster development may be a potential opportunity to avoid excessive fees, submittals and approvals from various agencies and commissions. Pending final due diligence. Our fee will be hourly to not exceed ten thousand dollars. A Master Plan / Feasibility Study (Due Diligence Only) for a new housing development located in the City of Adelanto (San Bernardino County). The project will consist of a 20 acre residential community. A cluster development may be a potential opportunity to avoid excessive fees, submittals and approvals from various agencies and commissions. Pending final due diligence.
Property Details and External Links:
9595 Mojave Drive, Adelanto, California 92301
Land Value: 206,732 (2014 sale price)
Tax Status: ASSESSED BY COUNTY
Zoning Desc: Rural Living-10 Acre Minimum
Jurisdiction: County Land Use Services office
Additional County Parcel Resources
Target Population ~
Our target population are renters who will be able to lower their housing costs and become homeowners invested in their community. The homes built for Plan Adelanto will be for families on the Housing Authority of San Bernardino Country's waiting list for Housing Choice vouchers. In partnership with CBO’s, agencies and service providers currently working with Inland Equity Community Land Trust, our primary goal is to establish the Inland Equity Community Land Trust as an endpoint for the path out of homelessness. Inland equity Community Land Trust will serve as affordable housing. A functioning emergency shelter system would serve as a pipeline into supportive housing with social services and into affordable housing within the community land trusts. Though this is our charitable goal, the need for affordable housing in the Inland Empire is a “crisis.” Most of the housing will be for housing-cost burdened residence, 25% of the housing will be made available to any community member who would like to own a property in the trust. This will facilitate a mixed income community of homeowners invested in their own community. The housing, held in trust, guarantees it will remain affordable and future generations will be able to grow and thrive in the community where they grew up.
Community Land Trust and Housing Choice Vouchers
The residents can have the opportunity to own their homes in the Land Trust. We will work with the San Bernardino County Housing Authority to use the Housing Choice vouchers as part of a house payment. Typically the vouchers go to the landlord but we will secure the voucher in an equity sharing agreement with the resident. The Income qualified residents will be able to buy these homes with 30% of their income and the section 8 voucher. Inland Equity Community Land Trust will enter into a ‘rent to own’ agreement with the residents and Inland Equity Community Land Trust will retain ownership of land and the equity that comes from subsidies. The resident will become a homeowner and build equity based on what they contribute to the purchase. They will be able to pass on the home to their children. If they sell the house, they will keep the equity they paid in and the equity from the Housing Choice voucher will stay with the home. The Housing Choice voucher will subsidize the price for the new resident.
Principal Members ~
- Anabel Nevarez: President ~ Co-Chair IE DSA
- Gabriela Armenta: Vice President ~ Danza Azteca Citlaltonac
- Heather Stevening: Parliamentarian ~ Option House Inc.
- Michael Milan: Treasurer ~ Asian Pacific American Labor Alliance
- Matthew Snyder: Secretary ~ Professor of English at University of California
- Gerald Katz: Advisory Board ~ Eco Acre, founder/volunteer
- Yolanda Esquivel: Advisory Board ~ LULAC Council 3190
- Beverly Earl: Advisory Board ~ Catholic Charities of San Bernardino and Riverside Counties
- George Aguilar: Advisory Board Retired San Bernardino Resident
- Maribel Nunez, Executive Director of Inland Equity Community Land Trust
- Jeff Green, Associate Director of Inland Equity Community Land Trust
Other Financing sources:
As a 510(c)(3) charitable organization, Inland Equity Community Land Trust can generally leverage public sector investment with private tax-deductible contributions. In a national survey of Community Land Trusts conducted by the Lincoln Institute in 2006, half of the 119 respondents reported receiving private donations Sungu-Eryilmaz and Greenstein 2007). A smaller unpublished survey conducted the same year by Jeff Corey of the Northern Communities CLT in Duluth and Jeff Washburne of the City of Lakes CLT in Minneapolis found that Community Land Trusts received between 10 percent and 70 percent of their operating revenue from private sources.
- Foundation grants.
Community foundations, family foundations, and larger grantmaking foundations with an interest in affordable housing are frequent Community Land Trust contributors. While a few provide ongoing, unrestricted operating funds, foundations usually tie their grants to specific outcomes or programs. The California Community Foundation, for example, recognized how rapidly rising land costs were eroding its ability to support affordable housing in the Los Angeles region and founded the Community Foundation Land Trust. Its contribution of $3.8 million can be used for operations and initial projects.
- Individual donations.
Some Community Land Trusts direct ongoing fundraising efforts at the local community. Although time-consuming, these programs can generate significant revenue and build important community goodwill. In fact, some small Community Land Trusts, such as the Community Land Trust Association of West Marin (CLAM) in Point Reyes Station, raise the majority of their annual operating budgets from individual donations.
- Revenues from Project Development
The majority of Community Land Trusts collect fees for each unit of affordable housing they help to develop. Development fees may be structured as a flat amount per unit or as a percentage of total development costs. The City of Madison, for example, allows the Madison Area CLT to take a developer fee of up to 15 percent of a project’s total costs. Community Land Trusts also generate operating income from a number of internal sources, which steadily increase as their portfolios of land and housing grow larger.
- Ground lease fees.
A Community Land Trust’s ground lease fees are its most reliable revenue source. While a few CLTs now charge as much as $100 per month, these fees tend to be in the $25–50 range, set well below the market value of the leasehold to keep the homes affordable. Even at this low price, however, with multiple properties in the portfolios can realize significant operating revenues from this source. Thistle Community Housing in Boulder, for example, reports that ground lease fees averaging $30 a month on its 211 resale-restricted, owner-occupied units cover almost a third of the cost of running the program.
- Lease reissuance/resale fees.
Many Community Land Trusts collect fees when units change hands, using these revenues to defray the costs of managing the transfer. In some cases, the fee is charged to the sellers, reducing their proceeds in the same way a broker’s commission would. In other cases, the fee is added to the resale price, increasing the cost of the home to the next buyer.
- Membership dues.
Area residents who support the Community Land Trust generally pay annual membership dues ranging from $1 to $50. With more than 4,000 members, the Champlain Housing Trust in Burlington collects over $70,000 in membership fees annually, covering about 5 percent of its operating budget.
- Fee-for-service income.
Some Community Land Trusts earn fees for performing specific services such as educating prospective homebuyers, packaging loans for local mortgage lenders, and monitoring local inclusionary housing units on behalf of a city or county.
Private Foundation Funding Housing in Southern California:
- The H.N. and Frances C. Berger Foundation
- Bank of America Foundation
- Annenberg Foundation
- Coeta and Donald Barker Foundation
- Max and Victoria Dreyfus Foundation
- John Jewett & H. Chandler Garland Foundation
- Gannett Foundation
- J.B. and Emily Van Nuys Foundation
- Wells Fargo
- Kresge Foundation
- Butler Family Fund
- California Community Foundation
- Conrad N. Hilton Foundation
- Kaiser Permanente Foundation
- Parsons Foundation
- Local Initiatives Support Corporation
- United Way
California State and Federal Funding for Housing:
California’s Proposition 1 authorized $4 billion in general obligation bonds for housing-related programs, loans, grants, and projects and housing loans for veterans. The measure was designed to distribute the bond revenue as follows:
- $300 million for the Local Housing Trust Matching Grant Program, which offers matching grants to local housing trust funds for "pilot programs to demonstrate innovative, cost-saving approaches to creating or preserving affordable housing;" and
- $300 million for the Self-Help Housing Fund, which provides forgivable loans for mortgage assistance, the development of multiple home ownership units, and manufactured homes.
California Enterprise Development Authority CEDA 501(c)(3) Loan
Hud section 108 Loans
California enterprise development /authority revenue bond financing
- County issued Single Family Mortgage Revenue Bonds
- County issued Multi-Family Mortgage Revenue Bonds
CBRE Group, Inc. Inland Empire Multifamily Market View
US Census San Bernardino County Quick Facts
US Census Riverside County Quick Facts
New Home Source
Housing Authority of the County of San Bernardino