Issues Prospective Homeowners Association needs help with        (Please Join With Us)
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I.                   Overall
One of our main tasks now is to find people for our Working Committees and solve a few problems: especially Legal questions and the permit process; finding a survey company and an architect to do property layouts, once land is found. .

II.                 Introduction

a.      We’re in the process of creating a new non-profit to develop affordable housing all over Santa Barbara, Los Angeles and Ventura County areas, where land is available and zoning will accommodate plans.

b.      We’re looking for technical assistance, including architectural, planning & design, survey, general contracting, board members and project managers (initially to work with the planning and zoning department, but also to work with the architects/surveyors and general contractors).

III.               Prospective Homeowners Association overview: Using a “bottom-up” equation, we want to foster the development of affordable homes using the following scenarios:

a.      Instead of trying to fill the gap between market rates and what the middle and lower classes can afford, we want to find inexpensive land (see 1. below) and add pre-fabricated town home & condominium-style homes to it, where it can be zoned for higher densities.

                                                               i.      Land in the City of Santa Barbara, where all lots are zoned for at least two homes, we want to promote 2^nd homes as rental units, or in-law apartments.

1.      We will sell homes to fit these lots, licensed as dealers of manufactured housing, acting as developer/builders for the manufacturers, for which we are filling in applications now to become developers of record.

                                                             ii.      Land that is zoned for one home and a guest house per 40 acres become rezoned to suit high density building at 20 homes per acre.

1.      We want to build smaller communities on these parcels where the homes will fit into the natural landscape.

2.      Not fill the entire 40 acres with homes and roads, but leave open space within the new community. Especially add green roofs and underground parking, no asphalt driveways, using gravel instead.

                                                            iii.      Produce our concept on multiple 40-acre parcels throughout county, both within urban boundary and outside of it – for example in Cuyama Valley, Santa Maria, Southwestern SLO and Kern counties.

1.      However, since there are no jobs per se in Cuyama Valley, then we see the need to develop a couple new industries, to employee new residents who don’t want to commute for an hour and a half any direction out of the valley; and who don’t already work via the Internet or long distance by phone; and these industries could be based on:

a.       Recycling

b.      Green Power manufacturing

c.       Windmill parts

d.      Solar panels

e.       Electrical Generation

f.        Desalination plant parts manufacturing

                                                           iv.      As well, create farm worker communities based on co-operative ownership of the farms and housing alongside the farms.

1.      The City of Lompoc has changed zoning where hi-density housing may now be built alongside farms, for farm worker housing.

IV.              Support for concept

a.      When we take our brochure around Santa Barbara and meet face to face with business owners, employees, and government administrators and elected officials, we find 99% are in support of our goals.

V.                 Working plans to build

a.      Our organization would foster the creation of a Master Developer

                                                               i.      The Master Developer would hire the general contractors, for large or small jobs, depending upon their experience. They would hire subs as needed to finish jobs.

VI.              Needs

a.      Architectural design of community and lot layouts

b.      Bonding, as dealer, for pre-fabricated home manufacturers

c.      Biggest problem to resolve is land & zoning

                                                               i.      Finding a Location for building

1.      Is there anywhere I can enter the size, proximity location and zoning type of land I am looking for and have a list of properties come up?

                                                             ii.      Within certain number of miles for commuters

                                                            iii.      The size of any land

                                                           iv.      Large enough to hold a number of homes for feasibility and to get enough proceeds from the sales to purchase more land/homes to resell in the next project.

                                                             v.      Price of land per acre (in south county)

                                                           vi.      Payment of any land, prior to development, unless land is donated

1.      Do some pre-sales like one developer I know locally does (except if we do that, we won't be able to just sell to the 'lowest rung" on the pay scale ladder, as we won't be able to charge enough for down payments.

2.      On the first unknown number of homes we sell, we'll need to get outside financing involved, so that we can raise cash to purchase for the next round of development. Eventually, we will be able to finance our own mortgages.

d.      Other Important issues are:

                                                               i.      City services to the land (sewer, water, gas/electricity/telephone)

                                                             ii.      Paying “more than” our fair share for city services: parks, fire, police, etc.

                                                            iii.      Surveyors for home, or community (if more than one lot) layout

                                                           iv.      Architects to lay out communities and lots

                                                             v.      Preparation for building foundations

                                                           vi.      Becoming a dealer for multiple pre-fabricated manufacturers

                                                          vii.      Bonding and paying for home transportation to building site; contingency fund for home problems, such as cracked walls upon delivery.

                                                        viii.      Pre-sales development expenses

                                                           ix.      Interest and mortgage on land purchase, until all units are sold

                                                             x.      Cost of building roads, foundations, driveways, utilities

                                                           xi.      Bringing in sample homes to display for buyers to view

                                                          xii.      Pre-development fees by the city: permits/waivers, etc.

                                                        xiii.      Getting non-profit incorporated, after we have financial backing

                                                        xiv.      Officers for the corporation & Members for the board of directors

                                                         xv.      Housing for certain types of individuals, as well as “the greater middle class”

1.      Firefighters, police, civil service personnel at all levels of government, including teachers

2.      Farm workers, seniors, disabled and employees of charities

3.      Hotel and tourism industry workers, including retail shop clerks

4.      Small business owners

5.      Children of older adults who need to be here to support their parents

Issues

• Build many homes, over 4-year period
• Transform thinking through marketing campaign
• Don’t do affordable homes as anything other than as an entrepreneurial venture, but non-profit venture; in other words, not subsidized by government.
• Build mixed-income level housing, so that one 4-plex is not just filled with families that make less than $29,000 per annum, but also includes 3 additional levels of families making $10,000 or more per level.
• Affordable homes go hand-in-hand with transportation and economic development here.
• Land Development Permit Process, assistance with developing and presenting plans for approval to the county and other authorities, ie: coastal commission.

  Current Goals

·        Connect to resources: known active affordable housing supporters, politicians, like-minded groups that he would recommend; not for the purpose of talking, but of taking action.

• Find “bridge loans” to get from start up to sold properties
• Television program: Santa Barbara’s Affordable Housing Crisis
• Recommendations for interviewer panelists, interviewees, topics
• Find properties, how/where; government land/transfer to non-profit
• Meet other developers who could use the help on the fulfillment of their affordable quota
• Bonding, insurance
• Bringing models in for showrooms
• Places to put them, companies or entities that would support placing them.
• Influence with permitting process, to shorten and waive permits to keep affordable
• Who would like to be on our board?

V.                 Budget for Start up

a)      Salary for solutions-organizer-consultant and one administrative assistant

b)      Marketing

i)                    To promote the non-profit

ii)                  To promote homes and office space for sale

(1)   For development of second homes on existing properties

(2)   For larger planned community developments

(3)   For new town homes, duplexes and condominiums on individual lots

c)      Planning & Development

d)      Community Design

e)    Legal support

f)         Land identification

i)                    Contacting landowners

Please contact us for more information, to share ideas, and lend a hand