Comparing & Contrasting clts in Urban & Suburban Locations

Comparing & Contrasting CLTs in Urban & Suburban Locations

First Community Land Trust of Chicago

• Mission:

• Create opportunities for local home ownership for households presently not income-qualified for the city’s existing affordable homes program.
• Enable low-income households to enjoy positive participation in community – and economic-development policies impacting area.

What is the Need for this CLT?

• Affordable housing

• To impact policies purportedly benefiting low-income households

• To enable low-income residents to improve their participation in Chicago’s economy and social fabric

CLT Progress

• Created the bylaws and ground lease

• Arrived at a resale formula

• Received 501(c)3 non-profit status

• Hired a development consultant

• Issued a RFP to builders

• Formed an interim board of directors

• City set aside land for 10 CLT homes

• Established rights/criteria for membership

• Garnered attention of policy area inside City of Chicago

Development Sites

• Already secured 10 City-owned vacant sites at no cost to the organization

CLT Homes and Homebuyers

• Single-family detached homes

• Households with annual incomes that are less than $40,000

• Preference given to those who already live in the community

• Anticipate CLT selling prices below those of current affordable housing program selling prices

Membership Organization

• The Board is a reflection of the membership

• Voting members must live in the community

• Three-tiered

• Lessees
• General-neighborhood representatives
• Public-outside the neighborhood, corporate/institutional

What is the Highland Park Illinois Community Land Trust (HPICLT)?

• Incorporated in March 2003, HPICLT is a private not-for-profit 501(c)(3) organization, created to own land for the benefit of the Highland Park community. HPICLT provides and preserves permanently affordable housing on this land.

How Did HPICLT Get Started?

• HPICLT is an outgrowth of the process begun in the late 1990s to update the City of Highland Park’s Comprehensive Master Plan.

• The City Council directed the 25 year old Housing Commission to develop an affordable housing plan as an element of the Master Plan.

• Creation of a community land trust was a key recommendation of the affordable housing plan adopted by the Council.

A Precursor to the CLT: The Single Family Home Ownership Pilot Program

How is HPICLT Governed?

• A nine-member Board of Directors governs the HPICLT.

• The Board is comprised of a cross-section of key stakeholders in the community with an interest in affordable housing.

Board Composition

• Three are “public representatives,” including at least one City Council member and at least one member of the Highland Park Housing Commission.

• Three are “lessee representatives,” including individuals who live on land owned by HPICLT or who represent organizations that serve the interests of the target population.

• Three are “general representatives” from the community at large.

How Does HPICLT Acquire Property?

• HPICLT purchases properties available on the market. It also can receive donated properties.

• In many cases, HPICLT is competing with builders for homes they wish to tear down.

• Properties can include a variety of housing, such as single-family homes, duplexes, town homes, condominium units, small multi-unit buildings, as well as undeveloped land.

Who Lives in HPICLT Homes?

• Majority of households served must have incomes that do not exceed 80% AMI (approximately $58,000 for a family of 4).

• Maximum income limits vary, depending on funding source requirements, but do not exceed 115% AMI.

• Priority is given to low and moderate-income individuals and families who live or work in Highland Park.

Home Buyers

• The combined assets of a household may not exceed 150% of AMI for the household size (for a family of 4, assets can not exceed $113,100).

• Home buyers must qualify for a mortgage from a participating lender.

• Home buyers must contribute a minimum of 1% of the net purchase price as earnest money towards the purchase of the home.

Successful First Development

• Temple Avenue Town Homes:

•  6 town homes constructed in 2004.

•  Three-bedrooms, two and one-half baths, 2 car attached garage.

•  $35,000-$75,000 was the range of incomes of those households purchasing town homes.

•  Homes were sold at prices ranging from $110,000 to $190,000.

Comparing & Contrasting Strengths

• HPICLT:

• Executive Director has 15+ years experience in housing
• Dedicated source of funding - Housing Trust Fund
• City government was instrumental in establishing organization
• City staff very supportive
• Pro bono Support

Comparing & Contrasting Challenges

• HPICLT:

• Over-reliance on a single source of income
• Single-staffed
• High land and housing prices
• Loss of political support
• Disparity between effort and amount of product and people served