The development concept was to take an empty lot located near the downtown district in Rialto, California and create an attractive affordable multifamily development that would positively contribute to the city's downtown revitalization. The target market was larger families earning 50%, 45% or 30% of the Area Median Income. A market survey was commissioned which scored the site very high ("9" or higher with 10 being the highest) in regards to proximity to services, transportation, and schools. The survey also indicated that the primary market area has more renters and larger households than the county as a whole. This is true despite the city itself having higher incomes, rents and housing values than the primary market area. Major goals included creating an appealing development that meets the housing need of larger families, add to the community's supply of quality affordable housing, and contribute to the city's downtown revitalization strategy.

The property was co-developed by National Community Renaissance and Related Companies of California. Both participated equally in the development process. Related took the lead during the construction phase. To ensure the property's longevity, National CORE will be the managing general partner in perpetuity and is responsible for the educational and social services provided on-site for the residents.

The property is ideal for families because it consists of 48 two-bedroom flats and 52 three-bedroom townhomes. The spacious 100 units range in square footage from 800-sq. ft. for a two-bedroom to 1145 sq. ft. for a larger three-bedroom. The Crossings is adjacent to the city's downtown area. The downtown district is currently being revamped through the joint efforts of the city redevelopment agency and a newly formed Business Improvement District. A MetroLink station (a public transportation train that links this suburb to Los Angeles) is located a mere 200 yards away. Amenities include washer/dryer hookups, spacious laundry facilities, playground areas, barbecue area, large greenbelts, a swimming pool, a community room, and a computer center.

The land purchased for the development originally consisted of three parcels zoned for multifamily. The total six acres were properly zoned for approximately 125-130 units. The fate of this outparcel near the downtown could have been three smaller projects with different owners with different management styles. This type of smaller development makes up the bulk of the city's multifamily housing stock. The effects of deferred maintenance and poor management are widespread and apparent in these smaller developments. In contrast, the Crossings is one large multifamily community with amenities such as two tot-lot areas, laundry facilities, swimming pool, large community room, and a community computer lab. It is well managed by National CORE. On-site services include individual job and educational counseling. The property is a beautiful asset to the city and especially so for large families earning 30%, 45%, and 50% of the Area Median Income.

The greatest challenge during the development process was combating the perceptions of multifamily, especially "affordable" multifamily, housing. As stated earlier, the bulk of the multifamily housing stock in this city consists of small apartment communities lacking amenities and proper management. Thus, the public's perception of multifamily housing is that it lowers property values, is conducive to crime, and results in blight. Initial presentations in public forums produced dismal results in altering these perceptions. Some even accused the developers of lying about the development plans. After presenting a strong case showing this development was a needed asset in the city, many people just shook their heads and repeated their mantra, "No more apartments, period." A group of residents circulated a petition and obtained 300 signatures in protest of the development.

Overcoming these challenges required a consorted community relations effort. Business officers from the development companies spoke personally to business owners in the downtown district. Extensive media relations efforts included taking reporters to tour other affordable multifamily developments in neighboring communities owned and managed by the same developer. The effect of these efforts was that the local newspapers reported fairly on the story. The positive news coverage coupled with the community relations efforts of the developers eventually earned a city council endorsement of the project. The endorsement was imperative for the completion of the application for the Low Income Housing Tax Credits (LIHTC). The Crossings was the only development in the entire county to be awarded tax credits in the second round in 1999.

Since the grand opening of the development, attitudes have changed in the city. The community is amazed at the quality and attractiveness of the development. More than 1600 inquiries were made since the marketing effort began. People that opposed the project have stopped in to tell the manager how pleased they are with the result. When the grand opening was held, both newspapers featured cover stories in the metro section depicting in-depth human-interest stories of new residents who moved from overpriced and run-down apartments. The property is now perceived as an asset to the city.

The property stands as a testament to affordable multifamily housing. It is attractive and well maintained. The spacious floor plans and two- and three-bedroom units accommodate larger families earning 50% or below the AMI. The more than 1600 inquiries and the fact the property was 100% pre-leased within a couple weeks of the grand opening, proves this development meets an urgent need in the community.

National CORE employs an inclusive approach to enhancing the quality of life for the residents that the companies serve. One of the amenities on the property is an on-site computer center. Five computers are equipped with educational software and Internet access. One tutorial program teaches residents to use common Microsoft Office applications. Internet access is helping residents research job and education opportunities and the children can use the computers for homework and other school assignments.

The Crossings will create increased economic opportunities for its residents and surrounding businesses. Lower rents will afford residents more disposable income that may be spent at nearby local businesses. Its proximity to public transportation systems will allow residents to seek better wages yet be able to live and shop within the city. In addition, proximity to the city center will bring many employees closer to their workplace.

This property is one of the most attractive in the city in terms of design and maintenance. The computer center is an amenity that no other property in the area offers. On-site, individual career and educational counseling is truly a unique service to the community. The three-bedroom townhomes offer full-size washer/dryer hookups. Two laundry centers are conveniently located next to playground areas. This allows children to play while the parent does the laundry. The swimming pool area boasts a large barbecue grill. The landscaping is lush and the buildings are surrounded by large greenbelts. The entire community is gated. A 2,650 square foot community room includes a full kitchen, fireplace, and large screen television. The property is located within walking distance of public transportation and the downtown district.

The occupied rents are in line with original projections, with 51% of the units at 50% at Area Median Income (AMI), 45% at 45% of AMI, 3% at 30% of AMI and a manager's unit. The Crossings is an example of a for-profit and nonprofit developer each applying their skills and talents to meet a need in a community. Both parties took an active role in the development process. Individual expertise was applied so the end product would serve as a testament to what can be achieved when the proper resources are utilized to solve a housing need. In a community where opposition to the project was great, this property now serves as voice to those in the community who can benefit from future developments. This development is exemplary in its design, amenities, management, and services.