by Andrew Alonzo | aalonzo@claremont-courier.com

A plan to develop affordable senior housing on St. Ambrose Episcopal Church property took a big step toward fruition Tuesday when after a public hearing Claremont City Council voted unanimously to approve up to $16 million in revenue bonds to finance the 59-unit development at 830 W. Bonita Ave.

The bonds will be issued through the California Municipal Finance Authority, a joint powers authority assisting entities with securing taxable and tax-exempt financing. The borrower is the developer, Rancho Cucamonga non-profit National Community Renaissance, a housing development agency commonly referred to as National CORE. Claremont Finance Director Jeremy Starkey said the city will not have any financial obligation with respect to the bonds.

A revenue bond is a municipal bond funded through income generated by projects like toll roads, bridges, and public facilities. Unlike general obligation bonds, which rely on tax revenues, revenue bonds are repaid from the project’s revenues, making them a unique investment option for public infrastructure, according to Investopedia.com.

Tuesday’s public hearing was held pursuant to of the Tax Equity and Fiscal Responsibility Act of 1982.

St. Ambrose Episcopal Church’s 1.2-acre southern parking lot could soon see construction of a 59-unit affordable senior housing development. Courier photo/Andrew Alonzo

“Under the Tax Equity and Financial Responsibility Act (TEFRA Act), the City’s role is holding the public TEFRA hearing which allows public approval and confirming that the project serves a public purpose,” Starkey wrote in an email. “The developer (NCRC Claremont LP or National CORE) seeks financing through the CMFA, a joint powers authority, by issuing tax exempt bonds to fund the project. The bonds are typically purchased by private investors and the developer repays those bonds through the CMFA to the bondholders.”

Tuesday’s hearing was a procedural step in the development process, Starkey said. William Diepenbrock, assistant VP of marketing at National CORE, said the developer, through California Municipal Finance Authority, “applied for and was awarded an allocation of private activity bonds by the California Debt Limit Allocation Committee.” The bonds will be issued in late May or early June.

The project will be between two and/or three stories high with 56 one- and three two-bedroom apartments. These will include 29 for those tenants whose income is 80% or less of the LA County median income, and 29 for low-income seniors who have experienced homelessness or at risk of homelessness. One unit will house an onsite manager.

“The development will include access to social services provided through partnerships between the developer and the Hope through Housing Foundation and Tri City Mental Health Services,” read a staff report. “Onsite amenities will include onsite supportive services and case management, a senior-oriented community room, outdoor recreational spaces, technology hub, active and passive landscape areas, and outdoor seating and barbecues.”

“St. Ambrose will continue to own the land and will work closely with National CORE who will develop, build and manage the housing portion of the site for a minimum of 99 years,” according to a statement at stambroseclaremont.org/community-projects.

The city identified the site as a potential location for affordable housing in its 2021-2028 housing element. Community outreach and work on design and financing started in 2023. In 2024, former St. Ambrose rector Jessie Turnier expressed a desire to transform the church’s southern parking lot into affordable housing.

Coupled with support from National CORE and state legislation — notably Senator Scott Wiener’s Affordable Housing on Faith Lands Act, Senate Bill 4 — Turnier’s vision appears to be close to being realized. The 2024 bill allows religious institutions and some non-profit schools to build affordable housing on their properties “by right,” without having to conform to existing zoning. The bill also allows projects to bypass typical public hearing processes and provides  exemptions from certain environmental impact lawsuits. These carve outs do not however exempt developers from local and state housing codes.

Claremont Community Development Director Brad Johnson said National CORE’s construction plans are under review by the city’s Community Development Department. Next steps include revisions and talks between the city and developer.

“Next is they have to get all their ducks in a row as far as getting all their city approvals, and all their funding agencies being satisfied with the city approvals,” Johnson said. “They told me by June of this year that they have to show proof that they have all the city documents completed, and meet their funding sources.”

National CORE Chief Development Officer Alexa Washburn said construction is anticipated to begin in summer 2026.

The next City Council meeting is set for 6:30 p.m. Tuesday, April 14 at 225 W. Second St., Claremont.