Permanent HousingDevelopment Team •Concern for Independent Living, Inc. – Developer, Property...
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Permanent Housing Presented by: Ralph Fasano, Executive Director National Alliance to End Homelessness July 22, 2013
Transcript of Permanent HousingDevelopment Team •Concern for Independent Living, Inc. – Developer, Property...
Permanent Housing
Presented by:
Ralph Fasano, Executive Director
National Alliance to End Homelessness
July 22, 2013
Concern
• 290 Employees
• 240+ sites
• Current Capacity – over 850 residents
• Approx 336 Units in Development
• Over $130 million in capital raised in past 5 years
• Licensed by OMH and OASAS
• Annual Budget – approx $23 million
Mission
To provide housing and services for
persons challenged with psychiatric or
other disabilities and those with very
low incomes in a manner that enriches
their lives and the communities we
serve.
Key Values
• Privacy
• Safety
• Dignity
• Choice
• Wellness/Recovery Oriented Attitude
• Work is Important
• A Healing Environment
• A Home
• An Asset to the Community
Supervised Community
Residences
• Typically 8-12
residents per
house
• Staff supervision
24/7
• Transitional
housing
• Funding through
OMH & Medicaid
Shoreham West CR
BEFORE
Former Family Lodge Adult Home
Pollack Gardens
Pollack Gardens
Tax Credit Equity $ 2,824,000
NYS OMH $ 2,100,000
CPC $ 5,800,000
FHLB-NY AHP $ 850,000
Total Financing $11,574,000
Concern Riverhead
Tax Credit Equity $ 4,696,000
NYS OMH $ 9,514,000
FHLB-NY AHP $ 850,000
Total Development $15,060,000
Former South Country Adult Home
Concern East Patchogue
Concern East Patchogue
Tax Credit Equity $ 8,652,408
CPC $ 6,882,691
NYS OMH $ 2,000,000
FHLB-NY AHP $ 1,016,662
Total Development $18,551,761
The MacDougal Street
Apartments
Tax Credit Equity 4% $ 6,325,382
NYS OMH/ HFA Bonds $13,465,000
FHLB-NY AHP $ 967,087
OMH PDG $ 249,000
Deferred Dev. Fee $ 758,050
Total Development $21,764,519
The Rochester Avenue
Apartments
Tax Credit Equity $10,041,463
NYS OMH $13,053,904
FHLB-NY AHP $ 900,000
OMH PDG $ 249,000
DHCR/HTF IDDP $ 325,000
Total Development $24,569,367
The Concern Heights Apartments
Development Budget
Tax Credit Equity $11,953,559
CPC $13,000,000
FHLB-NY AHP $ 1,000,000
OMH PDG $ 249,000
OTDA HHAP $ 4,572,614
NYSERDA $ 30,000
Total Development $30,805,173
The Concern Heights Apartments
Operating Budget
Residential Income (Rents) 443,118
NYS OMH Subsidy & Debt Serv. 1,641,607
Total Revenue $2,084,725
Property 637,575
Services 429,885
Debt 986,026
Total Expenses $2,053,845
CONCERN AMITYVILLE
Concern Amityville Veterans
Housing
• 60 Units of new construction – 48-1 BR
and 12- 2 BR
• Former military base and recruitment
center - 600 Albany Avenue
• Homeless Veterans
• Modular Construction
• Community Center
Concern Amityville
Tax Credit Equity $13,132,665
NYS HHAP $ 4,481,621
FHLB-NY AHP $ 1,000,000
OMH Capital $ 1,500,000
Suffolk County Capital $ 1,500,000
Total Development $21,614,286
Development Team
• Concern for Independent Living, Inc. –Developer, Property Manager, Services Provider
• Betts Housing Partners – Chris Betts • Nixon Peabody – Tax Credit Attorney • DeLaCour & Ferrara – Project Architect • Mega Contracting – General Contractor
• Capsys Corp. – Modular Contractor
COMMUNITY RESOURCE CENTER
Community Resource Center
• Collaborative approach to addressing veteran and other homelessness on Long Island.
• Owned and operated by a subsidiary of the Long Island Coalition for the Homeless.
• Will bring together veterans organizations, mental health and substance abuse providers, The Veterans Administration, legal services, outreach and case management all under one roof.
Community Resource Center
Metlife Foundation $ 40,000
LISC/ Citi $ 30,000
Home Depot Foundation $200,000
United Way of Long Island $ 3,000
Bank of America $100,000
Centrino Foundation $25,000
Total Funds Raised to Date $398,000
Concern Ronkonkoma Veterans
Housing
• 59 Units of new construction – 40 1-
bedroom, 16 2-bedroom, 3 3-bedroom.
• Thirty units for homeless veterans with
psychiatric disabilities
• Thirty units for low income veterans and
their families
• On-site services and supports.
Concern Ronkonkoma
Tax Credit Equity $11,968,804
NYS HHAP $ 1,725,000
FHLB-NY AHP $ 1,150,000
OMH Capital $ 7,604,460
Suffolk County Capital $ 750,000
Sponsor Funds/Deferred Dev Fee $ 347,810
Total Development $23,546,074
Development Team
• Concern for Independent Living, Inc. –Developer, Property Manager, Services Provider
• Betts Housing Partners – Chris Betts • Nixon Peabody – Tax Credit Attorney • DeLaCour & Ferrara – Project Architect
• Contractor-to be determined
HUD-VASH Case Management
• Rapid re-housing and stabilization services
• Long Island veterans with HUD-VASH Vouchers.
• Utilizes a Housing First approach.
• Assist in expedited placement into permanent housing and provide ongoing supportive services.
• Work with the VA and CDC of Long Island
HUD-VASH Case Management
Empire National Bank - Loan $232,500
Home Depot Foundation – Grant $100,000
Total Development $332,500
Norwood Terrace
• 115 Units of new construction
• Webster Avenue (off of Gun Hill Rd.)
• 58 Supportive Housing units for homeless persons with MI. (High Medicaid Users)
• 57 units of affordable housing
• Rooftop garden, fitness room, computer/library room, lounge
• Joint Venture with B&B Supportive Housing
Norwood Terrace
Sources HCR MRT $ 7,250,000
HFA First & Second Mortgage 3,732,340
OTDA HHAP $ 5,684,000
Tax Credit Equity $13,516,747
NYC HPD $ 1,500,000
FHLB-NY AHP $ 1,000,000
NYSERDA $ 138,000
OMH PDG $ 487,603
Brownfield Program $ 1,453,368
Total Development $34,761,058
Norwood Terrace Uses
Acquisition 3,008,910 Soft Costs 5,657,996 Hard Costs 21,525,284 Developers fee 4,568,918 Total Uses $34,761,058
Norwood Terrace
Operating Budget
Residential Income (Rents) $ 886,965
NYS OMH Subsidy $ 928,493
Total Revenue $1,815,458
Property $ 843,413
Services $ 688,315
Debt $ 193,492
Total Expenses $1,725,220
Development Team
• Concern for Independent Living, Inc. – Co-Developer/Non-Profit Partner, Property Manager, Services Provider
• B&B Supportive LLC – Co-Developer/For-Profit Partner • Betts Housing Partners – Chris Betts • Hirschen, Singer & Epstein – Tax Credit Attorney • MHG Architects – Project Architect • HLS Builders – General Contractor
Why Joint Venture?
• Capacity Issues
– Predevelopment costs
– Community relations
– Experience with mixed use projects
– Knowledge and exp. with Funding Sources
• Access to Sites
What Does Joint Venture Partner
bring to the Deal?
• The Site
• Reputation and Track Record
• Financial Resources
• Influential Contacts
What do We Bring to the Deal?
• Access to funds not available to the for-
profit entity
• Reputation, Image and Track Record
• Mission Based Attitude
• Supportive Housing Experience
Key Elements of Joint Venture
Agreement
• 50/50 partnership or something else?
• Who controls each stage of the project?
• How do differences get resolved?
• How long does the agreement stay in
effect?
SUGGESTIONS Re: Joint
Ventures
• Appreciate the importance of the decision
• Use legal counsel to negotiate agreement
• Spend time getting to know JV partner
before and after agreement
• Communicate
Norwood Terrace
IMPORTANT STEPS • PROGRAM
CONCEPT
• FINDING SITES
• SITE CONTROL
• MATCHING FUNDS
• LOCAL COMMUNITY AND GOVERNMENT SUPPORT
• EVIDENCE OF NEED
MORE IMPORTANT STEPS • EVIDENCE OF CAPACITY OF
ORGANIZATION
• ALLOCATING STAFF - ORGANIZING A
DEVELOPMENT TEAM
PROGRAM DESCRIPTION
•TYPE AND SCALE OF HOUSING
•CASE MANAGEMENT
•CLINICAL, VOCATIONAL SERVICES
•RESIDENT EMPOWERMENT
•CRISIS RESPONSE
•OTHER LINKAGES
GETTING SITES
•FIND A (SEVERAL) COMPETENT, HONEST REAL ESTATE BROKER(S)
•SPREAD THE WORD - FAMILY, FRIENDS, STAFF, BOARD MEMBERS, COLLEAGUES
•MEET WITH HOME OWNERS, LOOK FOR ONES WITH COMPLEMENTARY NEEDS
•BE PREPARED TO PAY FOR OPTION AGREEMENTS
•CHANGE YOUR NAME AND PHONE NUMBER ONCE AGREEMENTS ARE SIGNED
SITES TO AVOID
•SITES WITH ENVIRONMENTAL PROBLEMS
•SITES LIKELY TO RAISE COMMUNITY
OPPOSITION
•SITES WHICH CANNOT BE RENOVATED
WITH THE AMOUNT OF FUNDING
AVAILABLE
•SITES WITH UNUSUAL FEATURES
ASSEMBLING A DEVELOPMENT TEAM
•AGENCY STAFF
•ARCHITECT
•ATTORNEY
•CONSULTANT
•CONTRACTOR
•APPRAISER
DOCUMENTING SUPPORT
•GOVERNMENT SUPPORT
•AGENCIES
•FAMILY MEMBERS, CONSUMERS
•FUNDING SOURCES
DOCUMENTING NEED • SITE STATISTICS FROM:
•HUD
•LOCAL DSS
•LOCAL DMH
•OMH
•COUNTY CONSOLIDATED PLAN
•ADVOCACY ORGANIZATIONS, SACS, COMMITTEES
•NEWSPAPERS, PROFESSIONAL JOURNALS, BOOKS
•BASED ON REFERRALS TO YOUR ORGANIZATION
•SITE THE SUPPORT LETTERS YOU RECEIVED
Contact Information
Ralph Fasano Concern for Independent Living 631-758-0474 ext. 2201 [email protected] www.concernhousing.org
