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 rfasano@concernhousing.org www.concernhousing.org