TCDC Board Presentation Veterans Village

8/10/2019 TCDC Board Presentation Veterans Village

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John D Dingell, Jr. Veterans Village

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Taylor Community

Development Corporation


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The Opportunity: Why Now is the Right Time

The Journey Home: How to Open Doors to Vets

Planning for Success: Recommended Approach

Path to Funding: Gearing Up for the Mission

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Table of Contents

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The Opportunity: Why Now Is the Right Time

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40% of Veterans seekingcare from VA HealthcareSystem are homeless for 1

month to 2 years.

Veterans are listed as oneof the six sub-populations

homeless or at-risk inWayne County.

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Veterans feel Lost in the Cracks


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On average 40-90 days for a homeless Veteran

to find an apartment home.

- Apartment search training classes

- Vetting housing options

- Transportation & accessibility to options

- Income qualification- Application fees & security deposits

Finding Housing is a Long Process

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Development Corporation 7


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It Starts with a Place to Call Home

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$1.6 billion invested in 2015 to end Veteran homelessness.

Significant Investments Underway

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600+ Permanent Supportive Housing units, and more to come

The Midwest is Investing

150 Units

75 Units

175 Units

150

Units

52 Units

300 Units

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John D. Dingell Jr,

Veterans Village

Piquette

Square

Silver Star

Phase I

Hope Manor

Phase I

Veterans Manor Lincoln Apartments

Taylor, MI

Detroit, MI

Battle Creek, MI

Chicago, IL

Milwaukee, WI

Indianapolis, IN

The Need 110,566 veterans (Wayne County) 11,414 veterans

(Calhoun County)

224,033 veterans

(Cook County)

54,937 veterans (Milwaukee

County)

59,214 veterans (Marion

County)

Veterans

Served

30% AMI

30% AMI

30% AMI

30-60%

AMI

30-60%

AMI

30-60%

AMI

Size 100 units

(Phase 1)

150 Units 75 Units

(Phase 1)

80 Units

(Phase 1)

52 Units 75 units

Year

Built

2015 2010 2009 2011 2011 2012

Cost $15.17M $22.9M $8.4 Million $14.7 Million $11.3 Million $11.6 Million

Building

Size

75,000 Square Feet

106,000 Square Feet

72,665 Square Feet 48,724 Square Feet

62,259 Square Feet

Support

Services

Wayne Metropolitan

Community Action

Agency

Southwest Housing

Solutions

Veteran Residents & VA

Battle Creek

Volunteers of

America

Center for Veterans Issues Volunteers of America

Voucher

Program

HUD-VASH & Project-

Based Vouchers

HUD-VASH Vouchers Project-Based Vouchers HUD-VASH & Project-

Based Vouchers (30

Units)

HUD-VASH (17 units) &

Housing Choice Vouchers (35

Units)

Funding $10.78M LIHTC

$4.40M Loan

$7M HOME Funds

$6.7M MSHDA Tax-

Exempt Bond

$6.5 LIHTC

$1.7 Brownfield Tax

Credits

$4.7 LIHTC

$4.1M HOME Funds

Enhanced-Use Lease VA

$8.5M LIHTC

$1M HOME Funds

$1M VA Capital Grant

$1.5M City of

Chicago

Land $1 Donation

$1.35 ERP Funds

$6.8M LIHTC

$1M Milwaukee City/County

$9.8M LIHTC

$.5M Home Funds

$.3M IAHCDA Grant

City Land Donation

Need Served through LIHTC Funds

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John D Dingell, Jr

Veterans Village

Phase II

John D Dingell, Jr

Veterans Village

Phase II

Silver Star Phase II

Silver Star

Phase III

Hope Manor

Phase II

Hope Manor

Phase III

Taylor, MI

Taylor, MI

Battle Creek, MI

Flint, MI

Chicago, IL

Chicago, IL

The Need

11,414 veterans

(Calhoun County)

Veterans

Served

30-60% AMI 30-60% AMI 30% AMI 30-60% AMI

Size

100 Units

100 Units

101 Units 73 units

Year

Built

2016

2017

2013

2015

2012

2015

Cost $16M $23.4M

Building

Size

110,000 Square Feet

Support

Services

Veteran Residents & VA

Battle Creek

Volunteers of America

Volunteers of America

Voucher

Program

Project-Based Vouchers Project-Based Vouchers

Funding $12M LIHTC

$2.7M HOME Funds

$1.3M

Enhanced-Use Lease VA

$16.6M LIHTC

$1.9M HOME Funds

$3.5M City of Chicago

Success Leads to Future Phases

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Reduced health care and taxpayer service costs: Averagecost of homeless individuals reduced from $43,000 to$17,000 per year with permanent supportive housing.

Improved quality of life: Improvement in mental health,decrease in substance abuse, reduction in jail time,increase in monthly earnings.

Improved market:Areas within 1,000-2,000 feet ofpermanent supportive housing experience upward trendin house prices.

Permanent Supportive HousingSuccessful model shows cost, social and economic benefits

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The Journey Home: How to Open Doors to Vets

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Welcome Home to

Silver Star Apartments, Battle Creek MI

Create a Link from VA Medical Center

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Homeless [Category 1]An individual or family who lacks a fixed, regular, andadequate nighttime residence, meaning:

I. An individual or family with a primary nighttime residence that is a public orprivate place not designed for or ordinarily used as a regular sleeping

accommodation for human beings, including a car, park, abandoned building,bus or train station, airport, or camping ground;

II. An individual or family living in a supervised publicly or privately operatedshelter designated to provide temporary living arrangements (includingcongregate shelters, transitional housing, and hotels and motels paid for bycharitable organizations or by federal, State, or local government programs for

low-income individuals); or

III. An individual who is exiting an institution where he or she resided for 90 days orless and who resided in an emergency shelter or place not meant for humanhabitation immediately before entering that institution.

Veterans receive preference for placement within Veterans Village

Cast a Wide Net for Eligible Residents

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Special NeedsAn adult person/prospective tenant with a physical (includingprofound deafness and legally blind), mental or emotional impairment that is of long-term duration, and, at the same time, the tenant must have a substantial andsustained need for supportive services in order to successfully live independently. Inorder to meet the special needs definition, tenants must require assistance in atleast two life-skill areas, such as:

Ability to independently meet personal care needs;

Economic self-sufficiency (capacity for sustained and successful functioning invocational, learning or employment contexts);

Use of language (ability to effectively understand, be understood and handlecommunication as needed on a daily and ongoing basis);

Instrumental living skills (managing money, getting around in the community,grocery shopping, complying with prescription requirements, meal planning andpreparation, mobility, etc.), or

Self-direction (making decisions/choices about ones day-to-day activities andregarding ones future) or

The person is a recipient of SSI/SSDI.

Veterans receive preference for placement within Veterans Village

Cast a Wide Net for Eligible Residents

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Distinguished Veterans Live Inside

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Celebrate Vets who Served at Entry

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Supportive Partner from Day One

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700 Square Foot Apartments at Silver Star in Battle Creek, MI

A Fully Furnished Apartment Home

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25 HUD-Veterans

Affairs Supportive

Housing (VASH)

Choice Vouchers

75 Project-based

Vouchers

Qualify at 30% AMI , Rent at $712 per month with Rental Assistance

Assist their Stay with Vouchers

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Warm Coats, Work Attire, Home Goods, & Canned Goods Pantry

Start Veterans Off with the Essentials

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Residents Pay $0 Utilities, Owners Beat Utility Allowance Cost

Built-In Efficiency Reduces Burden

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http://www.google.com/url?sa=i&rct=j&q=&esrc=s&frm=1&source=images&cd=&ved=0CAcQjRw&url=http://terralux.com/news-press/press-room/&ei=DOFwVM_7OJemoQSMuIHgDw&bvm=bv.80185997,d.cWc&psig=AFQjCNGCO9GIk_4zRVY9eY707dHKZp2_eQ&ust=1416770184944737


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Shuttle to VA Medical Center, American Legions & Employment Resources

Door-to-Door Transportation Service

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Education, Fitness, Art & Entertainment Amenities within the Community

Access to Community Resources

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Training Opportunities

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http://www.veteransmanor.com/helping-veterans-and-beyond/http://www.veteransmanor.com/helping-veterans-and-beyond/http://www.veteransmanor.com/helping-veterans-and-beyond/


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Build-Your-Own Garden Program

Therapeutic Gardening

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Canning, Beekeeping, & Cooking Classes in Commercial Kitchen

Educational Workshops

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Connect to Veteran Volunteer Organizations & Employment Programs

Revitalize Veterans Sense of Purpose

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Recommended Approach

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Changing Taylor Together

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http://debbiedingellforcongress.com/http://debbiedingellforcongress.com/


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PHASE 12015

Needs-Based Phased Approach

April 1st, 2015 MSHDA 9% LIHTC Round

100 one-bedroom permanent supportive housing units

25 HUD-VASH PSH unitsVeterans who are homeless [Category 1]

Remaining 75 PSH unitshomeless [Category 1] OR special needs with a

preference for veterans

30% AMI with Project-Based & HUD-VASH Rental Assistance

House homeless [Category 1] with preference for Veterans

Supportive services provided by Wayne Metro Community Action Agency

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PHASE 22016


2016 MSHDA 9% LIHTC Round

Mixture of supportive housing and independent living, Mixture of housing types

Evaluate need after successful phase I project

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2017 MSHDA 9% LIHTC Round

Mixture of supportive housing and independent living, Mixture of housing types

Evaluate need after successful phase II project

PHASE 32017

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The Rebirth of Phoenix Park

2015 Redesign of Phoenix Park

In partnership with the Taylor Conservatory, leverage Veterans Village to

provide resources to redesign Phoenix Park. Offer Build-Your-OwnGarden Program supervised by master gardeners with an apprenticeship

program to teach Veterans how to grow and maintain their own plot.

Offer cooking & canning classes, educate the neighborhood nutrition and

importance of fruits & vegetables, donate harvest to Gleaners Food Bank

and Fish and Loaves, display Veteran artwork.

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PHASE 12015

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The Rebirth of Phoenix Park

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http://nwbloom.com/wp-content/uploads/2010/08/Veterans-Memorial-Rendering-Compressed.jpg


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April 1st,2017 MSHDA 9% LIHTC Round:

- Mix of supportive housing and independent living- Mixture of housing sizes

- Meet the needs identified after Phase I completion.

65% of land remains green space

Low-Impact Design

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Development Corridor

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Path to Funding: Gearing Up for the Mission

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Path to April 1stMSHDA Submission

Architecture Budget Total

Preliminary Concept $ 6,000

Site Planning $ 54,000

Total Archicture Cost $ 60,000

Engineering

Topographic Study $ 9,850

Geotechnical Study $ 12,780

Conceptual Planning $ 1,500

Site Plan Approval Drawings $ 45,000

Site Plan Landscape Drawings $ 4,500

Construction Drawings $ 30,000Landscape Construction Drawings $ 3,500

Easement Sketches/Descriptions $ 2,250

Meetings/Construction Engineering $ 6,500

ALTA Study $ 3,500

Total Engineering Cost $ 119,380

Taylor City Fees

Site Plan Review Fees (Multi-Family) $ 4,115

19 Prints of Site Plan

Legal Reviews, Documnetation Prep - Development Agreement Preparation & Review $ 2,500

Special Meeting - Zoning Board of Appeals - Use Variance $ 1,500

Wade-Trim Engineering ReviewTotal City Fee Cost $ 8,115

Legal Fees $ 20,000

Total Legal Fees $ 20,000

MSHDA Costs

Market Study $ 6,000

Submission Fee ($45/unit, max $2,500) $ 2,500

Enviromental Phase I ESA $ 2,400

Environmental NEPA $ 1,800

Total MSHDA Costs $ 12,700

Total Required for April 1st Submission $ 220,195

Submit with MSHDA Requirement Fulfilled Including Site Plan Approval

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Phase 1Sources & Uses

Sources of FundsLoan

$ 4,400,288

LIHTC Equity

$ 10,778,084

HOME Funds

$ -

Total Sources

$ 15,178,372

Uses of Funds

Land $ 500,000

Total Development Costs $ 13,357,600

Construction Loan Cost $ 563,236

Third-Party Fees (Appraisal,

Environmental, Survey, Title, Attorney) $ 46,000

Closing Expenses (Perm) $ 706,536LIHTC Fees (Application & Monitoring) $ 5,000

Total Development Cost $ 15,178,372

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The Mission Begins Now


TCDC Board Presentation Veterans Village

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