development of permanent supportive housing...jack d. humburg, m.a., c.r.c. executive vice president...
TRANSCRIPT
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Development of Permanent Supportive Housing
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Jack D. Humburg, M.A., C.R.C. Executive Vice President of
Housing, Development, and ADA Services
Florida Affiliate of the SE ADA Center for the past 25 years
Fair Housing Education and Outreach
Board member of the Florida Housing Coalition, Florida Supportive Housing Coalition, Disability Achievement Center, Florida Community Loan Fund, Neighborhood Lending Partners, Affordable Housing Workgroup
Broadwater Place
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Boley Centers, Inc.
Provider of Services and Supports to Individuals with Mental Illness and Others Since 1970 – 46 years
750 Units of Affordable Housing in Pinellas County
Currently Administer 418 Tenant Based Vouchers
Pinellas Affordable Living, Inc. (PAL) is a Community Housing Development Organization
Private non-profit 501(c) 3
Duval Park88 units for Veterans with Disabilities and
their families.
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Boley Centers Housing Continuum
Permanent Supportive Housing Units: 542*
Group Home Beds: 29 VA Beds: 13 Forensic Beds: 16 Safe Haven Beds: 45 Single Family Beds: 9 Sub-Total 654 Duval Park 88 Total 742 Duval Park - Clubhouse
88 Units for Veterans with Disabilities and their families.
Boley Centers/PAL is a partner in this 9% Low Income Housing
Tax Credit development.
*206 set aside for individuals or families who were homeless
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Housing Choice Vouchers and rental subsidies
Traditional Vouchers Mainstream 176
HOPWA 145*
Shelter+Care 72
HOME TBRA 25
Total 418
Residential Subsidy** FACT 33
Supported Living 38
Total 71
Sub Total 489 Grand Total 1,231
*HOPWA budget cuts will lower this amount to 132 effective January 1.
**These subsidy numbers are a snapshot - point in time estimate.
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The Mastry Apartments3636 5th Avenue NorthSt. Petersburg, FL
Owned by Boley Centers, Inc. In-fill Lot Land: $124,900
• $15,612/unit Purchased with a
Bridge Loan• Bessie Boley
Foundation• 5% Interest• December, 2013
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Mastry Apartments
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Mastry Apartments
Development Team Architect Civil Engineer General
Contractor Attorney
First Housing Underwriting Draws Inspections, etc.
Predevelopment Site Control
• Appraisal ($1,200)• Survey ($1,350)• Geotechnical ($3,215)• Environmental ($1,200)
Zoning• Workforce Density Bonus
6 + 2 = 8 total units Building Permits ($13,420)
Property Taxes ($1,484)
All funded up-front by Boley Centers (~$25,000)
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Mastry Apartments 8 Units;
6 Two Bedroom + 2 Three Bedroom
Florida Housing Finance Corporation RFA $1,239,750*
City of St. Petersburg (HOME) $268,965
“Chronically” Homeless Veteran Families at or Below 50% AMI
*Total
Boley Centers is the Owner3636 5th Avenue North
St. Petersburg, FL 33713
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Roles and Responsibilities
Boley Centers Board Approve Site Acquisition Approve Bridge Loan Commit Equity Approve Cost Overruns
(Dev. Fees)
Bessie Boley Foundation Approve Bridge Loan Approve Loan Extensions
Staff Locate and Negotiate Site
Acquisition Development Team
Coordination Secure Financing Coordinate Underwriting Project Management Coordinate Legal Issues Approve Design Ensure Accessibility Operations Coordination
• Staffing (Church vs State) • Operational Pro Forma
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Draw Schedule
3636 Park Apartments
USES: Total BudgetBudget
Reallocations Revised BudgetClosing Draw;
Draw 1 Draw 2 Draw 3 Draw 4 Draw 5Land Closing Adjustment Draw 6 Draw 7 Draw 8 Draw 9 Draw 10 Draw 11 Total Remaining
Site Work 0.00 0.00 0.00 0.00 Construction 923,738.00 132,200.55 1,055,938.55 94,819.50 60,165.00 114,760.62 152,249.49 201,851.00 209,960.54 7,877.70 25,893.26 29,885.98 158,475.46 1,055,938.55 0.00 Overhead & Profits 64,447.00 (10,800.67) 53,646.33 6,029.84 3,824.99 7,301.25 9,683.18 12,837.56 10,750.73 2,682.31 536.47 53,646.33 0.00 General Conditions/Builders Fees 85,929.00 (16,364.41) 69,564.59 16,206.87 4,286.17 8,181.59 10,850.67 14,385.43 12,046.98 3,005.73 601.15 69,564.59 0.00 Total Contract 1,074,114.00 105,035.47 1,179,149.47 0.00 117,056.21 68,276.16 130,243.46 172,783.34 0.00 229,073.99 232,758.25 13,565.74 27,030.88 29,885.98 158,475.46 1,179,149.47 0.00 Hard Cost Contingency 55,000.00 (55,000.00) 0.00 0.00 0.00 Allowances 11,030.00 (11,030.00) 0.00 0.00 0.00 Total Construction Cost 1,140,144.00 39,005.47 1,179,149.47 0.00 117,056.21 68,276.16 130,243.46 172,783.34 0.00 229,073.99 232,758.25 13,565.74 27,030.88 29,885.98 158,475.46 1,179,149.47 0.00
GENERAL DEVELOPMENT COSTS Total BudgetBudget
Reallocations Revised BudgetClosing Draw
Draw 1 Draw 2 Draw 3 Draw 4 Draw 5Land Closing Adjustment Draw 6 Draw 7 Draw 8 Draw 9 Draw 10 Draw 11 Total Remaining
Accounting Fees 0.00 0.00 0.00 0.00 Appraisal 0.00 0.00 0.00 0.00 Architect's Fee - Design 36,428.00 3,463.08 39,891.08 36,258.45 10.79 3,621.84 39,891.08 0.00 Buidling Permits 20,856.00 (7,435.96) 13,420.04 2,025.96 9,959.06 600.00 835.02 13,420.04 0.00 Builders Risk Ins. 6,000.00 170.63 6,170.63 6,170.63 6,170.63 0.00 Engineering Fee 10,000.00 (435.00) 9,565.00 8,715.00 500.00 350.00 9,565.00 0.00 Construction Management 8,832.00 (3,535.32) 5,296.68 1,699.24 1,236.00 1,678.08 683.36 5,296.68 0.00 FHFC Application Fee 500.00 500.00 500.00 500.00 0.00 FHFC Compliance Monitoring Fee 10,000.00 10,000.00 10,000.00 10,000.00 0.00 FHDC Credit Underwriting Fee 6,000.00 6,000.00 6,000.00 6,000.00 0.00 FHDC Construction Inspection 2,520.00 2,240.00 4,760.00 595.00 595.00 1,785.00 1,190.00 595.00 4,760.00 0.00 FHDC Draw Review/Approval 4,609.00 676.00 5,285.00 2,074.00 422.50 760.50 1,183.00 845.00 5,285.00 0.00 Insurance 5,520.00 (5,520.00) 0.00 0.00 0.00 Impact Fees 11,000.00 3,985.00 14,985.00 14,985.00 14,985.00 0.00 Legal Fees 12,500.00 12,500.00 12,500.00 12,500.00 0.00 Market Study 0.00 0.00 0.00 0.00 Marketing and Advertising 0.00 0.00 0.00 0.00 Plan/Cost Review 1,325.00 1,325.00 1,325.00 1,325.00 0.00 Property Taxes 1,522.95 1,522.95 1,522.95 1,522.95 0.00 Soil Test 0.00 0.00 0.00 0.00 Survey 5,000.00 (3,900.00) 1,100.00 1,100.00 1,100.00 0.00 Title and Recording Insurance 15,535.50 15,535.50 15,535.50 15,535.50 0.00 Utility Connection Fees 0.00 26,069.27 26,069.27 25,915.00 154.27 26,069.27 0.00 Other - Local Gov't Fees 0.00 0.00 0.00 0.00 Other - Water-Sewer Fees 0.00 168.70 168.70 168.70 168.70 0.00 Other - Post CO 0.00 0.00 0.00 0.00 Other - Building Permit 0.00 315.28 315.28 315.28 315.28 0.00 Soft Cost Contingency 10,000.00 (3,185.25) 6,814.75 1,819.42 300.00 3,226.78 623.64 75.00 612.80 157.11 6,814.75 0.00
0.00 0.00 Total General Development Costs $168,148.45 $13,076.43 $181,224.88 $99,376.28 $16,940.48 $0.00 $2,716.74 $5,057.78 $0.00 $0.00 $6,767.34 $30,589.72 $17,162.99 $1,611.44 $1,002.11 $181,224.88 $0.00
Total BudgetBudget
Reallocations Revised BudgetClosing Draw;
Draw 1 Draw 2 Draw 3 Draw 4 Draw 5Land Closing Adjustment Draw 6 Draw 7 Draw 8 Draw 9 Draw 10 Draw 11 Total Remaining
Commitment Fee - Grant 2,000.00 $2,000.00 $2,000.00 $2,000.00 $0.00 Other - Closing Costs/City Loan 0.00 $5,982.78 $5,982.78 $5,982.78 $5,982.78 $0.00 Permanent Loan Origination Fee 0.00 $0.00 $0.00 $0.00 Operating Reserves 52,000.00 $52,000.00 $0.00 $52,000.00 $52,000.00 $0.00 Total Financial Costs $54,000.00 $5,982.78 $59,982.78 $2,000.00 $0.00 $0.00 $0.00 $0.00 $5,982.78 $0.00 $0.00 $0.00 $0.00 $0.00 $52,000.00 $59,982.78 $0.00
Developer Fee/Overhead $125,000.00 ($58,064.68) $66,935.32 $66,935.32 $66,935.32 $0.00 $0.00 $0.00 $0.00 $0.00
Total Other Development Costs $125,000.00 ($58,064.68) $66,935.32 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $66,935.32 $66,935.32 $0.00
Land $124,900.00 $124,900.00 $124,900.00 $124,900.00 $0.00 Existing Building $0.00 $0.00 $0.00 $0.00 Total Acquisition Costs $124,900.00 $0.00 $124,900.00 $124,900.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $124,900.00 $0.00
TOTAL USES 1,612,192.45 0.00 1,612,192.45 226,276.28 133,996.69 68,276.16 132,960.20 177,841.12 5,982.78 229,073.99 239,525.59 44,155.46 44,193.87 31,497.42 278,412.89 1,612,192.45 0.00
CONSTRUCTION SOURCES: Total BudgetBudget
Reallocations Revised BudgetClosing Draw;
Draw 1 Draw 2 Draw 3 Draw 4 Draw 5Land Closing Adjustment Draw 6 Draw 7 Draw 8 Draw 9 Draw 10 Draw 11 Total Remaining
ELI - FHFC 140,000.00 140,000.00 140,000.00 140,000.00 0.00 Grant - FHFC 1,099,750.00 1,099,750.00 49,898.83 133,996.69 68,276.16 132,960.20 177,841.12 229,073.99 197,196.53 18,240.46 29,208.87 1,611.44 61,445.71 1,099,750.00 0.00 Operating Deficit Reserve 52,000.00 52,000.00 0.00 52,000.00 52,000.00 0.00 City of St. Pete - Land Loan 268,965.00 268,965.00 124,900.00 5,982.78 42,329.06 25,915.00 14,985.00 29,885.98 24,967.18 268,965.00 0.00 Equity - Boley 51,477.45 51,477.45 51,477.45 51,477.45 0.00 TOTAL SOURCES 1,612,192.45 0.00 1,612,192.45 226,276.28 133,996.69 68,276.16 132,960.20 177,841.12 5,982.78 229,073.99 239,525.59 44,155.46 44,193.87 31,497.42 278,412.89 1,612,192.45 0.00
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Sources and Uses Summary
Sources Uses FHFC Grant $1,099,750 Hard and Soft
ELI Grant 140,000 Hard
ODR 52,000 Operating Reserves
St. Petersburg 268,965 Land + Hard Costs
Equity 51,477 Soft
Deferred DF 58,064 Cost Overruns
Total $1,612,192
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Operational Pro Forma
IncomeRent/Unit/Month 2 BR ELI $515 3 BR ELI $596 2 BR 50% $646 3 BR 50% $746 Other $ 80 UA 2 BR -$104 UA 3 BR -$134
Total Annual 47,196
Expenses Mgt. Fee $320 Legal & Audit $ 80 Utilities $440 Supplies $120 Payroll $320 Insurance $667 Pest Control $ 80 Maint./Repair $800 R. Reserves $240 Admin $200
Total Annual $39,200 Net Op. Income $7,996
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Operational Issues
Homeless COC Permanent
Supportive Housing Family Support
St. Petersburg Housing Authority Homeless Veterans Project Based
Vouchers Typical Kitchen
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An Accessible Kitchen
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Time Lines
Land Purchased December, 2013
FHFC RFA 2014-101 May 1, 2014 Closed on April 30, 2015
Building Permits April 14, 2015
Cert of Occupancy February 29, 2016
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Expect the Unexpected
Difficulties $25,000 Change Order
for 4” Main and Fire Line Site Elevations
• Civil Engineer vs Surveyor• 2 Month Extension
Change in Project Manager (G. Contractor)
Paving the Alley Originally $125,000 DF
Eventually $66,935
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The Sally Poynter Preserves4100 34th Avenue South
Closed in October, Land Cost of $250,000
Construction has begun on 16 units in two buildings
Funding by the City of St. Petersburg and Pinellas County
$160,000 Home Depot Foundation Grant (8 Units for Veterans)
Occupancy in March ?
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Sally Poynter PreservesPhase One: 8 Veteran Units
October 25, 2017
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Sally Poynter PreservesPhase Two: 8 Chronically Homeless Units
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Sources and Uses Summary
Sources Uses Pinellas County $1,175,000 Hard Phase 2
St. Petersburg 965,790 Hard & Soft Phase 1
Home Depot Fd 160,000 Hard Phase 1
Bessie Boley Fd 140,000 Hard Costs
PAL 88,000 Hard & Soft
Total $2,528,790 What’s missing?
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Pinellas County Land Assembly Fund
Appraised Value of $250,000
99 Year Lease Term, with Option
First Three Years Lease Fee Abated
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Jack Humburg
Executive Vice PresidentHousing, Development,
& ADA ServicesBoley Centers, IncPinellas Affordable Living, Inc.445 31st Street NorthSt. Petersburg, FL 33713(727) 821-4819 x [email protected]