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John D Dingell, Jr.

Veterans Village

Taylor Community
Development Corporation

John
Jr Veterans
VillageVillage
JohnDDDingell,
Dingell,
Jr. Veterans
The following is a plan to create a sustainable, mixed-income
community serving the needs of the citizens of Taylor. This
development is a continuation of the Taylor Community Development
Corporation plan to meet the need for high-quality affordable housing
to low-to-moderate income residents in Taylor. This low-impact, highneed approach puts vacant land to good use adding additional value to
the Villages of Taylor while conserving and investing in green space.
The plan leverages investments from private and public sources to
create long-term value for Taylor.
The City of Taylor is invested in Veterans, experiencing most of its
population growth after the Second World War and continuing to see
the return of hometown heroes transitioning to civilian society. To
prepare for the needs of aging and returning Veterans this plan serves
as an important milestone in ensuring the welfare of its citizens.

Taylor Community
Development Corporation

Table of Contents
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
Taylor Community
Development Corporation

The Opportunity: Why Now Is the Right Time

John D Dingell, Jr. Veterans Village

Taylor Community
Development Corporation

Veterans feel Lost in the Cracks


40% of Veterans seeking
care from VA Healthcare
System are homeless for 1
month to 2 years.
Veterans are listed as one
of the six sub-populations
homeless or at-risk in
Wayne County.

Taylor Community
Development Corporation

Affordable Options is Biggest Barrier


Average income of Veterans seeking care from
VA Health Care System is $429 per month.
Monthly Income
$0
$1 99
$100 499
$500 999
$1,000+

Taylor Community
Development Corporation

Veterans
47%
11%
8%
15%
19%

Finding Housing is a Long Process


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
Taylor Community
Development Corporation

It Starts with a Place to Call Home

Taylor Community
Development Corporation

Significant Investments Underway


$1.6 billion invested in 2015 to end Veteran homelessness.

Taylor Community
Development Corporation

The Midwest is Investing


600+ Permanent Supportive Housing units, and more to come

150 Units
175 Units

52 Units

150
Units

Taylor Community
Development Corporation

75 Units

300 Units

10
10

Need Served through LIHTC Funds


John D. Dingell Jr,

The Need

Piquette
Square

Silver Star
Phase I

Hope Manor
Phase I

Veterans Manor

Lincoln Apartments

Veterans Village

Taylor, MI

Detroit, MI

Battle Creek, MI

Chicago, IL

Milwaukee, WI

Indianapolis, IN

11,414 veterans
(Calhoun County)

224,033 veterans
(Cook County)

54,937 veterans (Milwaukee


County)

59,214 veterans (Marion


County)

110,566 veterans (Wayne 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

Voucher
Program

HUD-VASH & ProjectBased Vouchers

HUD-VASH Vouchers

Project-Based Vouchers

HUD-VASH & ProjectBased 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 TaxExempt 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

Taylor Community
Development Corporation

Volunteers of America

$9.8M LIHTC
$.5M Home Funds
$.3M IAHCDA Grant
City Land Donation

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Success Leads to Future Phases


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

11,414 veterans
(Calhoun County)

The Need

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

Cost

$16M

Building
Size

110,000 Square Feet

Support
Services

Veteran Residents & VA


Battle Creek

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

Taylor Community
Development Corporation

2015

$23.4M

Volunteers of America

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Permanent Supportive Housing


Successful model shows cost, social and economic benefits

Reduced health care and taxpayer service costs: Average


cost 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 of
permanent supportive housing experience upward trend
in house prices.
Taylor Community
Development Corporation

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The Journey Home: How to Open Doors to Vets

John D Dingell, Jr. Veterans Village

Taylor Community
Development Corporation

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Create a Link from VA Medical Center

Welcome Home to
Silver Star Apartments, Battle Creek MI
Taylor Community
Development Corporation

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Cast a Wide Net for Eligible Residents


Veterans receive preference for placement within Veterans Village
Homeless [Category 1] An individual or family who lacks a fixed, regular, and
adequate nighttime residence, meaning:
I.

An individual or family with a primary nighttime residence that is a public or


private 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 operated


shelter designated to provide temporary living arrangements (including
congregate shelters, transitional housing, and hotels and motels paid for by
charitable 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 or


less and who resided in an emergency shelter or place not meant for human
habitation immediately before entering that institution.

Taylor Community
Development Corporation

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Cast a Wide Net for Eligible Residents


Veterans receive preference for placement within Veterans Village
Special Needs An adult person/prospective tenant with a physical (including
profound deafness and legally blind), mental or emotional impairment that is of longterm duration, and, at the same time, the tenant must have a substantial and
sustained need for supportive services in order to successfully live independently. In
order to meet the special needs definition, tenants must require assistance in at
least two life-skill areas, such as:

Ability to independently meet personal care needs;

Economic self-sufficiency (capacity for sustained and successful functioning in


vocational, learning or employment contexts);

Use of language (ability to effectively understand, be understood and handle


communication 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 and
preparation, mobility, etc.), or

Self-direction (making decisions/choices about ones day-to-day activities and


regarding ones future) or

The person is a recipient of SSI/SSDI.


Taylor Community
Development Corporation

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Distinguished Veterans Live Inside

Taylor Community
Development Corporation

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Celebrate Vets who Served at Entry

Taylor Community
Development Corporation

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Supportive Partner from Day One

Taylor Community
Development Corporation

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A Fully Furnished Apartment Home


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

Taylor Community
Development Corporation

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Assist their Stay with Vouchers


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

25 HUD-Veterans
Affairs Supportive
Housing (VASH)
Choice Vouchers
75 Project-based
Vouchers
Taylor Community
Development Corporation

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Start Veterans Off with the Essentials


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

Taylor Community
Development Corporation

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Built-In Efficiency Reduces Burden


Residents Pay $0 Utilities, Owners Beat Utility Allowance Cost

Taylor Community
Development Corporation

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Door-to-Door Transportation Service


Shuttle to VA Medical Center, American Legions & Employment Resources

Taylor Community
Development Corporation

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Access to Community Resources


Education, Fitness, Art & Entertainment Amenities within the Community

Taylor Community
Development Corporation

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Training Opportunities

Taylor Community
Development Corporation

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Therapeutic Gardening
Build-Your-Own Garden Program

Taylor Community
Development Corporation

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Educational Workshops
Canning, Beekeeping, & Cooking Classes in Commercial Kitchen

Taylor Community
Development Corporation

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Revitalize Veterans Sense of Purpose


Connect to Veteran Volunteer Organizations & Employment Programs

Taylor Community
Development Corporation

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Recommended Approach

John D Dingell, Jr. Veterans Village

Taylor Community
Development Corporation

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Changing Taylor Together


Taylor Community
Development Corporation

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Integrated within Villages of Taylor


The Commons

The Ponds

Affordable Senior Housing

Affordable Rental
Housing

The Courtyards
Mixed-Income Affordable
and Market Rate Rental

The Parks
Market Rate
Rental Housing

The Springs
Market Rate Rental
Housing

Villages of Taylor

The Terraces
Affordable Housing
for Sale
Taylor Community
Development Corporation

Phoenix Park
Proposed Veterans Housing
Phase 1,2 &3 20.962 acres
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Needs-Based Phased Approach


PHASE 1
2015

April 1st, 2015 MSHDA 9% LIHTC Round


100 one-bedroom permanent supportive housing units
25 HUD-VASH PSH units Veterans who are homeless [Category 1]
Remaining 75 PSH units homeless [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
Taylor Community
Development Corporation

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Needs-Based Phased Approach


PHASE 2
2016

2016 MSHDA 9% LIHTC Round


Mixture of supportive housing and independent living,
Mixture of housing types
Evaluate need after successful phase I project

Taylor Community
Development Corporation

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Needs-Based Phased Approach

PHASE 3
2017

2017 MSHDA 9% LIHTC Round


Mixture of supportive housing and independent living,
Mixture of housing types
Evaluate need after successful phase II project

Taylor Community
Development Corporation

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The Rebirth of Phoenix Park


PHASE 1
2015

2 2015 Redesign of Phoenix Park


In partnership with the Taylor Conservatory, leverage Veterans Village to
provide resources to redesign Phoenix Park. Offer Build-Your-Own
Garden 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.
Taylor Community
Development Corporation

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The Rebirth of Phoenix Park

Taylor Community
Development Corporation

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Low-Impact Design

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

Taylor Community
Development Corporation

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Development Corridor

Taylor Community
Development Corporation

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John D Dingell, Jr. Veterans Village

Taylor Community
Development Corporation

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Path to Funding: Gearing Up for the Mission

John D Dingell, Jr. Veterans Village

Taylor Community
Development Corporation

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Path to April 1st MSHDA Submission


Submit with MSHDA Requirement Fulfilled Including Site Plan Approval
Architecture
Preliminary Concept
Site Planning
Total Archicture Cost

Budget
$
6,000
$
54,000

Total

60,000

119,380

8,115

20,000

$
$

12,700
220,195

Engineering
Topographic Study
Geotechnical Study
Conceptual Planning
Site Plan Approval Drawings
Site Plan Landscape Drawings
Construction Drawings
Landscape Construction Drawings
Easement Sketches/Descriptions
Meetings/Construction Engineering
ALTA Study
Total Engineering Cost
Taylor City Fees
Site Plan Review Fees (Multi-Family)
19 Prints of Site Plan
Legal Reviews, Documnetation Prep - Development Agreement Preparation & Review
Special Meeting - Zoning Board of Appeals - Use Variance
Wade-Trim Engineering Review
Total City Fee Cost
Legal Fees
Total Legal Fees
MSHDA Costs
Market Study
Submission Fee ($45/unit, max $2,500)
Enviromental Phase I ESA
Environmental NEPA
Total MSHDA Costs
Total Required for April 1st Submission

Taylor Community
Development Corporation

$
$
$
$
$
$
$
$
$
$

9,850
12,780
1,500
45,000
4,500
30,000
3,500
2,250
6,500
3,500

4,115

$
$

2,500
1,500

20,000

$
$
$
$

6,000
2,500
2,400
1,800

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Phase 1 Sources & Uses


Sources of Funds
Loan
LIHTC Equity
HOME Funds
Total Sources

$
$
$
$

4,400,288
10,778,084
15,178,372

Land

500,000

Total Development Costs

$ 13,357,600

Construction Loan Cost


Third-Party Fees (Appraisal,
Environmental, Survey, Title, Attorney)

563,236

46,000

Closing Expenses (Perm)

706,536

LIHTC Fees (Application & Monitoring)

5,000

Uses of Funds

Total Development Cost

Taylor Community
Development Corporation

$ 15,178,372

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Proforma Overview
Year 1

Year 2
$/Unit

Revenue
Gross Potential Income (Residential)
Vacancy Loss
Bad Debt Write Off
Leasing Credits (UFC)
Total EGI
Other Income
Move-in Fees
Laundry Income
Late/NFS Income
Pet Income
Collection Revenues
Termination Revenue
Total Other Income
Total Revenue
Operating Expenses
Management Fee
Marketing
Payroll
Administrative
Utilities
Operating & Maintenance
Total Operating Expenses
Fixed Expenses
Real Estate Taxes
Insurance
Total Fixed Expenses
Total Expenses

$8,544
($427)
($85)
($171)
$7,860

$871,488
($43,574)
($8,715)
($17,430)
$801,769

$8,715
($436)
($87)
($174)
$8,018

$888,918
($44,446)
($8,889)
($17,778)
$817,804

$8,889
($444)
($89)
($178)
$8,178

$0
$9,000
$0
$1,000
$0
$0
$10,000

$0
$90
$0
$10
$0
$0
$100

$0
$9,180
$0
$1,020
$1,020
$0
$11,220

$0
$91.80
$0
$10
$10
$0
$112

$0
$9,364
$0
$1,040
$1,030
$0
$11,434

$0
$93.64
$0
$10
$10
$0
$114

$796,048

$7,960

$812,989

$8,130

$829,239

$8,292

($39,802)
($11,941)
($200,000)
($35,000)
($123,600)
$(50,000)

($398)
($119)
($2,000)
($350)
($1,236)
($500)

($40,996)
($12,299)
($206,000)
($36,050)
($127,308)
($51,500)

($410)
($123)
($2,060)
($361)
($1,273)
($515)

($42,226)
($12,668)
($212,180)
($37,132)
($131,127)
($53,045)

($422)
($127)
($2,122)
($371)
($1,311)
($530)

($460,343)

($4,603)

($474,153)

($4,742)

($488,378)

($4,884)

($1,200)
($15,000)
($16,200)
($476,543)

($12)
($150)
($162)
($4,765)

($1,200)
($15,450)
($16,650)
($490,803)

($12)
($155)
($167)
($4,908)

($1,200)
($15,914)
($17,114)
($505,492)

($12)
($159)
($171)
($5,055)

59.86%

Replacement Reserves
Replacement Reserve
Replacement Reserve Reimbursement
Replacement Reserve (Net)
Cash Flow Before Debt Service
Capital Expenditures
Replacement Carpet
Replacement Floors
Replacement Drapes/Blinds/Doors/Windows
Replacement Refrigerator
Replacement Stove/Microwaves
Replacement Dishwasher
Brick and Foundation Repairs
Misc Interior Upgrades Repl-Drywall
Counter Tops/Cabinets
TOTAL Capital Expenditures

$/Unit

$854,400
($42,720)
($8,544)
($17,088)
$786,048.00

Expense Ratio

Net Operating Income

Year 3
$/Unit

60.37%

60.96%

$319,505

$3,195

$322,186

$3,222

$323,747

$3,237

($50,000)
$0
($50,000)
$269,505

($500)
$0
($500)
$2,695

($50,000)
$0
($50,000)
$272,186

($500)
$0
($500)
$2,721.86

($50,000)
$12,550
($37,450)
$273,747

($500)
$126
($375)
$2,737

0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0

$0
$0
$0
$0
$0
$0
$0
$0
$0
$0

0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0

$0
$0
$0
$0
$0
$0
$0
$0
$0
$0

$12,000
$0
$550
$0
$0
$0
$0
$0
$0
($12,550)

$120
$0
$6
$0
$0
$0
$0
$0
$0
($126)

Total Partnership Expenses (Audit)

($10,000)

($100)

($10,000)

($100)

($10,000)

($100)

Annual Debt Service

($228,966)

($2,290)

($228,966)

($2,290)

($228,966)

($2,290)

$305

$33,219

$332

$34,781

1.17

Debt Service Coverage Ration (DSCR)

$30,538

Net Cash Flow

Taylor Community
Development Corporation

1.18

1.19

$348

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Project Timeline
December 2014 Preliminary Meeting with Planning Department
January 2015
Jan. 9th Submit Site Plan
Jan. 20th ARC Meeting Administrative Review
February 2015
Feb. 4th Planning Commission
Feb. 25th Zoning Board of Appeals

March 2015
Submit to MSHDA for April 1st Funding round

Taylor Community
Development Corporation

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Taylor Community
Development Corporation

The Mission Begins Now

Taylor Community
Development Corporation

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